ACROSS GRANDVIEW PARKWAY

Strengthening Connections Between Downtown and the Bay A Character Study and Design Guidelines for the City of Traverse City, Michigan

A project submitted in partial fulfillment of the requirements for the degrees of Mas- ter of Science and Master of Landscape Architecture at the University of Michigan’s School of Natural Resources and Environ- ment, and for the degree of Master of Urban Planning from the Taubman College of Architecture and Urban Planning April 2006

Faculty Advisor: Dr. Larissa Larsen Known as the Cherry Capital of the World, Traverse City is an economic and tourism hot-spot in the northwestern lower peninsula of Michigan. Located at the base of West Grand Traverse Bay, Traverse City’s mild climate and sandy beaches have made it a vibrant and popular place to live, work and play for generations. During the spring of 2005, the decom- missioning and deconstruction of the City’s power station returned a significant portion of the Bay Front to open space. This newly acquired open space garnered significant attention from residents and city officials. While the area is a great location for a park or other pedestrian-oriented abstract space, Grandview Parkway, the main east-west connector through the city, creates a physical and psychological barrier to accessibility between the downtown and the waterfront. This Character Study was developed to assist the city in an attempt to create safe and enjoyable pedestrian connections that will draw visitors back and forth between the downtown and the bay front. Public participation, site visits, historical research, and land-use evaluations were used to better understand the tangible and intangible qualities of Traverse City that combine to produce its unique personality. Informa- tion gathered during the character study process was then used to identify specific areas within the downtown core to concentrate on as key downtown-to-waterfront transition areas. This research and analysis culminated in a list of recommendations and suggestions, included at the conclu- sion of the Study, for enhancing and maintaining Traverse City’s character for future residents and visitors.

 table of contents 6 Acknowledgements 7 Character Study Rationale 8 Introduction 10 History 10 Historical Synopsis 13 Natural History 16 Cultural History

34 Layers of Traverse City: Past and Present 35 The Evolving Boardman River 37 The Face of Traverse City Today: Demographics 40 Evolution of the Central Business District 44 Historic Buildings 54 A Planning History of Traverse City 57 Zoning Boundaries: Past and Present. 60 Parking 61 Traffic ovingM out of Downtown

62 Character Evaluation 62 Gaining Insight through Photography 66 Character of Traverse City 66 Mapping the Study Area 74 Character of the Central Business District and Waterfront 76 Conclusions

77 Recommendations for Maintaining and Enhancing Traverse City’s Character

78 Design Guidelines

112 Endnotes

116 Appendices 116 A. Comprehensive Plan Comparisons 117 B. Zoning Districts 120 C. Stormwater Best Management Practices acknowledgements

We gratefully acknowledge all those who as- We are very grateful to the Grand Traverse Pioneer We are grateful to many different organizations sisted us in producing this Character Study. and Historical Society and the Grand Traverse for permitting us to use their illustrative resources. Heritage Center staff and volunteers for their time, Thanks go to the Grand Traverse Pioneer and First and foremost, we thank our advisor, Dr. Larissa knowledge, expertise and resources: Steve Harold, Historical Society and the Land Information Access Larsen. Her expertise, enthusiasm, insight, and Joy and Bob Wilson, Bob Wilhelm, Dave Penning- Association (LIAA) for the use of their historic humor have guided us throughout our work. Sec- ton, and Ann Hoopfer. photographs and drawings, as well as some of the ondly, we are especially grateful to David Lossing, contemporary photographs. our adopted advisor, for all of his support and hard We would like to express our appreciation of the work on our behalf and without whom we never folowing individuals, who have generously taken the We would like to thank the Watershed Center Grand would have become involved in this project. time to share their insights and expertise with us: Traverse Bay and LIAA for the use of their “Grand Mark Breederland, of Sea Grant Michigan Exten- Traverse Bay Watershed” Map. Next, and just as importantly, we would like to thank sion; John Nelson, the Grand Traverse Baykeeper; all of the people who participated in the “Your Bay, Cindy Rutherford and Steve Largent, of the Grand Thanks go to Cindy Rutherford of the Grand Your Say” Camera Study, as well as the numerous Traverse Conservation District; Richard Brauer, Traverse Conservation District, for the use of her community members who provided input during the of the Maritime Heritage Alliance; Rise Rasch, of photographs of native plants. process of the “Your Bay, Your Say” initiative. the Michigan Department of Transportation; Rich Smith and Gregg Pierce, of Traverse City Light & We are grateful to G.H. Bruce LLC for generously Many people from both the Traverse City Downtown Power; Ken Richmond of Richmond Inc. Architects; providing us with images of tensile fabric structures Development Authority and the City of Traverse Zachary Branigan of Carlisle/Wortman Associates, conceptualized by their company. City Planning Department have been tireless in Inc.; and Harry Sheehan, of the Washtenaw County their efforts to help us understand Traverse City: Drain Commissioner’s Office. Thanks also go to the Traverse City Covention by responding to countless requests for informa- and Visitor’s Bureau for giving us the use of their tion, providing us with the best possible data, and Thanks go to Jayne Mohr, of Traverse City Area “detailed Maps of Traverse City and the Grand giving us the use of their facilities. Bryan Crough, Public Schools, for distributing a portion of the Traverse Region.” Russ Soyring, Dave Weston, Rob Bacigalupi, Kelli disposable cameras to kids for us. Schroeder, Jerremy Dunlap, and Timothy Lodge, in Finally, we would like to thank our generous sup- particular, have been incredibly helpful and informa- We would like to express our appreciation to our porters in this project: the Grand Traverse Band of tive. Thanks also go to Becky Crawford, Todd collaborators and colleagues at the University of Ottawa and Chippewa Indians for financing both Jarrold, and Colleen Paveglio. Michigan: Dr. Larry Molnar of the EDA University the research and subsequent publication of the Center for Economic Diversification, Kim Reid, and Character Study and Design Guidelines documents. We are grateful to Joni McGuffin, Deb Knudsen and his research assistants, as well as Shaw Lacy and Thanks also go again to the Traverse City Conven- the rest of the staff at the Traverse City Convention Jennifer Austin of the School of Natural Resources tion and Visitor’s Bureau for providing support in the and Visitor’s Bureau who have provided us with and Environment. form of accommodations during our many visits to assistance, advice, and the use of their facilities. the city. We would also like to thank the Downtown Thanks also to our collaborators at Michigan State Development Authority who generously supported Many thanks go to the Holiday Inn, the Days Inn, University: Professors Warren Rauhe and Patricia the survey work done by our colleague, Dr. Larry the Park Place Hotel, Sugar Beach, the Bayshore Crawford, and all of their landscape architecture Molnar. Resort, and the Best Western Hotel, for generously students. providing us with comfortable accommodations. character study rationale The purpose of this Character Study is to The purpose of this urban character study is to Traverse City’s cohesive character can be found “It is significant that the cities doing best by their understand the essence of Traverse City’s understand the tangible and intangible qualities of in its downtown. Small shops and businesses that downtowns are the ones doing best at historic downtown character through a thoughtful downtown Traverse City that combine to create have withstood the retail shift towards big-box preservation and reuse. Fine old buildings are review of the following: the city’s his- its unique personality. Kevin Lynch, the eminent stores and the suburbanization of commerce are worthwhile in their own right, but there is a greater tory, past and present planning initiatives, urban design scholar, in his landmark 1960 text prolific. Its success is in part due to its location benefit involved. They provide discipline. Architects residents’ sentiments, and the consideration “The Image of the City”, noted the importance of and pedestrian scale, sandwiched between the and planners like a blank slate. They usually do of sustainable development practices. In the physical landscape in providing the settings for bay and the Boardman River. William Whyte, in their best work, however, when they don’t have a meaningful everyday life. He stated that “A vivid his book “The Social Life of Small Urban Spaces,” one. When they have to work with impossible lot addition, the Traverse City Character Study and integrated physical setting, capable of pro- noted the importance of density and urbanity in lines and bits and pieces of space, beloved old serves as one of several sources which will ducing a sharp image, plays a social role as well. smaller cities: eyesores, irrational street layouts, and other such inform a set of forthcoming design guide- It can furnish the raw material for the symbols and constraints, they frequently produce the best of lines for creating new connections between collective memories of group communications.”1 “...some are blessed with a tight, well defined their new designs – and the most neighborly”4 the city’s Central Business District and Thus, the very nature of the built environment can center, with some fine old buildings to anchor it. the waterfront. Both of these documents contribute to or detract from the social life of the But many others have loosened up; they have A city’s character is influenced by many things: are part of the larger “Your Bay, Your Say” city. The citizens of Traverse City have long appre- torn down old buildings and not replaced them, the natural landscape, the uses contained within initiative. This initiative brings the knowledge ciated their scenic waterfront location and sought leaving much of the space open. Parking lots and it, and the architecture of the area. However, it and ideas of Traverse City residents to- to shape their built environment in a harmonious garages become the dominant land use, often ac- is only when people interact and interpret these gether with the expertise of Michigan State and enlivening manner. counting for more than 50 percent of downtown. factors that the character of a city becomes truly University and the University of Michigan ...they are so interspersed with parking lots that recognizable. Kevin Lynch captured this complex 3 to develop a contemporary vision for the Traverse City has a well-established downtown they don’t connect very well...” truth when he wrote that “nothing is experienced core that is economically vibrant and therefore by itself, but always in relation to its surroundings, West Grand Traverse Bay waterfront and evolving. Centrally located industrial and residential While the variety of uses in the downtown and the sequences of events leading up to it, the enhanced connections between the bay and neighborhoods can contribute to the aesthetic the physical waterfront setting of Traverse City memory of past experiences.”5 Preserving a city’s the downtown. This initiative consists not qualities of the downtown core. Jane Jacobs, in have contributed to its unique character, it is the character requires thoughtfully distilling its essence only of the authors of this study but also her seminal 1961 book “The Death and Life of architecture of the area that has done the most and suggesting how change should be managed of undergraduate Landscape Architecture Great American Cities” decisively concluded that to define Traverse City as a distinct Northern to promote the unique possibilities inherent to the students from Michigan State University “...lively, diverse, intense cities contain the seeds Michigan city. Many old buildings, such as the city and its inhabitants. who participated in a design charrette with of their own regeneration, with energy enough historic City Opera House, the Park Place Hotel, Traverse City residents in September of to carry over for problems and needs outside and the Hannah-Lay Mercantile Building, have 2 2005 to generate design ideas and identify themselves.” This regeneration is successfully been retained and preserved. These buildings preferences. This character study was com- represented in Traverse City, as it has matured serve as links to Traverse City’s past and form pleted to partially-fulfill the requirements for from a small mill-town in the mid 19th century the foundation of the city’s architectural character. Master of Landscape Architecture, Master of to the successful community that it is today, con- William Whyte described the function of historical stantly evolving and revolving around its central buildings in well-working downtowns by saying Science, and Master of Urban Planning de- downtown area and waterfront. grees from the University of Michigan in the spring of 2006. This project was completed over a sixteen month period from January 2005 to May 2006. The Traverse City Down- town Development Authority served as the project client. Fig. 1: 2003 Birds-eye-view of downtown Traverse City, looking northwest. Photo credit: Traverse City Record-Eagle

Fig. 2: Study Area in the Regional Context6 INTRODUCTION

is located in the Northwest part Traverse City of the Michigan’s Lower Penin- sula, just south of the Leelanau Peninsula. In 2000, the city was home to 14,500 people, and encompassed just over 8 square miles. Incorporated in 1895, the city has a long and varied history predating this time.

This character study was undertaken at the behest of the city in an effort to: take stock of residents’ current attitudes and preferences on the city’s current form, determine the direction introduction of the city relative to future development, and strengthen connections between the waterfront and downtown.

8 Fig. 3: The yellow line indicates the extent of the area within which the character study was undertaken. This area is generally bordered on the west by Oak Street, the south by Eighth Street, and the east by Boardman and Railroad Avenues

Traverse City is the GRAND TRAVERSE COUNTY economic center 1970 population of 39,175 of the region. 2000 population of 77,654

Growth in the county averaged 15% a decade for the past For the purpose of this character study, we Located at the intersection of wine country, The National Cherry Festival, held each summer 100 years. will be focusing on the area surrounding the Sleeping Bear Dunes, the Lake Michigan on the bay front in downtown Traverse City, downtown core, shown in Figure 3. This area coast, and the numerous downhill skiing areas draws many tourists, both nationally and locally. 40% growth rate from 1970 – 1980 is defined on the western edge by Oak Street, of Northern Michigan, Traverse City is one of In addition to this week-long event, Traverse City from the bay south to Fifth Street, continuing Michigan’s premier vacation spots. As such, has worked hard to create year-round events, along Fifth Street to Wadsworth Avenue, south Grand Traverse County’s population has grown to draw both area residents and visitors to what on Wadsworth to Sixth Street, east on Sixth to quickly: the 1970 population of 39,175 doubled is one of Northwest Michigan’s most vibrant TRAVERSE CITY Locust Avenue, and south on Locust to Eighth to 77,654 by 2000. Growth in the county has downtowns. Street. The southern edge of the district is de- averaged 15% a decade for the past 100 years, 1990 fined by Eighth Street from Locust to Boardman but a 40% growth rate from 1970 – 1980 left Traverse City is the economic center of the re- population of 15,155 Avenue. The eastern edge of the area is defined the county with a population far exceeding the gion. Residents and visitors alike recognize that by Boardman between Eighth and State Street, city’s capabilities to provide services. In direct what distinguishes the city from other Northern continuing east on State to Railroad Avenue, contrast to the county’s growth, the city saw Michigan towns is its vibrant downtown, diverse 2000 northwest on Railroad Avenue to Front Street, a 4.3% population decrease over the past recreational offerings, the natural beauty of the population of 14,532 east on Front Street to Grandview Parkway, decade. The population declined from 15,155 in surrounding area, and its small town atmo- then following Grandview Parkway west for a 1990 to 14,532 permanent residents in 2000. sphere. It is in the hope of aiding Traverse City 4.3% population decrease short length to just east of the mouth of the As a result of the population change throughout in retaining and enhancing these assets that over the past decade. Boardman River. the county, Traverse City’s development in the we undertake this character study and the ac- past few decades has been more suburban in companying design guidelines. character. Much growth has taken place along the bay and south of downtown, past the natural barrier of Boardman Lake, and further out into the county.

ACROSS GRANDVIEW PARKWAY  Fig. 4: Beach on West Grand Traverse Bay

Fig 5: Musselman Grocer Company (on the Bay) built 1902 HISTORY

Historical Synopsis ike Michigan’s oldest towns and cities, Traverse City has a rich Lnatural and cultural history. The Grand Traverse area’s unique landforms, water bodies, and climactic conditions were funda- mental in shaping the indigenous and immigrant societies which depended upon the area’s resource base. The area’s extensive coastline, sandy beaches, rolling hills, verdant forests, surging riv- ers, and inland lakes continue to be prized assets for Grand Tra- verse residents and visitors. history There can be no precise date that marks the beginning of Traverse City’s story; however, the formation of the land and bays that lend the Grand Traverse area its shape is a useful starting point.

10 Fig 6: Early map of Michigan

In 1913,

a half million dollar

cherry crop resulted

in Traverse City’s designation

as the cherry center

of the nation. The region’s topography is largely a result of In addition to fruit production, the Grand services,and residences nestled in the crook the movement and melting of glaciers as Traverse area’s water bodies and forests of the river. By the late 19th century, increas- they receded around 6100 B.C. The area’s played a seminal role in the region’s modern ing numbers of tourists began to arrive in Tra- Traverse City proximity to Lake Michigan, along with its development. The mid-1800s witnessed verse City to enjoy the area’s natural beauty. protected bays, has resulted in a moderated a significant influx of European settlers, Beachside resorts and hotels sprang up in climate. Grand Traverse’s natural history has attracted first by pine lumber and later by response to this growing hospitality industry. commemorated its had important implications for the ecology and hardwoods. The history of the lumber industry commerce of the region over the millennia. in Traverse City is the history of its influential The Boardman River and other important founders. The flurry of economic and de- features of Traverse City took their name from new status as the The first known inhabitants of the region, mographic growth that lasted until the early Captain Harry Boardman, one of the city’s the indigenous mound-building peoples, 20th century depended upon the area’s rich first pioneers. In the mid-1800s he purchased are believed to have come to the area after forests and their proximity to a number of 200 acres of land from the US Government “Cherry Capitol of the World” the glaciers receded, and are thought to important water bodies. What is known today between Boardman Lake and West Grand Tra- have depended upon agriculture, including as Traverse City was particularly attractive for verse Bay. Boardman quickly resold his land to corn. Much later, around the 1700s, Native commerce and residence due to its location Perry Hannah, Tracy Lay, and James Morgan with a festival for Americans (primarily the Odawa and Ojibwa) on the Boardman River. With its mouth at the from Chicago. Hannah, Lay and Company took advantage of the area’s favorable climate foot of West Grand Traverse Bay, the river was the first substantial employer in the city. the first time in 1925. and sandy soils to garden and tend fruit trees. proved fundamental to the lumber industry’s The Company’s success exercised a heavy Cherries, one of the agricultural products growth, permitting workers to float timber and lasting influence on settlement patterns which have taken on cultural importance in the downriver. The use of the land, river, and bay in Traverse City, as well as its urban form. area’s modern his-tory, were first cultivated for logging operations led to the beginnings of The village was formally laid out by lumber by Reverend Peter Dougherty in 1852 at his a village; with mills and worker housing along baron Tracy Lay, with Hannah, Lay, & Company mission in Omena. the bay front, and institutional buildings, retail, donating land for the first courthouse, jail, and a number of other important institutions.

ACROSS GRANDVIEW PARKWAY 11 12 HISTORY between BoardmanRiverandGrandTraverse Bay, 1879 Fig 7:Bird’s-eye-view drawingofMillsandFactories At the same time, business and profes and business time, same the At Streets. 8th and Union around River Boardman the of south residences tecturally-interesting archi but modest, in concentrated immigrants year. same Working-class the opened Hospital) State City Traverse the as known (later Asylum Michigan Northern The opened. plant power and light electric first City’s 1885, Traverse in and added, were waterworks a and station, fire a Schools, forward. time this from ship wor of places built and formed organizations religious of multitude 1863. A in opened Streets, Union and Front of corner the at today standing still Building, Mercantile Company Lay, and Hannah, The tourists. and residents new of movement the and commerce both for boon great a was City. to Traverse This came railroad first the 1870s, early the By activity. construction increased and utilities, public first the of provision the routes, transit of enhancement the services, transportation important of arrival the witnessed century 20th the of beginning the through mid-1800s The -

- - 12,000. The automobile had arrived in in Tra arrived had automobile The 12,000. than more little a was population city’s the 1910, By downtown. today’s of core the ing form erected, were buildings 500 almost 1905, and 1900 Between century. twentieth the of decade first the during construction of amount explosive an with coincided service utility expanded and Improved streetlights. and buildings servicing began Company Power and Light Electric River Boardman new The established. was state the of rest the with service telephone distance long 1900, In charter. a adopted and city a became officially City 1895, Traverse By Hotel. Whiting the with along Buildings, Wurzberg and Munson, Beadle, Masonic, the 1890s: the during downtown the to added were today remain that buildings important Finally, House. Opera City the including tourists, and residents of population growing the serve to born were landmarks Cultural neighborhood. Boardman the now is what form to began people sional - - in the early 1930s to clean up the waste left waste the up clean to 1930s early the in volunteers of hundreds using effort immense an spearheaded Foster Conrad Commissioner Park City 1930. Traverse by built was Streets State and Park at sits that Hotel Place Park landmark 1938. The in opened airport city new a and 1930s, the in bridges new two with replaced were Streets Union and Cass South spanning bridges Dangerous century. 20th mid- to early- the throughout continued form urban and networks, transportation infrastructure, city’s the to improvements decline, the on was industry Although 1925. in time first the for festival a with World” the of Capitol “Cherry the as status new its commemorated City Traverse nation. the of center cherry the as designation City’s verse in Tra resulted crop cherry dollar million half a 1913, In apples. outpaced production cherry 1910s, early the In thriving. was agriculture Regionally, area. the to visitors more bringing popularity, in grow only would and City verse Fig 8:Bird’s-eye-view drawingofdowntownTraverse Cityin1879 - - College. Michigan Northwestern of establishment the was 1950s the of development significant additional one-way. An became Streets State and later, Front years two and 1953 in pleted com was Parkway The congestion. and traffic increasing address to Parkway Grandview of construction the for planning began city the year, same The government. of form manager city the adopted City 1940, Traverse In public. the to opened front bay the to move later would which – Zoo Park Clinch the and Museum Foster Con the aquarium, an decade, this during Also areas. recreational and park of establishment the for front bay the along property acquire to efforts city of number a of beginning the be would park. This public a into front bay the of portion a made also volunteers his and bay. Foster the on industries from over – were constructed and and constructed were - Fig 10: Glacial Geology of Fig 9: Big Manistee River Grand Traverse County

In the 1960s Traverse City reached its peak commitment to the preservation of a number was built on Boardman Lake, and the rede- population of some 18,400 residents. As of historic structures in the downtown also velopment of the old state hospital into a new Natural History discussed in later chapters, this number would grew. (The We-Que-Tong Building was torn mixed-use Grand Traverse Commons began. The unique combination of landforms, water decline to today’s estimated 14,500 owing to down in 1945. The Musselman Grocery The new airport added in the late 1960s, bodies, and air masses that meet in the Grand the closing of the Traverse City State Hospital Company Building and the J.C. Morgan Cider along with the expansion of healthcare and Traverse area create a wealth of natural and the lure of growing suburban areas. There Mill came down in 1969 and 1970. Strong educational services through Munson Medical resources. The extensive coastline, sandy was increasing diversification of the area’s support for the preservation and enhancement Center and Northwestern Michigan College, beaches, rolling hills, verdant forests, surging economic base in the 50s and 60s, though of the “Open Space” continues today. In 2005, respectively, are other important milestones rivers, and inland lakes have been prized for agriculture and tourism continued to play the last major industrial structure on the bay in the city’s recent history. Indeed, it is this centuries by Grand Traverse residents and seminal roles in the economy. The 1960s also front, the Traverse City Light and Power Plant, progressive improvement in public amenities, visitors. saw the formation of the Downtown Traverse was torn down.) social services, and environmental protec- City Association, an organization of merchants tion over the years that has made Traverse Geomorphology and other businesses whose purpose was to In the late 1970s, 1980s, and 1990s, ad- City’s downtown one of the healthiest for local Geologists estimate that 14,500 years ago, market and promote Traverse City. By the late ditional improvements to infrastructure, parks businesses, and one of the most attractive to the last ice sheet of the Wisconsin ice age 1970s, the Downtown Development Author- and recreational opportunities, and important residents and visitors in the State of Michigan. covered most of what is now Michigan. As the ity was formed as the impact of competition services proved to be fundamental in building ice sheet receded from the area that is now from shopping centers and malls was felt by the vibrant place that Traverse City is today. Grand Traverse County, around 8100 years downtown businesses. Finally, during these During these years, the Governmental Center ago7, the sediments deposited by its melt- decades the people of Traverse City increased Building was constructed to house both city ing bulk formed the Manistee moraine (“End their support for conservation and preserva- and county offices. The Bay Area Transporta- Moraine” in Fig 10). The Manistee moraine is tion. Public support continued to grow for the tion Authority (BATA) and the Traverse Area a broad ridge, three to four miles wide, that “Open Space” along West Grand Traverse Bay Recreation and Transportation (TART) Trail partially surrounds Traverse City, extends north as more buildings were removed, while a were both established, a new public library into Leelanau County, and extends east from

ACROSS GRANDVIEW PARKWAY 13 14 HISTORY Fig 11:GrandTraverse BayWatershed Sub-basins Boardman Lake, the area is covered by East East by covered is area the Lake, Boardman of end south the to way the all south, Further Sand. Eastport and Beach Lake level fairly is shore, the of all with along District, Business Central the now is that area the specifically, More soils. droughty steep to level includes which association, soil Rubicon-Grayling the on are it surrounding immediately area the and City Traverse spillings. glacial and plains outwash of area an is moraine Manistee the of north and benches lake the of South forest. swamp or ponds shallow containing swales with interspersed are ridges beach Parallel located. is City Traverse present-day which on Nippising and Algonquin Lakes glacial of tom bot the once were these plains; lake are bays landscape. rolling picturesque their areas these giving moraines, ground these from up rise Bay. Drumlins verse TraGrand East of east land of portion a and Peninsula Mission Old of most form moraines ground Lake. Two large Round meets line County Kalkaska the where point the to Acme 9 Along the shores of the the of shores the Along 8 - - gravel and sand comprising so much of of much so comprising sand and gravel The Creek. Acme and Creek, Yuba Creek, River, Mitchell Elk City), through Traverse flows (which River Boardman are which of important most the tributaries, 20 than more including miles, square 973 about of watershed a drains Bay Traverse Grand feet. 612 of depth maximum a with feet, 193 averages Bay Traverse Grand East while feet, 402 of depth maximum a with depth, in feet 167 averages Bay Traverse Grand two: West in bay the divides Peninsula Mission Old miles. 132 than longer shoreline a with miles, square 360 than greater area surface a covering Michigan, Lake of inlet “young”) (ecologically trophic oligo deep, large, a is Bay Traverse Grand Watershed soils. organic thick other and peat contain drumlins between depressions sandy-loam. gravelly and sand gravelly well-drained of consist sands. loamy Lake-Mancelona 11 Many of the narrow narrow the of Many 12 Fig 13:BowersHarboronWest Bay1905, Fig 12:Fly-fishermenontheBoardmanRiver, 10 The drumlins drumlins The -

frost. These winds bring warmer temperatures temperatures warmer bring winds These frost. last the before budding from plants discourage which spring the in temperatures cooler bring winds westerly area, Traverse Grand the reach they time the By temperature. water the with accordance in colder or warmer grow Lake the over west traveling However,winds variation. temperature abrupt of cause the sometimes is this and overland blow southeast or south the from Winds spring. the into far winter of cold the and autumn, the into far summer of warmth the retains Michigan water, Lake of bodies large most Like climates. maritime quasi- and continental of hybrid a creating climate, area’s the on effect moderating a has bays protected the and Michigan Lake to landforms these of proximity The Climate fish. cold-water for habitats ideal create that flows cold stable, with fed, groundwater 95% therefore are Bay Traverse Grand of ies tributar readily. The soil the through move and infiltrate to water allows soil region’s the Fig 14:Afruitstandattheedgeofanorchard. 13 - many kinds of fruit. of kinds many of growth the for conditions ideal provides region, the throughout found soils well-drained sandy, the with along climate, favorable This freezing. from grapevines and grain winter both protect to sufficient usually is winter the in Snowfall damage. frost of danger the reduces hillsides down drainage Air farmland. and forests productive to leading season, growing the into later thrive also spring, the in early energy their wasting from protected Plants, millennia. the over tourism and try indus agriculture, ecology, for implications important had have conditions climactic These mer. sum the in storms high-intensity sometimes are there although Michigan, Lake cross they as strength lose thunderstorms Most uted. well-distrib be to tends September to April from rainfall that so precipitation, yearly the stabilizes also lake The fruit. bear and mature to time more plants allowing autumn, the in 14, 15 16 - - - Fig. 16: Log running on the Boardman River. Fig. 17: Dam between Cass and Union Streets, Fig 15: Farmland near Traverse City. built 1867 to provide water power for a gristmill Fig. 18 Boardman River, far upstream of Traverse City.

Atop the landforms and soils was the natural Human Influence “Log running,” the practice of floating large toxins, and pathogens. Additional concerns resource that drew a huge influx of settlers in Clear-cut timber harvesting left large swaths quantities of timber downstream during spring include thermal pollution of waterways, habitat the mid-1800s: the forests. Loams and limey of land empty of all but snags and dry, dis- floods, caused erosion of river banks and loss, and invasive species that outcompete their soils supported the growth of sugar maples, carded brush, called “slash.” This accumula- channels, modifying their shapes and flow neighbors or alter the environment so that other beech, elm, and other trees, especially tion of dry woody debris created the perfect regimes.22 Construction of dams, first for species can no longer survive. The protec- hardwoods. Stands of red and white pine, conditions for raging forest fires, especially water power and later for hydroelectric power, tion of large swaths of land, such as the Pere interspersed among the hardwoods, made where pitch-containing pine brush was left changed the flow of water, sediment, nutrients, Marquette State Forest, has helped to preserve the most of poor, infertile soils. Black spruce, behind. Consequently, wildfires frequently energy, and biota, interrupting and altering habitat and limit fragmentation. Contemporary northern white-cedar, and balsam fir domi- blazed through logged areas, living forest, and most of the rivers’ important ecological pro- efforts to establishment greenways throughout nated in swamps. Less abundant trees in- towns.18, 19 cesses, and transforming riverine habitats.23, 24 Northwestern Michigan are also beneficial for cluded black oak, white oak, trembling aspen, the species that inhabit this region. The map bigtooth aspen, balsam poplar, hop-hornbeam, Fire stimulated the growth of aspen stands, Over the last century and a half, industry, ag- below shows the land uses in the region around yellow birch, paper birch, black cherry, white oaks, and pin cherry trees, among others. In riculture and development of land for housing, Traverse City in 1978. Today, the land use in the ash, black ash, basswood, jack pine, hemlock, many cases, attempts to farm clear-cut and commercial, and transportation purposes have Grand Traverse Bay Watershed is still largely tamarack, and juniper.17 burned areas were unsuccessful until the land had significant effects on natural resources. forest (49%), agriculture (20%), and open shrub recovered enough nutrients to support crops. Waste disposal, excessive fertilizer and or grasslands (15%). Water makes up 9% of The infertile soils that bore pine trees thwarted pesticide use, construction activity, removal the land use, and wetlands account for 1%. The would-be farmers especially.20, 21 of forest, and increases in impervious surface remaining 6% is urban area, with Traverse City have contributed to erosion, sedimentation of and Kalkaska being the largest urban centers.25 streams and rivers, and pollution of land and water with excess nutrients,

ACROSS GRANDVIEW PARKWAY 15 Fig 21: Anishnabek warrior

Fig. 19: Anishnabek family Fig 20: Meeting European explorers HISTORY

It is unclear whether the mound builders that misunderstandings and aggression. Eventually, 1500s – 1700s The Anishnabek, French Cultural History inhabited the Grand Traverse area were of the as Europeans settled the eastern coast of North Traders and “Le Grande Traverse” Hopewell culture (beginning around 300 BCE America, diseases devastated some native Other Native Americans also came to the Grand 11,000 – 1500 A.D. Prehistoric Peoples and ending between 600 and 800 CE) or the communities, while others acquired European Traverse area. The majority of these people The first people to leave behind evidence of Mississippian culture (beginning between 600 horses and returned to a nomadic way of life. were members of two tribes indigenous to “Tur- their presence in the Grand Traverse area were and 900 CE, and ending between 1000 and European settlers who noticed the earthworks tle Island” (North America), who migrated west Paleo-Indians. They are believed to have mi- 1400 CE). Both cultures had widespread trade developed an idea that they had been con- through Canada from the eastern coast of the grated into the area from the south as glaciers networks, cities, and well-established forms structed by a “lost race” of mound builders continent during the 1500s, eventually reaching retreated. Spear points from these early inhabit- of government and religion. Both depended on unrelated and superior to the Native Ameri- the Lower Peninsula of Michigan. These people, ants, dating from around 8,000 B.C., have been agriculture: the Hopewell cultures grew squash, can peoples they were displacing. However, along with other tribes, called themselves the found in Grand Traverse County.26 sunflowers, and various grasses, including scholarly research in the late 1870s showed Anishnabek (“good man” or “original man). They maize. The Mississippian cultures focused that there was no physical difference between still share a culture, spiritual beliefs, religious The next inhabitants of the area were a popula- primarily on intensive maize production. The the mound builders and the Native Americans practices, and the Anishinaabemowin language. tion of mound-building indigenous people. Small Hopewell cultures seem to have disappeared encountered by the settlers. The Mississippians The Anishnabek established trade routes from burial mounds were found around Boardman starting around 300 CE, and it is uncertain are now believed to be ancestral to the Native the Atlantic Ocean to the Rocky Mountains and Lake and along Boardman River, including many whether they have a link to the Mississippian Americans living in the same territories in the from northern Canada to the Gulf of Mexico.33, at the site that is now the location of the Grand culture. However, the latter culture transitioned 1500s.29, 30, 31, 32 34, 35 Traverse County Courthouse (Boardman Avenue through stages from sedentism through the and Washington Street). These mounds were formation of complex chiefdoms, to a period of Traveling through Ontario in 1615 and to Sault generally three to five feet tall and approximate- increasing warfare, political strife, and popula- Ste. Marie in 1622, the Anishnabek encoun- ly 18’ in diameter, containing weapons, orna- tion movement. First contact of the Mississip- tered French explorers. Legend recounts that ments, tools, and possessions, as well as bodies pian cultures with Europeans resulted in the names of sub-groups of the Anishnabek of the dead. The site of an ancient manufactory were the result of a miscommunication between of stone arrowheads was found on a bank of the early explorers and these native peoples. Explor- Boardman River.27, 28 16 Fig. 24: Wiigiwaam Fig. 22: “Indian Point,” a popular Anishnabek camping site Fig. 23: Indian Point, at the mouth of the Boardman River Fig. 25: Anishnabek Village

ers attempting to make inquiries in Anish- did not arrive in Grand Traverse Bay until the their city around it, and the Anishnabek returned 1836-1847 Indian Removal Policy naabemowin mistakenly assumed that words 1700s, when the Odawa population shifted to camp and to hold pow-wows there through of the United States Government describing the tasks carried out by different from eastern to western Michigan. They had the 1920s.43 In 1836, the new United States government groups of Anishnabek (“ojibwek” – going to amicable relations with the French for many sent Commissioner Henry Schoolcraft to the build lodges, “odawak” – going to trade, and decades, and it was the French who named Members of a clan typically chose sites near Odawa and Ojibwa in Michigan with a treaty. “bodwe’aadamiinhk” – keeping the fire) were the region “Le Grande Traverse” (“The Great water to build homes singly, in small groups, or The two bands of Anishnabek agreed to act the names of different tribes. These names Crossing”) because of the stretch of open water in larger communities (based on family affili- together, and ceded away two-thirds of the land were pronounced “Chippewa,” “Ottawa,” and at the mouth of the bays that must be crossed, ations) such as the one at Old Mission. While that is now Michigan, but reserved one-third “Pottawattamii” by Europeans. More recently, when traveling along Lake Michigan’s southern their summer dwellings varied in size, shape, of the land for their own use and retained their many of the indigenous people have chosen coastline.39, 40, 41, 42 and material, the largest lodges, called wiigi- hunting, fishing, and gathering rights on the to return to the names “Ojibwa,” “Odawa” and waam, measured 50-60’ in length and could ceded lands. This reservation was intended “Bodowadomi.” These three groups form the For those who resided in northwestern Michi- contain three fires. Villages often included sepa- to remain in effect for only five years; after “Three Fires Confederacy.”36, 37 The Algonquin gan’s Lower Peninsula, the large bays and the rate buildings where the community’s food was this time, the bands would be moved west of also consider themselves to be Anishnabek, but mouth of the Boardman River at the south end stored. The Anishnabek grew pumpkins, corn, the Mississippi. Presbyterian missionary Peter hold themselves politically independent of their of the western bay were particularly important. beans, and potatoes in their gardens. In spring- Dougherty established a mission in 1839 on kinfolk.38 The river is located so that its last course before time, they harvested sap from maple trees for the north end what later became known as Old joining the bay runs nearly parallel to the bay’s sugar. During the winter, they scattered to the Mission Peninsula. He and his followers built The French traders treated the Native Ameri- shoreline. The Anishnabek frequently used the forests to hunt and fish, and some brought back a mission church there in 1842. Some of the cans with respect, offering gifts and unfamiliar point of land at the mouth of the river as a stag- seeds of wild plum and other fruits from their Anishnabek scouted out the land to which their weapons – guns and gunpowder – in exchange ing area where they changed between canoe southern hunting grounds.44, 45 removal was planned, and became distraught for furs. Unlike the British and American settlers travel and overland foot travel through the upon seeing its dry, barren nature. Dougherty who came later, many Frenchmen married forests. For this reason, the land was still known advised these Anishnabek to try to become Native American women. The Anishnabek as “Indian Point,” long after white settlers built citizens, so that they might be able to purchase

