ACKNOWLEDGEMENTS
Nick Proctor, Mayor
Shea Charles, City Manager
Tim Schmitt, Community Development Director
Erv Suida, Director of Public Services
City Council
Steven Manor Robert Ellis Jeffrey Hansen Doug Heins Jan Lobur Scott Niblock
Planning Commission
Jeanette Ambrose Erin Britten Stewart Howe Robert Spaulding Paul Streng Maryanne Vukonich Nick Proctor Shea Charles
Planning Consultants
Erin Perdu
Carlisle / Wortman Associates, Inc.
TABLE OF CONTENTS
Introduction ...... 5 Planning in the City of Howell ...... 5 Location ...... 9 Historic and Architectural Resources ...... 10 Population and household Demographics ...... 13 Housing ...... 23 Economic Base/Socio-Economic Assessment ...... 28 Community Facilities and Services ...... 34 Transportation and Traffic Analysis ...... 44 Environmental Resources ...... 51 Existing Land Use ...... 55
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An important prerequisite to preparing an update to the City of Howell’s Master Plan is to develop a common understanding of the current state of the community as well as anticipated trends. Information gathered through the planning process is critical to the accurate projection of future needs and development patterns. The Community Profile is intended synthesize and communicate conditions and trends, as well as the dynamic economic, social, and environmental forces brought on by various forms of growth and change.
The City’s ultimate goals is to preserve and enhance quality of life within the community, and this qualitative and quantitative data provides a solid footing for the formulation of goals, policies, and strategies designed to help the community flourish. Although much of the background data is updated information from previous City plans, new information that is relevant to current conditions has been added. Specifically the release of 2010 Census data and 2008-12 American Community Survey (ACS) data allows for a detailed analysis of the City’s demographics. The Community Profile also references recent publications and relevant studies conducted by Livingston County and other regional planning organizations, including Southeast Michigan Council of Governments (SEMCOG).
The Community Profile provides an inventory of existing conditions including population and household demographics, housing, local economy, community facilities and services, natural features, land use patterns, and transportation.
A common understanding of the community leads to a clearer vision, stronger support, improved decision making, and better coordination between public agencies, developers, and citizens towards achievement of common goals.
PLANNING IN THE CITY OF HOWELL
The City of Howell has a history of sound planning and innovative collaboration. The City has maintained a Master Plan which has been updated several times over the past twenty five (25) years. The City adopted its first Master Land Plan in 1966. The Plan was extensively revised in 1987, with a series of amendments and/or revisions in 1991, 2002, and 2006.
In 1987, the Plan was extensively revised to provide a more dynamic tool to guide future development and land use decisions. This update dealt with issues such as land shortage, aging housing stock, and development competition. Specifically, the preservation of neighborhoods, maintaining a strong Central Business District, improving traffic circulation, building a sound industrial base, and extending utilities. As part of the planning process, a number of studies were conducted prior to the Master Plan update. In 1981, the University of Michigan prepared a report entitled Strategies for the Future. In 1984, a Regional/Urban Design Assistance Team (R/UDAT) of the American Institute of Architects (AIA) conducted a study entitled Change with Continuity. The Department of Civil and Environmental Engineering of Michigan State University also developed a Transportation Plan.
DRAFT 5 City of Howell Community Profile
The Plan was revised again in 1991, building on the established growth management approach and introducing Mixed Use as a planned land use designation. Intended to encourage creative planning and encourage a mix of uses forming an identifiable unit, the area north of I-96 and west of Lucy Road was the first area planned for Mixed Use development.
The City of Howell’s Downtown Development Authority (DDA) was established in 1991. At the time, one of the highest priorities of the DDA was to improve the visual appearance of Grand River Avenue within the Development Area. As a result, the DDA initiated the preparation of a streetscape plan and program to guide implementation of improvements, including landscaping and street trees, pedestrian circulation, parking, paving concepts, lighting, entryway signage, street furniture, and other unifying elements.
In the late 1990s, the City of Howell identified the need to prepare specific area plans to manage future growth. In 1999, the Northeast Area and M-59 Area Plan was created, followed by the Loop Road Area Plan in 2002. In 2002, the City’s Master Plan was revised and updated to incorporate the area plans. In 2000, the College of Architecture and Design at Lawrence Technological University prepared a study of the City’s built environment and historic character entitled Howell, Michigan, Plan for Preservation.
In 2003, the City of Howell contributed to the development of the Howell Area Recreation Authority Plan and subsequent creation of the Howell Area Recreation Authority which also includes the adjacent communities of Marion Township and portions of Genoa and Oceola Township.
Also in 2003, the Michigan Department of Transportation (MDOT) and Landscape Architects & Planners, Inc. completed a Howell Area Non-Motorized Trail Study. The Crosstown Trail project originated out of a local “Walkable Communities” conference. The City and MDOT were interested in developing a seamless, non-motorized transportation system connecting M-59, Latson Road, and Grand River Avenue I-96 Business Loop to provide for safe non-motorized transportation.
The most recent update of the Master Plan occurred in 2006. Of significance in this update was the addition of the following planned mixed use categories: Mixed Density Residential, Office/Research Park Land Use, and Mixed Use Commercial. This change helped to align the Master Plan and Loop Road Target Area Plan, and provide for greater flexibility of use in the planned mixed use areas.
In 2008, the D-19 Corridor Concept Plan was created to encourage investment, improve the built environment, alleviate traffic congestion, and create a gateway to the City of Howell from I-96. This Plan provides the foundation for the City’s Michigan Avenue Form Based Code.
In 2011, the Howell Main Street/Downtown Development Authority (DDA) commissioned a Downtown Howell Market Profile study to establish benchmarks and lay the groundwork for current and future enhancement and business development in the DDA district. The study includes a demographic snapshot and ESRI lifestyle profile, as well as focus group analysis and recommendations for the future.
In the late 1990s, the City began feel the pressures of sprawling, suburban development patterns. Even so, the City desired to promote traditional neighborhood development in the large open space portions of the City, establish coordinated land use patterns within the context of a mixed use environment,
6 DRAFT City of Howell Community Profile protect natural features, and promote high-quality development. It was then that the City of Howell identified the need to prepare specific area plans to manage future growth and development.
Northeast Area and M-59 Area Plan
In 1999, the Northeast Area and M-59 Area Plan was created. The Study Area included proposed Planned Unit Developments (PUDs) within the City of Howell, as well as adjacent properties which could be annexed into the City.
Loop Road Area Plan
In 2002, the Loop Road Area Plan was created to establish a cohesive development plan for the area north of I-96 and west of Lucy Road in order to study to the impacts of the proposed Pinckney Road (D- 19) alternative truck route loop road. Also in 2002, the City’s Master Plan was updated and M- 59/Northeast Area and Loop Road Area Plans were incorporated in the Master Plan.
D-19 Corridor Concept Plan
In 2008, the D-19 Corridor Concept Plan was created to encourage public and private investment, improve the built environment, alleviate traffic congestion, and create a gateway to the City of Howell. This Plan forms the foundation for the City’s S. Michigan Avenue Form Based District.
In 2005, the City of Howell contributed to the development of the Howell Area Recreation Authority Plan and subsequent creation of the Howell Area Recreation Authority which also includes the adjacent communities of Marion Township and portions of Genoa and Oceola Township. The Authority was created with the purpose to construct, operate, maintain and/or improve recreational facilities, including, but not limited to, parks, swimming pools, recreation centers, auditoriums and any other facilities
In 1991, the City created a Downtown Development Authority. The Development Area was defined as 125 acres and contains primarily commercial and residential properties in addition to some public and industrial properties. The general goal of the Authority is to establish a favorable environment for downtown business and residents, and to provide the resources and direction to implement improvement and revitalization projects. The Plan divided the Development Area into six (6) planning subareas: Adjacent Residential, Eastern Grand River, Central Grand River, West Grand River, and Central Business District Grand River.
In 2003, the Michigan Department of Transportation (MDOT) and Landscape Architects & Planners, Inc. completed a Non-Motorized Trail Study for the Howell Area. The study identifies Grand River and M-59 as the major links for the Crosstown Trail. Other
DRAFT 7 City of Howell Community Profile
In 2006, the idea was proposed for a North-South Commuter Rail service between the City of Howell and the City of Ann Arbor. The 27-mile long commuter rail service was intended to alleviate traffic congestion along I-96 and US-23. The idea gained significant grass-roots support and interest from the public, local government agencies, and the Great Lake Railroad. In 2008, a WALLY feasibility study and business plan was prepared by R.L. Banks & Associates. While the study revealed the project war feasible, there were many additional questions. The North-South Commuter Rail (WALLY) Feasibility and Conceptual Planning Study (Phase II) is underway, and is being funded largely by a Transportation and Community System Preservation (TCSP) grant.