ACROSS GRANDVIEW PARKWAY 17 Fig 27: Early Map of Michigan

Fig. 26: Fishing in Canoe Fig. 28: Mission Church built in 1842 at Old Mission HISTORY

available lands from the U.S. government and not be claimed by the Odawa and Ojibwa within the river of debris, enabling workers to fell trees, workers grew, Hannah, Lay and Co. moved and avoid being forced to relocate. From 1841 to the ten year time limit, due to a combination of skid logs out of forests over snow in winter, expanded their small general store. In 1855, 1844, these individuals petitioned the Legis- federal laws, governmental mismanagement, float them downriver during spring floods, haul they constructed a 90-foot two story frame lature to support their bid for U.S. citizenship, illegal transactions, squatters, and the Anishna- logs into the mill, and load processed lumber building north of Bay Street. This store eventual- which it finally did in 1844.46, 47, 48, 49 bek’s unfamiliarity with the workings of the land right onto ships in the bay on the other side of ly gained three additional sections, and included tenure system.50 the mill. They added a second steam sawmill a general banking room and vault. Other retail, 1847- 1863 Logging in 1862. Logging would become less season- services, institutional buildings and residences and the Company Town In 1847, Captain Harry Boardman from Na- ally-dependent as big wheels, invented in 1875, were constructed on the land located in the The United States and State of Michigan perville, Illinois purchased 200 acres of land and later logging railroads on narrow-gauge crook of the river. Saloons were established, and governments pursued a strategy of accultura- between the lake and the bay from the U.S. gov- moveable tracks, allowed logs to be transported boarding houses and hotels were built (e.g. the tion and assimilation of Native Americans. The ernment. This area included the river connecting year-round.52, 53, 54 Bay, Cutler, Sprague, and Gunton Houses, the 1859 Michigan Constitution allowed “males... them. His son, Horace, along with several hired Exchange Hotel) to accommodate unmarried of Indian descent” to vote, as long as they hands, built a single water-powered sawmill on The use of the land, river, and bay for logging workers.55 denounced their affiliation with any tribe. Most Mill Creek (now Kid’s Creek), to mill the Eastern operations led to the beginnings of a village. of the Anishnabek in Michigan managed to white pine.51 Initially, Hannah, Lay, and Company was the only Grand Traverse County was officially organized avoid deportation out west. In 1855, the Odawa employer in town. The mill hands settled along in 1851. The village was laid out by lumber and Ojibwa signed a second treaty, dissolving In 1851, Perry Hannah, Tracy Lay, and James the bay to the west of the new steam sawmill. baron Tracy Lay. In 1852, the establishment of a their tribal organization and thus ending the Morgan, owners of the recently-formed Hannah, Their homes were constructed out of mill slabs, post office required the town’s name to change threat of removal. The treaty reserved tracts of Lay and Company, of Chicago, purchased the and as a result the little community came to from the unofficial “Grand Traverse City” to “Tra- land for allotment to the Indians, including most land, buildings, and mill from Captain Board- be known as “Slab Town.” As the number of verse City.” Traverse City’s first school started in of Leelanau County and some of Antrim County. man. Hannah, Lay and Company immediately 1853, with classes taught by Helen Goodale in a However, a large proportion of this land could built their own steam-powered sawmill between converted stable on the 400 block the Boardman River and the bay. They cleared

18 Fig. 31: A Slabtown home Fig. 34: Hannah, Lay and Company’s lumber schooner, Fig. 29: Hannah, Lay & Company sawmill (between 1860 and 1870) the Oak Leaf, sailing to Chicago after the Great Fire in 1871 built in 1853 (1880 photo) and logs floating Fig. 32: Cutler House boarding down the Boardman River house on the southwest corner Fig. 30: Workers posing with big wheels of Front & Union Streets Fig. 33: Hannah, Lay & Co. General Store on the Bay

of E. Front St. Later, a frame school building 1864-1871 The Road, and farm for 5 years. This was an incredible were introduced.67 The first cherry trees in the constructed at the corner of Park and State Settlers and Agriculture opportunity, especially for newly-arrived im- area were cultivated by Reverend Peter Dough- Streets was used for church services, com- In 1864, after four years of construction, the migrants, farmers without their own land, single erty in 1852 at his mission in Omena.68 Farmers munity gatherings, and classes. The Method- Northport-Newago State Road opened. It was women, and former slaves. Unfortunately, this were delighted to find that the cool nights were ist Episcopal Church and the Congregational the first road to the south, and followed a Native also meant that many settlers disregarded An- favorable “for ripening of high-quality cher- Church were organized in 1858 and 1863, re- American trail. At this time, stagecoach service ishnabek claims, and seized land. At the end of ries and [producing] good color of McIntosh spectively. Hannah, Lay, and Company donated was offered to both the Old Mission Peninsula the Civil War, in 1865, many soldiers were paid apples.”69 The most successful orchards, later, land for the first courthouse and jail which were and to Muskegon. In 1870, Henry D. Campbell in land grants. Those receiving land grants in were those within 5-10 miles of the bay. In built in 1854. However, the wooden courthouse established stagecoach lines that connected the Grand Traverse Area who had little interest 1867, George Parmalee established a fruit farm burned down just 8 years later.56, 57 with the Grand Rapids and Indiana Railroad at in living in Northern Michigan sold their land to on Old Mission Peninsula, specializing in apple Big Rapids. Although the road was not easy to lumber barons or to eager settlers.66 production. In other parts of the area, profes- Until 1864, Traverse City was very isolated. travel in winter, it was highly traveled during sional men experimented with different varieties Those seeking to reach or leave the town had to warmer seasons, as new settlers moved to the In 1865, some of Traverse City’s prominent of fruit, including cherries. By 1868, potatoes travel Lake Michigan by boat, or trek the Native Grand Traverse Area.62, 63, 64, 65 citizens hired a state geologist to examine were being grown as a cash crop for export American trails. This largely limited travel to and report upon the suitability of land and the around Traverse City.70, 71, 72 the warmer seasons, as boats could not safely In the mid-1860s, a number of factors made climate in the area for agriculture, with the traverse the bay in winter. Hannah, Lay and Northern Michigan an appealing destination for hopes of attracting farmers. The report was very Meanwhile, Traverse City itself was growing. Company purchased ships to transport their settlers. Congress passed the Homestead Act in favorable, pronouncing the region’s moderate A building constructed on the corner of Front lumber to Chicago. Connection to Traverse City 1862, allowing any individual 21 years or older climate and sandy soils well-suited for fruit and Park Streets in 1868 by the Honorable D. improved with the construction of a road to the to claim a 160-acre parcel of public land, so production. A species of crabapple, Malus C. Leach included county offices and a room nearby town of Acme in 1857.58, 59, 60, 61 long as they could pay a filing fee of $18, live coronaria, was already present in the area for holding court.73 New industries such as the on the land, build a home, make improvements, before European settlers arrived. However, with Greilick Chair Factory and Greilick Manufactur- European settlement, foreign varieties of apples ing Plant, started by an enterprising former

ACROSS GRANDVIEW PARKWAY 19 Fig. 39: Greilick Chair Factory Fig. 35: Early homesteaders Fig. 37: Leach Building, built in 1870 Fig. 40: Hannah-Lay Gristmill, built 1869 Fig. 36: The orchard of Dr. Kneeland Fig. 38: Union Street Bridge, built 1866 on Boardman River near Union Street Fig. 41: Joseph Greilick’s sawmill & factory, built 1871 at the foot of Union St. on the Bay HISTORY

Hannah, Lay and Company employee, focused 1872-1890 Railroads, lecture circuit; for example it enabled Susan B. Growth of retail and services continued on the use of hardwoods. Two newspapers, New Markets and Growth Anthony to speak about women’s suffrage at the downtown. In 1873, Henry D. Campbell built “The Grand Traverse Herald,” started by Morgan The arrival of the railroad, a reliable multi- Ladies’ Library Association in 1879. As Traverse Campbell House, a hotel on Park and State Bates, and the “Traverse Bay Eagle,” run by season mode of travel, had been long-awaited City became more and more accessible, the Streets, to serve visitors. Hannah, Lay, and Elvin Sprague, competed within the small com- and precipitated great change in all areas of population grew rapidly, increasing from 3,000 Company bought Campbell House in 1879, and munity. Hannah, Lay and Company built new Traverse City life. The first railroad to come to in 1884 to 4,000 in 1885.75,76,77 added a 3-story Annex across Park Street in structures. These included the bridge at the Traverse Bay was supposed to bypass Traverse 1880. The immense Hannah, Lay, and Company foot of Union Street, and a permanent dam on City and to go to the town of Little Traverse Railroads didn’t provide the only new connection Mercantile Building opened on the corner of the Boardman River between Cass and Union instead. Citizens of both Traverse City and to the outside world. Michigan Bell Telephone Front and Union in 1863. Hailed as the biggest Streets, which was used to power the new Grand Traverse County formed the Traverse ran lines to Traverse City from Charlevoix general store north of Grand Rapids (possibly four-story Hannah-Lay Gristmill. On Washing- City Railroad Company and raised $20,000, and Elk Rapids in 1875, and a telegraph line the largest general store in Michigan), the three ton Street near Cass, the Methodist Episcopal matched by another $20,000 from Hannah, connected the post office to the Grand Rapids story building included six large departments, Church was built on land donated by Perry Han- Lay and Company, to build a branch of railroad and Indiana Railroad depot. Regular telephone a bank vault, and a generator in the basement nah, and dedicated in 1867. The Congregational from Walton to Traverse City. In 1872, the Grand service was established in 1884. Local travel to provide the first electricity in town. Traverse Church at 302 Washington was constructed the Rapids and Indiana Railroad arrived in Traverse by water also improved, with Hannah, Lay, and City was dramatically different from most other same year.74 City. A temporary depot built at this time was Company steamers “Clara Belle” and “City of company towns due to the character of its replaced by separate freight and passenger Grand Rapids” offering service to Northport, founding fathers. Instead of trying to monopo- depots in 1884. The railroad was a great boon New Mission, Suttons Bay, Bowers Harbor, lize business, as would have been typical in for both commerce and personal travel; along Petosky, and Mackinaw.78, 79 company towns, Traverse City’s lumber barons with lumber, potatoes were among the first car- encouraged growth by providing start-up capital goes exported from the region. Easier travel also for enterprising workers who wished to open made Traverse City more accessible to the competing stores and industries. One promi- nent competing dry goods store, operated by

20 Fig. 44: Clara Belle, purchased by Hannah, Lay & Company in 1876 Fig. 46: The Hannah, Lay and Company Mercantile Fig. 42: The Grand Rapids and Indiana Railroad Fig. 45: The Campbell House, built in 1873 on the Building. Fig. 43: Loading potatoes onto railroad cars in 1898 corner of State and Park Streets Fig. 47: The Milliken-Stage Building Fig. 48: Interior of Milliken-Stage

former Hannah, Lay and Co. employees J. W. important part of treatment at the Asylum. fine woodcarving and small details. This neigh- In the early 1880s, the fanciful and romantic Milliken and Frank Hamilton, opened in 1874 The patient population increased from 43 borhood gained three additional amenities in the Queen Anne style of architecture appeared in and moved into a new building on the corner of to more than 400 within one month, and late 1880s: the Wilhelm Brothers Clothing and Traverse City. Characterized by steeply-pitched Front and Cass. They shared this space with the the asylum soon became one of the largest Dry Goods Store, built on the northeast corner roofs, asymmetrical gables, towers, turrets, First National Bank beginning in 1889.80 employers in Traverse City.81, 82 A multitude of Union and 8th Streets in 1885; Novotny’s and copious amounts of gingerbread, part of of religious organizations and structures Saloon, built in 1886 at 423 South Union Street, the appeal of this style was that its surface Traverse City’s institutions were growing at sprang up, including the Baptist Church at and the Cesko Slovansky Podporujici Spolecnost decoration allowed for a great range of this time as well. In 1881, Traverse City was 244 Washington Street and St. Paul’s Church community lodge hall, built in 1887 at 320 individuality, even amongst houses of the incorporated as a village, with Perry Hannah as (later to become Grace Episcopal) on State South Union Street.86, 87 same exact structure.88, 89 president. Central School was built in 1877 at Street. Both were built in 1874. Congrega- the current location of Central Grade School, tion Beth-el at 311 South Park Street, south While members of the working class – includ- The look of the downtown streets was changing and Traverse City High School was built in 1886. of Washington Street, was constructed in ing mill hands, factory workers, clerks and too: in 1878, Washington Street was graded, A Fire Station was constructed on the corner of 1885. The Friends (the Quaker Church) began carpenters – lived in boarding houses or at clayed, and graveled from Boardman Avenue to Union and Seventh Streets. Traverse City’s first meeting, and St. Francis Catholic Church was the perimeter of the city, the families of busi- 244 Washington. In 1886, Front Street between water works were built by Judge Campbell in built on Cass and 10th Street in 1887.83, 84, 85 ness and professional people began to form a Cass and Park was improved with a curbing 1881, and his sons joined him to build Traverse neighborhood around Washington Street, east of blue Euclid stone and sewers to carry water City’s first electric light and power plant at the St. Francis became the nucleus of the already- of Boardman Avenue and south of Front Street. away. Front Street bore raised boardwalks on same site in 1885. The new jail and sheriff’s thriving Bohemian community that had grown Eventually, this became the Boardman neigh- either side of the street near its intersection quarters were completed in 1884. The Northern up south of the Boardman River, as new immi- borhood, which soon extended to Railroad and with Union. A year later, street numbers were Michigan Asylum (later known as the Traverse grants arrived to work at the sawmills from the Eighth Streets. The earliest houses in the Board- established with odd numbers on the east and City State Hospital) opened in 1885 under the 1850s through the 1870s. Concentrated around man neighborhood were carpenter’s cottages, north sides of the streets, running consecutively direction of Dr. James Decker Munson. Occupa- Union and 8th Streets, the Bohemians built which gained additions as families grew. up from the corner of Front and Union. Bridges tional therapy and contact with nature were an homes of modest size, exhibiting a great variety were built at West Front Street, Eighth Street, of styles and individuality that was expressed in and Boardman Avenue.90

ACROSS GRANDVIEW PARKWAY 21 Fig. 55: 1890 photograph of Woodlawn, built Fig. 51: St. Francis Church on Cass and 10th Streets in the 1880s at 516 Washington Street built 1887 Fig. 53: 1890s view north along Union Street Fig. 56: The Victorian home of Oval Wood Dish President Fig. 49: Jail & Sheriff’s Quarters built 1884 Fig. 52: Cesko Slovansky Podporujici Spolecnost lodge from 9th Street Henry S. Hull, built on the northeast corner Fig. 50: Northern Michigan Asylum built 1885 hall built 188 Fig. 54: View north along Union from 8th Street of Washington and Wellington Streets in 1894 HISTORY

to build a much larger structure to serve as rink was put in on its former site in the winter The downtown continued to grow and prosper, The United States government continued to home for their mercantile, grocery, dry goods, of 1893. Traverse City’s first golf course was with the addition of the Masonic, Beadle, Mun- push for the assimilation of Native Americans, carriage and leather goods stores which would constructed on land provided by Perry Hannah. son, and Wurzberg Buildings, and the Whiting through the Dawes General Allotment Act of also include a Victorian-style, 1,200-seat opera Traverse City’s high-society organized the exclu- Hotel. The most devastating fire in the history 1887. This act divided up the least desirable house. In its early years, the City Opera House sive social and recreational We-Que-Tong Club, of Traverse City’s downtown occurred in 1896, tribal lands for use by individual Native Ameri- served as a venue for “concerts, traveling plays, and members built a three-story clubhouse at destroying most of the wooden buildings on the cans. This undermined traditional tribal ties and vaudeville shows, high school graduations, the mouth of the Boardman River, between the south side of Front Street between Park and lifestyles of indigenous peoples, while making dinners and balls.” Steinberg’s Grand Opera river and the bay, with an area in the lowest Cass. All of these structures were replaced with the remaining land available for non-Native House, seating 900, was completed just three level for docking pleasure craft.93, 94 brick buildings.96 Americans. Around the same time, schools for years later, farther east on the north side of Native American children were established.91 Front Street. Steinberg’s also provided delightful Residents were not the only ones to benefit In 1895, Traverse City officially became a city, Children were often taken far from their homes live entertainment and culture for its patrons from these new amenities. Traverse City contin- with a city charter and Perry Hannah as Presi- and families, deprived of the use of their native until the rise of motion pictures and concurrent ued to become more accessible with the arrival dent. Services and utilities increased. A new languages, and indoctrinated into the ways of decline of live shows in the late 1910s caused of the Chicago and Western Michigan Railroad fire station was built on Cass Street. Consumer mainstream Americans. it to close.92 in 1890, and the Manistee and Northeastern Oil Company began daily deliveries of kerosene Railroad in 1892, allowing tourists from the and gasoline by tank wagon, and the first bulk 1890s Culture, Recreation, Outdoor recreational opportunities increased, as south to seek the cooler summer weather and fuel station opened on Gillis Street. The new Tourism and New Industries the city leased land bounded by Union, Division, scenic vistas of northwestern Michigan. Visitors Boardman River Electric Light and Power Com- The 1890s ushered in a new era of culture and Eleventh, and Fourteenth Streets for a park. The attracted by the clean lakes, sandy beaches, pany began servicing not only businesses and recreation for Traverse City. Believing that the park contained a baseball diamond and mile woodlands, hills, and valleys arrived to spend residences, but was also contracted by the city city was ready for the next step in its cultural track. The Leach Building was moved back from their summer vacations at local resorts, guest to provide electricity for streetlights. Northern evolution, Perry Hannah persuaded Charles Front Street so that it opened on Park Street houses and hotels.95 Telephone came to Traverse City in 1898 and Wilhelm, Anthony Bartak, and Frank Votruba instead of Front Street, and an ice-skating strung wires on poles along the city streets.

22 Fig. 63: The European Horse Hotel Fig. 57: Frank Votruba’s Leather goods store next to Grace Episcopal Church on first floor of the City Opera House Building Fig. 59: Julius Steinberg’s Grand Opera Fig. 61: Destruction caused by 1896 fire Fig. 64: Baskets from Wells-Higman Fig. 58: We-Que-Tong Clubhouse, built 1894 House built 1894 Fig. 62: Telephone poles in view east along Basket Factory (south corner of 8th Fig. 65: Apple harvest on Old Mission on the bay front Fig. 60: Bicyclists on the beach in 1896 Front Street from Union Street, 1896 & Wellington Streets.) built 1892 Peninsula, 1918

However, they were soon taken over by Citizens Farmers had long considered fruit trees to be manufactured sprayers, dusters, and the locally- • The Traverse City State Bank on the northwest Telephone Company, which buried the down- a secondary source of income after their main invented seed/corn hand planters, for worldwide corner of Front and Union Streets town lines underground, began providing rural crops. However, by 1890, many found that it distribution. Michigan Starch Company, produc- • The Carnegie Library on Sixth Street service, and by 1900, established long distance was more profitable to focus their production on ing potato and then corn starch, opened on the • Traverse City’s first post office building on the 102 connections with the rest of the state. Public cherries and other fruits, rather than on grains bay front, but closed within four years. corner of State and Cass Streets transportation began in 1894 with new horse- and vegetables. Orchards, vineyards, and berry • The Ladies’ Library Building on Cass Street, drawn city bus lines that ran from the asylum to farms thus became increasingly popular, while 1900-1910 Construction Extravaganza just south of the new post office. Union Street then on to Front Street, and from potato farming continued to flourish.101 The first decade of the twentieth century was Oak Park down Washington Street then back to Traverse City’s most prolific period of growth. Significant residential construction also oc- Front Street.97, 98 New industries utilizing hardwoods, as well as From 1900 to 1905, almost 500 buildings were curred during this period. The completion of those capitalizing on Traverse City’s burgeoning constructed, forming the core of today’s city.103 Perry Hannah’s immense Victorian house on In 1897, a speed law for horses was passed, commercial fruit and potato production, popped By 1910, the city’s population had grown to Sixth Street in 1894 made this street suddenly limiting speeds to 8 mph on Front Street, and up all along the city’s many waterfronts. The 12,115.104 Some of the most notable structures fashionable, and other well-to-do families 12 mph on Union Street. State Street was hardwood industries included W.E. Williams built during this decade were:105 subsequently located there. Hannah approved becoming populated largely by livery stables; Company, the Wells-Higman Basket Factory each plan before a new home was built on the stench and flies of the European Horse Hotel (which produced containers for picking, ship- • Emanuel Wilhelm’s five-story brick “skyscrap- Sixth Street. Preferring order, symmetry, and a next-door to Grace Episcopal Church motivated ping, and storing fruit), Oval Wood Dish Factory er,” home to the Traverse Theatre106, and later, certain unity of appearance, Hannah platted the the clergy and parishioners to physically move (one of the city’s largest employers for many Traverse Hotel (This building lost its top three lots himself, and specified that all homes along the church building three blocks, to a new loca- years), and Fulghum Manufacturing Company. stories in a fire in 1970.) Sixth Street be set back the same distance from tion on Washington Street.99, 100 J.C. Morgan bought a cider mill on the bay front • The stone and brick county courthouse on the street. (This may have been one of Traverse at the foot of Union Street, from Hannah, Lay Washington Street and Boardman Avenue City’s first documented efforts to regulate build- and Company, and soon built a cold storage ing standards that would not be codified as law plant nearby. The Potato Implement Company until about fifty years later.) Although many of

ACROSS GRANDVIEW PARKWAY 23 Fig. 66: The post office (later to become Fig. 68: Perry Hannah’s house on Sixth City Hall), built 1905 Street, built in 1894, occupied seven lots Fig. 67: The Ladies Library, built 1909 Fig. 69: Hannah Park Fig. 70: Major Industrial Sites in Downtown Traverse City

the new homes were in the Queen Anne style, roundhouse provided maintenance and repair importance as a center of regional commerce. City Gas Company, located on Hall Street (now by the late 1890s, frustration with the amount services for the steam engines of all three of Traverse City Canning Company, owned by the Candle Factory) manufactured flammable of maintenance required for this style caused an Traverse City’s railroads.111 Perry Hannah, Dr. C. J. Kneeland, and Birney gas from coal, and distributed it to customers adverse reaction, and large, square neo-Colonial Morgan, opened on Hall Street in 1902 and through pipes, starting in 1901.115 homes or Georgian-Colonial homes became Industries in Traverse City and the region were later moved to Lake Street. J.C. Morgan (no popular.107, 108 Although a cemetery sat across kept busy supplying materials for all of this new relation to Birney Morgan) opened Morgan Sixth Street from his new home, Perry Hannah construction. R.W. Round and Son Foundry pro- Cannery on North Union Street in 1907. Women 1910-1924 Automobiles, had the graves (including those of some Native duced heavy castings for building columns and often earned extra income for their families by Cherries and Economic Decline Americans) relocated to Oakwood Cemetery, door sills. Traverse City Manufacturing Company working in the fruit-processing plants. Straub The preferred mode of transportation in Traverse making way for a new park.109 The construc- made custom millwork, including doors, window Brothers and Amiotte Candy Company con- City changed between 1910 and 1914 as tion of Hannah Park along the south shore of sashes, store and office fixtures, and planing structed a new building on West Front and Hall automobiles became increasingly popular. the Boardman River, right next to the site of the mill products. Southside Lumber Company Streets, also employing mostly young women. Dealerships such as the Grand Traverse Auto soon-to-be-built public library, was yet another manufactured hardwood interior furnishings for In 1902, Musselman Grocery Company opened Company appeared on Front Street and more attraction for prospective new home-owners. homes and businesses. A.W. Rickerd special- a large wholesale warehouse (3 stories plus a and more rough, potholed roads were repaired Central Neighborhood grew outward from Sixth ized in marble and granite works, while Traverse basement) on the bay front, from which they and paved with crushed rock. Traverse City even Street, and today is roughly bounded by Fifth, City Iron Works, on the southern shore of the distributed their products regionally and sup- had its own automobile manufacturer, the Na- Union, Thirteenth, and Division Streets.110 Boardman River, west of Cass Street, also plied local grocers.113, 114 polean Motor Car company, from 1917-1924. prospered.112 Rennie’s Oil Company, the city’s first gas station, More modest residences were constructed on Utilities grew and the city began to assume opened at 128 South Union Street in 1918. In the south side of town to house workers em- Other industries complemented Traverse City’s responsibility for some services. In 1900, H.D. 1921, motorized bus service became available. ployed at a new railroad yard and roundhouse. agricultural activities, catered to residents’ Campbell and Sons sold their water works The firehouse also changed over to motorized Built in the early 1900s east of Lake Avenue, sweet tooths, or increased Traverse City’s to the city, heralding the beginning of the vehicles in the 1920s.116, 117 between Eleventh and Twelfth Streets, the Traverse City Water Department. The Traverse

24 Fig. 72: Morgan Cannery on North Union Street, Fig. 74: Convoy of Ford owners preparing for Fig. 76: An automobile manufactured by the opened 1907 a picnic sponsored by Grand Traverse Auto Napoleon Motor Car Company 1917 Fig. 73: Musselman Grocery Company warehouse Company in 1914 Fig. 77: Motorized vehicles used by Traverse City’s Fig. 71: Women working in a cherry cannery on the bay front, opened 1902 Fig. 75: Grand Traverse County road-paving crew firemen, outside Cass Street Firehouse

As automobiles became increasingly afford- recognition as the cherry center of the nation. Positive progress during this period included able and reliable, more tourists arrived, seeking A variety of festivals and parades attracted tour- 1914 saw the first refrigerated train cars the first vote for women in a school board peaceful relaxation or active recreation in Grand ists, enabled Traverse City residents to connect which allowed fruits to be shipped across the election in 1917, the organization of Traverse Traverse Bay’s natural areas and cities. Camp as a community, and allowed merchants to country.126, 127 City’s Chamber of Commerce in 1918, and the Interlochen, a recreation camp for girls, opened advertise their wares with floats. Traverse City’s chartering of the Rotary Club of Traverse City in near Traverse City in 1917.118 The Boardman Fourth of July Parade drew visitors from as far From 1910 to 1920 the lumber industry 1920.132 River’s charm for fishermen was enhanced in away as Manistee. Some of these festivals even declined due to the depletion of hardwoods. 1913 when it was stocked with 56,000 rainbow doubled as service days, such as “Clean Up and Many factories destroyed by fire were not 1925-1939 Festivals, Air Travel, trout.119 The Northwestern Michigan Fair found Paint Day” in 1912.125 rebuilt. In 1917, Oval Wood Dish Company Clinch Park and the Indian a home in land purchased from Howard and moved to Tupper Lake, NY, taking 100 worker Reorganization Act of 1934 Isabelle Whiting by Grand Traverse County.120 Agriculture was thriving in the Grand Traverse families with it, and precipitating an economic Traverse City held a new festival in the spring of In 1905, the Traverse City Golf and Country region in the early 1900s and 1910s. Barn-rais- decline that lasted until World War II.128, 129 By 1925 to celebrate its new status as the “Cherry Club opened to Traverse City’s elite with an ing and threshing days served as social events 1925, Traverse City’s population had declined to Capitol of the World.” Complete with a cherry eighteen-hole golf course that doubled as a as well as being efficient ways of pooling the 10,925.130 blossom queen, a parade with a multitude of toboggan run in winter.121, 122 Traverse City State labor of a group of farm families to achieve blossom-bedecked floats, and a priest to pro- Park was established on the East Bay in 1920. individual projects. Cranberries, raspberries, and This was also a time of political turmoil for the vide the blessings, the Blessing of the Blossoms In 1918, a new attraction materialized down- ginseng were profitable to grow in the region, United States. When the nation entered World Festival was a delightful occasion for residents, town: the motion picture-playing Lyric Theatre in addition to Traverse City’s usual cash crops War I, all aliens in Traverse City were rounded business-owners, and tourists. Just three years at 233-235 East Front Street. Unfortunately, of potatoes, apples, and cherries. In the early up and registered. Prohibition was in effect from later, the celebration was renamed the Michigan in 1920, the motion picture firm operating the 1910s, cherry production started to exceed 1920 to 1933, generating great enthusiasm for Cherry Festival, and was rescheduled for mid- Lyric Theatre also leased and closed the City apple production and in 1913, a half million moonshine production amongst some portions July to take advantage of the abundance of ripe Opera House to remove competition for its own dollar cherry crop led to Traverse City’s of the population. In 1923, the Klu Klux Klan Grand Traverse cherries.133 film theaters.123, 124 held a demonstration on Front Street.131

ACROSS GRANDVIEW PARKWAY 25 Fig. 78: Sulky racing at the Northwestern Michigan Fair, on the Grand Traverse County Fairgrounds Fig. 80: A priest performing the blessing of the Fig. 81: 1926 Blessing of the Blossoms parade float Fig. 83: The Traverse City Airport (1936) Fig. 79: Traverse City State Park on East Bay blossoms in 1926 Fig. 82: The Cobblestone Fountain on N. Cass Street Fig. 84: The Miniature City, on display at Clinch Park HISTORY

In the 1920s, a number of civic improvements air service to the rest of the state. In 1936, a in 1935 the Con Foster Museum was construct- 1929. The old Park Place Hotel was torn down made Traverse City easier to navigate. The North new city airport opened on Garfield Avenue, ed.137 Conrad Foster journeyed throughout the in 1929, and an impressive new nine-story Park Cass Street Bridge was built over the Board- and Penn-Central Airline began service there in Midwest purchasing Native American and pio- Place Hotel was completed in 1930.142, 143 Many man River in 1926. A cobblestone fountain 1938.134, 135 neer artifacts to display in the museum.138 The other buildings downtown were spared from was installed in the center of Cass Street at the Elsie Raff Hannah Bathhouse joined the other renovation by the lack of available funds during same time, serving as a home to a number to In 1930, old factories and industrial waste still buildings on the bay, and a wading pool in front the Great Depression.144 By the late 1930s, sturgeon during the summer months. Traverse littered Traverse City’s bay front. Traverse City of it allowed swimmers to rinse beach sand many chain stores were moving into downtown City’s first traffic lights were installed on Front Park Commissioner Conrad Foster spearheaded off their feet before going indoors.139 Another Traverse City. The Hannah-Lay Mercantile Street at the intersections with Park, Cass, and an immense effort in the early 1930s, using Works Progress Administration project was the closed, and in 1937, Montgomery Ward and Union Streets. In 1930 and 1931, new bridges hundreds of volunteers to clean up the waste construction of the small-scale buildings of a Company moved in. Three years later, a fire replaced dangerous old bridges spanning South leftover from industries on the bay. They also Miniature City, a permanent exhibit at the Clinch destroyed the two east bays of the building. Cass and Union Streets. The city was cognizant made a portion of the bay front into a public Park Zoo. This delighted children and adults J. C. Penney Company opened at 243 East that the quality of bridges at these important park.136 The Michigan Starch Company Factory alike. The quality of the water also improved Front Street. A new post office building was locations could seriously influence tourists’ on the bay was torn down in 1922, and the We- after the first sewage disposal plant was built on completed at the corner of Union and State perceptions of Traverse City. The Union Street Que-Tong Club property was sold to the city in Boardman Lake in 1933.140, 141 Streets in 1939, and City Hall moved into the Bridge, in particular, served as a gateway to 1935 (with the intention that it be used for park original post office building.145 Also in 1939, Traverse City because of its location on a state space). Clinch Park, as this section of bay front A number of industries, institutions, and a farmer’s cooperative, Cherry Growers Inc., and federal route. Its architects took care to was named, grew rapidly. Conrad Foster con- businesses downtown experienced various opened a canning factory on the bay.146 While ensure that the design and materials used were vinced the Public Works Administration to hire combinations of closures, fires, renovations, and all of this activity occurred downtown, the open- aesthetically pleasing. The city’s first airfield locals to build three structures for the park. In turnovers in ownership. The Hannah, Lay and ing of the Munson Medical Center on the State was established south of town on Ransom field, 1930, an aquarium was built at Clinch Park to Company gristmill burned down in 1926, while Hospital Grounds marked a hopeful beginning of on top of Rennie Hill. A biplane named “Spirit house local freshwater fish. In 1931, the Clinch the Greilick Chair Factory and Straub Broth- a new occupational trend in Traverse City.147 of Traverse City” provided Traverse City’s first Park Zoo opened at the end of Cass Street, and ers and Amiotte Candy Factory both closed in

26 Fig. 85: J.C. Penney Company at 243 East Front Street Fig. 87: Equipment inside the Parsons Corporation Fig. 86: Camp of migrant cranberry harvesters Fig. 88: Two-way traffic on Front Street around 1950 Fig. 89: Birds-eye-view of downtown Traverse City with Grandview Parkway 1953

During this period, the US government City to pick cherries, followed by Jamaicans “numerical control.” Its inception made Traverse Theatre. Northwestern Michigan College (NMC) acknowledged regret for its oppression of three years later. This marked the beginning of City “the birthplace of the Second Industrial was set up in an old Coast Guard building in Native American peoples, and took steps to the era of migrant labor camps and their role Revolution.”153, 154, 155, 156 1952. In 1956, the city acquired its first dial mitigate the centuries of persecution. The in the fruit harvest in the Grand Traverse telephone service.158 Indian Reorganization Act of 1934 provided Area.150, 151 Meanwhile, the Anishnabek Progress was evident in many other areas too. a congressional sanction for tribal self- applied for federal recognition under the In 1940, Traverse City adopted the city manager Traffic patterns were changed to accommodate government and was meant to encourage Indian Reorganization Act of 1934 again in form of government. The Michigan Theatre was the increased traffic and relieve congestion economic development, cultural plurality, a 1943, and were once again denied.152 built at 121 East Front Street in 1940, and in- downtown. In 1940, the city began planning revival of tribalism, and self-determination. The cluded a roller skating rink below.157 Les Bieder- the construction of a parkway along Grand Anishnabek in the area applied for federal rec- The 1940s and 1950s were a time of great man established the first radio station in town, Traverse Bay: Grandview Parkway was opened ognition under this Act but were denied.148, 149 technological advancement for the city. Parsons WTCM, in 1941. The first TV station in the area, and dedicated in 1953. Its location required Corporation moved to Traverse City at the Midwestern Broadcasting Company, followed relocating several companies and public 1940-1959 WWII, Second Industrial behest of the Chamber of Commerce in 1942. in 1954, opening on County Line Road M-72. amenities. The North Cass Street fountain was Revolution and Grandview Parkway They set up their Pureair Unit Kitchen Division Traverse City’s first supermarket, Oleson’s, removed, and the Clinch Park Zoo buildings The United States’ entry into World War II in part of the old Greilick factory. However, the opened on State Street in 1946. The supermar- and animals were moved to the bay side of caused hardships for citizens across the nation, company soon turned to producing aircraft wing ket moved to a new location on Garfield Avenue Grandview Parkway. The North Union Street but the increase in production to support the panels and helicopter rotor blades for military in 1953 where it expanded greatly and was re- Bridge over the Boardman River was rebuilt, war effort finally lifted the national economy out use. Machining the complex contours of these puted to be the largest supermarket in northern and Front and State Streets became one-way of its long decline. Many Traverse City residents parts required meticulous calculations and care. Michigan. Traverse City’s Osteopathic Hospital streets in 1955.159, 160, 161 were either directly or indirectly affected by the Parson’s method for operating machine tools was built in 1947. The Lyric Theatre burned in war. As during WWI, all “aliens” in Traverse City automatically through commands from their 1948, but quickly reopened as the State were rounded up and registered. In 1942, some processing units came to be known as Japanese-Americans were brought to Traverse

ACROSS GRANDVIEW PARKWAY 27 Fig. 90: Munson Medical Center in 2005 Fig. 91: The renovated Park Place Hotel Fig. 92: The Governmental Center, 2006 HISTORY

1960-1970: Economic Diversification, training pilots in its new aviation program in Commerce “Blockhouse” on Grandview 1971–1989 Services, Competition for 1960s Construction and “Open Space” 1967. A new county jail and Sheriff’s Quarters Parkway, a new wing added to the Carnegie Li- Shoppers, Renovation and Restoration, The diversification of Traverse City’s economic were constructed in 1965. New industrial and brary, and the 1969 Cherry County Airport.169, 170 the Grand Traverse Band of Ottawa and base characterized the next decade. Agricul- retail developments took off. These included Chippewa Indians ture continued to thrive, and technological construction of Giantway Plaza, Traverse City’s The people of Traverse City strongly maintained Services related to agriculture, government, advances enabled farmers to use new methods first shopping mall, on Munson Avenue in their support for the “Open Space.” Over time, and transportation advanced in the 1970s of spraying, pruning, cultivating, and harvest- 1966.167 The 1960s formation of the Downtown the city acquired a significant amount of and 1980s. In 1979, the Northwest Michigan ing. The advent of mechanical harvesting Traverse City Association, a voluntary orga- property along the bay.171 More buildings along Horticultural Research Station was established reduced labor requirements and ended the nization of merchants and other businesses, the bay were demolished: the We-Que-Tong on the Leelanau Peninsula, with Michigan State migrant labor camps.162 Tourism expanded to allowed members to better market and promote Building was torn down in 1945, and the Mus- University Extension in charge of research and include recreation in fall, winter, and spring, Traverse City.168 selman Grocery Company Building and educational programs. The station has been as well as summer. Holiday Hills and Hickory the J.C. Morgan Cider Mill were removed in an invaluable resource for farmers throughout Hills, which opened in 1949 and 1950-51, Fire, demolition, and new construction continued 1969 and 1970, respectively.172 Although the region ever since.174, 175 The Governmental respectively, became popular skiing destina- to change the look of the city. Fire destroyed there was some thought of selling the County Center Building was constructed in 1979, to tions.163, 164 Meanwhile, the Ahgosa Golf Course, Steinberg’s Grand Opera House in 1963, and Fairgrounds to a private developer in 1962, the house both city and county offices.176 Succeed- with its reasonable prices and unpretentious burned the top three floors of Wilhelm’s 5-story plan was abandoned due to public outcry. The ing previous Traverse City bus services, the Bay atmosphere, was a favorite with Traverse City’s building in 1970. The Park Place Hotel Annex fairgrounds became the Grand Traverse Civic Area Transportation Authority was established in working men.165 The first Traverse Bay Outdoor was torn down in 1956, and the main part of Center in 1967.173 1985.177 Art Fair was held in July 1961 under the the hotel was renovated in 1964. The Elsie ancient pine trees on the Northwestern Hannah Bathhouse was torn down in 1969. In the mid-1970s, competition from shop- Michigan College campus.166 NMC began New buildings in the Moderne style characteris- ping centers, malls, and big box stores at tic of the 1960s included the Chamber of the outskirts of the city and in the suburbs presented a dilemma for businesses downtown.

28 Fig. 93: Sara Hardy Farmer’s Market, 2005 Fig. 94: The City Opera House, in 2005 Fig. 95: Grand Traverse County Civic Center Fig. 96: The County Courthouse, 2006

At some points, there were 17 or 18 empty to preserve and restore them. The City Opera provide many services and assistance to their building. (They managed the hotel for several stores downtown at the same time. A summit House was put on national and state historic members, demonstrate excellent stewardship years before selling it.) According to one local organized by the Chamber of Commerce and registers in 1971, and the City Opera House of their natural resources, and strive to maintain official, this project was one of the most signifi- downtown merchants welcomed all interested Heritage Committee began raising money in a closely knit community that embraces its cant investments in the downtown during the community members to participate and gener- 1978 to restore the building. In 1975, city cultural heritage.181, 182, 183 recession of the 1980s.184 In addition to health ated a vision of downtown Traverse City as “a residents voted to remodel the Grand Traverse and education, projects focusing on afford- place to shop, a place to work, a place to live, County Courthouse building and a campaign 1970s–Today: Community Amenities able housing, environment, culture, recreation, a place for recreation, and a place that [is] led by the County Historical Society President, The Rotary Club of Traverse City received a strengthening families, and community capacity safe.”178 The Downtown Development Authority Jennie Arnold, raised $1.7 million to help fund windfall in 1976 when oil was discovered on building have received support. Rotary Charities formed in 1979, taking responsibility for retail the renovation.180 400 acres of land that they had leased to the also supported the birth of the Grand Traverse and office recruitment efforts, public improve- Boy Scouts since 1920. Within two years, they Regional Community Foundation, organized ments, planning and development issues, and The Grand Traverse Band of Ottawa and formed Rotary Charities to distribute interest in 1992 to “[develop and support] a diverse the organization of the Traverse City Farmer’s Chippewa Indians was officially recognized as income from the oil and gas royalties. They collection of permanent endowment funds Market (later renamed for local community an Indian tribe by the federal government in did so in the form of challenge and matching supported by a wide range of donors.” The leader Sara Hardy).179 1980, under the provisions of the 1934 Indian grants for projects throughout the five county organization manages these funds, and Reorganization Act. The Tribe drafted a Constitu- region of Northwest Michigan (Antrim, Benzie, coordinates disbursement of resources Traverse City’s businesses, government, and tion and formed a government, developing Grand Traverse, Kalkaska, and Leelanau Coun- through scholarships and grants for special residents have been reusing historic build- tribal programs to serve its membership. An ties). The first such projects included Munson projects involving youth, community, and ings throughout the city’s history: some in a economic development corporation established Medical Center’s Biederman Cancer Center the environment.185, 186, 187 condition close to the original, others with a by the tribe in 1983 enabled them to effectively and Northwestern Michigan College’s University great deal of modification. The 1970s brought launch businesses, including casinos. They Center and Dennos Museum. This group also a new appreciation for the historic structures purchased the closed Park Place Hotel and in the city, and the beginning of ongoing efforts made major renovations and upgrades to the

ACROSS GRANDVIEW PARKWAY 29 Fig. 100: The Carnegie Building, now home to the Mu- Fig. 97: The Leelanau Trail, part of the TART Trail System Fig. 98: The Duncan L. Clinch Park Marina Fig. 99: Friday Night Live seum of History at the Grand Traverse Heritage Center HISTORY

Several new recreational facilities have grown Creative and performing arts continue to be The Playhouse was completely renovated in collection could no longer be adequately housed in recent years. The Grand Traverse County highly valued in Traverse City. Artists have 1999.195 The first Traverse City Film Festival, in the building by the 1980s and 1990s. Civic Center gained the Easling Memorial Pool always been attracted to the natural beauty held in July 2005, motivated many volunteers The Traverse Area District Library (TADL), a and Pool Building, as well as the Howe Arena, of the area, and the numerous galleries and to help in the cosmetic restoration of the State federated system including Fife Lake, Inter- in 1971, 1973, and 1989, respectively.188 Later art fairs in the city give them opportunities to Theatre. The festival has helped to refocus lochen, Kingsley, Peninsula, and the Traverse additions included a baseball field, a skateboard showcase their work. The Downtown Art Fair some community attention on the State’s City Public Libraries, was created in 1984. park, and Kids’ Cove, an unusual and much- has been held annually since 1977, while the planned renovation, currently in the fundraising In 1999, TADL moved into a new building on loved wooden playground. The Friends of the much more recent (2001) Old Town Arts and stages.196 Orchestras or bands in parks and the Boardman lakeshore, overlooking the new Traverse Area Recreation and Transportation Crafts Fair replaced the Old Town Bazaar.192 The ensembles downtown provide musical enter- Children’s Learning Garden that was created (TART) Trail formed in 1989, and succeeded in Dennos Museum at NMC, opened in 1991, in- tainment for residents throughout the warmer as the library’s back yard.199 The Friends of obtaining the funding and support necessary cludes an extensive collection of Canadian Inuit seasons. A new community festival, Friday Night Con Foster Museum had been seeking a new to construct the TART Trail. The trail was paved art, as well as changing displays of nationally Live, started in 1991. This downtown event re- place to show the collection, so in 2002, the from 1991 to 1995. In 1998, associations for and internationally acclaimed artwork.193 The curs each Friday from mid-July through August, Grand Traverse Heritage Center moved into the four trail systems: TART, Vasa, Leelanau, and Music House Museum, which opened in Acme with food vendors, activities, and entertainers the restored Carnegie Building. The Grand the Boardman Lake Trail, joined together to form in 1985, houses a collection of rare antique along Front Street, which is closed to vehicular Traverse Pioneer and Historical Society, the TART Trails, Inc. The East-Side Boardman Lake instruments and music-making machines, as traffic during the event.197, 198 Maritime Heritage Alliance, the Railroad Trail opened to the public in 2005.189 In 2004, well as the 1931 Miniature model of Traverse Historical Society of Northwest Michigan, the the Clinch Park Marina was expanded to include City (donated by Howard Stoddard in 1993, and Two important community resources are Women’s History Project of Northwest Michi- a 500’ break wall, a state-of-the-art floating now undergoing restoration).194 In 1972, the intimately connected by their consecutive oc- gan, and the Grand Traverse Area Rock and dock system, a new harbor master building, and Traverse City Civic Players, a community theatre cupancy of the same structure: the Carnegie Mineral Club also found a home there.200 improved pedestrian paths and public access to group formed in 1960, moved into Old Town Building. The Traverse City Public Library the bay.190, 191 Playhouse, the converted First Christian Church. accumulated so many books that its

30 Fig. 101: Universally accessible garden among the Fig. 103: River’s Edge, a mixed-use community on the Children’s Gardens at the Traverse Area District Library Fig. 102: The Maritime Institute Pier shores of the Boardman River, completed in 1999 Fig. 104: Radio Centre at 300 East Front Street, built 2001

Education mixes with environmentalism in The latter includes the Great Lakes Water Stud- Along waterfront areas and downtown, brown- the former site of the old Traverse City Iron- a number of organizations. The Inland Seas ies Institute, the Great Lakes Maritime Academy, field properties, contaminated by industries, works and connects the downtown to Old Town. Education Association began teaching children and the Great Lakes Culinary Program.204, 205, 206 utilities, depots and fueling stations, presented a Harbour View Centre, built with a brownfield aquatic science, environmental awareness, formidable problem. Developers were unwill- revitalization loan, is a mixed-use five-story and how to sail from their tall “schoolship” in Recent Years: Brownfield Redevelopment, ing or unable to pay for the extensive clean-up building on Grandview Parkway near Hall Street. 1989.201 In 1993, the Land Information Access Renovations, Technological Innovations in necessary before such properties could be Traverse City Gas Company’s coal gasifica- Association formed as a nonprofit corporation, Services, and Agriculture redeveloped. Changes in Michigan’s clean-up tion plant once sat on part of the property. On “to provide technical, scientific, educational In 1990, The Downtown Development Authority standards, along with new grants, loans, and tax sites that were home to a gas station and car and informational services ... for land use merged offices and staff with the Downtown increment financing opportunities, enabled local dealership sits Radio Centre, a retail and office planning, resource management, emergency Traverse City Association, and began to man- leaders, public officials, and developers to take complex. This development, and the adjacent management planning, and environmental age the city’s parking system. A retail market a fresh look at redevelopment in 1995. Grand Larry C. Hardy Parking Deck (built by the city), protection.”202 The Great Lakes Children’s analysis performed in 1991 determined that the Traverse County established a Brownfield Rede- were funded through a state brownfield grant Museum, which opened in 2001, features success of Traverse City’s downtown hinged on velopment Authority in 1997 to write brownfield and tax increment financing.210, 211 hands-on, interactive, informal exhibits meant its ambiance as a “hometown place to shop,” plans and apply to the state for brownfield to stimulate curiosity and exploration.203 They encouraging businesses to focus on local cus- incentives. Between 1997 and 2004, the city Abandoned properties present similar chal- have temporarily moved to Greilickville, though tomers in order to draw both locals and visitors. obtained $27 million from Michigan’s brownfield lenges that can be transformed into opportuni- they are hoping to relocate when they find an The analysis also highlighted the importance of redevelopment program.208, 209 ties when the right combination of incentives appropriate space in downtown Traverse City. maintaining a sense of history to increase the and people are involved. The Traverse City State Adult education has been enhanced, too, with appeal of downtown businesses.207 The first brownfield project using such a grant Hospital closed in 1989. In the early 1990s, the NMC’s addition of their Michigan Technical was River’s Edge, a mixed-use 2 to 5-story Grand Traverse Commons Redevelopment Cor- Education Center in 2001 and their Great Lakes urban infill development. River’s Edge sits at poration formed to save the historic structures Campus in 2004. and park-like landscape from destruction.212 A portion of the state hospital structures have

ACROSS GRANDVIEW PARKWAY 31 Fig. 105: Building 50 in the 1990s, Fig. 107: 2006 Courthouse expansion encompassing two stone Traverse City State Hospital Fig. 106: Old State Hospital barn churches with new modern structure built between them HISTORY

been renovated into Grand Traverse Pavilions, A more unusual approach to renovation and all of their electricity from wind energy. As of also grown for local wine-making.222 In 2000, residential facilities including various levels of new development is taking place in the cur- 2004, Traverse City Light and Power served the cherry supply far surpassed demand and a health care.213 Other parts of the state hospi- rent (2006) Courthouse expansion project on over 10,000 customers, of which about 125 national effort to maintain cherry prices dictated tal, including the enormous “Building 50,” are Washington Street. The existing Bethany Baptist residential and commercial customers chose that certain districts limit the volume of cherries being restored as the Village at Grand Traverse Church and Old Stone Church are being reno- the green rate.219 The Traverse City Regional that they could sell. Any further supply had to Commons, a mixed-use, walkable community. vated and connected by a building that is largely Wastewater Treatment Plant was converted be marketed for a different purpose or stored.223 This redevelopment is using incentives received modern-looking glass, but with a partial stone into the largest operating Membrane Bioreactor Although this seemed like a hardship at the both as a brownfield property (some abandoned facade along the ground floor that is meant to in North America in July 2004, increasing the time, an early bloom followed by a killing frost in buildings qualify for this designation) and as a match and tie together the two stone churches. plant’s capacity as well as improving the quality 2002 made farmers glad to have had cherries Renaissance Zone.214, 215 This structure will house the 86th District Court of effluent dramatically.220 In 2005, the Bay Area in reserve.224 Such early blooms have been and Probation/Family Court.218 Transportation Authority unveiled a prototype, problematic in some recent years due to unsea- In 2004, voters in Garfield Township and in Tra- custom-made 27’ hybrid-diesel/electric bus, sonably warm spring weather.225 The Montmo- verse City overwhelmingly approved three open Technological innovations in utility and transpor- which is currently being tested along its regular rency cherry has traditionally been the most space proposals: the first authorized funding tation services are helping to make Traverse City fixed routes.221 popular tart cherry in the area, but Michigan for a joint township-city recreational author- one of the more environmentally progressive State University’s development of the Balaton ity to purchase the historic barns and 54.7 cities in the state. Traverse City Light and Power, Agriculture has seen many ups and downs over cherry, which blooms later and may therefore acres around them, while the second was an a community-owned municipal facility, erected recent years. In addition to apples and cher- escape frost damage more readily, could help operational millage providing funds to purchase a wind turbine in 1996 and has been offering ries, other produce such as plums, peaches, cherry agriculture in the future.226 To capital- the former Smith Barney office building on customers the opportunity to pay the “green apricots, pears, chestnuts, and hazelnuts are ize on tourist attendance, the National Cherry Grandview Parkway, to purchase and maintain rate” which enables them to receive currently grown for direct sale to consumers at Festival dates were moved to encompass the the 117-acre Oleson Field, and to maintain the fruit stands and farm markets. Grapes are July 4th weekend. However, in some years, this state hospital property and barns for twenty means that the Grand Traverse cherry crop is years.216, 217 not ripe

32 Fig. 110: Dining spaces at Trattoria Stella, a restaurant in the Village at Grand Traverse Commons

Fig. 108: Fruits sold at the Sara Hardy Farmers’ Market, Fig. 111: Friendly Garden Club 2005 Fig. 109: Cherries at a nearby Traverse City orchard Planting Bed in the Open Space

in time for the Festival. Cherries have been Initiative since 2001. The Grand Traverse Bay tion programs. Together, the watershed center imported from Washington and Oregon to fill in Watershed Initiative.229 (now, the Watershed and the Baykeeper have developed an extensive the gaps in the past.227 Today, cherry growers Center Grand Traverse Bay) was formed in 1990 watershed protection plan, and continue to emphasize the importance of finding unusual by a number of groups devoted to “sustaining coordinate community activities and restoration ways to market cherries, and honor individuals or restoring the bay’s watershed to ensure the efforts such as the Boardman Lake Clean-up who create new cherry products.228 region’s economic viability, high quality of use and the 2005 Kids Creek Restoration.230 and employment for future generations.” The Public interest in improving and protecting the organization has taken on projects that balance The last major industrial structure on the city’s ecological qualities of the Grand Traverse Bay economic growth with environmental protec- bay front property, the Traverse City Light and Watershed has increased during recent times. tion. In 2002, the Watershed Center became Power Bayside Power Plant, was torn down in Organizations involved in environmental conser- part of the Waterkeeper Alliance, creating the 2005. Today, Traverse City residents place a vation and restoration have become increasingly new position of Baykeeper. The Baykeeper is great emphasis on the importance of the “Open important. The Grand Traverse Conservation an advocate for the environmental health of the Space” to their community, and take great District, established during the Great Depres- Grand Traverse Bay Watershed. This position’s pleasure in the public ownership of such a large sion, has long provided planning, technical, responsibilities include: acting as a liaison swath of bay front property. The public beaches and educational services related to land use between concerned community members and and parks along the bay are enjoyed by those and stewardship of natural resources. In 1991, regulating bodies, working with local govern- seeking recreation or just a beautiful view.231 GTCD created the Boardman River Restoration ments, monitoring pollution levels and enforcing Project, which has been partially funded by standards, and conducting outreach and educa grants from the Clean Michigan

ACROSS GRANDVIEW PARKWAY 33 Fig. 112: North Cass Street bridge

Fig. 113: The DNR fish weir near the Front Street bridge Fig. 114: Fish ladder at the Union Street Dam CITY

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the years, Traverse City has seen many Throughchanges. Logging gave way to industry which was in turn surpassed by agriculture and tourism. Vehicles and parking replaced horses and liveries. Wooden frame buildings became brick and then steel. All of these changes have left their mark on Traverse City, and reveal themselves in subtle layers as one walks down the street or stands in the sand at the foot of the bay. The people of Traverse City comprise another layer in the landscape that reflects the past, present, and future. Their decisions will influence the heart layers of and face of Traverse City to come. It is therefore imperative to traverse city understand the foundation upon which they move, live, and work. PAST AND PRESENT 34 Fig. 115: Hannah Park where residents and visitors can get close to the Boardman River.

Fig. 116 Bridge over the Boardman River north of Front Street’s 100 Block.

The following section describes the multitude of and October. Further upstream, the Union Street layers that create Traverse City, starting with its The Evolving Dam (Fig 114) prevents boat travel to Boardman spine: the Boardman River. As discussed in the Boardman River Lake. A fish ladder here allows trout and salmon preceding historical monograph, the growth of to migrate, while blocking upstream movement Traverse City has been significantly influenced The Boardman River travels its last mile and of sea lamprey. Hannah Park (Fig 115) stretches by the river. Subsequent sections describe a half through Traverse City before it empties along the river’s southwestern bank for roughly the Traverse City residents of today, the built into Grand Traverse Bay, just northeast of the a quarter of a mile and is one of the best places environment constructed by their ancestors, downtown. For years the Boardman has been to get close to the river. Paved or dirt paths and the character that these spaces exude. By an integral part of the Grand Traverse region’s provide informal access to the river. Boardwalks examining these layers, we learn, grow, and find economy and culture. Whether it was used for allow pedestrians to walk along many parts inspiration for the future development of the city. travel and sustenance by the Native Americans, of the river, including: Midtown, River’s Edge, for floating timber to the mills by settlers in the Hannah Park, and Front Street, east of North mid 1800s, or to generate hydroelectric power Cass Street. A stretch of sidewalk accompanies in the 20th century, the River has always been the Boardman River to its outlet into West Grand an asset to the region and the city. Today recre- Traverse Bay (Figs 19 and 120.) ation is also popular on the river, as it is a great place to fish, paddle, or dock a boat. A salmon harvest weir, located immediately northeast of the Front Street Bridge, allows passage of small watercraft all year long except for September

Top to bottom; Fig. 117: Boardwalk, bridge, and parking north of East Front Street’s 200 block. Fig. 118: Balconies facing the river along the 300 block of Front Street. Fig. 119: Wellington Plaza. Fig. 120: A walking path under Grandview Parkway. ACROSS GRANDVIEW PARKWAY 35 Fig. 121: A retaining wall on the south side of the Boardman River Fig. 122: A stormwater outfall on the Boardman River CITY

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While Traverse City has been able to capital- especially when they are directly adjacent to As mentioned in the History section of this focus on Front Street, leaving a void behind the ize on the Boardman River in the past, recent water bodies, as are the parking lots behind document, many groups are currently working buildings which is currently used for little more news that three of its four dams will be removed buildings on Front Street. to combat the negative impacts of pollution than deliveries and parking. as early as 2007 has brought new attention to improve the health of the Boardman River As discussed in the Planning History portion of to the waterway. Studies like the “Boardman While the sewer and stormwater systems are and Grand Traverse Bay Watershed. Among this study, Traverse City residents have recog- River Natural River Plan” and the “Boardman separated throughout Traverse City, stormwater these entities are the Watershed Center Grand nized these issues for more than 50 years. The Lake Watershed Study of 2003” (BLWS) have is currently mostly untreated and flows directly Traverse Bay, the Grand Traverse Baykeeper, 1977 Comprehensive Plan highlighted many op- demonstrated the need for conservation and into the Boardman River and bay. Best Man- and the Grand Traverse Conservation District. portunities to enhance the Boardman River, as management of both the river and greater agement Practices (BMPs) should be used to The city has also recently received a grant did earlier Plans. The 1977 plan explicitly stated contributing watershed through better land use prevent untreated stormwater runoff from enter- to investigate the use of Best Management that one of the community goals should be to practices and sustainable stormwater man- ing the river. The BLWS reported nutrient and Practices along the Boardman. Furthermore, the develop the Boardman north of Front Street “as agement techniques.232 The south side of the bacterial contamination in stormwater culverts Baykeeper has been actively working with the a commercial and recreational resource” with Boardman River, between the points where it along portions of the Boardman River that flow city government to implement more BMPs such small shops and cafes. crosses under Front Street and under Grand- through downtown, and also noted a pipe near as grease separators, rain gardens, and riparian view Parkway, is retained with a concrete wall the Cass Street Bridge that was releasing water buffer zones. and a steel sheet piling wall. These walls were at a temperature of 96.8 °F.234 Contaminants placed there in the late 1950’s when the main and high temperatures can have deleterious In addition to addressing the ecological needs trunk line of the regional interceptor sewer was effects on the ecological quality of the river and of the Boardman River, more can be done to added.233 The retaining walls reduce flooding bay, and can contribute to potential health risks highlight its aesthetics and integrate it into the risk for the buildings on the north side of Front for users. vibrant downtown. Buildings in the Central Busi- Street and stop stream-bank erosion. Close ness District have historically been built with a attention should be paid to heavily paved areas,

36 Relative to the state and the rest of the country, Traverse City residents possess a high level of education.

31.2 percent of Traverse City residents hold a bachelor’s degree or higher, compared with 21.8 percent of Michigan residents.

11.6 percent of Traverse City residents have a graduate or professional degree, whereas this number is 8.9 percent for the nation.

While the number of dwellings in Traverse City Year Traverse City Grand Traverse County Ratio of City to County Residents The Contemporary has increased since the 1960s, the family size Face of Traverse City: 1890 4,353 13,355 1 to 3.1 per dwelling has dropped sufficiently to result in a loss of overall population, even discounting 1900 9,407 20,479 1 to 2.2 Demographics the loss of the state hospital residents and staff. 1910 12,115 23,784 1 to 2 Since the softwood lumber industry first moved The removal of downtown buildings for surface into Traverse City in the mid-1800s, the city 1920 10,925 19,518 1 to 1.8 parking lots has factored into the loss of has grown substantially (Table 1). In the 1960s 1930 12,539 20,011 1 to 1.6 population density in the downtown as many Traverse City reached its peak population; residents moved beyond the city limits into however, in the latter part of that decade, sev- 1940 14,455 23,390 1 to 1.6 suburbs of Grand Traverse County. By 1970, the eral events triggered a population decline which 1950 16,974 28,598 1 to 1.7 percentage of residents living in Traverse City has continued to the present. A key factor in made up less than 50% of the total popula- the decline was the state hospital’s reduction in 1960 18,432 33,490 1 to 1.8 tion of Grand Traverse County. The proportion the number of its resident patients. This caused 1970 18,048 39,175 1 to 2.2 of county to city residents has been increasing many employees who lived in the city to leave since that date. and find work elsewhere. The eventual closing 1980 15,516 54,899 1 to 3.5 of the state hospital resulted in the largest As demonstrated in Table 2 on pages 38 to 1990 15,155 64,273 1 to 4.2 decline — estimated at 3,000 people — 39, Traverse City has experienced several in the city’s population. 2000 14,532 77,654 1 to 5.3 notable demographic trends in recent years. The population of Traverse City is, on average, 2004 14,508 82,752 1 to 5.7 older than Grand Traverse County’s, the State Table 1: Population of Traverse City and Grand Traverse County from 1890 to 2004

ACROSS GRANDVIEW PARKWAY 37 Geographic Traverse Grand Traverse State of United CITY Area City County Michigan States

Subject Number Percent Number Percent Number Percent Number Percent

TRAVERSE Total population 14,532 100 77,654 100 9,938,444 100 281,421,906 100

OF

AGE Median age (years) 38.1 (X) 37.7 (X) 35.5 (X) 35.3 (X) LAYERS 18 years and over 11,585 79.7 57,925 74.6 7,342,677 73.9 209,128,094 74.3 21 years and over 10,852 74.7 55,016 70.8 6,914,135 69.6 196,899,193 70 62 years and over 2,527 17.4 11,956 15.4 1,436,729 14.5 41,256,029 14.7 65 years and over 2,204 15.2 10,144 13.1 1,219,018 12.3 34,991,753 12.4

RACE White 13,950 96 74,945 96.5 7,966,053 80.2 211,460,626 75.1 Black or African American 95 0.7 307 0.4 1,412,742 14.2 34,658,190 12.3 of Michigan’s, and the United States’, with the income ($46,912) is lower in Traverse City than median age of 38 being 3 years older than in the state ($44,667 and $53,457) and nation American Indian and Alaska Native 142 1 724 0.9 58,479 0.6 2,475,956 0.9 the state and national median age. In terms of ($41,994 and $50,046), per capita income Asian 72 0.5 383 0.5 176,510 1.8 10,242,998 3.6 race, Traverse City is less diverse than both the is higher (see Table 2), and the percentage state and the nation. Its residents most strongly of families considered to be living below the Hispanic or Latino (of any race) 242 1.7 1,155 1.5 323,877 3.3 35,305,818 12.5 identify with German, Irish, English, and Polish poverty level (3.8%) is significantly less than

ancestry. Relative to the state and the rest of these percentages for the state (7.4%) and the country, Traverse City residents possess a the rest of the country (9.2%). Bringing ad- EDUCATIONAL ATTAINMENT high level of education. Thirty-one percent of ditional permanent residents to the downtown Population 25 years Traverse City residents hold a bachelor’s degree in particular could create an even richer cultural and over 10,020 100 51,801 100 6,415,941 100 182,211,639 100 or higher, compared with 21.8 percent of environment, while also strengthening the ability Some college, no degree 2,587 25.8 13,297 25.7 1,496,576 23.3 38,351,595 21 Michigan residents. (This figure is 24.4 percent of the city government to continue to provide the Associate degree 988 9.9 4,995 9.6 448,112 7 11,512,833 6.3 for the entire United States.) In addition, 11.6 services and amenities that it does to Traverse Bachelor’s degree 1,964 19.6 8,504 16.4 878,680 13.7 28,317,792 15.5 percent of Traverse City residents have a gradu- City residents. Graduate or ate or professional degree, whereas this number professional degree 1,160 11.6 5,016 9.7 517,579 8.1 16,144,813 8.9 is 8.9 percent for the nation. Although median Percent high school household income ($37,330) and family graduate or higher 88.7 (X) 89.3 (X) 83.4 (X) 80.4 (X) Percent bachelor’s degree or higher 31.2 (X) 26.1 (X) 21.8 (X) 24.4 (X)

Table 2: Traverse City and Beyond: Select statistics from the 2000 U.S. Census

38 ANCESTRY (single or multiple) HOUSING OCCUPANCY Total population 14,551 100 77,654 100 9,938,444 100 281,421,906 100 Total housing units 6,842 100 34,842 100 4,234,279 100 115,904,641 100 Total ancestries reported 17,615 121.1 87,471 112.6 10,859,658 109.3 287,304,886 102.1 Occupied housing units 6,443 94.2 30,396 87.2 3,785,661 89.4 105,480,101 91 Czech 349 2.4 1,245 1.6 62,053 0.6 1,703,930 0.6 Vacant housing units 399 5.8 4,446 12.8 448,618 10.6 10,424,540 9 Dutch 685 4.7 3,467 4.5 480,774 4.8 4,542,494 1.6 For seasonal, recreational, English 2,329 16 10,996 14.2 988,625 9.9 24,515,138 8.7 or occasional use 117 1.7 3,026 8.7 233,922 5.5 3,578,718 3.1 German 3,747 25.8 21,647 27.9 2,028,210 20.4 42,885,162 15.2 Homeowner vacancy rate (percent) 1.8 (X) 1.7 (X) 1.6 (X) 1.7 (X) Irish 2,392 16.4 10,331 13.3 1,068,901 10.8 30,594,130 10.9 Rental vacancy rate Polish 1,298 8.9 6,412 8.3 854,844 8.6 8,977,444 3.2 (percent) 3.8 (X) 5.6 (X) 6.8 (X) 6.8 (X) Scottish 576 4 2,735 3.5 224,803 2.3 4,890,581 1.7 Swedish 509 3.5 2,078 2.7 161,301 1.6 3,998,310 1.4 HOUSING TENURE Welsh 168 1.2 651 0.8 50,609 0.5 1,753,794 0.6 Occupied housing units 6,443 100 30,396 100 3,785,661 100 105,480,101 100 Owner-occupied EMPLOYMENT STATUS housing units 3,805 59.1 23,521 77.4 2,793,124 73.8 69,815,753 66.2 Population 16 years Renter-occupied and over 12,025 100 60,352 100 7,630,645 100 217,168,077 100 housing units 2,638 40.9 6,875 22.6 992,537 26.2 35,664,348 33.8 In labor force 8,380 69.7 41,995 69.6 4,926,463 64.6 138,820,935 63.9 Average household size of owner-occupied unit 2.31 (X) 2.6 (X) 2.67 (X) 2.69 (X) Employed 7,827 65.1 39,964 66.2 4,637,461 60.8 129,721,512 59.7 Average household size Unemployed 533 4.4 1,918 3.2 284,992 3.7 7,947,286 3.7 of renter-occupied unit 1.94 (X) 2.14 (X) 2.24 (X) 2.4 (X) Armed Forces 20 0.2 113 0.2 4,010 0.1 1,152,137 0.5 Specified owner- Median household occupied units 3,489 100 17,669 100 2,269,175 100 55,212,108 100 income (dollars) 37,330 (X) 43,169 (X) 44,667 (X) 41,994 (X) Mean retirement VALUE income (dollars) 17,345 (X) 16,806 (X) 16,725 (X) 17,376 (X) Median (dollars) 124,600 (X) 130,400 (X) 115,600 (X) 119,600 (X) Median family income (dollars) 46,912 (X) 51,211 (X) 53,457 (X) 50,046 (X) Per capita income YEAR STRUCTURE BUILT (dollars) 22,247 (X) 22,111 (X) 22,168 (X) 21,587 (X) 1999 to March 2000 83 1.2 1,642 4.7 91,872 2.2 2,755,075 2.4 1995 to 1998 276 4 3,799 10.9 272,594 6.4 8,478,975 7.3 POVERTY STATUS IN 1999 (below poverty level) 1990 to 1994 163 2.4 3,782 10.9 259,389 6.1 8,467,008 7.3 Families 172 (X) 801 (X) 192,376 (X) 6,620,945 (X) 1980 to 1989 577 8.4 6,203 17.8 446,197 10.5 18,326,847 15.8 Percent below 1970 to 1979 1,108 16.2 7,743 22.2 722,799 17.1 21,438,863 18.5 poverty level (X) 4.8 (X) 3.8 (X) 7.4 (X) 9.2 1960 to 1969 566 8.3 2,773 8 602,670 14.2 15,911,903 13.7 1940 to 1959 1,507 22 4,353 12.5 1,123,299 26.5 23,145,917 20 1939 or earlier 2,557 37.4 4,547 13.1 715,459 16.9 17,380,053 15

ACROSS GRANDVIEW PARKWAY 39 Fig. 123: Downtown Traverse City, 1884.235 Development occurs south of the Boardman River Fig. 124: Downtown Traverse City, 1904. 236 Development pushes eastward along Front Street and is focused around Front Street. Beginning at Union Street, development occurs eastward and forms along State Street. The densest area of development occurs along Front Street be- with the peak building density between Cass and Park Streets. Private residences and boarding tween Union and Park while development north of the Boardman River remains minimal. houses are dominant uses off of Front Street, with the exception of a few warehouses and liver- ies. At this point, very little development has occurred on the bay side of the Boardman River CITY

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1981, and 2003. Together, these maps illustrate of use of downtown built space. It is only in the to offer priority to commercial spaces at street Evolution Of The the evolution of the downtown over a period of past few years that office use has risen to ap- level for this reason. Residential use is also Central Business 119 years. proximately an equal percentage of commercial. valued in the downtown. Along Front Street, While office use is more conducive to drawing residential uses steadily declined after 1929, District To quantify downtown growth, Polk City Directo- pedestrian traffic downtown than industrial, and have only recently increased to represent ries were used for the years 1894, 1929, 1940, keeping office space on the second floors (and 24% of downtown use. The most positive trend Historical Growth of the Downtown 1962, 1980, and 2004. Streets were analyzed above) of buildings, particularly along Front shown by Figure 74 is that the proportion of To gain a better understanding of the develop- in the directories on a street-by-street basis Street, is strongly recommended. Commercial vacant use along Front Street has decreased ment of downtown Traverse City, several types and the uses at each address were recorded uses consistently draw a larger, more varied since its maximum in 1980, and is continuing of historical documents were consulted. One as one of six possible categories: institutional, group of pedestrians into an area than any other to decline as the downtown becomes a more method involved the analysis of Sanborn Fire residential, commercial, office, industrial or combination of uses. It is especially important varied and exciting place to live, shop, and work. Insurance Maps from 1884, 1904, 1929 and vacant. When the data were tallied by period it 1945. These maps were once used by insur- permitted us to compare the distribution of uses ance companies to show potential fire risk to over time. urban structures. They included numerous details about built forms, including building out- With a broad understanding of the changes lines, construction materials, building heights, in downtown over time, a more detailed look and uses. For this study these maps were used at Front Street seems appropriate due to its to create figure-ground studies in which all built pre-eminent position as the heart of downtown structures inside the study area were outlined Traverse City. City directory information was and shaded to definitively show the amount and used to chart the evolution of usage along Front location of development present in each time Street from 1894 to 2004 (Figure 74). Dating period. The same process was used with aerial from the earliest records, commercial usage photographs of Traverse City taken in 1961, has consistently been the most prevalent type Figure 125: Front Street Use Categories, 1894-2004 40 Fig. 126: Downtown Traverse City, 1929. By the end of the 1920s, density has increased along State Street and ex- tended further east along Front Street. This time period also ushers in the beginnings of an industrial district that is now known as the Garland Hall District. This industrial district is located between Union and Hall Streets, just northwest of downtown Traverse City.