In 2010, the City’s completed a Capital Improvements Program for the Waste Water Treatment Plant. This CIP provides guidelines and a schedule for infrastructure repairs and replacement, treatment system upgrades, and expansion of the WWTP to increase treatment capacity. This document has been developed in consideration of the age and condition of existing facilities and projections for future wastewater flow.
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LOCATION
Once known as “Livingston Centre” and frequently marketed as the “Heart of it all,” the City of Howell is located in the central portion of Livingston County, Michigan. The City is comprised of approximately 4.9 square miles. The City is bounded by Howell Township to the north and west, Oceola and Genoa Township to the east, and Marion Township to the south. Over the years, the City has grown and expanded into surrounding areas through annexation; however, there are still “islands” of township parcels located within the City limits. In 2013, the City of Howell purchased 210 acres on the southeast side of town, known as the "Highland-Howell Property."
The City of Howell is located between Lansing (35 miles) and Detroit (50 miles) along interstate I-96. The City is linked to the metropolitan region via I-96, Highland Road (M-59), Grand River Avenue, Michigan Avenue, and Pinckney Road (D-19), with convenient access to US-23. The City is also traversed by the CXS Railroad and Great Lakes Central Railroad. Nearby urban centers include Brighton (10 miles) and Ann Arbor (30 miles).
Figure 1. Regional Map, Livingston County, Michigan
DRAFT 9 City of Howell Community Profile
Figure 2. Aerial Image, City of Howell
HISTORIC AND ARCHITECTURAL RESOURCES
When the City of Howell was first settled more than 180 years ago along the Grand River Trail, the area became known as "Livingston Centre." The settlement offered safe haven for travelers and played an important role in the completion of the Lansing-Howell-Detroit Plank Road.
Since the beginning, the City of Howell has been a center of government, trade, and culture. It is a tradition that continues today. Beyond the downtown area – the physical core and symbolic heart of Howell – the City of Howell has developed a rich network of residential neighborhoods, community facilities, commercial corridors, and employment centers that serve as essential elements of the City and the Howell Area community.
The first actual settlements in Howell were made by George T. Sage, John D. Pinckney, James Sage, and David Austin in the year 1834. In 1935, the village of Howell was surveyed and plotted by Edward Brooks and Flavius J. B. Crane. The village was originally designed with a public square to “be and remain open for the use of the public” bounded by Grand River, Walnut, Sibley, and Centre Streets. The square is now occupied by County buildings.
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The first structure built in the City was the City Eagle Tavern, or hotel, which also served as the first post office. Eagle Tavern was followed by Moses Thompson’s saw mill, Edward Gay’s mercantile store, and William McPherson’s blacksmith shop. Howell’s first school house opened in 1837. The school house became the center of community activity by providing a physical space for religious services, court of law, local elections, and public meetings.
The Toledo, Ann Arbor, and Northern Railroads came to Howell in 1885. The railroad was vital to the success of the Borden Milk Plant on West Street and to many other enterprises in Howell during the boom years.
The City of Howell is known for its rich architectural history including the Richardsonian Romanesque County Courthouse (1889) and Neoclassical Howell Carnegie District Library (1906). Other prominent structures include First National Bank (1873), Cleary’s Pub (1875), Opera House (1881), Howell Depot (1886), McPherson Mansion (1915), Cobb-Hall Insurance Building (1928), Ann Arbor Railroad Building (1936), and recently renovated Howell Theater (1936). The Lakeview Cemetery is another significant historic site and the final resting place of many early settlers.
The City of Howell showcases a variety of architectural styles including Italianate, High Victorian, Victorian Gothic, English Gothic, Tudor Revival, Craftsman, and Colonial. Preserving and promoting the City’s physical and cultural history has been a collaborative effort between several groups including City Departments, Livingston County, Howell Area Historical Society, Howell Downtown Development Authority, Friends of the Howell Carnegie Library, Livingston Arts Council, and of course, the Howell residents.