Fig. 127: Downtown Traverse City, 1945. 237 By the mid- 1940s rail lines have promoted the creation of a bustling industrial sector and density has increased on the western edge of Front Street, just east of Pine Street. New develop- ment has occurred south of Washington Street at the edge of the Boardman River.

ACROSS GRANDVIEW PARKWAY 41 42 LAYERS OF TRAVERSE CITY power plant. the HolidayInnHotelandseveralotherstructuresnear new developmentalongthebayfront,withadditionof Street, aswellonthenorthsideofStateStreet.Thereis where buildingsformerlyexistedonthesouthsideofFront has decreasedsincethemid1960s.Emptylotsremain Fig. 129:DowntownTraverse City, 1981. trial buildingsandwarehouses. and theGarlandHallDistricthasalargenumberofindus been constructedbetweenthedowntownandbay, Street iscompletelydeveloped,GrandviewParkwayhas Traverse Cityexperiencesitspeakbuildingdensity. Front Fig. 128:DowntownTraverse City, 1961. 239 238 Buildingdensity Inthe1960s - Fig. 130: Downtown Traverse City, 2003. 240 The year 2003 shows additional vacant areas in the downtown where buildings existed as recently as the 1980s. The Garland Hall District shows a significant reduction in the number of structures, and surface parking has become a dominant feature in the downtown

Fig. 131: Downtown Traverse City 2003 with sur- face parking illustrated in grey

ACROSS GRANDVIEW PARKWAY 43 Fig. 132: Martinek’s clock in downtown Traverse City Table 3: Historic Structures in Traverse City listed on the National and/or State Register of Historic Places241

CITY Structure Year Constructed Location Register and Date

Listed

American Legion 1930 South Cass Street National Register of Memorial Bridge - where Cass meets Histroric Places 2000 TRAVERSE South Cass Street Bridge the Boardman River OF

City Opera House 1891 106-112 East Front Street State Register of Historic, 1971

LAYERS Congregation Beth El 1885 312 South Park Street State Register, 1975.

Grand Traverse County Courthouse 1898 Southwest corner of Boardman State Register, 1974. (present structure) and Washington Street

Perry Hannah House 1891-1893 305 Sixth Street State Register, 1971. National Register, 1972.

Ladies Library Building 1909 216 Cass Avenue State Register, 1986.

Mac’s Super Service Station 1931? 1935? 501 South Union Street State Register, 1987. because one of the emphases of the character Historic Buildings study is on informing the design guidelines Northern Michigan Asylum - approx 1885 West end of Traverse City, National Register, 1978. for connecting the Central Business District Traverse City State Hospital - (main building) bounded partially by Division and State Register, 1985. One of the features of Traverse City which Grand Traverse Commons 11th streets and Elmwood Avenue. with the bay. It is thus worthwhile to examine makes it so attractive to residents and visitors the architectural history and features of these is the eclectic mix of new and old buildings Novotny’s Saloon - Dill’s 1886 423 South Union Street State Register, 1979. structures in greater detail in an effort to bring found there. Traverse City possesses many to light those elements and materials which Park Place Hotel 1929-1930 300 East State Street State Register, 1990. historic treasures, a number of which are might be included in future construction. The listed in the National Register of Historic Sleder’s Tavern 1882 717 Randolph State Register, 1981. locations of these featured structures are Places and/or on the State of Michigan’s lettered A-P in Figure 133, with a narrative South Union Street/ 1931 South Union Street where National Register, 2000. Historic Register. (A complete list of these is on each following subsequently. The his- found in Table 3.) Here, however, the focus is Boardman River Bridge Union meets the Boardman River tory and features of the structures referred on those structures in downtown located on to in Table 3 are already well-documented, Front Street and Grandview Parkway, most of Wilhelm Brothers Store 1883? 427 South Union State Register, 1985. and therefore are only referenced here. which are not listed on either Register. This is Areas of Historic Significance

Boardman Neighborhood 1890s- Between State and Webster Streets, National Register, 1978. Historic District Railroad and Boardman Avenues

Central Neighborhood 1890-1914 Between Fifth, Locust, Union, National Register, 1979. Historic District Ninth and Division Streets

Grand Traverse Bay Northern boundary of Traverse City State Register, 1956.

44 Fig. 133: Historic buildings in downtown Traverse City

Name Address Built Name Address Built

A Traverse City State Bank (Fifth-Third Bank) 102 W. Front St. 1902 K Beadle Building (Mackinaw Brewing Company) 161 E. Front St. 1894

B Emanuel Wilhelm Building 101-103 W. Front St., 102-108 S. Union St. 1900 L First National Bank (Federico’s Design Jewelers) 201 E. Front St. 1908

C Masonic Building 102-104 E. Front St. 1890 M Lyric Theatre (State Theatre) 236.5 E. Front St. 1918, 1949

D Hannah, Lay and Co. Mercantile Building 101 E. Front St. 1883 N Con Foster Museum 181 E. Grandview Parkway 1934

E City Opera House 108-112 E. Front St. 1891 O Traverse City Gas Company (The Candle Factory) 301 Grandview Parkway 1901

F Anderson Building 114-116 E. Front St. 1892 P Straub and Amiotte Bros. Candy Factory 400 W. Front St. 1905 (North Peak Brewing Company) G Wurzburg Building 118 E. Front St. 1893

H Michigan Theatre (Front Row Centre) 121 E. Front St. 1940

I People’s Savings Bank 134 E. Front St. 1902

J Whiting Hotel 150-154 E. Front St. 1894

Table 4: Historic buildings in the study area

ACROSS GRANDVIEW PARKWAY 45 Fig. 136: Emanuel Wilhelm’s “skyscraper” Fig. 134: Traverse City State Bank (date unknown) Fig. 135: Fifth-Third Bank, 2005 (date unknown) Fig. 137: Emanuel Wilhelm’s Building 2005 CITY

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A) Former Traverse City State Bank (Fifth-Third Bank) B) Emanuel Wilhelm Building

Located on the northwest corner of Front and Union Streets, the former Traverse City State Bank Built in 1900, Emanuel Wilhelm’s “skyscraper” was 5 stories. Reaching perhaps 75 feet in height, was built in 1902 with materials from Markham’s brickyard in nearby Greilickville.242 The building it was the tallest brick building of the day until the Traverse City State Bank came along two years stands about 60 feet tall, with a clock tower and flag pole that may reach 100 feet high.243 Absent later with a striking tower that surpassed it. Formerly the Traverse Theatre and the Traverse Hotel, it today’s building are the Vermont marble columns and the original first floor façade details. The now houses retail establishments and offices.244, 245 original cornice has also been modified as illustrated by the photos above. The top 3 floors of Wilhelm’s building burned in 1970.246 Note that the second story windows on today’s building are the same as those in the original building. However, the modern Mansard style roof and rigid awning added after the fire gives the impression that the windows and second floor are shorter than they actually are. In addition, the entrances to the building have been significantly modified, and in some instances, relocated.

46 Fig. 138: Masonic Building built 1890 Fig. 139: The reconstructed building in 2006 Fig. 140: Mercantile Buidling (date unknown) Fig. 141: Mercantile Building in 2005

C) Masonic Building D) Hannah, Lay and Company Mercantile Building

At 102 and 104 East Front Street, across the street from the old Hannah Lay and Company At 101 East Front St, on the northeast corner of Front and Union Streets, sits the Hannah, Lay and Mercantile, is the Masonic Building. Designed by architect E.R. Prall of Pontiac, the building was Company Mercantile Building built in 1883 of Markham brick. It was the biggest general store in constructed in 1890 with a double storefront and two stores in the rear of the building on Union Northern Michigan, and possibly in all of Michigan for a time. In 1928, the Mercantile closed and Street. The Masonic Lodge occupied the upper two floors.247, 248 remained so until Montgomery Ward occupied the building in 1937.252 The structure is currently home to Boyne Country Sports and other businesses. A fire destroyed much of the building sometime between 1986 and 1987,249 and the building was mostly rebuilt. While it retains much of the character of the original, there are notable differences. Note that the building originally possessed 6 bays, whereas today there are 4. The two easternmost Once a four story building (as pictured above), the majority of the Masonic Building with frontage on bays burned in 1940. However, a firewall prevented the fire from spreading further west through- Union Street is now just three stories. The front of the building remains largely the same, although out the building.253 The upper two stories of the building closely resemble the original structure in shorter than the original. Note how the taller windows of the original building’s first floor make it -ap terms of the fenestration and building material, although today the brick is painted. In addition, the pear much taller than today’s first story. Much of the ornamentation has been replicated, including entire first floor façade is a more modern one than the original with arches over the entrances and the window fenestration. Decorative cornices as shown in the original photograph, however, have windows. The long porch has been removed. not been replicated in the newer structure. A much simpler cornice is present today.

The building directly south of the Masonic Building is an addition to it, and includes an elevator.250 Since the southernmost storefront of the Masonic Building on Union Street has always housed a series of barbershops from the building’s construction until the fire, Robertson’s Barbershop in the first floor of the addition continues this long tradition of use.251

ACROSS GRANDVIEW PARKWAY 47 Fig. 142: City Opera House in the 1930s Fig. 143: City Opera House 2006 Fig. 144: The Anderson Building in 2006 CITY

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E) City Opera House F) Anderson Building

The City Opera House, at 106 East Front Street, was built in 1891 by John Wilhelm with financing The Anderson Building at 116 East Front Street, built with Greilick brick in 1892,256 was partially from Anthony Bartak, Charles Wilhelm and Frank Votruba. Also designed by E. R. Prall, this late Vic- destroyed by fire at some point in its history. While it lost its third story, today’s second story is virtu- torian-style building has been the host of numerous functions, such as meetings, concerts, dinners, ally unchanged.257 and dances. In 1980, a descendant of Frank Votruba donated the building to the city and efforts to restore its interior continue into 2006. The City Opera House was added to the State Register in 1971, to the National Register of Historic Places in 1972, and in 1985 a historic marker was placed near the site.254

The building remains 3 stories high and is constructed mainly of brick and stone. Note the changes in the first story façades of the businesses that are located there. Frank Votruba’s Harness Company became a Leather Goods Store in the late 1920s.255 Some of the stone accents remain the same, but the sign now covers much more of the windows. The second and third floor exteriors are the same, with brick pilasters adorning both.

48 Fig. 145: The Wurzburg Building in 2006

Fig. 146: Michigan Theatre built 1940 Fig. 147: Front Row Centre shops and offices 2006

G) Wurzburg Building H) Michigan Theatre (Front Row Centre)

Next door to the Anderson Building is the Wurzburg Building, built in 1893 at 118 East Front The Michigan Theatre, built in 1940 at 121 East Front Street, has undergone some significant Street.258 Originally a furniture store, it is the only building on Front Street whose original bay win- changes over the years. For instance, an extra story was added.259 Note how the symmetry of the dow remains intact. Mullions provide decoration in the windows above the storefront. building has been preserved through the addition of long windows that fit the shape of the pilasters extending the length of the original structure. The same square-shaped ornamentation persists. One example is the imitation of the original marquee in the form of a permanent awning.

ACROSS GRANDVIEW PARKWAY 49 Fig. 148: The building in the early 20th century Fig. 149: The building in 2006 Fig. 50: The Whiting Hotel in the 1940s Fig. 151: The Whiting Hotel today CITY

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I) People’s Saving Bank J) Whiting Hotel

The People’s Savings Bank at 134 East Front Street was Traverse City’s second bank and was At 150-154 East Front Street sits the Whiting Hotel, the first brick hotel in the city, built in constructed in 1902.260 It closed during the Depression and today serves as the location of the 1894.261, 262 Since the 1940s, there appear to have been no structural changes to the second retail store Nannette Keller. Much of the original architecture has been preserved. The first floor has and third floors of the building. Notably, the balconies, fire escape ladders, and hotel sign were been painted, but the masonry work is intact. The Romananesque arches on the first and third floor removed, but the segmented arches on the third floor windows remain, as does the parapet that remain, though the original second and third story casement windows were replaced, and the deco- adorns the roofline of the building. rative glass over the entrance was removed. In the entryway, the name of the bank is still visible in a floor mosaic.

50 Fig. 152: The Beadle Building in the 1940’s Fig. 153: The Beadle Building in 2006 Fig. 154: First National Bank (date unknown) Fig. 155: Federico’s Design Jewelers in 2006

K) Beadle Building (Mackinaw Brewing Company) L) First National Bank (Federico’s Design Jewelers)

The Beadle Building sits at 161 East Front Street on the northwest corner of the Front and Cass First National Bank opened on the northeast corner of Front and Union Streets in 1908.265 At 201 Street intersection. It was built in 1894 from Markham Brickyard bricks,263 and is now home to the East Front Street, Federico’s Design Jewelers occupies this historic structure today. With the excep- Mackinaw Brewing Company and upstairs offices.264 tion of extensive changes to the front of the building, including the removal of the Ionic columns and changes in masonry, much of the original architecture has been preserved. The columns were Notable changes to the first story include a change in the location of the principal entry on Front removed. Street. As shown in the photo from the 1940s, the entrance subdivided the building into two retail spaces, producing a double storefront. Later the entrance would be moved to the west end of the storefront. The large windows on the ground floor remain principally the same, although the adver- tisements that used to occupy the upper portion of these windows have been removed, allowing more light in from the outside. Additionally, a brick corner was added to the southeast side of the building. The Beadle Building provides another example of the skilled brick craftsmanship that can be found in several of Traverse City’s historic buildings.

ACROSS GRANDVIEW PARKWAY 51 Fig. 156: The Lyric Theatre, early 20th Century Fig. 157: The State Theatre in 2006 Fig. 158: Con Foster Museum built 1934 Fig. 159: Con Foster Building today CITY

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M) Lyric Theatre (State Theatre) N) Con Foster Museum

At 233-235 East Front Street sits the State Theatre, once the Lyric Theatre. The Lyric Theatre was At 181 Grandview Parkway is the Con Foster Museum, built as a WPA project in 1934.268 In 2002, built in 1918, but burned in 1948.266 The State Theatre, which opened in 1949, retains the side the staff and Friends of the Con Foster Museum decided to move the collections once housed there and back walls of the Lyric. As a result of the fire, however, the front of the original building col- to the Carnegie Building, where they can be more readily accessed year-round. Since this time, the lapsed and the brick was replaced with the bright red tile panels above. The windows and original Con Foster Building has remained empty.269 ornamentation were not replaced.267 A modern marquee was added and an important Traverse City landmark was born. The brick structure, built in the institutional Art Moderne style, still looks as it originally did, although some openings have been modified. However, the landscape around the building has changed considerably, with the construction of Grandview Parkway in 1952, the addition of the underpass nearby, and the conversion of stairs to an accessible ramp.

52 Fig. 160: Traverse City Gas Company Fig. 161 2006 as the Candle Factory Fig. 162: The Straub Brothers Building (date unknown) Fig. 163: North Peak Brewing Company 2006

O) Traverse City Gas Company (The Candle Factory) P) Straub Bros. and Amiotte Candy Factory (North Peak Brewing Company)

At 301 Grandview Parkway, the old Traverse City Gas Company270 appears to have remained largely The Straub Brothers and Amiotte Candy Factory was built in 1905 at 400 West Front Street when intact over the years, particularly in the eastern half of the building. Although the original windows the company grew too large for its earlier factory.271 After the Candy Factory closed during the are still present, it looks as if the door on the western side of the building has been converted into a Depression, the building served a manufacturing company and a motor car company.272 Today, it is window and that the primary entrance to the Candle Factory is now on the north end. The roof has the home of North Peak Brewing Company and upstairs offices and residences.273 changed over time with the removal of the upper portions. Significant changes have occurred over the years. Although the original building and today’s structure do not appear to be remarkably different, the current building is the product of extensive renovation. For instance, approximately 10 years ago, the 3rd floor of the building was added back on.274 In addition, the primary entrance has been relocated to the western side of building, and an additional entrance has been added on the eastern side. It also appears that the southernmost por- tion of this structure was rebuilt at some point: there are more windows on the south side of today’s building. New windows have replicated the original windows, both of which were built with mullions to create separate panes.

ACROSS GRANDVIEW PARKWAY 53 Fig. 164: Recommendations for enhancing historic building façades from the 1975 Traverse City Central Area Plan prepared by JJR. CITY

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expected with amendments in 2006. Appendix Whereas the 1941 and 1962 plans emphasized 2. An increase in the amount of public A Planning History C presents several comparative examinations of the technical aspects of physical planning, participation and community involvement of Traverse City the city plans and zoning ordinances throughout such as the distribution of a growing population in the planning process. the years in an effort to chronicle the changing across the city, the suitability of land for devel- Significant documentation of community As mentioned in the historical overview, Tra- trends in planning in Traverse City. A content opment, and infrastructure provision; by 1977, involvement in the planning process first ap- verse City’s tradition of regulating and planning analysis of the city plans reveals significant there was a new focus. This new focus was on peared in the 1977 City Plan. In the 1942 and for development began long before the city changes in the approach to planning in Traverse broader community goals such as the urban 1962 plans, the concepts of community goals adopted its first zoning code in 1941. City, as well as several consistent concerns and social character of the city and historic and and public involvement are mostly absent. The about the character of the community. environmental protection. 1942 plan recommends “that every indi- Shortly after Traverse City adopted its first set of vidual interested in the orderly development zoning ordinances, J Martin Frissel, a city plan- Notable changes in Traverse City Planning (as The 1977 City Plan reflected an increased of Traverse City, study the city plan and bring ning consultant from East Lansing, completed embodied in the city plans) include: awareness of the linkages between population to the City Planning Commission suggestions, “A Report Upon The Comprehensive City Plan growth and economic factors, as well as the comments, and constructive criticisms which 1942 for Traverse City.” Major revisions to the 1. Increasing concern for maintaining growing national environmental consciousness may be helpful in keeping the plan a living and comprehensive City Plan were subsequently and enhancing quality of life. of the day. In Traverse City, the environment vigorous achievement...to make the plan effec- adopted in 1962, 1977, and 1994. Revisions Population projections are an important part of has always been valued for its recreational and tive.”276 to the city plans have coincided with major any comprehensive plan. The projections for agricultural value, but a history of growth, along changes in the Traverse City Zoning Code at Traverse City from the 1942 and 1962 Plans with experience with earlier planning efforts, led By the 1970s, community participation in several points in the city’s history. At the writing proved inaccurate275 and, by 1977, the physical to a more forward-looking city plan. By the late the revision and adoption of the plan (largely of this study, a group of citizens and city officials build–out of the city proper just exceeded the 1970’s, the importance of adopting a flexible, prepared from consulting work conducted by are revising the 1994 plan. Minor amendments 1960’s level. However, growth outside of the city dynamic document reflecting community goals Johnson, Johnson, and Roy - JJR) is discussed have occurred since the plan was adopted in boundaries continued at a high rate. became the norm. at length in the plan. In Traverse City, com- 1994. However, more significant changes are munity involvement in the planning process has become more proactive and inclusive over time.

54 Fig. 165: Suggested front façade treatments from the 1962 Second Phase Master Plan prepared by Harland Bartholomew and Associates, St Louis, MO.

Both the 1962 and 1977 plans called for malls A number of concerns have persisted through- 2. Concern for the protection of the Board- 3. Greater concern for in the West End of the Central Business District, out the evolution of the city plans. These man River, as well as its enhancement and environmental protection. the latter suggesting a pedestrian mall in the concerns are: development for recreational enjoyment. In the early 1940’s, environmental concern in alley between Front and State Streets. Alterna- The 1942 City Plan stated: “The protection and the city plan was focused on recreation and the tively, the 1962 plan called for a reorientation of 1. Preserving Traverse City’s “small-town development of the banks of Boardman River for preservation of scenic vistas. While these goals the buildings on the north side of Front Street character.” public use is as important as the development remain, today there are many references to the toward the Boardman River. The 1977 and the 1994 plans made the preser- of the bay front. The river winds through the need to protect woodlands, wetlands, water vation of its small-town character a community center of the city and is constantly in the public areas, and other significant features for reasons On the south side of Front Street and north side goal. In 1977, the plan talked of “(maintaining) eye...various treatments will be required as con- beyond human enjoyment. of State Street, new structures would be erected a small-town atmosphere [and] keeping the bal- ditions may warrant. Certain narrow stretches facing one another, with parking between the ance and diversity of people and environment.” in the business district may be merely tree lined 4. The importance of preserving the two. This would have effectively created a Elements of this included a mix of historic and walkways or promenades; in other places a trail historic character of the Central Business 1960’s shopping plaza in the downtown, with new structures and a pedestrian-scale built above or below the bluffs will give the public District first appeared in the 1975 Traverse Front and State Streets becoming major traffic environment. It also included less tangible access to the scenic value of the River, which is City Central Area Plan and later in the corridors. attributes such as community involvement, now neglected and abused. It is important that broader, 1977 City Plan. “familiar people and places, friendliness and the community exercise control over the river Whereas the 1962 plan envisioned a downtown concern, and a hometown feeling.”277 Interest banks to protect them from spoilation.”278 with newer, modern-style structures, the 1977 in preserving the city’s character began prior to plan emphasized maintaining the pedestrian the 1970s, but was less pronounced in earlier scale of the central business district, enhanc- planning documents. ing historic façades and adding pedestrian streetscape improvements.

ACROSS GRANDVIEW PARKWAY 55 Fig. 166: Suggested rear façade treatments for buildings facing the Boardman River from the 1962 Bartholomew and Fig. 167: Recommendations from the 1975 JJR Plan for inserting activity along the edge of the Boardman River, Associates Plan creating destinations between the downtown and the waterfront. CITY

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3. A continuing call to improve the rear 4. A consistent concern for the enhance- façades of the buildings on the north ment of the Central Business District (CBD) side of Front Street overlooking the and the Bay Front. Boardman River. The value of the CBD, the river, and the bay Phase II of the 1962 Bartholomew Plan was the front, has long been recognized in the city. In first to prescribe treatments for the rear sides of addition to the aforementioned comprehen- the buildings on the north side of Front Street. sive plans, special studies, such as the 1974 Referring to architectural designs and concepts JJR Central Business District Plan, have been included in the 1962 Plan, Bartholomew and commissioned from time to time, highlighting Associates asserted that the importance of these areas to Traverse City. This plan was the first to articulate the potential “...the suggested treatment would afford benefits of enhancing the Boardman River as marked advantages. The structures would not a means to integrate the downtown and the only be more attractive, but could also be more waterfront. The work of Traverse City residents convenient for the customers ... The walks and partner institutions in the current “Your Bay, provided in the rear of the stores would, in Your Say” initiative is particularly relevant when effect, result in double frontages, which should the documentation of these enduring priorities attract customers and improve the value of the is considered. properties for retail use.”279

56 Table 5: Zoning districts in the Traverse City study area, 1941 to present

1941 Code of Ordinances 1958 Code of Ordinances 1999 Code of Ordinances

Note: A 1970s copy of this Code was analyzed for this report which likely included amendments to some of the original provisions of the 1958 Code.

R-1A: Single Family Residential R-1: Single Family Residence District R-1a and R-1b-Single Family Dwelling Districts R-1B: Single Family R-2: Single Family Residence District R-2 - Two-Family Dwelling District Residence District R-3: Two-Family Residence District R-9, R-15 and R-29 R-4: Multiple Dwelling District Multiple Family Dwelling Districts R-4a: Medium-Density Multiple Dwelling District R-4b: Low-Density Multiple By comparing the 1941 zoning map with the Dwelling District Zoning Boundaries: current zoning map, numerous changes are Past and Present evident between Eighth Street and the bay R-4A: Apartment R-6: High-Rise Apartment District front. These changes include an increase in Residence District While the Comprehensive Plan is the com- the amount of open space along the bay front, C-1 - Office Service District munity’s road map for its future, the zoning the removal of industrial districts, a decrease C-3 Commercial District C-3 - Community Center District ordinance is the specific rule book that shapes in multi-family residential areas, and changing C-2 General Retail District C-4 Central Business District C-4 - Regional Center Districts change over time. As mentioned earlier, Tra- designations for commercial space. Further, (a,b,c designations) verse City adopted its first zoning code in 1941. note the increase in flexibility within this area Major revisions to the code were enacted in today insofar as the type of development is WM-1A: Wholesale-Light Manufacturing D - Development Districts 1958 and 1999, with a number of amendments concerned. For example, three different devel- WM-1B: Wholesale-Light Manufacturing GP - Government/Public District made in the intervening years. Figures168 and opment districts which allow for, and encourage, M-2: General Industry 169 compare zoning in 1941 and today. mixed use have been added. Table 5 shows the evolution of zoning districts within the Traverse F-1: Forest Agriculture District City Character Study Area through the years. Appendix B contains a table of complete zoning S-1: Scenic Reserve District Parks, Recreation, and Open Space OS - Open Space District districts for this period.

ACROSS GRANDVIEW PARKWAY 57 Fig. 168: 1941 Traverse City Zoning Map. Source: 1941 Code of ordinances. Map colors added to illustrate the distribution of commercial, residential, industrial, and open space areas in 1941 CITY

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In an effort to compare not only the changes in Building Height In these areas, new construction can range from We are particularly supportive of the increases land use designations since the 1940s, but also 30 to 100 ft in height, although any building in the commercial districts with incentives for the changes in building standards since that Between 1942 and today, allowable maximum higher than 60 feet must contain at least one mixed use development, especially because time, we examined the standards for multi-fami- building height has fluctuated with an increase floor of residential units. Above a height of new construction in these areas is likely to ly dwelling districts, the central business district, in some areas. (Recall that some of Traverse 45 feet for these buildings, the floor must be occur south of Front Street, and in some cases, and office and institutional spaces. Retaining a City’s tallest buildings, such as the four-story recessed ten feet from the first floor building -fa at its western end. Although these regulations mixture of uses is a critical component for the Fifth-Third Bank on at the northwest corner çade. In addition, buildings are allowed to reach allow for potential changes to the skyline of the enduring vitality of any downtown. These des- of Union and Front Streets and the ten-story 100 feet only if the top floor is used to screen CBD, they are highly unlikely to produce devel- ignations are highlighted in Table 5. Appendix Park Place Hotel at State and Park Streets, needed building equipment. (This provision was opment that will obstruct views from the CBD to C provides a comparative chart of changes in were constructed well before the zoning code approved in late 2005.) the bay front and vice-versa. site planning and building standards in these was enacted.) In 1942, the maximum height districts throughout the years. of buildings was not to “be erected to a height In the multiple dwelling districts, allowable exceeding the width of the street it fronts or building height has increased by just 5 feet Building height, Development Districts, and abuts.” In 1942, the width of Front Street right- since 1941, except for in 1958 when a high rise parking and setback requirements are important of-way was 66 feet wide. (The street pavement district was added to very select areas adjacent indicators of the city’s commitment to encour- from curb to curb is 44 feet wide.) By 1958, to the CBD with allowances for multiple dwelling aging renewed growth and infill development buildings in the C-4 CBD were allowed to be a units that were up to 125 feet tall. in the downtown. We have summarized the maximum of ten stories and 125 feet tall. By change in these indicators over time. 1999, the C-4 district was divided into three separate classifications: C-4 a, b, and c.

58 Fig. 169: Traverse City Zoning 2006

Development Districts and In 1942, the Traverse City zoning ordinance encouraging compact development that relies other Improvements to Regulation restricted development by implementing restric- less on automobiles, and more on walking tions on lot frontage, lot area, and by requiring and biking. The impact of automobiles and The inclusion of special Development Districts, minimum floor areas and lot sizes for dwelling their attendant greenhouse gas emissions are such as the Red Mill Development District in the units. By 1999, all of the above provisions had increasingly evident throughout the world. In In order for Traverse City 1999 Code, is an innovative and important step been removed from the multiple family and order for Traverse City to minimize the impact to minimize the impact to support the objectives mentioned above. commercial districts. (Some, but not all, of these of climate change on the natural areas that it provisions had been removed in the interim ver- holds important for personal and financial rea- of climate change on the Additional progressive changes that have sion of the Code) While still regulating building sons, we urge the community to take advantage encouraged efficient use of land and resources placement and height, the current code offers of the opportunity it has to serve as a model of natural areas that it holds in the downtown are discussed below. much greater flexibility in terms of the varieties environmentally responsible development for important for personal and of parcels which can now be developed. the rest of Northern Michigan. One such change was the elimination of front financial reasons, we urge the setback requirements in the CBD commercial Although some may feel that taller buildings community to take advantage areas in the late 1950s - except for instances in threaten the small-town feel of Traverse City, which structures are to be constructed adjacent increased density does not have to mean ad- of the opportunity it has to serve to residential areas. Between 1958 and 1999, ditional traffic, or a deterioration of community. as a model of environmentally rear setback requirements in commercial areas Increased density is essential to make the most were reduced from 25 feet to a range of 5 to 20 efficient use of city tax dollars, as well as for responsible development for feet, depending upon the structure’s proximity to residential districts. the rest of Northern Michigan.

ACROSS GRANDVIEW PARKWAY 59 Fig. 170: Parking Facilities in the Central Business District 1962 Fig. 171: 2006 Public Parking Facilities in the Central Business District. CITY

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Number of Spaces Although the inventory boundaries are not a Parking: Historic complete match, the amount of parking has Trends Parking System 1962 Today Notes on 2006 Parking increased in Traverse City over time. The 1962 Curbside Parking 513 679 Mostly metered-parking Bartholomew Plan indicates that a 1952 survey Table 6 quantifies the changes in parking found 1724 parking spaces (with another 60 evidenced in Figures 170 and 171. Of Off-Street Spaces: Public Lots 549 1655 Included in this figure 475 are metered and spaces under construction.)281 Furthermore, permit spaces in the Larry C Hardy Deck. important note is that today’s DDA boundaries when the associates at Harland Bartholomew vary from the area inventoried in 1962. In Off-Street Spaces: Customer Lots 485 664 conducted their study, they reported that there contrast to 1962, some of the parking that were 84 parking spaces per 1000 residents Off-Street Spaces: Private Lots 749 1384 Some of these spaces are located south of living in Traverse City in 1962.282 Recall from the DDA oversees is found west of Pine Street Lake Street, not counted in 1962 (between Front and State), south of Washington, the 1960 U.S. Census data that Traverse City’s and south of the Boardman River between Union Total 2296 4382 population equaled about 18,400 residents. and Cass. (Parking that exists today south of Our calculations show that there were about 280 Lake Street is not pictured in Figure 171.) Table 6: Parking Available in Downtown Traverse City: 1962 to present 125 total parking spaces per 1000 residents in 1962, while today this figure is more than twice that: 302 parking spaces per 1000 residents.

Traverse City has taken a proactive strategy in providing parking for its residents and visitors in the downtown, while also recognizing the need to turn less-used surface parking lots into more productive uses. Consolidating surface lots into

60 In order for Traverse City to minimize the impact of climate change on the natural areas that it holds important for personal and financial reasons, we urge the community to take advantage of the opportunity it has to serve as a model of environmentally responsible development for the rest of Northern Michigan.

US Census data shows that in the 25 years between 1975 and 2000, the number of licensed drivers in the US increased by 46%, from 130 million to 190 million. Over the same time period, the number of vehicles in the US increased by 58% from 138 million to 219 million.

structures such as the Larry C. Hardy deck at that there are more unaccompanied drivers on The redirection of the traffic out of the down- the east end of the downtown follows prec- Traffic Moving Out the roads and less carpooling is happening, or town reflects the movement of both residences edent. The construction of the Hardy structure of Downtown more cars are being stored in the community. and work out of the central city. incorporates the latest mechanism for maximiz- Examining traffic counts that range from the As an aid to relieving traffic congestion, Traverse ing commercial, residential, and other space According to the Michigan Land Use Institute, mid 1960s to 2003, it appears that the main City is currently building the BATA transit sta- and promoting infill development: the structure 2000 US Census figures show that commut- cross streets through downtown, North Cass tion as urban infill development in the Red Mill is concealed in the middle of the block, envel- ers in Traverse City increased their average Street, North Union Street, East Front Street, Development District along Hall Street. It will oped by businesses, offices, and other uses. trip time to 20 minutes each way, an increase and East State Street, actually have lower service city, rural, and village-connector service of almost 25% since the 1990 Census. Also, traffic numbers in 2003 than in the 1960s.285 buses. The transit station is scheduled to be The new Bay Area Transportation Authority during these ten years, vehicle registrations in Perhaps as a result of the increasing travel completed in the summer of 2006. (BATA) station will hopefully further alleviate the Traverse City region increased at double the time and automobiles on the road in Traverse some of the need for parking as residents con- rate of the State of Michigan.283 US Census data City, many commuters have switched their sider the financial and environmental benefits of shows that in the 25 years between 1975 and East-West crossings from the northern route taking public transit. 2000, the number of licensed drivers in the US through downtown to the southern route closer increased by 46%, from 130 million to 190 mil- to Boardman Lake. Traffic counts for the same Today, much of the downtown, and indeed the lion. Over the same time period, the number of 40-year period of time reflect large increases in area covered by this study, fall under the C-4 vehicles in the US increased by 58% from 138 traffic outside of downtown. Areas showing the commercial zoning designation where off-street million to 219 million.284 We can see that the in- largest increases were: the southern edge of parking is not required. This is a wise policy crease in registrations in the Traverse City area Traverse City on Cass Street just north (a 287% for ensuring a healthy mix of office, retail, and is closely allied with national trends, showing increase) and south (246%) of Fourteenth; residential uses in the downtown. that there are more cars being registered in the Fourteenth Street (422%); Silver Lake (361%) country than new drivers becoming licensed. and Parsons Roads (402%), which lead both What this means for the Traverse City area is southeast and southwest out of the central city.