The City of Howell has made a point to express the community’s shared values, rich history, and dedicated service. Built in the 1940s, the Livingston County Veterans Memorial recognizes the veterans from Livingston County who gave their lives in WWI, WWII, Korea, Vietnam, Iraq, and Afghanistan. Furthermore, significant community events are celebrated in the City’s public art pieces, including the Native American bent limb topiary sculpture and “The Spirit of Howell” glass panel series.
The City of Howell is centered on the intersection of Grand River and Michigan Avenue. Grand River originated as a trail established by the Native Americans and first used by European settlers in 1701. During the 1820s and 30s, the Detroit-Howell Plank Road was constructed along the Grand River Trail. In the 1850s, the Lansing-Howell Plank Road completed the link between the state capitol and Michigan’s largest metropolis. The Lansing–Detroit Plank Road was a toll road until the 1880s, and it eventually evolved into the eastern part of the modern Grand River Avenue.
While Howell’s main thoroughfare was established pre-settlement, the City’s circulation network continues to evolve over time. Howell’s downtown is characterized by a dense street grid with square blocks. Generally, the streets are fixed along the axis of Grand River, based on the original village plat.
DRAFT 11 City of Howell Community Profile
However, the streets in section 35 are oriented to true north. Railroads lines and natural features, including Thompson Lakes and numerous wetland areas, have also influenced road development in the City.
Other major roadways include interstate I-96, to the south, and Highland Road (M-59), which intersects the northern portion of the City. This final section of I-96, connecting Eagle/Grand Ledge to Brighton, was completed in 1962. The following year, M-59 was extended with the new Business Loop I-96 to end at the newly opened freeway. Over time, distinctly different circulation networks developed in the City’s residential, industrial, and public/institutional areas.
Roadways are only part of the city’s circulation network. The City of Howell is committed to a walkable community that provides safe paths and walkways for public use. Pedestrian circulation and access is a priority for all new development. In 2014, the City established a sidewalk replacement program for the Central Business District and older residential subdivisions.
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POPULATION AND HOUSEHOLD DEMOGRAPHICS
Past trends, current characteristics, and future expectations of the City of Howell community are all important elements in determining future land use and facility needs. An analysis of population and household demographics is important to determining the City’s development potential and future needs.
In 1930, the City of Howell’s population was approximately 3,751. By 1980, the City’s population had grown to 6,980, an increase of eight six (86%) percent. This substantial growth continued through the 90s, reaching a population of 9,232 by 2000. The rate of growth slowed dramatically during the 2000s, resulting in a population of 9,489 in 2010 – corresponding to an average annual growth rate of 0.57%. In 1980, Howell was the fifth most populated community in Livingston County, today it is the ninth most populated.
While the City of Howell continues to grow, the City’s share of the Livingston County’s total population is shrinking, from its peak of 18.8% in the 1930 Census to a low of 5.2% in the 2000 Census. These changes have resulted from the increased levels of population growth in the surrounding townships, together with the fact that the City of Howell is nearly built out.
While the rate of population growth has decreased for many cities since the post-war housing boom (1950-1980), Livingston County and several of its townships continue to grow at a significant rate. In fact, Livingston County was one of the fastest growing counties in the state between 1990 and 2000, with an annual growth rate of 3.57%. The majority of growth within the County can be attributed to the townships. Between 1980 and 2010, the County’s township population increased by 78,658 residents, while the County’s cities and villages welcomed a combined 7,323 new residents.
Over the last four (4) decades, the adjacent communities of Genoa Township and Oceola Township have experienced some of the most significant population growth, both in terms of the number of residents and percent change in population. Still, Handy Township is unmatched in terms of population growth, with an annual growth rate of 9.86% between 2000 and 2010.
Figure 3 shows the population trends of the City of Howell compared to the overall growth of Livingston County over the past eighty (80) years. Table 1 shows population trends in relation to the total number of persons per census year along with average annual growth rates and the percentage change over time for all Livingston County communities.
DRAFT 13 City of Howell Community Profile
Figure 3.