ACROSS GRANDVIEW PARKWAY 61 Fig. 172: Looking West Along the Boardman River

Fig. 173: View of West Grand Traverse Bay from Wayne Hill EVALUATION

CHARACTER

Gaining Insight through Photography o gain a better understanding of what the community and Tvisitors value within and around Traverse City, we randomly distributed 120 disposable cameras to Traverse City residents and tourists at the end of June 2005. With the assistance of the Traverse City Convention and Visitor’s Bureau, 20 cameras were distributed to six distinct segments of the population: community members including children (0-12 years), teenagers (13-19 years), younger adults (20-39 years), adults (40-59 years), and seniors (60+ years). The sixth group consisted of tourists of any age. character Along with the cameras, we included instructions reading, in part: evaluation

62 Fig. 174: Traverse City beach with swimmers and sunbathers Fig. 175: Duncan L Clinch Marina Fig. 176: Tall Ship Fig. 177: Bicycling at the marina

“We would like you to participate in our study by to them in more detail. In some cases, photog- The highest ranking groupings were Natural taking 27 photographs of the things YOU VALUE raphers listed additional sights they would have Features, Recreational Opportunities, Cultural or MOST about Traverse City. We will collect the liked to include, and explained why. Community Amenities, Businesses, and Man- Fig. 178: Kids’ Cove Playground at the Grand Traverse cameras and analyze the images to gain insight aged Landscapes. County Civic Center into what residents and visitors prize within the Results community. Below are 27 empty lines, one for The four specific categories with the highest A resounding 96% of participants took pictures each exposure on the camera that you have. To numbers of photographers were the marina of natural features. The beaches, bays, open help us understand what is important to you, (57%), boating/boats (43%), “open space” space, and Boardman River were the most pho- please write down a description of the picture (39%) and “shopping downtown” (39%). It is tographed, demonstrating the prominence that you took. You may also use the back of the interesting to note that these categories all these waterfront areas play in defining Traverse sheet to tell us anything else that you feel you relate to outdoor activities. Both the content of City’s uniqueness in participants’ minds. were unable to explain with just a picture.” the photographs and comments provided by participants were used to cluster specific cat- Similarly, within the Recreational Opportunities We distributed 120 cameras; 28 cameras were egories into broad groupings, providing a more group, boating was the most popular photo- returned with photos taken by 7 children, 6 comprehensive analysis of what photographers graphic subject. Pictures of play structures, teenagers, 2 younger adults, 3 adults, and 10 valued. All of the photographs in this section swimming, and trails were also present but seniors. We did not receive any cameras from were taken by camera study participants. less frequent. tourists. Some photographers used all 27 expo- sures, while others used only part of the roll. All of the respondents included at least a list of the photos taken, and many described the photos or explained what the scene featured represented

ACROSS GRANDVIEW PARKWAY 63 64 64 CHARACTERCHARACTER EVALUATION EVALUATION Fig. 179:TheClinchParkZoo locations. and1 Fourpeople(3 teenagers and fivepeopletookpicturesof entertainment Garland-Hall area), 7peoplementionedhotels, downtownorinthe noted specificshops(mostly others inthesurroundingarea. Twelve people cream shops, andwineries–somedowntown, specificrestaurants,ple photographed pubs, ice activities, anddowntowndiversity. Fifteenpeo with picturesofpeopleshopping, restaurants, highlighted Traverse City’s downtowningeneral, Within theBusinessesgrouping, 17people families. for destinations Museum, andtheciviccenter–allpopular farmer’s market, LakesChildren’s theGreat the districtlibrary, theCityOperaHouse, the subjects includedthenewmarina, thezoo, places ororganizations. The mostpopular tookpicturesofspecific photographers many Within theCultural/Community Amenities group,

- also included. Boardman Riverboardwalkandfish weirwere and around Traverse popular. Citywerevery The numerous parks, orchards, farms, andtrailsin ortheChildren’sbay thelibrary. Garden at The GardenClubplantingbedonthe the Friendly horticulture, featured photographers andmany participants weremostenthusiasticabout grouping, Landscapes Within theManaged life.mercial businessestoeveryday City reflectstherelevanceofdowntowncom ofdowntown including photographs Traverse businesses. ofparticipants The highpercentage importance ofsmalland/orindependentlocal or bigboxstores. Three peoplestressedthe downtown, inGrand Traverse Mall, stripmalls, storesoutsidethe younger adult)photographed Fig. 180:TheTraverse AreaDistrictLibrary

- the former the former Traverse Bankwerethe CityState Hospital andbarns, theCityOperaHouse, and HannahHouseonSixthStreet.Perry The State Victorian-era homes, includingthehistoric thecity’sparticipants photographed well-kept onhistoricarchitecture.twelve focused Many (16/28),raphers butoutoftheseexamples, fewerphotog wereincludedby Built Features walkability. andcommentsthanthecity’stention inimages andcarsreceivedmuchlessat transportation also included. Parking, thenewairport, public pedestrian bridgeovertheBoardmanRiverwas Parkway), sidewalks, anddriveretiquette. The importance oftheunderpass(underGrandview praising thetrailssystemsoremphasizing pedestriansandbicyclists:resources for either of Transportation, mostwereconcernedwith examples Of theparticipantswhophotographed Fig. 181:DowntownTraverse City - - the Past”, and “Living theSimpleLife”. Qualities” are: theFuture”,“Hope for “Pride in these illustrate of commentsthat “Intangible humor, andpreservation/restoration. Examples ics, safetyandsecurity, community feeling, neighborhoodaesthet These photosillustrated character orfeelingthroughthevisualmedium. tion. a conveyed inthiscategory Photographs importantinmakingthisdetermina extremely The photographer’s writtencommentswere ofphotographs categories Qualities”.“Intangible We namedoneofthemostinteresting have their continuinguse. ofhistoricstructures,preservation butalsofor the for notonly emphasized anappreciation photographs. Intheircomments, photographers ofhistoric building next mostpopularcategories Fig. 182:TheFriendlyGardenClubPlantingBed - - Camera Study Results by Category Total number Percentage Camera Study Results by Category Total number Percentage Camera Study Results by Category Total number Percentage photographers photographers photographers photographers photographers photographers

NATURAL FEATURES 27 96% TRANSPORTATION 18 64% Preservation/Restoration of Historic Beaches 16 57% Pedestrian Trails/Crossing/Access 15 54% Architecture for Current Use 5 18% Bay 13 46% Bicycling 9 32% Safety and Security 2 7% Open Space 11 39% Parking 3 11% Hope for the Future, Living the Simple Life, Open Space/ Boardman River 10 36% Airport 2 7% Forest Conservation, Patriotic Spirit, Preservation of History, Wildlife 9 32% Cars and Public Transportation 1 of each 4% Pride in the Past, and Place for Solitude 1 of each 4% Views 5 18% Old Mission Peninsula 3 11% BUILT FEATURES 16 57% SERVICES 9 32% Boardman Lake, Waterfront, Landforms, and Forest 2 of each 7% HISTORIC ARCHITECTURE 12 43% Medical Services 7 25% Historic Homes/Victorian Architecture 7 25% Governmental Services 2 7% RECREATIONAL OPPORTUNITIES 26 93% Perry Hannah House 4 14% Courtesy Services, Police/Security and Lifeguards/Safety 1 of each 4% Boating/Boats 22 79% Historic Buildings being used by businesses 5 18% Play Structure/Area 7 25% State Hospital and Barns – Village at Grand Traverse EVENTS 9 32% Swimming 6 21% Commons and Grand Traverse Pavillions; potential Yearly Events 7 25% Trails 5 18% uses for barns currently being debated 3 11% Film Festival 5 18% Baseball and Volleyball 4 each 14% City Opera House 2 7% Cherry Fest 4 14% Boardman Boardwalk, Bicycling, and Hiking 3 each 11% Traverse City State Bank Building - current 5th/3rd Bank 2 7% Weekly/Monthly Events 5 18% Canoeing, Fishing, Picnicking, Running/Track, Beadle Building - current Mackinaw Brewing Co. 1 4% Shakespeare in the Park, Free Concerts in Parks and Skateboarding, and Skiing 2 each 7% Ben’s Bar - current Moe’s Bum Steer 1 4% Music by the Bay 2 of each 7% Car Dealership - current Antique Store 1 4% Live musical performances - Interlochen, etc. 1 4% CULTURAL/COMMUNITY OPPORTUNITIES/AMENITIES 26 93% Carnegie Building – current Museum of History Monthly/Annual Events 3 11% Marina 16 57% at the Grand Traverse Heritage Center 1 4% Art Fairs 2 7% Clinch Park Zoo 13 46% City Gas Co. - current Candle Factory 1 4% Friday Night Live 1 4% Library (Traverse Area District Library) and City Opera House 7 of each 25% Dairy Bar - current Stained Glass Store 1 4% Sara Hardy Farmer’s Market, Grand Traverse Civic Center Historic Firehouse - current Hanna Bistro 1 4% OUTSIDE TRAVERSE CITY 10 36% (inc. exhibit hall), and Great Lakes Children’s Museum 6 of each 21% Hannah Lay Mercantile Building – Natural Features 9 32% Dennos Museum 5 18% current Boyne Country Sports 1 4% Cultural/Community 5 18% Grand Traverse Heritage Center, Old Town Playhouse Ladies’ Library and City Hall – currently law offices 1 of each 4% Managed Landscapes 5 18% and Convention and Visitor’s Bureau 4 of each 14% Bldg that now contains Omelette Shop 1 4% Trails 4 14% Milliken Auditorium 3 11% Auto Service - current Randy’s Old Town 1 4% Parks and Structures Associated with Water 2 of each 7% Music House Museum and Senior Center 2 of each 7% Historic Buildings and Architectural Details 2 7% Agriculture and Aquaculture 1 of each 4% Old Mission Lighthouse 1 of each 4% Recreational Opportunities 3 11% BUSINESSES 25 89% Firehouse #1 sign and Martinek’s Clock 1 of each 4% Built Features 2 7% General Photos of Downtown Traverse City 17 61% Small/Local Enterprises 1 4% Shopping Downtown 11 39% NEIGHBORHOODS 3 11% Restaurants Downtown 14% New Architecture, Site Furniture, Signage and Sculpture 2 of each 7% Central Business District Diversity and Active Downtown 2 of each 7% Mixed Use Developments and Alternative Energy Sources 1 of each 4% Downtown Alleys 1 4% Specific Eateries 15 54% INSTITUTIONAL 12 43% Specific Restaurants 8 29% Educational 10 36% Outdoor Dining and Wineries 4 of each 14% Continuing/Specialized 7 25% Ice Cream Shops 6 21% Secondary and Elementary and College 6 of each 21% Specific Shops 12 43% Religious 3 11% Hotels 7 25% Financial 2 7% Entertainment 5 18% Mall/Strip/Big Box Stores 4 14% INTANGIBLE QUALITIES 10 36% Small/Independent Local Enterprises 3 11% Neighborhood Aesthetic Qualities 8 29% Victorian-era/ Stately Older Homes 5 18% MANAGED LANDSCAPES 23 82% Brick Streets 2 7% Horticulture 14 50% Trees Providing Dappled Shade 2 7% Parks 10 36% Gardens, Sidewalks and Well-Kept Homes 1 of each 4% Agriculture 9 32% Quiet 1 4% Trails and Boardman River Structures 8 of each 29% Community Feeling 6 21%

Table 7: Aspects of Traverse City valued by Camera Study Participants ACROSS GRANDVIEW PARKWAY 65 Fig. 183: Districts located in the Traverse City study area. EVALUATION

CHARACTER

Districts Central Business District Character Of Mapping The Districts are areas that maintain a distinct visual Enclosed by the organic form of the Board- Traverse City Study Area character throughout. They may have well-de- man River on three sides, the Central Business fined boundaries, such as a busy road. Districts District’s grid-like streets provide an easily The general character of Traverse City, based Urban design scholar Kevin Lynch sug- can be united by a common pedestrian scale or navigable experience for vehicles and pedestri- upon photographic analysis, historical research, gested that a community’s character could be architectural style. Districts vary in size. It is not ans alike. Traveling through this district outside stakeholder surveys, and field observation is separated into five distinct categories: districts, uncommon for a district to have a strong core of the Pedestrian Core, a visitor will notice that of a historic northern resort town located paths, edges, landmarks, and nodes.286 Using surrounded by a gradient in which the character evenly sized blocks filled with a mix of uses. on the waterfront with the charm of small-town Lynch’s methodology, we were able to map out changes as you move outward.287 Ten different Retail, office, and institutional uses are housed living. Home to events like the National Cherry these characteristics in Traverse City based districts are contained within the downtown side-by-side in a series of dispersed buildings Festival and the locally-popular Friday Night on input from community members, walking Traverse City area. These areas range from resi- interrupted by surface parking lots. The frequent Live, the city still maintains its character with an tours, the camera study, and participation in dential districts (i.e. the Central Neighborhood, incorporation of parking lots on the street sides appealing northern quality throughout much of a community-wide waterfront focused design Boardman Historic District), to mixed-use (i.e. creates open views, allowing, for instance, the the year. The majority of the downtown is very charrette. As seasonal change dictates usage of River’s Edge, Old Towne), primarily commercial backs of buildings along Front Street to be walkable, making the street a place for social an area, our site visits occurred during different neighborhoods (i.e. the CBD and its subset, observed. This area is not as pedestrian-friendly. interaction. Each distinct area of the downtown times of the year. Pedestrian Core area), to current redevelopment Buildings in this district maintain a relatively provides the pedestrian with a unique experi- areas (Warehouse District and Red Mill District), common building height, many being only one ence, shaped by its own land use, services, and and open areas (Waterfront). These districts are to two stories in height, with the exception of architecture. shown in Figure 101 and described in further the Park Place Hotel, which visually punctuates detail in the text that follows. the sky with its ten-story tower. A decreasing

66 Fig. 185: (Pedestrian Core) View east along the 100 block of East Front Street Fig. 186: (Boardman Historic District) Homes along a shady street Fig. 184: (Central Business District) Shops along the south side of East Front Street’s 300 block

amount of first-floor retail is noticed as one Pedestrian Core The densely arranged buildings make use of Boardman Historic District travels outward from the center of the central Pedestrian travel increases as one moves closer a mixture of materials, including both painted Located directly adjacent to the CBD, visitors business district, resulting in less pedestrian to the “pedestrian core” of the Central Business and exposed brick, wood, and concrete. New observe a change in land use as they visitor en- interest and travel. Streets are wide enough District. Located along Front Street between architecture blends with the old, and new retail ter the more private residential area of the his- to allow for two lanes of vehicular traffic with Union and Park Streets, the visitor immediately uses, such as the Mackinaw Brewing Company, toric Boardman Neighborhood. The architectural parallel parking on both sides. Sidewalks are notices a distinct visual change from the sur- occupy historic structures. From the historic styles of the area’s single family residences, wide and lined with young trees. Four-way stops rounding areas. Buildings become much denser red brick of Fifth-Third Bank, to the stone walls demonstrate the variation in the ages of homes or stoplights exist at intersections to regulate and gradually rise in height—up to four stories of the historic First National Bank building, in the district. Homes of many colors, sizes, and traffic and allow for safe travel by foot. The in some areas. Decorative cornices in a variety construction materials provide visual interest as styles, ranging from cottages to the romantic large amount of surface parking contained of colors crown the buildings, while the latter’s they change from block to block. Crosswalks and decorative Queen Anne style can be found in the downtown, in addition to the Larry C arched windows create a cadence of glass and bump-outs interrupt each block, with brick- here. Peaked roofs, wrap around porches, Hardy Parking Deck, together demonstrate the down the street. Colorful awnings and trees paver paths guiding the pedestrian from each turrets, and colorful ornamentation are com- importance of the automobile. The combina- lining the street extend out over the sidewalk to side of the street. mon sights here. Throughout this district lush tion of a limited public transportation system enclose the pedestrian in the streetscape. Par- vegetation and manicured lawns are evident, into surrounding neighborhoods, along with allel parking on both sides of the street provides demonstrating that this area was once and still a comparatively small number of residences protection to the pedestrian, creating a buffer is a fashionable place to live. High canopies of in the downtown versus the suburbs, causes from two lanes of traffic heading west on Front mature trees create a sun-dappled effect on the most residents and visitors to drive to and from Street. Filled with dispersed retail, offices, and narrow streets, reinforcing the peaceful, mature downtown. Therefore, much of the pedestrian residences, Front Street keeps the visitor’s eyes feel of the area. travel in this area is comprised of visitors travel- wandering from storefront to storefront. ing from their cars to shops or to work.

ACROSS GRANDVIEW PARKWAY 67 Fig. 187: Left: (Central Neighborhood Historic District) Reynolds- Jonkhoff Funeral Home (historic Perry Hannah house) on Sixth Street

Fig. 188: Below: (Old Town Business District) Fig. 189: Outdoor dining area at Firefly Lounge in Shops along Union Street River’s Edge EVALUATION

CHARACTER

The Central Neighborhood Historic District Sixth Street’s north side, for Hannah wanted to Old Town River’s Edge Traveling from north to south within the Central enjoy unobstructed views from his porch. Lush The intersection of Sixth and Union Streets In the River’s Edge district, the visitor finds an Neighborhood, the visitor immediately notices vegetation greets the visitor, providing a canopy marks the district historically known as the Old area filled with new development. This district, the transition from grand old homes of a com- of green as one passes through the neighbor- Town Business District. Across the Union Street once containing an iron foundry, was trans- mon Victorian-style to smaller, more convention- hood. Houses built in this section of the neigh- Bridge is a smaller pedestrian scale retail area formed from a neglected brownfield to an area al single family homes. A few commercial, retail, borhood follow Hannah’s ideals of symmetry that slowly melds into Lay Park and the Central filled with mixed-use properties and detailed and institutional land uses are interspersed and an orderly community. Situated close to the Neighborhood. This area contains a series of landscaping. Standing at approximately two throughout the area, including the National mixed-use Old Town area and the major arterial 2-story retail and commercial buildings extend- to five stories above grade, this development Cherry Festival Headquarters, the Grand Tra- streets of Division and Eighth, this neighborhood ing down Union Street. Many of these buildings gradually steps back from the Boardman River verse Heritage Center, and the Reynolds Jonk- takes on a more public feel than the Boardman mimic the architectural styles of the buildings as it rises up to its maximum height. Materials hoff Funeral Home (also known as the historic neighborhood to those passing through by car. found in the pedestrian core in the late 1880s such as red brick, concrete and glass give a Perry Hannah House). The Central Neighborhood Brick-paved streets, patched with asphalt, show - some even bear the rectangular facades that more industrial feel to parts of the site, con- became one of the most desirable places to live evidence of gradual deterioration due to traffic extend up beyond their peaked roortops. Young necting back to its historically industrial use. within Traverse City after Perry Hannah built his flows and the age of the brick. trees and parallel parking create a buffer to the Borrowed views to the Boardman enhance home there. In this section of the district, homes two lanes of vehicular traffic moving north and River’s Edge, whose modern style and size are are set back at a uniform distance on lots on south on Union Street. This strip contains the a bit overwhelming to those passing through via closed Dill’s (once known at Novotny’s Saloon), the Boardman River boardwalk. a historic building noted by the Michigan Histori- cal Register.

68 Fig. 192: (Pedestrian Core to Waterfront Transition) Fig. 190: View south along Hall Street (Warehouse Fig. 191: (Warehouse District) View east along Riverman Sculpture, in the small reiverside plaza Fig. 193: (Pedestrian Core to Waterfront Transition) Sara District to the left, Red Mill District to the right) Garland Street adjacent to the N. Cass Street bridge Hardy Farmer’s Market

Red Mill District Warehouse District Grandview Parkway rather than continuing Bureau, which has architecture reminiscent Visitors to the Red Mill district will immediately Containing former industrial uses, this area is straight through from Hall Street to Union Street. of the old Manistee and Northwestern railroad notice an extension of the Warehouse area, home to both neglected and restored buildings Both pedestrians and drivers may feel as though depot, call this district home. The southern edge including three well-known enterprises: North that are either vacant or serve as commer- they are trespassing through a private area, a of this district abuts the northern side of the Peak Brewery, Folgarelli’s Market, and the cial enterprises. Buildings in this district are reflection of the industrial nature of the site. Boardman River, naturalized in some areas, and Candle Factory. The historic structures and primarily one or two stories tall, are commonly reinforced by retaining walls in others. A line of newer construction, such as the Northern Lakes constructed of concrete, and exhibit a distinct Pedestrian Core to Waterfront Transition vegetation along this edge includes both young Community Mental Health building and BATA industrial feel. Few trees exist here as much of This area, primarily comprised of surface park- and mature trees and shrubs, as well as lawn. station (currently under construction), come to- the land area is covered by pavement and sur- ing, is a zone of flexible use and transition. The Views to the north are completely open, allow- gether to create the eastern edge of this district face parking. The overgrown edge of the river, lot between Cass and Union Streets houses the ing for a long view over Grandview Parkway along Hall Street. Numerous redevelopment on the south edge of the district, is a popular popular Farmer’s Market twice a week during towards the bay. This district also facilitates efforts have been proposed for this area in an place to fish. Due to the many open areas and the market season. This area is a well-used physical movement across Grandview Parkway attempt to create better pedestrian connections juxtaposition with the waterfront, the National parking lot during the rest of the week. The lot through the underground tunnel to the zoo, to the waterfront. Brownfield redevelopment has Cherry Festival is held in part in this district to the east of Park Street features a nearby boat found just west of Cass Street. Public art in the significantly increased development during the summer months. Pedestrian and launch that is also frequently used by boaters form of sculpture, a small riverside plaza, and in the Red Mill District, allowing for new con- vehicular movement through the site is minimal throughout the year. The Chamber of Commerce access to the river boardwalk make this district struction such as the Harbour View Centre. as a result of Garland Street turning north to and the Traverse City Convention and Visitor’s one of the most diverse in the city.

ACROSS GRANDVIEW PARKWAY 69 Fig 195: Pathways located in the Traverse City study area. Fig. 1: Study Area in the Regional Context Fig 194: (Waterfront) Swimmers, sunbathers, and boaters on West Grand Traverse Bay EVALUATION

CHARACTER

Waterfront and bicycle travel. Plantings do exist; however, Pathways to avoid conflicts with vehicular traffic while Considered Traverse City’s most beloved they are strategically placed to avoid obstruct- Pathways, often dominant city elements, are crossing to Clinch Park. However, the tunnel resource, the waterfront is home to the city’s ing pedestrian and vehicular views to the bay. defined as linear segments in the landscape is often locked during cold weather, and from “open space,” sandy beaches, and a recently Views to the bay can be had from the downtown that are used to travel from point to point. Their evening until morning. Union, Cass, and Park renovated marina complex. Boating traffic is looking north on Park, Cass, and Union Streets. level of importance is dependent upon their use. Streets are the major north/south connections in high during the summer months and visitors As Grandview Parkway runs the length of the Pathways can include pedestrian and vehicular the hierarchy of paths linking downtown to the can often be found playing sand volleyball waterfront to the south of the site, pedestrian routes. In Traverse City, our team has focused waterfront. The view culminates in open space or swimming near the beach. There are few access to the waterfront from downtown is only on pedestrian paths. In addition to the sidewalk when looking down both Union and Park Streets structures, with the exception of those associ- permitted via crosswalks at Park and Union system, pedestrians travel throughout the study to the north. Cass Street, centrally located within ated with Clinch Park Zoo and the Duncan L. streets, the boardwalk at river level, or the area via the existing TART trail, Boardman River the Pedestrian Core, acts as a grand prom- Clinch Marina. Paved paths on the north side of pedestrian underpass at Cass Street, connect- boardwalks, and waterfront trails. A hierar- enade. The view north alongCass Street to the Grandview Parkway allow for pedestrian ing to the Zoo. chy of foot-traffic on these paths is shown in waterfront ends at the Clinch Park Zoo and the Figure 103. The majority of these paths provide Con Foster Building, creating a destination at pleasant traveling experiences; however, the Cass’s northernmost end. Each year during the pedestrian occasionally faces the challenge of winter holidays, the city places a large, deco- crossing busy streets. For example, the corridor rated holiday tree in the center of Cass, north along Grandview Parkway, although located of Front Street. Historically, as described in the near the waterfront, is unpleasant to cross due history section, a fountain was located at this to fast moving vehicles. To the visitor, this major point. These actions indicate that Cass Street is east-west corridor is conceptually dominant, an important pathway from the downtown to the given that vehicles are rarely required to stop for waterfront in all seasons. them. An underpass at Cass allows pedestrians

70 Fig. 196: Edges located in the Traverse City study area

Particular attention should be paid to the path- Edges District, are well kept and provide for pedes- The five-lane Grandview Parkway, in particular, ways created by Union, Cass, and Park Streets, Edges are created by distinct changes in trian access. However, along some parts of the acts as both a visual and mental barrier to by creating major downtown to bay front con- character, such as traffic flows, natural features, Boardman River these edges are undesirable. pedestrians wishing to travel from downtown to nections at these points. Hall Street is second- and perceived changes in the landscape. Edges, Pedestrians can not always walk to the edge of the bay front. There is not a stoplight or formal ary in the north-south connection hierarchy. whether they be railroads or throughways, the river, due to steep slopes or dense, shrubby crosswalk at Cass Street (the grand promenade) The northern views from along these streets are topography, or district boundaries, typically frag- vegetation. Some areas are fenced off, giving and Grandview Parkway, making travel across unobstructed ones of the open space on the ment the landscape.288 the feeling that one is not supposed to cross the parkway even more difficult for pedestrians. waterfront. However, the Red Mill District and there, or that danger sits behind it. Along Front (As noted earlier, the tunnel at Cass and Grand- the Warehouse District, as described previously, As shown in Figure 104, the Boardman River Street, nearly all of the buildings have their view Parkway is frequently locked, especially do not provide pleasant pedestrian experiences acts as a clear edge of separation in the land- backs facing the river with rear parking behind, during winter months.) Stoplights and formal within them. In addition, traveling south on scape. A vehicle or pedestrian cannot cross it accentuating the river as an edge. crosswalks do exist at the intersections of Union these streets does not connect the pedestrian unless permitted to do so by bridge, underpass, and Park Streets with Grandview Parkway, but to the downtown. Front Street acts as the major or boardwalk. River’s Edge, the Warehouse Dis- Traffic movement also creates defined edges. the length of time allowed for pedestrians to east-west pathway for pedestrians based on trict, the Central Business District, Old Towne, Grandview Parkway and Eighth Street have cross is short. the high levels of activity there that make it a and the Pedestrian Core to Waterfront Transition heavy traffic flows, each creating an edge that memorable place. all share a common boundary: the Boardman makes it difficult for a vehicle or pedestrian to As Lynch writes, “a strong edge does not neces- River. Many areas along the Boardman River, in- move across these streets. Pedestrians are re- sarily equate to something that is a barrier, or cluding those between Cass and Union Streets, quired to dart across these edges, since actual impenetrable”.289 A strong edge exists at the and Hannah Park and the River’s Edge crosswalks are infrequent and widely spaced. transition between the Pedestrian Core and the Central Business District. Once a pedestrian crosses over this edge or threshold, the charac-

ACROSS GRANDVIEW PARKWAY 71 EVALUATION

CHARACTER

ter of the downtown is distinctly different. In the Another prominent edge is located along Board- Landmarks pathways discussed previously. In some cases, Pedestrian Core, the buildings become denser man Avenue along the stretch in between the A landmark is a well-defined physical object in they signify a beginning or an end to dominant and begin to enclose the pedestrian, making the courthouse and old elementary school. Although the landscape, often used as a visual marker pathways. Landmarks often define the end of streets feel more walkable. Similarly, the pedes- Boardman Avenue defines a separation between for orientation and way finding. For example, vistas. This is the case with the view north from trian takes note of this change in character as the Central Business District and the Board- if someone from out of town were to ask a Cass Street to the bay front. The vista ends at a they move from the Pedestrian Core toward the man Neighbohood, the style and architecture of Traverse City resident for directions, the latter landmark: the Clinch Park Zoo. However, land- to the CBD. Buildings become less dense and these buildings echo each other from across the may use landmarks to describe how to get from marks do not exist at the northern ends of Union more surface parking lots arise. street. This creates a nice transition from either place to place (e.g. “walk towards the Fifth- and Park Streets where they meet Grandview side, signifying the positive character that an Third Bank tower,” or “it is across the street Parkway. Traverse City has many landmarks, This strong edge is felt on Front Street just west edge can create. from Horizon Bookstore,” or “go two blocks many of which are identified in Figure 197. of the Fifth Third Bank and Wilhelm Building. A down from the County Courthouse,” etc.) A number of new infill and redevelopment plans landmark is often spatially prominent, meaning Grand Traverse Bay: Perhaps the most important have been proposed for this area, which may that it is visible from many locations or that it and highly valued landmark in Traverse City. aid in relieving this sudden change in character. provides a local contrast with surrounding ele- ments. Landmarks are often located at junctions Boardman River: Although underutilized, it is still where wayfinding decisions are made. They are recognized as important due to its containment also located along dominant pedestrian paths of the downtown and connection to the bay. such as those described earlier. Many of these landmarks are located on Front, Union, Cass, Friendly Garden Club Planting Bed: One of the and Park Streets, the dominant pedestrian largest and most well-maintained garden beds on the bay front. Its Victorian-style plantings often create a picture for the viewer.

72 Fig: 197: Landmarks located in the Traverse City study area.

Landmarks are often spatially prominent, where the element is visible from many locations or it provides a local contrast with surrounding elements. Landmarks are often located at junctions, where important decisions are made.

Traverse City has a high number of landmarks.

Farmer’s Market: Located in a flexible use South Union Street/Boardman River Bridge: A Clinch Park: Adjacent to the area known as the State Theatre: A place of entertainment where space in the Pedestrian Core to Waterfront Tran- historic bridge that offers a connection from “open space” along the bay front, this area is movies are currently shown as part of special sition area, this commercial and social space is the Central Business District to the surrounding also full of green recreational space and pro- events, it is hoped that the Theatre will reopen a parking lot during non-market times. residential neighborhoods and Old Town Busi- vides an unobstructed view to the bay. soon with a more permanent schedule. ness District. Traverse City Convention and Visitor’s Bureau: Clinch Park Zoo and Mini-Train: The zoo cur- Horizon Bookstore: This independent retail An important landmark for tourists to learn Grand Traverse Heritage Center and the Mu- rently serves as a destination point on the wa- shop draws visitors of all ages. Its coffee shop about Traverse City’s amenities and attractions. seum of History: A historic building that houses terfront for the many children and parents who and patio serve as an important Traverse City a museum and numerous organizations devoted wish to see animals and ride the train. Although gathering point. Fifth-Third Bank Tower: A historic building on to the preservation of Traverse City history. the zoo will be closing soon, this area will likely the northwest corner of Union and Front Streets, serve another important civic function in the Park Place Hotel: Its ten-story tower, the highest it stands taller than any other on Front Street. Reynolds Jonkhoff Funeral Home (Perry Hannah future, remaining a focal point of activity. structure in the study area, provides a vertical The tower provides vertical punctuation of the House): A historic home built by the lumber marker high in the sky. downtown skyline. baron Perry Hannah for his retirement. Traverse City Chamber of Commerce: A newly- built structure that embraces historical architec- County Courthouse: A large, historic brick struc- City Opera House: A historic building that is Duncan L. Clinch Marina: The newly developed ture and overlooks the waterfront. ture surrounded by a well-maintained carpet of currently being renovated, it is home to many marina is a bay front landmark. green. cultural events, dinners, and performances. Governmental Center: A large, modern building situated on the banks of the Boardman River.

ACROSS GRANDVIEW PARKWAY 73 Fig. 198: Social Nodes located in the Traverse City study area EVALUATION

CHARACTER

Nodes Park Streets and the intersection of Front Street Nodes are associated with a sense of arrival. Nodes are similar to landmarks in that they and Grandview Parkway.) These nodes are more For example, visitors recognize that they’ve Character Of The define social gathering spaces within the com- heavily used in the summer, when the weather entered downtown Traverse City when they Central Business munity and add to its perceived vibrancy. As is pleasant. These areas also act as places of cross the intersection of Front and Park Streets. Lynch suggests, “people heighten their attention winter activity, although this activity is sporadic, They also tend to recognize that they’ve left it District and Waterfront in areas where decisions are made. In these demonstrating the need for additional winter once they cross over Front and Union Streets. Districts, paths, edges, landmarks, and nodes areas, nearby elements and landmarks are often nodes. There are also many places to infor- Clinch Park is a type of thematic concentra- comprise the basic elements used to create a perceived with higher than normal clarity.”290 mally eat outside, including the space outside tion, characterized by open space complete city’s image in the minds of those who navigate In Traverse City many of these nodes, shown of Sassy Sandwich at Union and Front Streets, with trails, plantings, and pedestrian activity. through it.291 Each of these elements come in figure 198, are located in places of social Horizon Bookstore, the grassy area between “A strong physical form is not essential to the together to intensify and enhance the overall interaction or pathway intersection. Social nodes 242 and 250 East Front Street, and the Jay recognition of a node,” according to Lynch. For character of the area, ultimately defining its include: the marina, Clinch Park and the “open Smith walkway. instance, the Farmer’s Market, located in the entire structure and identity. For an identifiable space,” the Farmer’s Market, and Horizon Book- parking lot in the Pedestrian Core to Waterfront form to be created, these elements must be store. (Intersection nodes include: the intersec- Transition District is most memorable when the combined to either reinforce each other or cre- tions of Front Street with Union, Cass, and market activity is occurring, rather than when it ate structure through conflict. For example, one is merely a parking lot. building or place often serves as both landmark and a node. We also see edges and districts abutting each other to create tension and focus due to their juxtaposition.

74 43% of all photographers from the camera study noted that they value historic architecture.

Both the camera study and public participation meetings show that the two most popular characteristics of Traverse City include the Grand Traverse Bay/Water Front and access to downtown services.

Districts are made distinct by overarching land Two districts within the study area are particu- camera study and public participation meetings bay front can only be seen from select points: use, scale, and typical building forms. The ten larly valued by residents and visitors alike: the also demonstrated that one of the most popular looking north on Union and Park Streets. These districts included in the study area create a Pedestrian Core (mentioned by 61% of photog- characteristics of Traverse City is access to forced views allow for much potential in terms variety of experiences, from the dense Pedes- raphers in the Camera Study) and the Water- downtown services. of creating experiences along viewable areas on trian Core with its access to services and easy front (mentioned by 68% of photographers). the waterfront. walkability, to the less dense areas, like the Each of these districts has unique characteris- The waterfront is another important district Warehouse District. Within each district are tics, which are described in detail below. within Traverse City. As evidenced by the The Waterfront and Pedestrian Core districts are particular types of the other basic elements that camera study and public participation meetings, separated both physically and psychologically further differentiate the districts from each other. The Pedestrian Core provides a mixture of open spaces and vistas within these spaces are by the perceived “edge” created by Grandview Narrow streets based on a grid, wide sidewalks, architectural forms and details. The quality and highly valued. In fact, natural features such as Parkway and the difficulties of walking across and tree-lined streets create pathways that type of building materials in this district connect the bay front were the most valued community the parkway between these districts. As there encourage pedestrian movement. Landmarks observers to the history of the city. Historical assets in Traverse City according to results of is little interaction between the Waterfront and exist throughout each area, giving residents and buildings still exist within the city, as shown in the camera study. The waterfront acts as both Pedestrian Core Districts, it makes sense to bor- visitors visual clues to help them navigate the Figure 197. As mentioned previously, residents Traverse City’s front yard and a popular destina- row from the qualities that make each attractive city. Small spaces that invite socialization create value the preservation of these structures and tion; however, physical access from the down- to enhance flows between the two. This will nodes in the city, often at areas of pathway would like to see new developments build upon town is minimal, due to the perceived “edge” help draw the residents and visitors that use the intersection or high activity. These spaces add to historic architecture. (Recall that 43% of all created by Grandview Parkway. The waterfront waterfront into the downtown and vice-versa. It the vibrancy and attractiveness of the city. photographers from the camera study noted is visually accessible at both pedestrian and is evident that we must build on the existing as- that they value historic architecture.) Both the driving scales. From the downtown, the sets of each place to marry the waterfront and the Central Business District.

ACROSS GRANDVIEW PARKWAY 75 Fig. 199: A hierarchy of nodes to be used to strengthen the connections between downtown Traverse City and Grand Traverse Bay EVALUATION

CHARACTER

Five areas for improvement have been identi- Grandview Parkway and Union, than that of the “front door” or downtown area, architecture. It is possible for development and fied; they can easily be defined as central nodes Cass, Park Streets presenting Traverse City with an exciting op- nature to coexist, as each touches back to the of interaction in downtown Traverse City. Their The intersections of Grandview Parkway with portunity to create another unique gateway to history and culture of Traverse City and reminds development will help bridge the gap between Union, Cass, and Park Streets are next in the hi- their downtown. us that this is an area full of unique possibilities the Central Business District and the bay front. erarchy. It is important to create nodes in these and special qualities. The city’s character will They are shown in Figure 107. areas that will act as connectors between the Conclusions always be faced with change, but now as these waterfront and downtown. As described earlier, A city’s character is influenced by many things; identifiable traits are recognized, the city can Grandview Parkway and Front Street these nodes also provide visual connections to but it is only truly recognizable when people plan to manage and enhance the connections If we were to create a hierarchy of importance the waterfront from downtown and the potential interact with and interpret it. We must build on between them. for these “nodes” of interaction, then the corner for punctuation at their respective termini on existing relationships to engage in a distinctive of Grandview Parkway and Front Street would the bay. marriage between the preservation of natural In light of the accumulated findings of this char- be at the highest level. This intersection acts as features and the growth of Traverse City. The acter study, as well as the public meetings and a gateway for vehicular and pedestrian traffic to Garland Street and Hall Street story of the city is preserved among the sands other events held with Traverse City residents both the downtown and the waterfront. It is also The Garland/Hall area acts at the final node in of Grand Traverse, held in the trees that line over the period of the study, we offer the follow- the point at which Grandview Parkway begins the hierarchy. If the Grandview Parkway and Front Street, observed in the banks of the ing suggestions for further enhancing the city’s to bisect the downtown and the waterfront. The Front Street intersection is the front door, then Boardman, and seen in the walls of historic fascinating, eclectic, and historic character. mouth of the Boardman River is located near the Garland and Hall area is the less well-known These recommendations will be built upon in this intersection and can also be enhanced to backdoor into Traverse City. The area around the design guidelines portion of this study. act as a destination point. this node is presently much less developed

76 RECOMMENDATIONS FOR MAINTAINING AND ENHANCING TRAVERSE CITY’S CHARACTER

• Follow long-standing community goals • Create Destination spaces for both ac- • Continue to strategically reduce • Make the intersection of Grandview to promote the ecological restoration tive and passive use and well-estab- off-street surface parking in the Parkway and Front Street the vehicu- and aesthetic enhancement of the lished pathways within all of Traverse Central Business District by moving lar gateway to the downtown and the Boardman River. City’s districts, to guide residents to it to structured parking, so that new waterfront. and from these areas and create a parcels may become available for • • Provide uninterrupted boardwalks to well-unified community. future construction, parks or gathering Create destinations at the intersec- allow pedestrians opportunities to be spaces, and other positive uses. tions of Union, Cass, and Park Streets close to the river. • Districts should, however, maintain with Grandview Parkway to act as their unique architectural and histori- • Complement the existing variety of main points of connection between • Consider streetscape treatments, cal styles though the use of appro- unique districts by targeting under- downtown and the bay front. landscaping improvements, and priate site furnishings, architectural utilized areas for development that • architectural changes to improve the details, and building types. is consistent with community-driven Continue examining site planning and rear façades of the buildings along design guidelines (i.e. the Warehouse building standards to further promote • the north side of Front Street, making Encourage new construction that and Red Mill Districts) without sacrific- infill development. them more aesthetically appealing makes use of the latest advances in ing the districts’ existing distinctive • and inviting to pedestrians. energy efficiency, on-site stormwater Create incentives for the development qualities. management techniques, and environ- of affordable housing options in the • Implement Stormwater Best Manage- Central Business District for those that mental stewardship. • Focus on underutilized areas for ment Practices wherever possible. investment and development in order work in the downtown and would like • Continue Traverse City’s tradition of to live there. • to promote desirable uses in districts Continue to promote mixed-use rehabilitating historic structures for and preclude less-desirable ones. • compact development, particularly of contemporary uses. Convert the “Pedestrian Core to residential, commercial, and institu- Waterfront Transition” area into a new • Consider overlay zoning or form-based tional spaces in the Central Business coding to achieve the abovementioned district that will facilitate transition and District. objectives. flow between the downtown and the waterfront, reinforcing those charac- teristics that Traverse City visitors and residents value.

ACROSS GRANDVIEW PARKWAY 77 DESIGN GUIDELINES 79 Introduction 80 Design Principles and Themes table of contents 82 Current Conditions and Focus of Design Guidelines 84 Design Inspiration 85 Masterplan 86 Riverwalk 86 Rear Building Design Concepts 87 Artisan’s Market 87 Pedestrian Bridge 88 Farmer’s Market 89 Boardman River Boardwalk 90 Pedestrian Underpass at Cass Street 91 Grandview Parkway 93 Roundabout 95 Bay Front 95 Clinch Park 95 Children’s Museum, Splash Pad-Ice Rink, and Welcome Plaza 96 Bathhouse 96 Park Street Plaza 96 Bay View Restaurant 97 Marina Area 97 Wave Field (former Power Plant Site) 98 Bay Front near Hall Street 99 The Garland-Hall District 99 Transportation Amenities & Connections 100 Programming 100 Commercial 102 Residential 102 Character 103 Buildings 105 Streetscape 106 Plazas & Walkways 108 Planning for Building Form 110 Conclusion

78 The Traverse City Design Guidelines are intended to increase connectivity between the downtown and the bay front, enhance urban landscapes and promote district revitalization. These guidelines build upon the results of the preceding Traverse City Character Study, which provides the historical, cultural, design guidelines introduction and environmental basis for many of the recommendations found here. The elements and qualities that make Traverse City unique, as expressed by residents during the “Your Bay, Your Say” initiative, include the following: a celebration of natural resources, a strong sense of local history, unique small-town character, and sustainable living. We will build upon these community values in the recommendations that follow for enhancing Traverse City’s character.

ACROSS GRANDVIEW PARKWAY 79 Design Principles GUIDELINES

DESIGN

Armed with an understanding of the values and Showcase stormwater management priorities of Traverse City residents, we present and focus on ecological health of the the following principles and themes that drive river and bay our design concepts. It is our hope that they Traverse City largely owes its existence to its respond to the identified needs of Traverse location along the Boardman River and West City, and as such, have the potential to gain Grand Traverse Bay. It has a long, symbiotic widespread support. relationship with these two remarkable natural resources. Given the degree of environmental Context–sensitive design awareness of today’s citizens, the city is better New development within downtown Traverse positioned than ever to serve as a steward for City will primarily take the form of infill develop- watershed health by implementing stormwa- ment. This should be done at a scale and in a ter best management practices, and limiting style compatible with, surrounding buildings and the amount of impervious surfaces within its spaces to ensure that the existing rhythm and boundaries. cadence along streets is enhanced. Provide ample workforce housing Enhance public space along the If Traverse City is to continue to offer services bay front and Boardman River and shopping that are distinctive in the region, Through the reclamation of underutilized space it should offer economic incentives and imple- along the Boardman River north of Front Street, ment affordable housing policies that enable a multi-use, pedestrian-oriented area can be downtown workers to live near their jobs. We created. This ecologically-sensitive area should believe that this will be a persistent challenge include updated stormwater management tech- for the city and urge its citizens to put their niques, while also providing places for seating, demonstrated creative talents to work to recreation, dining, and other daily activities. ensure a diverse residential base.

80 If Traverse City is to continue to offer services and Provide necessary amenities and Promote year-round activity both The speed and volume of traffic along the services for downtown residents downtown and on the bay front parkway also deters frequent pedestrian shopping that are We recommend the addition of several basic The city should seek to provide year-round crossing between the downtown and the bay services and amenities in the downtown for activities in downtown and along the waterfront, front. Through the addition of traffic calming distinctive in the current and future residents. Despite an supporting both businesses and a community devices, pedestrian activity will increase as increased commercial presence in downtown atmosphere. drivers are apt to exercise more caution when region it should offer Traverse City, some needs are not being pedestrians are present. met. These include a lack of grocery stores, Create spaces for all levels of activity economic incentives hardware stores and office supply stores. The throughout the bay front and downtown Implement Parking Changes City of Traverse City could help alleviate this Traverse City residents and visitors should be Significant areas of downtown Traverse City and implement need by implementing a cap on the number able to choose from many active and passive and the waterfront are dedicated to surface of non-retail first-floor uses in the core spaces at both the waterfront and in the parking. By reducing this surface parking and affordable housing downtown and Garland-Hall areas. downtown. Public spaces should be flexible consolidating it in structures, more area can be and serve multiple purposes. opened up for public gathering and recreation policies that enable Provide entertainment options spaces, as well as productive infill development. for all ages downtown Draw pedestrians safely the downtown Downtown Traverse City should be a destination across Grandview Parkway for all segments of the population: families, Grandview Parkway acts as a significant workforce to live seniors and teenagers, as well as young adults physical barrier to non-motorized traffic between and professionals. By drawing diverse groups in the downtown and the bay front. By creating near their jobs. at all hours, pedestrian safety can be enhanced destinations on either side of the Parkway by the sheer number of people on the streets. and enhancing crosswalks and landscaping, Making additions to the Garland-Hall area the road’s exclusive auto-orientation can be could encourage round-the-clock social and changed to better accommodate pedestrians. commercial activity there.

ACROSSACROSS GRANDVIEWGRANDVIEW PARKWAYPARKWAY 8181 Current Conditions and Focus of Design Guidelines GUIDELINES

DESIGN

These design guidelines address those locations In addition to its ecological value, the Boardman Grandview Parkway. There is no crossing light The Garland-Hall District, composed of the between the city’s downtown and the West River is also culturally important. It is a cycle dedicated to pedestrians, and while they Warehouse and Red Mill Districts, is an area Grand Traverse Bay waterfront that are not prominent feature within the downtown, but can actuate a crossing signal at the Park Street west of the Central Business District with living up to their full potential as indicated by seems neglected and underappreciated in intersection, there is no similar opportunity at significant potential for infill development. community members. certain areas. Buildings are oriented away the Union Street intersection. Additionally, the As such, the revitalization of this area plays from the river. Land adjacent to the Boardman traffic lights are not timed to allow for gaps an important role in shaping the future face Our guidelines proceed from a belief that good River is used for parking and delivery, and in traffic. An underpass at Cass Street allows of downtown Traverse City. We propose a design and ecological sensitivity go hand in pedestrian amenities are lacking. Our pedestrians to cross to Clinch Park during it set of design guidelines for the creation of a hand. While keeping in mind the previously suggested improvements would transform both the daylight hours in warmer weather, but is vibrant pedestrian-oriented neighborhood with mentioned principles for creating seamless the south and north sides of the Boardman, frequently closed at other times. a distinctive atmosphere celebrating themes transitions between the downtown and the showcasing this prized natural resource while of industry, work, creativity, and environmental bay front, we also propose the implementation also capitalizing on its strategic importance to We propose a variety of ways to enhance responsibility; linking the district’s past, present, of a series of Stormwater Best Management the downtown and the bay front. Our design pedestrian safety along Grandview Parkway. and future. Practices (BMPs) throughout the Design concepts for the river consider 1) pollution A large proportion of these strategies focus Guidelines Study Area. The purpose of these prevention, 2) riparian restoration, 3) pedestrian on traffic-calming measures designed to BMPs is to reduce the quantities of pollutants amenities and attractions, and 4) practical lower the speed at which vehicle operators carried into the Boardman River and Grand matters such as the provision of adequate feel comfortable driving. We provide ideas for Traverse Bay, while allowing groundwater to parking. new destinations on each side of Grandview be recharged. Currently, much of the land on Parkway to increase the volume and frequency both sides of the Boardman River is paved Making pedestrian connections across of pedestrian crossings, which, in a positive with asphalt and concrete or covered with Grandview Parkway is one of the central goals feedback loop, will also encourage drivers to buildings that have conventional roofs. It is of our designs. The current connections make slow their speed. our goal to decrease the surface area and pedestrians uneasy and apprehensive about connectivity of these impermeable surfaces in crossing the road. Pedestrian crosswalks The changes we propose for the bay front will an effort to promote more on-site treatment and at grade currently exist at the intersections provide diverse opportunities for passive and infiltration and ultimately, to improve the health of Grandview Parkway with Park and Union active enjoyment of the beaches and the bay of the Boardman. Further information about Streets. At these locations, traffic lights allow – all while keeping the greatest parts of the stormwater BMP’s can be found in Appendix C. pedestrians to cross while vehicles turn onto open space “open.”

82 Fig. 200: The Traverse City Design Guidelines Study Area is denoted by the yellow line

ACROSS GRANDVIEW PARKWAY 83 Figs 201: Sources of inspiration for design concepts Design Inspiration GUIDELINES

DESIGN

Throughout the Traverse City Character Study, one common theme was water and its interaction with the land. From this comes the idea of waves repeatedly rolling onto the shore, leaving behind gentle, intricate lines in the sand as the water ebbs and flows.

We believe that the natural tidal rhythm between water and land can be mimicked by building spaces which encourage the same dynamic flow of people and places. For this reason, undulating and interwoven lines are replicated throughout our design concepts for connecting downtown Traverse City to the bay front.

84 Master Plan Existing buildings (pink) are supplemented by and our master plan. The waterfront area is left the addition of infill development (red), to create relatively undeveloped, with the exception of a fully-developed downtown area. Echoes of the some destination and activity nodes strategically wave pattern are noticeable in the design of the placed across from pedestrian crossings along Farmers’ Market, central to both the downtown Grandview Parkway.

Fig 202: Proposed Master Plan: Connections between Traverse City’s Downtown and its Bay Front

ACROSS GRANDVIEW PARKWAY 85 Fig 203: Paths and seating at a proposed new plaza at the corner of Park and Front Streets direct attention to the riverwalk beyond.

Boardman Riverwalk Rear Building Design Concepts GUIDELINES Appreciation for the Boardman River could be trians to the riverwalk from Front Street. Building upon the wave motif, we propose dispersed throughout the riverwalk could hold renewed by transforming the parking lots and Entrances on Park, Cass, and Union Streets public art highlighting this inspiration. Below native Michigan plants, such as grasses whose

DESIGN delivery areas south of the river into a network would draw people in to experience a series of we show a glass tile mosaic along the concrete vertical structure takes advantage of the wind. of attractive pedestrian plazas and walkways. appealing social spaces with views of the river. retaining wall of the Boardman River. (This Gentle lighting would illuminate the path, allow- Small plazas and arcades would lead pedes- installation, as well as all others proposed in this ing for safe evening strolls next to the river. document, could be re-imagined and installed With these improvements, back doors of by any number of local artists.) Behind the business would become additional front doors. retaining wall is the reclaimed rear-of-build- Bioretention cells filled with native perennials, ing space between the river and several Front shrubs, and trees could replace the lawn Street businesses. Enough hardscape should adjacent to the retaining wall in the areas be maintained to facilitate garbage pick-up and east of Union Street. West of Union Street, delivery drop-off, in addition to providing dining, restoration of the riparian buffer is needed. recreation, and gathering spaces. Planters with Fig 204: The Boardman Riverwalk features a network of pedestrian plazas on the south side, and an extended seating walls boardwalk on the north side of the river

Figs 205: Before and After. Looking from the Farmers’ Market area at the rear façades of several buildings along Front Street 86 Artisans’ Market Pedestrian Bridge Several participants In 2002, Gosling Czubak Engineering Services, social space between the river and the rear Across the riverwalk from the Jay Smith Inc. convened groups of Farmers’ Market of Front Street buildings. This space would Walkway, a new pedestrian bridge measuring expressed and Artisans’ Market vendors to discuss their feature pathways to the Jay Smith Walkway 15 feet wide is envisioned as a gateway to a dissatisfaction preferences for a redesigned market.292 Several and to the pedestrian bridge that leads to the newly redesigned Farmers’ Market. Arching over participants expressed dissatisfaction with the Farmers’ Market, increasing connectivity and a path leading to the bridge, we conceptualize with the day day and time of the Artisan’s Market (Sunday traffic between these two areas. This could be a structure built of native stone to house the afternoons); however, a suitable alternative solu- beneficial to both markets and the downtown, Market Master’s office and public restrooms. and time tion was not found. We propose to relocate the as new visitors to any one of these areas will Artisans’ Market to the south side of the Board- invariably notice other activities taking place a of the man River. Doing so creates another functional short distance away. Artisans’ Market

Figs 206: Current pedestrian bridge to the Farmers’ Market and a conceptual schematic of the pedestrian bridge leading to a new Farmers’ Market gateway

Fig 207: Plan view of the Artisan’s Market at the end of the Jay Smith Walkway and the pedestrian bridge to the Farmers’ Market

ACROSS GRANDVIEW PARKWAY 87 Figs 208: Perspective and birds-eye-view of one design op- tion for the vendor stalls at the redesigned Farmers’ Market.

Fig 209: View of another design option with individual tensile structures for each vendor stall.

Farmers’ Market

Fig 210: Tensile structure conceptual drawings courtesy of G.H. Bruce LLC GUIDELINES Within the modified Farmers’ Market, 70 the east end. A drop-off/pick-up location at the We envision the stall coverings in the rede- create an image for the area, standing out as vendor stalls would be situated in a wave east end of the market is proposed for vendor or signed Farmers’ Market to be tensile structures a destination for pedestrians and vehicles. A

DESIGN pattern. On-site parking for vendors to load, visitor use. Three universally accessible parking employing woven PVC-coated polyester, an wave pattern would also be recognizable within unload, and have stock on hand is essential, spaces are also located to the east of the drop exterior fabric that can be installed and removed the groundplane, serving to further connect the as indicated by merchant participants in the off area, and the entire redesigned Farmers’ seasonally. This would allow for other uses inland Farmers’ Market area with the waterfront 2002 Gosling Czubak Farmer’s Market Study.293 Market is universally accessible. Pedestrian within the market, such as events associated and beaches. All other parking has been relocated off site, access to the market is located on both Cass with the Cherry Festival, Friday Night Live, Art to allow for a much-needed expansion of shop- and Union Streets, over the pedestrian bridge Fair, school carnivals, or other happenings. An alternative vision for the Farmers’ Market ping space, augmentation of vendor facilities, (pictured in Figure 206), and through the Flexible sails mounted to the tops of some of would have tensile sail-like structures posed and additional vendor stalls. Parking can be tunnel under Grandview Parkway. Vehicular the market stalls could make an interesting over each stall, providing shade and shedding accommodated in a proposed structure across access is located off of Union Street, allowing addition. Following the wave and water inspira- rain (while still being removable at times when Union Street from the west end of the market, for coherent one-way travel through the market, tion, these sails would stand out among the the market would become a true multi-use or in the existing lot across Cass Street from with an exit on Grandview Parkway. trees in the market area and be visible from space). Many other design options for tensile the Boardman Riverwalk, Grandview Parkway, fabric structures would also be possible. and the bay front. The sails would serve to

Fig 211: Plan view of the Farmers’ Market Figs 212: Perspective and birds-eye-view of one design option for the vendor stalls at the redesigned Farmers’ Market. 88 Fig. 213: Extended floating boardwalk, wider pedestrian bridge, market master/restroom building, and rear building design concepts

Boardman River Boardwalk

Building upon the existing boardwalk on the Select locations along the Boardman River mitment to ecology and sustainability. Areas with native trees and shrubs. Existing lawn north side of the river, we propose extending the Boardwalk would include overlooks with highlighting stormwater BMPs such as these areas adjacent to the river could also be boardwalk west to the Department of Natural comfortable seating, plantings, and interpretive could aid in raising the ecological awareness replaced with native perennials too, offering Resources (DNR) fish weir and east to a new signage: possibly highlighting the river’s and sensitivity of residents and visitors. residents and visitors an up-close look at the pier built atop the breakwall at the mouth of the ecology, its relationship to the watershed, or city’s stormwater BMP’s as they travel along Boardman River. The new boardwalk sections its history of use. Other parts of the boardwalk Traveling east toward the mouth of the Board- the boardwalk. could be designed to float and to accommodate could step down to the river, enabling people man, we propose enhancing the riparian buffer high river levels. This would create yet another to touch the water. Existing lawn areas adjacent on the southern edge of Parking Lot D by pedestrian-oriented path through downtown to the river could also be replaced with native removing invasive species and replacing them Traverse City and enable travelers to come into perennials to demonstrate Traverse City’s com close contact with the river.

Fig. 214: Overlook on the Boardman River Figs 215: South side of the parking lot east of Park Street, where lawn could be replaced with perennials, to improve the ecology of the river. ACROSS GRANDVIEW PARKWAY 89 Pedestrian Underpass at Cass Street GUIDELINES Proposed enhancements to the existing As pedestrians emerge from the underpass glimpses of activity within the plaza, slowing Just north of the retaining wall, a shallow pedestrian underpass include widening the leading to Clinch Park and look back across parkway traffic and drawing people in from the bioretention cell including a sediment forebay

DESIGN southern entrance and creating a terrace at the parkway towards the Farmer’s Market, road or bay front to the market or other events. would cleanse the first flush of runoff from the eastern edge of the Farmers’ Market. they would be greeted by a memorable view Although the berms gradually slope down to Grandview Parkway’s storm sewers before it For safety reasons we recommend additional depicted in Figure 216. A series of berms, the plaza on their south sides, their north sides percolates into the groundwater or flows to the lighting and signage within and around the ranging from two to four feet tall at their apex are cut in cross-section and supported with a Boardman River. Filled with native perennials, underpass. Lighting additions could potentially and planted with shade trees, provide places retaining wall which, from the north, resembles this cell could be used for snow storage during include a skylight in the tunnel from the for people to relax or enjoy a picnic any day a succession of waves. This wall could serve the winter. boulevard on Grandview Parkway. Outdoor of the week. Gaps between the berms offer as another canvas for local mural artists. seating and plantings could also be added, creating an additional outdoor gathering place and further ensuring safety for travelers.

Fig 216: Looking back at the Farmers’ Market from the bay front. (The apparent wall is an abstract representation of the market stalls.) Figs 217: Current pedestrian underpass and a conceptual 90 picture of what an enhanced underpass might look like. Grandview Parkway

Grandview Parkway is a major impediment with Hall Street, creating a boulevard along the Our plan for connecting the downtown to All crosswalks would be connected by a to north-south pedestrian traffic between down- length of the road. The medians would serve the bay front hinges largely on creating safer continuous sidewalk system, dictating the need town and the bay front. As a state trunkline and as “refuge islands” to protect pedestrians and pedestrian crossings. We envision formal, for additional sidewalk on the south side of the major east-west thoroughfare in the city, it bicyclists crossing the street. We propose conspicuous crossings with appropriate signage Grandview Parkway. carries heavy traffic, particularly during summer. keeping the lanes of Grandview Parkway to at the intersections of Grandview Parkway with a relatively narrow 12’6”. This, in addition to Front, Union, Cass, Hall, and Garland Streets. The addition of a boulevard and refuge islands Figures 218 & 219 shows an example of planting trees in the boulevard and along the These crossings would be differentiated from can provide safe rest for pedestrians. The streetscape improvements to Grandview edges of the parkway, will create an enclosed the rest of the parkway with alternative paving crosswalks are angled so that pedestrians in the Parkway. We propose extending the existing feeling with vertical definition to help drivers patterns and materials, as well as landscaping. median automatically make visual contact with medians east along the road to Grandview judge their own velocity, translating into slower Traffic lights could be timed to create gaps in oncoming traffic. This angling also decreases Parkway’s intersection with Front Street, and speeds along the road. traffic flows, for easier crosswalk use. the chance of bicyclists or skaters inadvertently west to its intersection rolling straight into oncoming traffic as they

Fig 218: Plan view of a new proposed crosswalk and refuge Fig 219: Cross-section of Grandview Parkway, redesigned with narrower driving lanes, island at Grandview Parkway and Cass Street. Similar crossings an extended median/refuge island, and sidewalks along both sides of the street. ACROSS GRANDVIEW PARKWAY 91 would also be located at Park, Union, and Hall Streets. Grandview Parkway continued GUIDELINES cross the street. The refuge islands could also Although some have suggested building a our contention that a boulevard and street- include small structures to offer shelter from pedestrian overpass between the downtown level pedestrian crossings can not only enhance

DESIGN inclement weather. and the bay, we believe that in order for the safety and slow traffic, but can lead to beauti- people of Traverse City to have a more unified, fication of the entire area. The construction of If this is approach were to be pedestrian-oriented downtown and waterfront, a pedestrian overpass has the potential to be adopted for improving connectivity between it is essential to “take back” the parkway by more costly and to create a visual impediment the downtown and the bay, it would require putting people on it, rather than over it. It is to the bay. widening the parkway between Union and Hall Streets by eight to ten feet in order to accommodate the boulevard.

92 Figs 220: Before and After. Looking east on Grandview Parkway at the current and proposed pedestrian crossing at Union Street. Roundabout

We recommend a final major improvement to developed roundabout came to Michigan in the including those in Brighton, Sterling Heights, According to their website, MDOT is building the parkway: adding a roundabout to calm 1990s.294 There are roundabouts in a number of Marshall, and Homer. MDOT is also planning roundabouts because of the many benefits that traffic, improve legibility and understanding of Michigan towns and cities including, Okemos, to complete a roundabout at the intersections can come from replacing standard intersections the intersection at Front Street and Grandview Sterling Heights, Lansing, Kalamazoo, and of 1-75 and M-81 in November of 2006 and with them. These benefits include: reduced Parkway, and to provide additional, safe cross- Brighton. While those in Lansing and Kalamazoo is studying the possible implementation of a traffic delays and stopping, increased pedes- ings for pedestrians. are on the campuses of Michigan State and roundabout in Maple Grove at M-43 and 72nd trian and automobile safety, traffic calming, Western Michigan Universities, respectively, Street.295 enabling downstream traffic to move safely from Background the State of Michigan has constructed several driveways onto streets, and improving aesthet- Roundabouts have a long history in Michigan: roundabouts on state trunklines and is planning Given these precedents, constructing a round- ics by providing handsome entrances to urban one early type of roundabout, a rotary, was built for more. Many of Michigan’s roundabouts were about at the intersection of Grandview Parkway, areas. In addition, the low circulating speeds of in Marshall, Michigan, in the 1930s. The fully- designed and built under the auspices of the Front Street, and Railroad Avenue is well within roundabouts can lead to a greater automobile Michigan Department of Transportation (MDOT), the scope and scale of MDOT’s current projects. capacity than that of a standard light-operated intersection.296

Figs 222: (Left to Right) Roundabouts in Okemos, Brighton, and Kalamazoo, Michigan. Pictures taken from the Michigan Department of Transportation website. 297

Fig 221: Plan view of a proposed roundabout at where Front Street meets Grandview Parkway. ACROSS GRANDVIEW PARKWAY 93 Roundabout continued GUIDELINES Traverse City Roundabout The newly designed roundabout at the intersec- Finally, by creating a roundabout at this inter- Statistics show that the number of pedestrian tion of Grandview Parkway, Front Street, and section and closing the end of Franklin Street,

DESIGN and automobile accidents can be reduced when Railroad Avenue would serve many purposes. the city would gain a large space for a welcome roundabouts replace conventional intersec- Ideally, it will slow traffic entering the downtown park. This park could have plantings, seating, tions.298 The Federal Highway Administration’s core. It will also facilitate additional pedestrian and a welcome sign that would be a memorable (FHWA) research shows that roundabouts can access points to and from the downtown. first vision for visitors to Traverse City. decrease the total number of crashes. One The roundabout will ensure a smoother flow of reason for this could be due to the fact that traffic across Traverse City, eliminating many roundabouts eliminate the possibility of many traffic back-ups at this critical intersection. accidents by allowing only right-hand turns.

Figs 223: Before and After. Looking west at the intersection of Grandview Parkway and Front Street and the proposed roundabout. 94 Bay Front Clinch Park

Our group’s mandate was to provide and present drivers with interesting views, The portion of Clinch Park closest to Cass Street flooded in the winter for ice skating. Plantings suggestions for the downtown and its encouraging them to slow down and enjoy the has a different aesthetic than the relatively open and berms would shelter skaters from winter connections to the bay front, while the Small sights. and sunny bay front nearby. We recommend winds. Adjoining the splash pad/ice-rink, a pavil- Town Design Initiative and a class of Bachelor’s that the mature trees in this part of the park be ion structure could incorporate equipment rental of Landscape Architecture students from Michi- The waterfront is a place where many people go retained to preserve the area’s character. services, a concession stand offering seasonal gan State University were charged with creating simply to enjoy the beauty of the bay, beaches, refreshments, and a hot house where skaters designs for the bay front and its connections to and parks, while others desire more vigorous Children’s Museum, Splash Pad-Ice Rink, could warm themselves. On the east side of the downtown. As we were designing safer links exercise and entertainment. Our suggestions and Welcome Plaza Children’s Museum, a welcome plaza might be across Grandview Parkway, however, we found enhance both passive and active recreation, The historic Con Foster Museum could become embellished with a wave pattern inscribed in that we needed to envisage specific destinations while providing for some simple comforts. the new home of the Great Lakes Children’s the groundplane, evoking the bay, beach, and on the bay front, as well as in the transitional Museum to facilitate the return of this well-loved spaces throughout the city that share this motif. area, to draw pedestrians across the road institution to downtown Traverse City. Behind the Museum, a new children’s splash pad would be

Fig 224: Plan view of proposed bay front improvements ACROSS GRANDVIEW PARKWAY 95 Clinch Park continued GUIDELINES Bathhouse Park Street Plaza Stormwater BMPs that require more space to Bay View Restaurant The eastern end of the plaza would be anchored Opposite Park Street’s intersection with treat larger volumes of water, rather than just We envision a new restaurant with spectacular

DESIGN by a new bath house with public changing Grandview Parkway, a new plaza on the bay the first flush of runoff, could potentially be views of the bay at the north end of the eastern rooms and restroom facilities. The popular front would provide visitors with another place utilized on the north side of Grandview Parkway. man-made peninsula, currently the site of a TART trail would meander through this space to sit and relax. A number of bicycle racks Filter strips preceded by level spreaders could surface parking lot. The City of Traverse City and separate the welcome plaza from a passive would allow bicyclists to take a break and walk remove excess sediment from runoff while should retain ownership of the property and recreation area to the north. A spacious on the beach, while a universally accessible directing it either into dry swales filled with lease the restaurant, using some of the profits opening through the bathhouse would span ramp would provide easy access to the beach. native grasses, or into bioretention cells filled to support public programming and services. the TART trail and afford people in the plaza This plaza might include a compass in the with a variety of native perennials. The boat ramp should be retained with adjacent with a dramatically framed view of the bay ground plane as part of a nautical theme. parking for vehicles with boat trailers, and front. The presence of both trail users and Paving could be engraved with facts about the universally accessible parking should be beach-goers at all times of day would help bay and Traverse City history. available near the restaurant. Parking for ensure the safety of bathhouse visitors. beach-goers, marina users, museum attendees

Fig 225: Views of the proposed bathhouse, with the TART Trail running through its center.

Fig 226: Birds-eye-view of a proposed plaza on the bay front near the Park Street intersection with Grandview Parkway

96 Wave Field (former Power Plant Site)

and some Farmers’ Market customers could be Marina There has been considerable interest in the After the power plant was decommissioned, consolidated into a lot southwest of the Harbor North of the former zoo area, the recently- fate of the former Traverse City Light & Power TCLP tested 180-200 locations on the property. Master Building, employing permeable paving renovated Duncan L. Clinch Marina is a hub of Bayside Power Plant site. It is essential to Little contamination was found on the south 1 2 and bioretention cells in islands and around activity. Modest improvements to the marina discuss the site’s history of contamination and /2 to /3 of the site. Most of the contamination the perimeter of the lot. Groupings of native walkways could include planters with built-in remediation in order to develop a feasible plan was found on the third of the property north trees and shrubs could be planted along with seating and paving patterns reminiscent of wave for this area. of the former Power Plant building footprint. the perennials to partially screen and soften imprints in the sand. The pollutants were heavy metals arsenic, the look of the parking lot. A proposed parking Background selenium, and mercury. Soil in all areas structure on Union Street would also handle Rich Smith and Gregg Pierce, the Executive where contamination was found was dug some of these parking needs, as discussed in Director and Deputy Director of Traverse City out, landfilled, and replaced with clean fill the Garland-Hall District section to follow. Light & Power (TCLP), respectively, described (all sand). Then, 3’ of clean fill was spread the remediation process that the former Bayside on top of the site. Power Plant property has undergone.299, 300

Fig 227: View demonstrating proposed improvements to the marina walkways

ACROSS GRANDVIEW PARKWAY 97 Wave Field (former Power Plant Site) continued Bay Front near Hall Street GUIDELINES TCLP opted to keep the site more natural, enjoying the view, the wave field could also be Building upon the presence of the volleyball Groupings of trees, without using a cap or geomembrane. They used for active recreation. Walkers and runners courts on the bay front east of the Hall Street

DESIGN are required to monitor the site for two years could vary their workouts by cross-training on intersection with Grandview Parkway, we benches, and picnic using observation wells. As of May 2006, no the slopes, while children could expend their recommend the addition of other amenities contamination has been found on the site. energy running up and down the berms. for active outdoor recreation: including tables would provide The company recently confirmed that the city The level ground between the berms could tennis courts, a basketball court, and a sport could safely install a sprinkler system to better still be used during Cherry Festival and similar equipment rental facility in a small new building establish vegetation on the site. There are events for smaller features such as booths with public restrooms. A drop-off area and a welcome shade and some restrictions on land use and digging for and activities that do not require an immense small parking lot with universally accessible the north, but not on the south portion of the flat area. spaces would be located near the rental facility. resting areas on top property. Phytoremediation might be a constructive option The TART trail is well-loved by walkers, runners, of the berms. An Design Possibilities for the northern portion of the power plant site. roller-bladers, bicyclists, skiiers, and many A wave field could be created on the site by Even though no contamination has been found others. It remains a vital part of the bay front, adding fill (not digging) to form a series of since the soils were replaced, phytoremediation and has been considered and incorporated into excellent venue for curved berms with their convex sides oriented might do additional good, in case any heavy all of our designs. Additional benches should out toward West End Beach and the bay. The metals do remain. Hybrid poplar trees can periodically be situated just off the TART trail, passive recreation berms closest to the parkway would be the hyperaccumulate many different metals, taking advantage of beautiful views of the bay. tallest, while those closer to the bay would including arsenic. Poplar trees may be planted Numerous bicycle racks should be provided such as picnicing or become progressively shorter, ensuring a in the north part of the former power plant near the Hall Street intersection, close to the sweeping perspective of the beach and water site, and should be tested periodically for the wave field, and in the Clinch Park and Marina just relaxing and for people atop any of the berms. Groupings of presence of arsenic and other contaminants. areas. trees, benches, and picnic tables would provide If any trees are found to have accumulated welcome shade and resting areas on top of contaminants, then they should be removed enjoying the view, the berms. An excellent venue for passive and disposed of properly. recreation such as picnicing or just relaxing and the wave field could also be used for active recreation.