Population Trends, 1930- 2010, City of Howell and Livingston County
1930 1940 1950 1960 1970 1980 1990 2000 2010 Howell, City of 3,751 3,747 4,354 4,859 5,224 6,980 8,188 9,229 9,489 Livingston County 19,994 20,863 26,725 38,233 58,967 100,289 115,645 156,951 180,967
Source: City of Howell, 2006, Community Profile; U.S. Bureau of Census, 2010 Census, Profile of General Population and Housing Characteristics
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Table 1. Population Trends, 1980-2010, Livingston County Communities
Average Annual Percent Population Growth Rate (%) Change (%) 1980- 1990- 2000- 1980 1990 2000 2010 1980-2010 1990 2000 2010 Cities and Villages 14,923 18,121 21,046 22,246 2.14 1.61 0.57 49.1 Howell, City of 6,976 8,184 9,232 9,489 1.73 1.28 0.28 36.0 Brighton, City of 4,268 5,686 6,701 7,444 3.32 1.79 1.11 74.4 Fowlerville, Village of 2,289 2,648 2,972 2,886 1.57 1.22 -0.29 26.1 Pinckney, Village of 1,390 1,603 2,141 2,427 1.53 3.36 1.34 74.6 Townships 85,366 97,524 135,905 164,024 1.42 3.94 2.07 92.1 Brighton 11,222 14,815 17,673 17,791 3.20 1.93 0.07 58.5 Cohotah 2,436 2,693 3,394 3,317 1.06 2.60 -0.23 36.2 Conway 1,722 1,818 2,732 3,546 0.56 5.03 2.98 105.9 Deerfield 2,611 3,000 4,087 4,170 1.49 3.62 0.20 59.7 Genoa 9,261 10,820 15,901 19,821 1.68 4.70 2.47 114.0 Green Oak 10,802 11,604 15,618 17,476 0.74 3.46 1.19 61.8 Hambburg 11,318 13,083 20,627 21,165 1.56 5.77 0.26 87.0 Handy 2,392 2,840 4,032 8,006 1.87 4.20 9.86 234.7 Hartland 6,034 6,860 10,996 14,663 1.37 6.03 3.33 143.0 Howell 3,999 4,298 5,679 6,702 0.75 3.21 1.80 67.6 Iosco 1,436 1,567 3,039 3,801 0.91 9.39 2.51 164.7 Marion 4,754 4,918 6,757 9,996 0.34 3.74 4.79 110.3 Oceola 4,175 4,825 8,362 11,936 1.56 7.33 4.27 185.9 Putnam 4,253 4,580 5,359 8,248 0.77 1.70 5.39 93.9 Tyrone 6,077 6,854 8,459 10,020 1.28 2.34 1.85 64.9 Undilla 2,874 2,949 3,190 3,366 0.26 0.82 0.55 17.1 Livingston County 100,289 115,645 156,951 180,967 1.53 3.57 1.53 80.4 Source: City of Howell, 2006, Community Profile; U.S. Bureau of Census, 2010 Census, Profile of General Population and Housing Characteristics
DRAFT 15 City of Howell Community Profile
An overview of the population growth in Livingston County since 1980 is helpful to establish the environment in which the City has served as county seat and “County Centre” (see Table 1); however, it is the current demographic characteristics upon which the future needs and preferences of the community can be derived.
Table 2 provides an overview of Livingston County general population characteristics by community from the 2010 U.S. Census. The following observations highlight characteristics of the City of Howell that distinguish the community from similarly sized cities and the adjacent townships in Livingston County, herein identified as “sample communities,”
The median age in the City of Howell is 35.2 years, which is lower than the countywide average of 40.9 years. Twenty-three (23%) percent of the City’s population is under 18 years, while sixty three (63%) percent is between the ages of 18 and 65, and thirteen (13%) percent of the population is over 65. Compared to the Sample Communities, the City of Howell has a slightly lower proportion of residents Under 18 years and a slightly higher proportion of residents 18 to 65 years. Between 2000 and 2010, the number of residents under the age of 18 actually decreased from 2,225 to 2,206.