98 Fig 228: The new BATA station on Hall Street.

The Garland-Hall District Transportation

Recalling the industrial heritage of the Red Mill In order to draw more people into the Garland- draw bicyclists across Grandview Parkway from on each side would provide easy access to the and Warehouse Districts, enhancing the area Hall area, it is essential to provide access the TART trails. Farmers’ Market, the downtown, the Traverse through the talents of local artists, and building to transportation amenities and to improve City Convention and Visitor’s Bureau (TCCVB), upon the efforts of TCLP and the Bay Area connections between downtown, the Diagonal parking is currently available along the and the Garland-Hall district. Transportation Authority (BATA) to use renew- Garland-Hall district, and the bay front. west side of Hall Street. We recommend that a able energy; we recommend that the Garland- parking structure be built along the north side Crosswalks across Grandview Parkway at the Hall area strive for architecture, streetscapes, The presence of the Bay Area Transportation of the Boardman River, stretching from Union to intersections with Hall Street and Garland Street and programming that reflect themes of indus- Authority (BATA) station on Hall Street will Garland Street (on a parcel currently owned by should be improved as discussed previously. try, work, creativity, and environmental respon- enhance the ability of pedestrians of all ages Fifth-Third Bank). The parking in this structure sibility. Those familiar with the Garland-Hall area to conveniently catch bus rides to and from the would relocate the parking that we propose re- A pedestrian bridge stretching northwest from will note that a number of our recommendations area. This is especially important for drawing moving from the Farmers’ Market plaza and the a parcel of city property south of the Boardman are consistent with the vision expressed by teens into the area. area between the Front Street buildings and the River towards a city right-of-way north of the the stakeholders who participated in the 2002 Boardman River. A vehicular entrance on Union river would provide a new connection to part Gourdie-Fraser study Bike racks should be plentiful throughout the Street, an entrance and exit on Garland Street, of the downtown where new development is of this area.301 area to encourage nonmotorized traffic and to and stairs, elevators, and pedestrian walkways planned.

Fig 229: Plan view of the Garland-Hall District Fig 230: Walking distances to the Larry C. Hardy parking structure (right) and the new proposed structure (left). Walking distances are based on a 24 minute mile once you park your car and exit the structure. ACROSS GRANDVIEW PARKWAY 99 Programming GUIDELINES Programming in the Garland-Hall area should area’s image as creative place. Programming and a full-service grocery store. (The grocery recreation facilities on the bay front. Within the carefully consider the desired character of the suggestions are contained in Figure 231. store would carry everyday items needed by Garland-Hall district, the Department of Natural

DESIGN district, the existing uses, and needs or desires those who work and live downtown.) Other Resources (DNR) salmon harvest fish weir of Traverse City residents that have yet to be Commercial ideas might include a hardware store, another provides a seasonal attraction. The proposed fulfilled. Existing businesses in the Garland- Residents have indicated a number of pharmacy, a home & garden store, an office and movie theater, internet café, library branch, a Hall district include an art gallery, an antique businesses that would be positive additions art supply store, an internet cafe and a Traverse family game and recreation center, and would store, retail–featuring items from kiteboards to to the downtown. Incorporated into the Area District Library branch. provide year-round diversions for teens and home furnishings, and offices housing a variety Garland-Hall district, such businesses could families. of professional services. A new bar/salon is attract a large number of customers and The Garland-Hall district could fulfill two much- planned for Garland Street. A few restaurants increase patronage of other area businesses. needed niches by providing places for teens In order to make the streetscape appealing for and cafes are also scattered thinly through the According to survey work conducted by the to socialize and for families to enjoy activities pedestrians, ground floor spaces should be area. Additional art galleries, create-your-own- UM EDA Center for Economic Development in together. A variety of new entertainment and occupied by retail businesses, eateries, and art, and quirky retail stores would bolster the the summer of 2005, two of the most strongly- recreation enterprises could benefit from the other uses where attractive window displays or desired businesses are a first-run movie theater proximity of the BATA station and the outdoor views into the establishment can capture the

Fig 231: Plan view of the Garland-Hall district with information about proposed programming 100 interest of the passerby. Offices and residences Full-Service Grocery Store wrap” on the ground floor, so that the parking It might be desirable to add another mixed-use should be restricted to upper floors. The A full-service grocery store could be located on is hidden from view (much as it is in the Larry building featuring a parking structure, closer to inclusion of nighttime uses, such as restaurants, Hall Street between the new BATA station and C. Hardy Deck). The retail wrap could continue the grocery store. In the past, the owners of bars, and nightclubs, can increase pedestrian the Candle Factory (once necessary remediation around the south side of the parking structure, Harbour View Center (HVC), located just west of street activity and safety after dark. has been completed on this brownfield site). if desired, or, if a different aesthetic is preferred the Candle Factory, have expressed an interest The grocery store should be on the ground along the path, the south side of the structure in building a parking structure for their tenants. Movie Theater floor to maximize customer accessibility and could be a plant wall. Vines, rooted at the base Perhaps if such a structure were built on HVC We recommend constructing a movie theater on street-level activity. The upper floors could be of the wall, could travel up trellises along the property behind the grocery store, there could the northeast corner of Front and Hall Streets to occupied by offices or residences. This might side, just as the river-bank grape vines climb be shared parking, since the majority of grocery occupy the second and third floors of a building be an ideal location for workforce housing. the existing fence in this location. The second shopping is more likely to take place during that would feature ground floor retail. A wine and third floor façade of the structure should weekends and after work hours on weekdays. bar and a soda fountain on an upper floor could Parking be made to resemble the facades of other Other areas of this building could be dedicated to include access to an intensive green roof above The Union-Garland Street parking structure residences and businesses on Garland Street. new residential development. Given its proximity for lounging. should be enveloped, at least on the Union to HVC, building such a structure to 60’ would Street side and the north side, with a “retail not comprise the overall scale of the area.

Fig 232: Before and After. Looking south along Hall Street at the current street and the proposed streetscape including a mixed-use building with a full-service grocery store on the ground floor and residences or offices above.

ACROSS GRANDVIEW PARKWAY 101 Programming continued Character GUIDELINES Residential The Garland-Hall District and the adjacent bay Street, were used for storage of ice, apples, future in partnership with BATA. BATA intends It is important to increase density in the front had been the domain of industry from potatoes, grains, building materials, and many to power their hybrid buses with electricity

DESIGN Garland-Hall district where a larger residential the early 1900s until recent decades. Lumber other items. generated from wind power. Other properties population will boost local demand for retail mills, canning factories, and grocer companies in the Garland-Hall area can follow these and services and provide “eyes on the street” to predominated, alongside utilities such as the Today, Traverse City is establishing a reputation environmentally-responsible practices by increase security. Dwelling units should vary in City Water Works, Standard Oil Company, and for responsible energy use, and serves as a employing green building technologies and size and price, with an emphasis on workforce Traverse City Oil Company. Straub Brothers and model for Northwest Michigan. Two companies stormwater best management practices (BMPs) housing (with rents appropriate to the income of Amiotte Candy Company thrived here for many that own property in the Garland-Hall District on their own sites. artists and staff of stores, eateries, and offices years, while other factories made a variety of are at the fore of this progress. TCLP already in the area.) products, from ice cream to marble monuments. operates one wind turbine, and according to Warehouses, primarily located along Garland Rich Smith, its Executive Director, the company will be building another turbine in the near

102 Buildings Along Garland Street, property owners have Scale Traverse City is partly due to the fact that roof professed a preference for a “gaslight district” The scale of buildings on either side of each and window lines are not uniform. For this Architectural Style aesthetic. We suggest that the architecture street should remain consistent enough to reason, we recommend that for the Garland- We hope to evoke the industrial history of along Garland take its cues from attractive ensure pedestrian comfort. New buildings on Hall district, slight variation (within a foot for the Garland-Hall district, embodied in the buildings in Traverse City’s downtown and other Garland Street and the south side of Grandview adjacent buildings) in floor heights, fenestration, Candle Factory and the North Peak Brewing walkable neighborhoods around the country. Parkway should be two stories, ranging from and rooflines be used to create visual interest Company buildings, by using architectural Ground floor restaurants and cafes might have 26’ to 32’ in height. Buildings along Hall Street and also to prevent new construction from styles reminiscent of a warehouse district along walls that fold or slide back, allowing customers should be three to four stories (40’ to 45’ tall) in resembling a planned community. Grandview Parkway and Hall Street. to enjoy the outdoors on fine days. Balconies keeping with the height of the existing buildings could visually connect the second floor there.269 We believe that the appeal of the residences with activities on the street. eclectic mix of buildings in downtown

Fig 233: Sources of inspiration for design and building Fig 234: Design and building materials for the proposed Fig 235: View east along Garland Street materials for a warehouse district. gaslight district. ACROSS GRANDVIEW PARKWAY 103 Character continued GUIDELINES Materials particularly on the ground floors. Kickplates Green Building Technologies to be conscious of the energy embodied in High quality building materials and attention to and trim around ground floor windows might We recommend green building for improved materials used, a first priority is to reduce the 302

DESIGN detail will enhance the aesthetic appeal of the be brick, metal, or wood, and richer hues could energy efficiency. Salvaged materials should energy use of the structure over its lifetime. area. Brick, stucco, and wood in highly varied, be adopted here. Glass block could be used be reused wherever possible (e.g., reclaimed We recommend the use of green roofs to though muted colors would predominate along as another accent in warehouse areas where brick, metal, and glass block), and renewable lower heating and cooling costs, as well as for Garland Street. Brick in cream, tan, red and it would not obscure the views into or out of resources should be purchased from reliable improving stormwater management. According brown would predominate along Hall Street and businesses. Corrugated metal awnings might sources (e.g., wood certified by the Forest to the Rocky Mountain Institute, planning for Grandview Parkway. Brick or stonework accents be used over entrances and seating areas for Stewardship Council), if any are present within energy efficiency upfront can lower capital around windows and doors would highlight protection from sun, wind, and snow. a reasonable distance. Local materials should costs. For example, a building with simple facades. Large windows should be be sourced to the greatest extent possible to other energy efficiency features may require used throughout the Garland-Hall district, save transportation energy. While it is important a smaller, less costly Heating, Ventilation, and Air Conditioning (HVAC) system. 303

Fig 236: North elevations of proposed buildings along the south side of Grandview Parkway 104 Streetscape Walkways with gravel-filled gaps. Care should be taken should be wooden to retain comfort during Sidewalks and walkways throughout the entire to prevent any inconsistency of grade where cooler seasons.) Street lamps should be half Streets area should also measure 11’ in width, allowing different paving materials meet, in order to cutoffs, in order to keep the night streetscape Garland and Hall Streets should be kept narrow, ample space for pedestrian movement, shade avoid trip hazards. Curb cuts and crosswalks well-lit while limiting light pollution. Trash to encourage traffic to move slowly. We trees, street lamps, fire hydrants, benches, should be indicated by changes in pavement receptacles, streetlamps, and even poles for recommend a width of 11’ for each driving lane. trash receptacles, window boxes, etc. This texture and appearance. traffic lights could be selected to recall the As mentioned, the lane of angled parking on the width also provides some space for a row of ironwork produced in Traverse City during west side of Hall Street should be maintained, tables from cafes or restaurants to spill out Site Furniture the construction boom of the early 1900s. although Garland Street need not have any onto the sidewalk, or for sidewalk sales. A We recommend selecting site furniture for its Alternatively, local artists could be appealed parallel parking due to its proximity to the uniform setback of 11’ should be maintained aesthetic appeal, comfort, and practicality for to for creative inspiration for site furniture, proposed parking structure. , although some establishments may include the Garland-Hall district, as has been done for including whimsical bicycle racks. Power lines recessed doorways or even larger recesses many other parts of Traverse City already. Use should be buried, while dumpsters and utility to expand the outdoor dining area. The area of a consistent style throughout the district boxes should be screened from view. should be enhanced with distinctive paving: will lead to the perception of the area as a we recommend the use of permeable pavers distinct neighborhood. (Bench seats and backs

Fig 237: Examples of building accents, site furniture, streetscape elements for the Garland-Hall area. ACROSS GRANDVIEW PARKWAY 105 Character continued GUIDELINES Public Art traditional downspouts, allow stormwater to Plazas and walkways Riverwalk Local artists could be engaged to produce remain visible and audible as it drains. Rain A riverwalk along the north side of the

DESIGN artwork focusing on the themes of industry, chains could serve as another form of public art In contrast to the expansive open spaces on Boardman River in the Garland-Hall District work, creativity, and environmental throughout the Garland-Hall district, and if used the bay front and the continuous spacious would be distinctly different from those responsibility. Sculptures could be displayed in conjunction with rain gardens, bioretention plazas proposed for the area behind the Front described earlier for the south side of the river, in the small plazas, while murals could enliven cells, or rain barrels, they would link the themes Street buildings, we envision a number of small east of Union Street. This difference is because the alleyways. An art installation with pieces of creativity and environmental responsibility. public plazas and walkways for the Garland-Hall much of the river west of Union Street has a spanning the bay front, Grandview Parkway Interpretive signage with information about the district. These “hidden” plazas and walkways naturalized edge. Tall trees on the river bank median, and Garland-Hall would serve as an area’s history, green building, or stormwater would be known well by Traverse City residents, and the proposed buildings on the other side entrance into the area, and could possibly slow management could be located in the plazas or regular visitors, and newcomers who stumble of the path will give it an enclosed feeling. As traffic. Rain chains, decorative alternatives to along walkways. upon them. discussed in the Riparian Restoration part of the Stormwater Management appendix, in some

106 Character continued

places, views underneath the trees to the The riverwalk would continue west and then Riparian restoration is also needed on the south Other Plazas and Walkways river beyond may be opened up by removing south, passing restaurant patios on its north side of the river, where many bald patches If the area between TCCVB and the proposed invasive plants. The native perennials and and west side, and more of the restored riparian of soil and even pads of asphalt on the bank parking structure does not become a through shrubs already present at different levels buffer on its south and east side. Just east suggest that runoff from the parking lots is street, it could be a charming plaza with more on the riverbank will aid in the selection of of the fish weir, a sizeable rain garden would eroding the riverbank. area devoted to plants than to hardscape. One additional native plants that prefer the same collect water from shallow swales running along sidewalk will hug the shops and eateries in the habitats. Benches just off the path will allow the south side of the riverwalk. While helping Alleyway parking structure’s retail wrap, while another pedestrians to rest and enjoy the sights and to prevent erosion and to filter pollutants out North of the riverwalk node plaza, a wide alley set of paths will sinuously meander among a sounds around them. of the stormwater before it reaches the river, (currently a city right-of-way) could greet number of bioretention cells, leading to the the plants would add color and attract birds pedestrians with colorful murals, a profusion side entrance of TCCVB, to Union Street, and Periodic breaks in the trees will offer glimpses and butterflies into view of people relaxing on of trellised vines and lush planted areas, and to Garland Street. These bioretention cells will of the river over low growing perennials. the patios and meandering along the riverwalk. tables spilling out of restaurants and cafes on include native shrubs as well as perennials, and Fishermen may continue to enjoy the More rain gardens would be located southwest either side of the path. (The city’s TIF 97 Plan trees will shade benches set throughout the peacefulness and relative quiet of this part of the fish weir and around a patio on the east calls for the transformation of this plaza into a space. of the river in particular. If the retail wrap side of the movie theater building. pedestrian promenade.) The buildings along the A small triangular plaza would be located inside continues around to the south side of the The portion of the riverbank just west of the alley could even be constructed with windows the curve of Garland Street (on the northwest parking structure, the atmosphere would be river’s bend, north of Front Street, has a and retractable glass doors facing into the alley. corner). More open than the riverwalk plazas much livelier, with shops opening right onto the very steep slope and relatively few invasive The alley runs to the south side of Garland and patios, this plaza could also feature sidewalk. species. The trees (an assortment of maples) Street then continues from the north side of rain gardens, in this case with seating walls will obscure the view of the river from the Garland Street to Grandview Parkway. perforated at grade, so that stormwater can West of the parking structure, a small plaza proposed movie theater building when they flow into them. Shade trees, tables and chairs, would mark an important node where the are in leaf. They are critically important for public art, and a view of the bustling sidewalks proposed pedestrian bridge across the bank stabilization and should not be removed. will make this a comfortable place to relax and Boardman River, the riverwalk, and a series Invasive shrubs may be removed, and bare people-watch. of charming alleyways meet. This unassuming patches of bank could be filled in with plaza, with comfortable seating, permeable native shrubs and perennials to aid in paving, shade trees, and public art, should erosion prevention. include a path clear of obstacles so that delivery and waste removal vehicles can proceed through it.

ACROSS GRANDVIEW PARKWAY 107 Character continued Planning for Building Form GUIDELINES Along the south side of Grandview Parkway, a After conducting a literature review on existing zoning districts, we believe that seeking Form-based coding per se does not guarantee slightly sunken bioretention cell filled with native form-based coding (FBC) and considering a special use permit and a few variances affordable housing or greater density, just

DESIGN Michigan perennials and red maple trees would its potential for facilitating redevelopment in would be just as efficient for property owners as a traditional zoning code does not. It is serve as a buffer between pedestrians and the the Garland-Hall area, we decided against as complying with a new form of regulation. the application of either that results in the busy road. The bioretention cell would join the recommending a new form-based code. Collaborative decision-making on the part of availability of workforce housing. We believe sidewalk in an undulating edge. Red maple First, the existing zoning designations in this property owners will be the most effective in the that as committed members of the Traverse trees would be located only in areas where the area (D-3 and C-4) already encourage a short and long-term for redeveloping this area. City community, property owners realize that cell is widest, close to the permeable paving diversity of uses. Residential development is Given the relatively small size of the Garland- the economic and social benefits to be reaped of the sidewalk. Snow may be stored until it encouraged with incentives that allow for the Hall area and number of decision-makers from the long-term prosperity of the district melts in areas of the bioretention cell where provision of greater floor area. The current involved, such an approach seems entirely outweigh the benefits promised by a concern there would be no danger of a snow plow code also calls for the use of high quality, feasible. for short term returns on investment. Providing hitting a tree. context-sensitive building materials. Although workforce housing in the district can make the recommendations presented here do not downtown housing affordable for residents that align perfectly with the requirements of the staff nearby offices and retail establishments.

Fig 238: View east along the warehouse district style buildings on Grandview Parkway; stormwater management benefits are provided by porous paving and a bioretention area that also serves as a buffer between pedestrians and the road 108 Planning for Building Form continued

A variety of incomes in the downtown supports gentrification, we believe that residents and • The proposed building heights are almost • We recommend an 11’ front setback for a diverse community with different tastes and visitors alike will appreciate the more authentic, fully compliant with the zoning regulations the Garland-Hall area to allow for ample needs. In addition, the provision of workforce small-town feel that the city can offer by in the C4-A and C4-B districts. They fall sidewalks. This is wider than the 8’ maximum housing is important to the long term economic promoting opportunities for upper and lower within minimum and maximum height for called for in the current zoning code for the well-being of the community – particularly income individuals to be neighbors. both districts. The exception to this is our C-4 and D-3 districts, although it should be as energy prices rise and these essential Should the property owners in the Garland-Hall recommendation that some of the two-story noted that this is a recent change from the employees earning average or below average area decide to adopt the recommendations buildings on the north side of Garland be previously allowed maximum of 15’. salaries find it more difficult to make ends meet. for architectural and streetscape standards slightly shorter than 30 feet to allow for a Finally, it is our contention that supporting such presented here, the following issues must be variation in roofline. • In the Red Mill District, any building over a community can translate into an additional considered within the context of the current 8,000 sq ft requires a special use permit. The competitive advantage for Traverse City. As zoning ordinance: proposed mixed-use buildings with a grocery more and more downtowns experience store and parking for HVC tenants would require such permits.

Fig 239: Plan depicting proposed building standards and ecological restoration in the Garland-Hall area ACROSS GRANDVIEW PARKWAY 109 Conclusion Celebration of Natural Resources Mix of Northern Michigan Living Sustainably and Progressive Character GUIDELINES The preceding set of Design Guidelines has Traverse City’s economy and people are tied to Traverse City is lively year round and is truly The city and region are leaders in the use been formulated to accomplish three main the land in a way that is becoming rare in the a regional destination, thanks to being home of alternative energy, public transportation,

DESIGN goals: increased connectivity between the twenty-first century. Agriculture and tourism, to a local art scene, a thriving downtown, and smart growth principles, all basic tenets downtown and the bay front, enhanced urban made possible by the region’s landforms, Northwestern Michigan College, a variety of sustainable living. Further, Traverse City landscapes, and the promotion of district water bodies, and climate, are two of the most of recreational opportunities, and more. Its is making decisions today that consider the revitalization. These goals are the synthesis of important industries in the area – not only for eclectic character is embodied in its northern well-being of future citizens and their need for commonly held values and priorities of citizens the economy, but also because they, in turn, summer and winter landscapes, lively downtown resources. By maintaining a viable downtown of Traverse City as expressed by city residents define the region’s landscape character. shops, art galleries, and festivals focused on art, core and expanding the services and residential during the “Your Bay, Your Say” initiative. These music, film, agriculture, and the community. density it supports, the city can continue to values include the following: a celebration minimize its “ecological footprint,” preserving of natural resources, a strong sense of local Flourishing businesses and industries benefit its prized landscapes for current and future history, unique small-town character, and from their proximity to an institute of higher inhabitants. sustainable living. Sense of History learning and the accompanying intellectual benefits that this provides. Other hallmarks of Traverse City’s forward-thinking include a very Traverse City’s built environment is the legacy involved citizenry and its increasing support of a history rich in agricultural, industrial, for sustainable technologies. Protecting the medical, and technological influences. During social and industrial diversity, by ensuring that the prosperous period from 1880-1910, people from all walks of life can live and work buildings were constructed to replace wooden downtown, will guarantee that Traverse City structures destroyed by fire. Good-quality retains its special, small-town character. materials such as locally-manufactured brick, ironwork, millwork, and stonework distinguish the buildings of this era. Built to last, with attention to detail, these buildings still serve as the structural framework of the downtown. The scale of buildings, streets, and sidewalks date to a time before the automobile, and thus reflect a necessary pedestrian orientation.

110 ACROSS GRANDVIEW PARKWAY 111 endnotes

1 Lynch, Kevin. 1960. The Image of the City. MIT Press. , p. 4 23 Ligon, Franklin K., Dietrich, William E., and Trush, William J. 35 Grand Traverse Band of Ottawa and Chippewa Indians. Home 59 Wakefield, Lawrence. Queen City of the North: an illustrated history “Downstream Ecological Effects of Dams.” BioScience 45 page. 11 Feb. 2006. http://www.gtb.nsn.us/ of Traverse City from its beginnings to 1980. Traverse City, MI: 2 Jacobs, Jane The Death and Life of Great American Cities, p. 448 (March 1995):183-192. 36 Village Press, 1988. 3 “History of the Anishinaabek” Anishinaabemdaa. 2004. Little River

ENDNOTES Whyte, William The Social Life of Small Urban Spaces, p. 90 24 U.S. Army Corp of Engineers. Section 506 Great Lakes Fishery and Band of Ottawa Indians, Anishinaabemowin Program and JS Inter- 60 “This Timeline was developed to preserve the history of Traverse 4 Whyte, p. 93 Ecosystem Restoration Preliminary Restoration Plan for Boardman active. 25 Feb 2006. http://www.anishinaabemdaa.com/history. City area. 1939-1980.” Make Your Move With Malek! Geoffrey River Dam Removal Grand Traverse County, Michigan. August htm Malek. Century 21, Pearson-Cook. 11 Feb. 2006. http://www. 5 Lynch, Kevin. 1960. The Image of the City. MIT Press. , p.1 2005. 4 April 2006. 61 GTHCA! CD-ROM, 1998 38 “Algonquin (Algonkin, Anishnabe, Anishinabe, Anishinabeg).” 7 “Geological Survey of Canada Economic Geology Report 1.” Geol- 25 The Watershed Center Grand Traverse Bay. Homepage. 3 Feb. Native Languages of the Americas. 25 Feb 2006. 63 Leach, 1883 8 Map courtesy of the Land Information Access Association and 26 Weeks, George. Mem-ka-weh: Dawning of the Grand Traverse 39 GTBOCI Homepage. http://www.gtb.nsn.us/ the Watershed Center, Grand Traverse Bay. Prepared by LIAA Band of Ottawa and Chippewa Indians. Traverse City, MI: Village 64 Timeline - Malek http://www.traverserealtor.com/id23.htm November, 2002. Data sources: Center for Geographic Information Press, Inc., 1992. 40 Rokos et al 65 Wakefield, 1991 Department of Information Technology and Northwest Michigan 27 Leach, Morgan Lewis. A History of the Grand Traverse Region. 41 Rayle, S. Louise. “It all began on the Boardman (City at the mouth Council of Governments. 66 Leach, 1883 Traverse City, MI: Grand Traverse Herald, 1883. of the river).” Currents of the Boardman. Compiled by Boardman 9 These drumlins are rounded hills 35-100’ tall, ¼ to 2 miles long, River Historical Committee. Ed. A.V. Williams. Traverse City, MI: 67 “Michigan Symbols, State Bird and State Flower.” State His- 28 Rokos, R., K. Darrow, H. Lazarus, A. Shannon, P. Clancy, D. Hughart, and 1/8 to ¼ mile wide. Grand Traverse County Historical Society, 1982, 89-103. tory Guide Resources. 2003. 21 Feb 2006. <> 10 U.S. Department of Agriculture, Soil Conservation Service. Soil Sur- Lansing, MI: State of Michigan, 1950. 42 Leach, 1883 vey Series No. 34, Grand Traverse County, Michigan. Washington 68 “Cherry Industry History” National Cherry Festival. Byte Productions. 29 Korp, Maureen. The Sacred Geography of the American Mound 43 GTHCA! CD-ROM, 1998 D.C.: U.S. Department of Agriculture, 1966. 11 Feb. 2006. http://www.cherryfestival.org/cherries/history.php Builders. Lewiston, NY: The Edwin Mellen Press, 1990. 44 Ibid 11 Most of the gravel is limestone. United States Geological Service. 69 USDA SCS. Soil Survey Grand Traverse County 30 Silverberg, Robert. Mound Builders of Ancient America: The Regional Landscape Ecosystems of Michigan, Minnesota, and 45 Leach, 1883 Archaeology of a Myth. Greenwich, CN: New York Graphic Society, 70 Ibid Wisconsin. Sub-Section VII.5.2.: Traverse City. Washington D.C.: 1968. 46 Ibid U.S. Geological Service, 1998. 27 Feb 2006. 71 GTHCA! CD-ROM, 1998 31 “Hopewell” is actually used to describe common cultural aspects 47 Weeks, 1992 12 USDA, 1966. The “Glacial Geology of Grand Traverse County” 72 Leach, 1883 of several different communities of Native Americans concentrated map is adapted from Figure 13: “Physiographic Features of Grand 48 GTBOCI Homepage. along waterways from western New York to Missouri and from 73 “Brief History of Grand Traverse County.” Grand Traverse County. Traverse County” on page 129 of the Soil Survey. Wisconsin to Mississippi, including the Canadian side of Lake 49 GTHCA! CD-ROM, 1998 11 Feb. 2006. http://www.grandtraverse.org/gthomepage. 13 Beech, R., Bucklin, H., Cleary, P., Haring, P., Heinert, K., Jones, Ontario, during the period from 200 B.C. to 400 A.D. “Hopewell nsf/docs/4ZDHXPKJUR?OpenDocument 50 Weeks, 1992 J., Stevens, N. Grand Traverse Bay Masters Project. University of Culture.” Wikipedia: The Free Encyclopedia. 11 Feb. 2006. 14 Feb. 74 GTHCA! CD-ROM, 1998 Michigan. 1992. 2006. http://en.wikipedia.org/wiki/Hopewell_culture 51 Wakefield, Lawrence. Traverse City Postcard History. Revised Edition. Traverse City, MI: Horizon Books, Inc., 1991. 75 Bollinger, Donna Stiffler. Heritage of Grand Traverse Bay: The City 14 USDA, 1966 32 The Mississippian Culture began in the Mississippi River Valley and Its People. Traverse City, MI: Village Press, 1975. and spread through the midwestern, eastern, and southeastern 52 Ibid 15 Agricultural History Exhibit. Museum of History at the Grand United States from 900-1500 A.D. “Mississippian Culture.” 76 GTHCA! CD-ROM, 1998 Traverse Heritage Center. 53 GTHCA! CD-ROM, 1998 Wikipedia: The Free Encyclopedia. 31 Jan. 2006. 11 Feb. 2006. 77 Timeline - Malek Geography of Michigan and the Great Lakes Region, course webpage. Michigan 78 Ibid 17 Ibid 33 Grand Traverse History Comes Alive! CD-ROM. Land Information State University. 26 Feb 2006. http://www.geo.msu.edu/geo333/ Access Association, Traverse City East Junior High, Grand Traverse 79 GTHCA! CD-ROM, 1998 18 Whitney, Gordon G. “An Ecological History of the Great Lakes part-four-A.html Pioneer and Historical Society, & Con Foster Museum. Traverse Forest of Michigan.” Journal of Ecology. 75.3 (September 1987), 80 Ibid City, MI: Land Information Access Association, 1998. 55 GTHCA! CD-ROM, 1998 pp.667-684. 81 Ibid 34 “History of the Anishinaabek” Anishinaabemdaa. 2004. Little River 56 Ibid 19 USDA, 1966 Band of Ottawa Indians, Anishinaabemowin Program and JS Inter- 82 Interview with Ray Minervini, May 14, 2005 57 Leach, 1883 20 Ibid active. 25 Feb 2006. http://www.anishinaabemdaa.com/history. htm 58 Ibid 21 Whitney, 1987.

22 Beech et. Al, 1992.

112 83 GTHCA! CD-ROM, 1998 108 1977 City Plan. 137 Ibid 156 GTHCA! CD-ROM, 1998

84 Timeline - Malek http://www.traverserealtor.com/id23.htm 109 Interview with Ann Hoopfer, Grand Traverse Heritage Center Walk- 138 Grand Traverse Heritage Center homepage. 31 March 2006. 157 Boursaw, Jane Louise. “Downtown Traverse City - Growing ing-Tour Guide (and former director of the Con Foster Museum), http://www.gtheritagecenter.org/ Strong.” Michigan Retailer. 1999. <> man. Compiled by Boardman River Historical Committee, Ed. 139 Interview with Ann Hoopfer, GTHC Tour Guide 8/23/2006 A.V. Williams. Traverse City, MI: Grand Traverse County Historical 110 GTHCA! CD-ROM, 1998 158 Timeline - Malek http://www.traverserealtor.com/id23.htm 140 GTHCA! CD-ROM, 1998 Society, 1982, 28-30. 111 Ibid 159 Ibid 141 Timeline - Malek http://www.traverserealtor.com/id23.htm 86 Traverse City City Planning Staff. City Plan, Traverse City. Traverse 112 Ibid 160 GTHCA! CD-ROM, 1998 City, MI. 1977. 142 Ibid 113 Ibid 161 Wakefield, 1988 87 GTHCA! CD-ROM, 1998 143 GTHCA! CD-ROM, 1998 114 Agricultural History Exhibit, Museum of History at the Grand 162 Ibid 88 Wakefield, Lawrence and Lucille Wakefield. Historic Traverse City 144 Interview with Ann Hoopfer, GTHC Tour Guide 8/23/2006 Traverse Heritage Center Houses. Traverse City, MI: Horizon Books, Inc., 1978. 163 “Hickory Hills Ski Area” The City of Traverse City. 18 Nov. 2005. 145 GTHCA! CD-ROM, 1998 115 GTHCA! CD-ROM, 1998 Traverse City - City Manager’s Office. 11 Feb. 2006. http://www. 89 1977 City Plan. Prepared by Johnson, Johnson and Roy, the 146 Agricultural History Exhibit, Museum of History at the Grand ci.traverse-city.mi.us/services/hickory.htm Traverse City Planning Department staff, and Traverse City Planning 116 Ibid Traverse Heritage Center Commission 164 Mt. Holiday Ski and Recreation Area. Home page. 2005. Mt. 117 Timeline - Malek http://www.traverserealtor.com/id23.htm 147 GTHCA! CD-ROM, 1998 Holiday. 11 Feb. 2006. http://mt-holiday.com/index.html 90 Timeline - Malek http://www.traverserealtor.com/id23.htm 118 GTHCA! CD-ROM, 1998 148 Weeks, 1883 165 GTHCA! CD-ROM, 1998 91 Weeks, 1992 119 Timeline - Malek http://www.traverserealtor.com/id23.htm 149 GTBOCI Homepage. > 166 Ibid 92 GTHCA! CD-ROM, 1998 120 “Brief History of Grand Traverse County.” 150 GTHCA! CD-ROM, 1998 167 Timeline - Malek http://www.traverserealtor.com/id23.htm 93 Timeline - Malek > 153 In 1946, Frank Stulen and James Gean adapted an International 96 Ibid 169 Timeline - Malek http://www.traverserealtor.com/id23.htm 122 GTHCA! CD-ROM, 1998 Business Machine Corporation (IBM) accounting machine to solve 97 Ibid design engineering problems, and developed a punch card system 170 GTHCA! CD-ROM, 1998 123 Ibid that enabled them to make contour guides that were much more 98 Timeline - Malek http://www.traverserealtor.com/id23.htm 171 Ibid 124 Interview with Bob Wilhelm of the GTPHS, 3/2/2006 accurate than manual calculations and layout could be. Building on 99 Ibid this invention, John T. Parsons secured an Air Force contract to de- 172 Ibid 125 GTHCA! CD-ROM, 1998 velop an “automatic contour-cutting machine.” Parsons and Stulen 100 GTHCA! CD-ROM, 1998 173 “Brief History of Grand Traverse County.” http://www.grandtraverse. 126 Ibid obtained help from IBM to make a machine controlled by punch org/gthomepage.nsf/docs/4ZDHXPKJUR?OpenDocument 101 Agricultural History Exhibit, Museum of History at the Grand cards (tape was used, later), and they solicited assistance from the 127 Timeline - Malek http://www.traverserealtor.com/id23.htm Traverse Heritage Center. 3 March 2006. Massachusetts Institute of Technology’s Servomechanism Labora- 174 “Northwest Michigan Horticultural Research Station, Background 128 GTHCA! CD-ROM, 1998 tory to mate this machine with precise servomotor controls. The and Summary.” Michigan Agricultural Experiment Station. 3 Mar. 102 GTHCA! CD-ROM, 1998 resulting machine was enormous, expensive, and complicated, but 2005. Michigan State University. 11 Feb. 2006. http://www.maes. 129 Wakefield, 1988. 103 Summary of the Plan: Comprehensive Plan for Physical Develop- they used it successfully to automatically produce large sections of msu.edu/nwmihort/Stahist.HTM ment, Traverse City, Michigan. Johnson, Johnson & Roy, Inc. 1977. 130 1977 City Plan. aircraft wings and propellers, with a high degree of accuracy. 175 “Establishment of the Northwest Michigan Horticultural Research 104 Timeline - Malek 131 GTHCA! CD-ROM, 1998 154 “CNC Machine Tool” How Products Are Made - Volume 2. 2006. Station.” Michigan Agricultural Experiment Station. 5 Aug. 2005. Thompson Gale. 11 Feb. 2006. http://www.madehow.com/Vol- Michigan State University. 11 Feb. 2006. http://www.maes.msu. 105 GTHCA! CD-ROM, 1998 132 Timeline - Malek ume-2/CNC-Machine-Tool.html edu/nwmihort/establish.htm 106 Interview with Bob Wilhelm of the Grand Traverse Pioneer and 133 GTHCA! CD-ROM, 1998 155 “John T. Parsons.” Invent Now. 2002. National Inventors Hall of 176 “Brief History of Grand Traverse County.” http://www.grandtra- Historical Society, 3/2/2006 134 Ibid Fame. 11 Feb. 2006. http://www.invent.org/hall_of_fame/118. verse.org/gthomepage.nsf/docs/4ZDHXPKJUR?OpenDocument 107 Wakefield, Lawrence and Lucille Wakefield. Historic Traverse City html 135 Timeline - Malek http://www.traverserealtor.com/id23.htm 177 “Bay Area Transportation Authority: About Us.” Bay Area Trans- Houses. Traverse City, MI: Horizon Books, Inc., 1978. portation Authority. 2005. 11 Feb. 2006. <>

ACROSS GRANDVIEW PARKWAY 113 endnotes

178 Boursaw, 1999 196 Carr, Tom. “Back for an Encore.” Record-Eagle. Traverse City. 24 210 Ibid 223 Noga, Cari. “Cherry glut will limit sale of crop: National marketing July 2005. http://www.record-eagle.com/2005/jul/24state.htm order will prevent state growers from selling 43 to 45% of 2000 179 “About Downtown Traverse City.” Downtown Traverse City. 211 Schneider and McClelland, 2006 197 cherry crop.” Record-Eagle. Traverse City. 4 September 2000. Downtown Traverse City Association. 11 Feb. 2006. http://www. Repanshek, Kurt. Uniquely Traverse. mytraversecity.com. Traverse 212

ENDNOTES Grand Traverse Commons (Traverse City State Hospital). Home downtowntc.com/about.htm City Convention & Visitors Bureau. 2006. 4 April 2006. http://www. page. 1998-2004. 11 Feb. 2006. http://www.geocities.com/SoHo/ mytraversecity.com/article.cfm?articleID=315 224 Steele, Lori Hall. “Cherry yield to dip down 95 percent.” Record- 180 GTHCA! CD-ROM, 1998 Workshop/1885/ Eagle. Traverse City. 2 July 2002. http://www.record-eagle. 198 MacIntosh, Julie. “Friday Nights on Front Street.” Destination 181 GTBOCI Homepage. http://www.gtb.nsn.us/ 213 Grand Traverse Pavillions: Northern Michigan’s Premier Continuum com/2002/jul/02usda.htm Northern Michigan. Accessed 4 April 2006. http://www.traverse- of Care Community. Home page. Grand Traverse Medical Care. 11 182 “Grand Traverse Band of Ottawa and Chippewa.” U.S. Environ- magazine.com/destination.htm?go=gt4_0001 225 Tacoma, Melanie. “Tarts to help make up for sweet cherry woes.” Feb. 2006. http://www.gtpavilions.com/index.asp mental Protection Agency Where You Live. 11 Feb. 2006. 11 Feb. Record-Eagle. Traverse City. 23 July 2003. http://www.record- 199 “Origins of the Traverse Area District Library.” Traverse Area District 2006. http://www.epa.gov/Region5/tribes/tribepages/grandtra- 214 “Creating an historic, mixed-use redevelopment in Traverse City’s eagle.com/2003/jul/23cherry.htm Library. 7 Feb. 2003. 11 Feb. 2006. http://www.tadl.org/index/ verse.htm ‘Central Park’.” The Village at Grand Traverse Commons. 2001- welcome.htm 226 O’Brien, Bill. “There’s a new cherry in town: Federal grant will be 2004. The Minervini Group. 11 Feb. 2006. http://www.thevillagetc. 183 Alstine, Robert Van. “The Grand Traverse Bands of Ottawa and used to push Balaton.” Record-Eagle. Traverse City. 29 January 200 Grand Traverse Heritage Center homepage. http://www.gtheritage- com/ Chippewa Indians.” Inter-Tribal Council of Michigan. 11 July 2001. 2006. http://www.record-eagle.com/2006/jan/29cherry.htm center.org/museum.asp 11 Feb. 2006. http://www.itcmi.org/thehistorytribal12.html 215 Schneider, Keith and McClelland, Mac. “Traverse City’s new 227 Vanhulle, Lindsay. “Warm spring makes life like a bowl of cherries 201 The Great Lakes Schoolship. Home page. Inland Seas Education economy rises on old brownfields: grants, loans, and expertise 184 Written communication with Russ Soyring, Director of City Plan- for farmers: Crop five to seven days ahead of last year.”Record- Association. 11 Feb 2006. http://www.schoolship.org/about/ propel a coastal community.” Great Lakes Bulletin News Service. ning, Traverse City, Michigan. 6 April 2006. Eagle. Traverse City. June 29, 2005. http://www.record-eagle. 9 Jan. 2006. http://www.mlui.org/growthmanagement/fullarticle. 202 Land Information Access Association homepage. 5 April 2006. com/2005/jun/29cherry.htm 185 Timeline - Malek http://www.traverserealtor.com/id23.htm asp?fileid=16987 http://www.liaa.org 228 The Unofficial National Cherry homepage. 5 March 2006. http:// 186 Rotary Charities homepage http://www.rotarycharities.com/ 216 South, Carol. “Farm reaps election benefits: Rolling Centuries Farm 203 South, Carol. “Award Recognizes Museum Founders: Cara Colburn www.leelanau.com/cherry/ volunteers celebratepassing of local open space proposals.” Grand 187 Grand Traverse Regional Community Foundation homepage. 2006. and Pam McGraw receive state-wide Distinguished Educator Traverse Herald. 10 Nov. 2004. 11 Feb. 2006. http://www.record- 229 Grand Traverse Conservation District homepage. March 15, 2006. http://www.record-eagle.com/herald/2004/jun/02museum.htm 188 Brief History of Grand Traverse County.” http://www.grandtraverse. 217 The Rolling Centuries Farm - A Unique Educational Opportunity. 230 Watershed Center Grand Traverse Bay homepage. 15 March org/gthomepage.nsf/docs/4ZDHXPKJUR?OpenDocument 204 “Proud Facts.” Northwestern Michigan College. 5 Dec. 2005. 11 Home page. 11 Feb. 2006. http://www.rollingcenturiesfarm.org/ 2006. http://www.gtbay.org Feb. 2006. http://www.nmc.edu/info/facts.html 189 Traverse Area Recreation and Transportation Trails, Inc. Home 218 “Courthouse Expansion Project.” Grand Traverse County. 11 Feb. 231 South, Carol. “Public has say on bay project.” Grand Traverse page. TART Trails. 11 Feb. 2006. http://www.traversetrails.org/ 205 “About Northwestern Michigan College.” Northwestern Michigan 2006. http://www.grandtraverse.org/gthomepage.nsf/e273ad9e96 Herald. 16 November 2005. 12 March 2005. http://www.gtherald. College. 6 Feb. 2006. 11 Feb. 2006. http://www.nmc.edu/info/ 190 “New Resort Hotels, Marina, and NMC Campus in Traverse City.” abc49785256aa4006ca548/f759e7fbb162c59f8525708a00733 com/herald/2005/nov/16bay.htm mytraversecity.com. 19 June 2002. Traverse City Convention 206 “New Resort Hotels, Marina, and NMC Campus in Traverse City.” 7c9?OpenDocument 232 Boardman River Natural River Plan. Michigan Department of Natu- and Visitors Bureau 11 Feb. 2006. http://www.mytraversecity. mytraversecity.com. 19 June 2002. Traverse City Convention 219 In 2004, the Green Rate premium was $.0158 per kilowatt hour, ral Resources. February 1976. Revised March 12, 2002. Available com/article.cfm?articleID=94 and Visitors Bureau 11 Feb. 2006. http://www.mytraversecity. added to each rate class, which averaged to $7.58 dollars per from http://www.michigan.gov/dnr com/article.cfm?articleID=94 191 “City Departments and Services” City of Traverse City. 18 Nov customer per month. Traverse City Light and Power homepage 233 Personal communication with Tim Lodge, Traverse City Engineer. 2005. 15 March 2006. http://www.ci.traverse-city.mi.us/depart- 207 Boursaw, 1999. http://www.janeboursaw.com/downtowntc.html 2004. March 15, 3/23/06 ments/department.htm 2005. 208 Schneider, Keith and McClelland, Mac. “Traverse City’s new 234 The Boardman Lake Watershed Study. 2003. The Watershed Cen- 192 Traverse City Convention and Visitor’s Bureau homepage. 11 Feb economy rises on old brownfields: grants, loans, and expertise 220 “Traverse City, MI Wastewater Treatment Plant Conversion” propel a coastal community.” Great Lakes Bulletin News Service. www.nemw.org/glci/TraverseCity_Treatment_Plant.pdf> March 15, Lakes Environmental Center. Available from http://www.gtbay.org 9 Jan. 2006. http://www.mlui.org/growthmanagement/fullarticle. 2006. 193 Dennos Museum homepage. 15 March 2006. http://www.den- asp?fileid=16987 235 Use data from 1894. Residential data only includes boarding nosmuseum.org/ 221 “BATA Unveils its First Hybrid Electric Bus.” Bay Area Trans- houses. 209 Wills, Michael W. “River’s Edge: A Mixed-Use Brownfield portation Authority. 2 Dec. 2005. 11 Feb. 2006. http://www. 194 Noga, Cari. “Miniature city returns after 25-year absence.” Development” Presented at The Congress for New Urbanism VI: dianahacker.com/resdoc/humanities/list.html Record-Eagle. Traverse City. 30 August 1999. http://www.record- Cities in Context. 15 March 2006. http://pdf2html.pootwerdie. eagle.com/1999/aug/30minitc.htm 222 Agricultural History Exhibit, Museum of History at the Grand com/pdf2html.php?url=http://www.cnu.org/pdf/wills.pdf Traverse Heritage Center 195 “Old Town Playhouse: History” Old Town Playhouse. 11 Feb. 2006. http://www.oldtownplayhouse.com/history.htm

114 236 Use data unavailable. 259 Ibid 282 Ibid, p. 95 302 Environmental Resource Guide, Joseph A Demkin, editor American Institute of Architects Washington DC, John Wiley & Sons, Inc. New 237 Use data from 1940. 260 Ibid 283 Michigan Land Use Institute “Traverse City Steps Up to Smart York, 1996. Commuting” Kelly Thayer, June 6, 2004. Referenced online at 238 Use data from 1962. 261 Ibid 303 Lopez Barnett, Dianna and Browning, William D. (1998) A Primer 239 Use data from 1980. 262 Interview with Bob Wilhelm of GTPHS, 3/2/2006 February 3, 2006 on Sustainable Building. Rocky Mountain Institute Green Develop- ment Services. 240 Use data from 2004. 263 GTHCA! CD-ROM, 1998 284 US Department of Transportation “The Changing Face of Transpor- tation” 2000 304 Minnesota Urban Small Sites BMP Manual: Stormwater Best 241 Information taken from the State of Michigan History, Arts, and 264 Personal communication with Russ Soyring, City Planning Management Practices for Cold Climates. Prepared by Barr Libraries: Historic Sites Online. Accessed at www.mcgi.state. 5/3/2006 285 City of Traverse City Online Traffic Counts. Accessed online at Engineering Company, July 2001. St. Paul, Minnesota. http://www. mi.us/hso/advancematch.asp?ctype=anyandcname=Traverse+C February 5, 2006 advancematch.asp?ctype=any&cname=Traverse+City&cnty=Gra 266 Ibid 305 “Grand Traverse Conservation District Native Seedling and Plant 286 Lynch, Kevin. 1960. The Image of the City. MIT Press. nd+Traverse> and The National Park Service’s National Register Sale.” Grand Traverse Conservation District. 2006. 6 May 2006. 267 Interview with Bob Wilhelm of GTPHS, 3/2/2006 of Historic Places website. Accessed at: www.cr.nps.gov/nr/ 287 Ibid http://www.gtcd.org/seedling.shtml (Retrieved February 27, 2006.) 268 GTHCA! CD-ROM, 1998 288 Ibid 242 GTHCA! CD-ROM, 1998 269 Interview with Ann Hoopfer, GTHC Tour Guide, 8/23/2006 289 Ibid 243 Interview with Bob Wilhelm of GTPHS 3/2/2006 270 GTHCA! CD-ROM, 1998 290 Ibid 244 Ibid 271 Ibid 291 Ibid 245 GTHCA! CD-ROM, 1998 272 Interview with Bob Wilhelm, GTPHS 3/2/2006 292 Traverse City Farmers and Artists Market Study, July 2002. Final- 246 Ibid 273 Personal communication with Russ Soyring of Traverse City Plan- report from Gosling Czubak Engineering Services, Inc., Hoisington ning and Ken Richmond of Richmond Inc. Architecture, 5/3/2006 Koegler Group, Northwestern Michigan College Center for Business 247 Ibid andIndustry, and the Traverse City Downtown Development Author- 274 Ibid 248 Interview with Bob Wilhelm of GTPHS, 3/2/2006 ity. 275 The First Phase of the Comprehensive Plan. Prepared by Harland 249 Ibid 293 Ibid Bartholomew and Associates, October 1961. St Louis, Missouri. 250 Interview with Bob Wilhelm of GTPHS, 3/2/2006 Adopted 1962, p. 21. 294 Waddell, Edmund. Evolution of Roundabout Technology: A History- Based Literature Review. Michigan Department of Transportation. 251 Interview with Ann Hoopfer, GTHC Tour Guide, 8/23/2005 276 A Report Upon The Comprehensive City Plan of 1942. Prepared by J Martin Frissel, City Planning Consultant. East Lansing, Michigan. 295 “What is a roundabout?” Michigan Department of Transportation. 252 GTHCA! CD-ROM, 1998 Pages not numbered, approximately p. 6. 2001-2006. State of Michigan. 8 April 2006. http://www.michigan. 253 Interview with Bob Wilhelm of GTPHS, 3/2/2006 gov/mdot/0,1607,7-151-9615-139335--,00.html 277 1977 City Plan. Prepared by Johnson, Johnson and Roy, the 254 State of Michigan History, Arts, and Libraries: Historic Sites Online. Traverse City Planning Department staff, and Traverse City Planning 296 Ibid Accessed via the world wide web at http://www.mcgi.state. Commission 297 Ibid mi.us/hso/advancematch.asp?ctype=any&cname=Traverse+City& 278 Frissel. cnty=Grand+Traverse 298 Roundabouts: An Informational Guide. Federal Highway Administra- 279 Phase II of the 1962 Comprehensive Plan. Prepared by Harland tion. Publication No. FHWA-RD-00-067 255 GTHCA! CD-ROM, 1998 Bartholomew and Associates. St Louis, Missouri. P. 101 299 Personal communication with Rich Smith., April 2006. 256 Ibid 280 Data received via personal communication with the Traverse City 300 Personal communication with Gregg Pierce, April 2006. 257 Interview with Bob Wilhelm of GTPHS, 3/2/2006 DDA, December 2005. 301 Transforming the Hall-Garland District. Gourdie-Fraser, January 258 GTHCA! CD-ROM, 1998 281 The First Phase of the Comprehensive Plan, Bartholmew and As- 2002. sociates Bartholomew, p. 94.

ACROSS GRANDVIEW PARKWAY 115 116 APPENDICES

Contents Notes Preparer Plan Name Shifting PrioritiesasDemonstratedbyExaminingtheTable ofContents. Appendix A appendices

Traverse CityComprehensivePlansComparisons1941to2002. J MartinFrissel, City Planning Consultant. Comprehensive CityPlan1942 School and Play School andPlay Areas A ReportUponThe Comprehensive Plan EastLansing, MI Population Population Trends Table ofContents Public Buildings Transportation Major Streets Introduction Land Use Appendix Zoning Parks

Public Works and Administration: Introduction, MethodsofFinancing Works Program, Financing theProgram, ofthePlan Administration Principles and Standards for Schools and Recreation Facilities SchoolsandRecreation Principles andStandardsfor Public Improvements, Financial Analysis, ProposedPublic Introduction, ExistingConditions, ProposedDevelopment, essence oftheCityPlan. PhaseII, completedin1962, Sanitary Sewers,Sanitary StormDrainage, Refuse Wastes rationalization for suggestions inthefirstphase. suggestions for rationalization Public Services: Introduction, Water Systems, The 1961 report (the first phase) forms the The 1961report(thefirstphase) Airport: Introduction, ExistingConditions, Proposed Parks and Recreation System Proposed ParksandRecreation is asupportdocumentmeanttoprovide The FirstPhaseofComprehensive The ProposedMasterPlan, Air Space of theMasterPlan: December1962 A ReportUpontheSecondPhase Principles ofMajorStreetSystem The CentralBusinessDistrict: and Associates. StLouis, MO the Plan:October1961 Proposed SchoolSystem Harland Bartholomew Carrying Out thePlan Carrying Carrying OutthePlan Carrying Economy oftheCity Economy Existing Conditions

Table ofContents Population Land Use Schools Parks

Environmental ResourceProtectionPlan Parks, andOpenSpacePlan Recreation and Traverse CityPlanningCommission Community Facilities and Services Plan Community FacilitiesandServices Land Use(subheadingunderP, R, OSP) Community DevelopmentConcepts Johnson, Johnsonand Roy(JJR), Evolution ofGrowthandChange Housing andNeighborhoods Traverse CityPlanningstaff, Transportation Plan Glossary of Glossary Terms Community Goals Central Area Plan Table ofContents City Plan1977 Implementation Commercial Introduction Industry

and Traverse CityPlanningCommission, Parks, andOpenSpacePlan Recreation Introduction andCommunityGoals Traverse CityPlanningstaff, Community FacilitiesPlan Resource ProtectionPlan Traverse CityResidents Land Use/DesignPlan Tables ofContents Trafficways Plan City Plan2002 Glossary

Appendix B Zoning Districts: 1942 to 2005

1942 Code of Ordinances 1958 Code of Ordinances 1999 Code of Ordinances

Note: A 1970s copy of this Code was analyzed for this report which likely included amendments to some of the original provisions of the 1958 Code.

R-1A: Single Family Residential R-1: Single Family Residence District OS - Open Space District R-1B: Single Family Residence District R-2: Single Family Residence District RC - Residential Conservation District R-2A: General Residence District R-3: Two-Family Residence District R-1a and R-1b-Single Family Dwelling Districts R-2T: Tourist Residence District R-4: Multiple Dwelling District R-2 - Two-Family Dwelling District R-3: Outer Residence District R-4a: Medium-Density Multiple Dwelling District R-9, R-15 and R-29 - Multiple Family Dwelling Districts R-4A: Apartment Residence District R-4b: Low-Density Multiple Dwelling District HR - Hotel Resort District R-4C: Cabin Residence District R-5: Motel District C-1 - Office Service District R-4T: Trailer Residence District R-6: High-Rise Apartment District C-2 - Neighborhood Center District C-1: Neighborhood Shopping District C-2: General Retail District C-3 - Community Center District C-3: Highway Service District C-1: Office Service District C-4 - Regional Center Districts (a,b,c designations) C-2: General Retail District C-2: Neighborhood Shopping District D - Development Districts

WM-1A: Wholesale-Light Manufacturing C-3 Commercial District T - Transportation District WM-1B: Wholesale-Light Manufacturing C-4 Central Business District GP - Government/Public District M-2: General Industry M-1: Restricted Industry District PRD - Planned Redevelopment District F-1: Forest Agriculture District M-2: Industrial District I - Industrial District S-1: Scenic Reserve District I-1: Light Industrial District NMC-1 & NMC-2 - University Districts G-1: Government Service District I-2: General Industrial District H-1 and H-2 - Hospital Districts P-1: Vehicular Industrial District Planned Unit Development Planned Redevelopment District Planned Unit Development

ACROSS GRANDVIEW PARKWAY 117 118 APPENDICES

High-Rise Apartment District R-6:

Dwelling District Medium-Density Multiple R-4a: of 1958Code 1970’s version

C-2: GeneralRetailDistrict

Residence District R4-A: Apartment

1942 Ordinance Year &District Zoning Districts(continued) Libraries, Charities/Philanthropies, etc. Homes, PublicandParochialSchools, (i.e. banks, restaurants, tailors, etc.), recognized strictly retailbusiness”recognized strictly Laundries (subjecttorestrictions) the insane), Clubs, Greenhouses, and newfarmimplementdisplay Hotels, Multi-Family Apartments, used andnewcarlots Lodging and Boarding in Private andBoardinginPrivate Lodging Rec Areas, Museums, Libraries, Office Buildings, any “generally Churches, Not-for-Profit Parks, Churches, Not-for-Profit Parks, meat, pharmacies, barberand Group Homes, Tourist Homes, Group Homes, Tourist Homes, Two Dwellings, Family Hotels, Charities/Philanthropies, etc., Service Stores(i.e.Service groceries, Automobile Service Stations,Automobile Service Hospitals and clinics (not for Hospitals andclinics(notfor lots (subjecttorestrictions), beauty shops, shoerepair), Multi-Family Multi-Family Apartments, Single-Family Dwellings,Single-Family Single-Family Dwellings,Single-Family in Private Homes,in Private Public and ParochialSchools, Two Dwellings, Family Lodging andBoarding Lodging Rec Areas, Museums, Allowable Uses

semi-public except for increased by onefoot increased by or publicinstitutions the streetitfronts, Buildings shallnot height exceeding buildingheight. and sidelotare where thefront be erectedtoa Rear SideSetback: Side Setback: Front Feet (max) Stories (max) for every foot every for 4 (minimum) added tothe 2.5 3

125 40 35

existing commercial no lessthan25ft For commercial, 25 ft. minimum. Residential, setbacks. Setback 25

than 3ft from the ground than3ftfromtheground projectionsnothigher on eithersideis8feet 2 (allftsetbacksfor 20 feet, min. setback i.e. terraces, patios) sum tonolessthan standard: twoside no requirement for otheruses, for for residential, for yards should no lessthan either side. One Side 10 fton 6

Total 14 2

for MFRwhere for not specified 25 ft, except no lessthan itis35ft. Setback 20 25

first apartment apartment Every MFR shall have MFRshallhave Every than for non-residential, for least 300sqfeet. 500-1 bedroom 600-2 bedroom no requirement efficiiency unit floor areanotless requirements Floor Area 600 sqft., each and larger, Minimum SFR, MFR stated.

must be at must beat

5000 -1family, 3000-2 and multipledwelling per family unity per family min 2000sqft not beerected 3000-2 family Buildings shall street itfronts exceeding the per dwelling, square feet to aheight Minimum min 5000 Lot Area or abuts.

In addition, requiredtoprovide the lot that couldbecovered. the lotthat Had provisions for minimum Had provisionsfor than 50percentoflotarea. one parking space for each one parkingspacefor Dwelling not to occupy mor Dwelling nottooccupy frontage, minimumareaof For this district they were: For thisdistrictthey for thisdistrict. for Minimum Lot setbacks not Commercial width of50 available. MF unit. Notes

C-4 Central Business District 4 55 ----- 2 2 25 None 5000 - 1 family, 400 2500 - 2 family, 1000 - multiple dwelling

2005 Code

R-15 3 40 Within 4’ of the average 6 14 25 setback of principle buildings on same face of block, no closer than 6’ to prop line

R-29 3 40 Within 4’ of the average 6 14 25 setback of principal buildings on same face of block, no closer than 6’ to prop line

C-41a GP district uses; C-3 district uses, except the 2 min. 30-45 2.5 ft min, None, except a min 5 feet, except following: drive-ins, drive-throughs, motels, 15 ft max 10 ft side setback min 20 ft if abutting sexually-oriented businesses, vehicle wash on any side abutting or adjacent to R District facilities, veterinary services and kennels; an R-District Boat liveries; Convention centers; Drinking places with or without entertainment; Markets, public or municipal; Parking areas, private, for dwelling units (limited to one per dwelling unit); Parking areas, private, if public parking is not available with 500 feet of an allowed use, subject to the following standards: b 2 min. 30-60 (682,4) 2.5 ft min, 15 ft max see C-4a see C-4a c 2 min. 30-85 2,5 2.5 ft min, 15 ft max see C-4a see C-4a

D3: Red Mill Area 3 to 5 45-75 20 ft from Gillis, None none Parking areas should have a 8 ft from Grandview minimum 5 ft setback on the Parkway, 3 ft from side and rear of the parcel. other streets. Adjacent to an R district, a 10 ft side and 20 ft rear setback is required. Maximum density is 60 dwelling units per acre, with a max amount of 80% impervious surface. Greater building heights allowed provided residential units are part of the development. Generally 1-2 stories. Portion of the building taller than 60 feet will be recessed 10 feet from the facade facing the pulbic street.

ACROSS GRANDVIEW PARKWAY 119 Appendix C Stormwater Best Management Practices

APPENDICES The main focus of the stormwater Best Management Practices (BMPs) we recommend is to reduce the quantities of pollutants (including sediments, Rain Gardens/ Bioretention Cells toxins, and excess nutrients) carried into the Boardman River and Grand Traverse Bay, while allowing groundwater recharge. Currently, much of the land on both sides of the Boardman River is paved with hardscape such as conventional asphalt and concrete, or covered with buildings that have conventional In locations where one might think to install planted areas at grade, slightly sunken rain gardens or bioretention cells can be used to capture runoff roofs. Stormwater that falls on parking lots, roads, and walkways picks up oil, grease, toxins, and sediments and carries these into storm sewers that and allow it to infiltrate slowly, typically over a 24-hour period. Rain gardens use the existing soil, while bioretention cells tend to be more complicated, outlet into the Boardman River. Our goal is to decrease the surface area and connectivity of these impermeable surfaces. The suggested BMPs will also including a specialized soil mixture, an aggregate of sand bed base, and an underdrain, in cases where the existing soil does not allow for easy infiltration. increase opportunities for stormwater to infiltrate into the soil, or to groundwater or surface waters. Many of the BMPs we suggest use vegetation to help Plants and microbes in rain gardens and bioretention areas use excess nutrients and take up or break down toxins. Both rain gardens and bioretention increase stormwater interception, evapotranspiration, filtration, and percolation. Some of the treatment practices can work by themselves, but in many cells are designed to drain within 24 hours, so that there is no risk of standing water and mosquito breeding. The vegetation can include groundcover, cases, a treatment train of several BMPs in series is recommended. perennials, grasses, shrubs, and even trees. A layer of mulch should also be used. Unlike most BMPs, bioretention cells can be used for snow storage. However, woody plants should not be planted in snow storage areas. While the ideas presented here can help to stimulate stormwater management planning, it is crucial that professionals be involved in analyses of the hydrologic conditions and in the design of any BMPs. Precipitation frequency, storm duration, drainage area size and shape, and soil types should all We recommend the use of rain gardens or bioretention cells along the south side of the Boardman River (e.g., where there is currently a strip of lawn), be taken into account, to ensure that the kinds of BMPs selected will work effectively with the site conditions and larger context of the area. For more along much of the land just south of Grandview Parkway (water from storm sewers can be directed into rainwater gardens or bioretention areas), and, detailed information on Stormwater BMPs for cold climates, the reader may be interested in the Minnesota Urban Small Sites BMP Manual. 304 where the ground is level, on top of the bank on the north side of the Boardman River. Rain gardens or bioretention cells can be incorporated into park- ing areas as parking islands, while taller perennials, shrubs, and trees in such gardens can shield parking lots from view. Shallow swales planted with grasses may collect runoff and direct the flow of stormwater into a rain garden, as we propose for a rain garden at the east end of Parking Lot C (adjacent Native Plants to Park Street) and for the fish weir rain garden in the Garland-Hall district.

We recommend using plants native to northwestern Michigan, selected for the shade, soil, and moisture site characteristics. There are many advantages of using native plants: native plants are already adapted to Traverse City’s climate, they require less irrigation and fertilizer, they are more resistant to local Dry Swales pests and diseases, they provide food and habitat for local wildlife and their deep root systems that stabilize the soil. The Grand Traverse Conservation District is a good source of additional information about plants native to Traverse City and the surrounding area.305 Dry swales, which can be designed to accommodate a ten-year storm, are considerably deeper than bioretention cells, and are typically filled with grasses. A dry swale filled with native grasses could be used along the bayfront, north of Park Street.

Riparian Restoration Filter Strips and Sediment Forebays

Buffers of trees and shrubs are present along the north bank of the Boardman River throughout a large part of our Design Guidelines area. Some of the In areas with significant amounts of space, filter strips, vegetated areas with extremely shallow, even slopes, can be used to remove sediment from runoff existing plants in these riparian buffer zones are “invasive species.” These invasive plants spread aggressively, decreasing biodiversity by outcompeting moving by sheet flow. The vegetation can range from perennial grasses and flowers to shrubs and trees. The most important characteristic of a filter other native plants. strip is that the gradual slope promotes sheet flow and reduces pooling or channeling. Filter strips trap sediments in vegetation, protecting surface waters or BMPs at the lower end of the filter strips. A 4’ wide strip should suffice as pretreatment before a rain garden, bioretention cell, or dry swale. A level We recommend that riparian restoration should be carried out to remove invasive plants. These invasives include Tartarian honeysuckle (Lonicera spreader, such as a long trench filled with gravel, can precede a filter strip to ensure that water flows onto the strip evenly. tartarica), purple loosestrife (Lythrum salicaria), deadly nightshade (Solanum dulcamara), bladder campion (Silene vulgaris), and periwinkle (Vinca minor) in the Garland-Hall area. Other aggressive invasives common to this area include amur Honeysuckle (Lonicera maackii), common buckthorn (Rhamnus In areas with space limitations, where storm sewer systems are already in place, water can be directed through pipes into a portion of a bioretention area cathartica), glossy buckthorn (Rhamnus frangula), autumn olive (Elaeagnus angustifolia), garlic mustard (Alliaria petiolata), dame’s rocket (Hesperis known as the “sediment forebay.” A sediment forebay is a small pool with rip-rap, where coarse sediments settle out among the rocks. Finer sediments matronalis), Canary Reed Grass (Phalaris arundinacea), and Common Reed (Phragmites australis). remain suspended in the water, which flows into other parts of the rain garden/ bioretention area. It is important to have a layer of mulch at the surface of the rain garden/ bioretention area, so that these fine sediments will be trapped in the mulch layer and not clog air pores in the soil. Sediment forebays require regular cleaning but this do not require plant replacement.

120 Appendix C Stormwater Best Management Practices (continued)

Flow Splitters Green Roofs

When the volume of stormwater is too great for these stormwater BMPs to handle, it is essential to have a bypass system. Flow splitters installed along Green roofs can help to mitigate the environmental effects of development. There are two types of green roofs: extensive and intensive. Extensive green a storm sewer pipe allow the “first flush” of runoff (which carries the largest load of pollutants) to flow into the pretreatment BMP and then into the water roofs use a relatively light system of drainage and filtration components with a thin (2-4”) layer of soil mixture and drought-tolerant plants. Intensive quality BMP, but diverts the rest of the stormwater back into the storm sewer. green roofs require higher structural capacity, and are designed to accommodate shrubs and even trees in deeper soil mixtures, and allow for regular human use.

Grit/Oil Separators and Vortex Valves Green roofs provide many advantages over conventional roofing systems. Environmentally, they reduce and delay stormwater runoff, keep runoff cooler, increase habitat for birds and insects, reduce CO2 levels, filter and bind dust and other particles, and reduce the urban heat island effect by cooling and The stormwater outlets into the Boardman River can and should be modified, wherever possible, to include devices such as grit/oil separators.1 These humidifying the surrounding air. Building owners and occupants may also appreciate the ability of a green roof to insulate buildings, reducing heating and separators cause sediment to settle out while trapping floating trash, grease and oil in the device. Vortex valves slow the velocity of stormwater flowing cooling costs; to absorb sound, keeping the internal environment quieter, and to increase the life expectancy of rooftop waterproofing by protecting it from from the outlet into the river, especially during harsh storms. These cost-effective stormwater management devices must be cleaned regularly. ultraviolet rays and mechanical impact.

Buildings should be designed to accommodate the weight of the roof materials, soil mixture, plants, snow, and people who will be on the roof, even if only Stormwater Storage during maintenance procedures. Plants should be selected for their resistance to extremes of drought, high winds, and low winter temperatures. Retrofit- ting existing buildings for green roof installation tends to be much more difficult and costly than designing a new building to support a green roof. Sloped Stormwater that drains from rooftops may be directed to flow into a rain garden from a downspout, rain chain, or over land. Alternatively, for any building roofs require special erosion-control structures. For these reasons, we recommend the use of extensive green roofs on newly constructed buildings, that has enough space to accommodate a rain barrel or a cistern, rain can be collected and used for watering plants. especially those in the Garland-Hall area.

Permeable Paving Phytoremediation

Some areas of conventional pavement can be replaced with permeable pavement that allows water to infiltrate through gaps or pores. Phytoremediation is the use of plants to take up (accumulate or hyperaccumulate), break down, or stabilize pollutants in the soil, or to enhance microbial degradation of the pollutants in the root zone. Phytoremediation should be carefully considered as a potential remediation strategy for any brownfield We recommend using gravel-filled permeable pavers for sidewalks, parking areas, and roads or delivery areas with light vehicular use. Permeable pavers sites, since it can be aesthetically pleasing as well as functional. are not as good an option for roads with heavy traffic, due to the potential for high maintenance costs.

We do not recommend the use of turf-filled pavers for any areas where vehicles will drive at least three times per day, since the grass would have trouble surviving such use. Turf-filled pavers are also difficult for lighter wheeled vehicles to traverse, so they should not be used in areas intended to be universally accessible.

Porous pavement such as porous asphalt may be appropriate for a cold-climate location such as Traverse City. Recent studies suggest that in areas with good infiltration, water drains below the level where it might cause freeze-thaw damage. However, it is uncertain how porous asphalt will work with the coarse sediments applied to Traverse City’s roads to increase traction in winter. It is possible that these sediments could clog the pores in the asphalt, and porous pavement requires regular cleaning.

ACROSS GRANDVIEW PARKWAY 121