Table 2. General Population Characteristics, 2010, Livingston County Sample Communities
Population by Age Group Total Median Under 18 Years 18-64 Years 65 Years and Over Population Age No. % No. % No. % Cities Howell, City of 9,489 35.2 2,206 23 6,006 63 1,277 13 Brighton, City of 7,444 43.4 1,414 19 4,415 59 1,615 22 Fowlerville, City of 2,866 35.2 775 27 1,705 59 386 13 Townships Genoa Township 19,821 42.7 4,801 24 12,161 61 2,859 14 Howell Township 6,702 40.9 1,561 23 4,228 63 913 14 Marion Township 9,996 40.9 2,702 27 6,179 62 1,115 11 Oceola Township 11,936 37.5 3,574 30 7,274 61 1,088 9 Livingston County 180,967 40.9 46,237 26 113,086 62 21,644 12 Source: U.S. Bureau of Census, 2010 Census, Profile of General Population and Housing Characteristics
Note: 1. Tables contain adjacent Township and similarly sized cities. The following Livingston County communities have not been included in the sample community comparison: Brighton, Cohoctah, Conway, Deerfield, Green Oak, Hamburg, Handy, Hartland, Iosco, Putnam, Tyrone, and Unadilla Townships, and the City of Pinckney.
16 DRAFT City of Howell Community Profile
Overall, the City of Howell’s population 16 years and over is well educated, with a majority of residents having at least a high school diploma. The estimate for the current high school enrollment is 605 students. While there is a margin of error with this estimate, subtracting the number of high school students from the total population 16 years and over, the result is less than 100 people without a high school diploma presently outside of the education system. As shown in Figure 4, nearly sixty percent of residents have attended some college. Twenty one (21.7%) percent of residents have graduated college with a bachelor’s degree or higher.
Figure 4. Education Attainment for Population 16 Years and Over, 2012, City of Howell
Source: U.S. Bureau of Census, 2008-2012 American Community Survey 5 Year Estimates, Educational Attainment
Since the 1960s, the City of Howell has experienced growth in both the number of residents and the number of households, but the average annual rate of growth is slowing, particularly for households (see Figure 4). The City experienced accelerated household growth during the 1970s, which is about the time when Baby Boomers were becoming first-time homebuyers. Table 3 provides additional housing characteristics for the City of Howell from 1960 to 2010. Between 1960 and 2000, the number of persons per household has continued to decline beginning with 3.10 persons in 1960 to 2.29 persons in the year 2000. The medium household income has also increased steadily over the same period.
Between 2000 and 2010, the data shows a small increase in the number of households and small decrease in household size and median household income. The data shows two snapshots in time but it does not tell the full story. Incomes were actually on the rise during the early 2000s, but then in 2007-08, the country experienced one of the worst economic recessions to date. The City’s population growth is just one of the many factors influencing household characteristic. Other factors include the health of the housing market, the number of high school graduates pursuing higher education, and the decision to wait on marriage and starting a family.
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Figure 4. Rate of Growth Comparison between Population and Households, 1960-2010, City of Howell
Source: City of Howell, 2006, Community Profile; U.S. Bureau of Census, 2010 Census, Profile of General Population and Housing Characteristics
Table 3. Household Characteristics, 1960-2010, City of Howell
1960 1970 1980 1990 2000 2010 Number of Households 1,529 1,344 2,664 3,266 3,857 4,028 Persons per Household 3.10 2.99 2.51 2.43 2.29 2.25 Median Household Income ($) 6,198 11,405 18,389 31,674 43,958 43,094 Source: City of Howell, 2006, Community Profile; U.S. Bureau of Census, 2010 Census, Profile of General Population and Housing Characteristics
The high number of non-family households in the City of Howell is a unique characteristic compared to the County average, as well as similarly sized cities and adjacent townships (see Table 4). Over thirty six (36%) percent of Howell households are non-family. In 2000, the City’s portion of non-family household accounted for over thirteen (13.6%) percent of the County’s total. Today, it accounts to just over ten (10%) percent. As noted in Table 5, a significant fraction of non-family households consist of older adults (65 years and over) living alone.
In terms of family households, thirty one (31%) percent of households have children under 18 years living at home. Of those family households with children, approximately forty (40%) percent are single parent households. This data is also shown in Figure 5.
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Table 4. Household Characteristics Comparison, 1960-2010, Livingston County Sample Communities
Number of Households Median Household Total Family Nonfamily Income ($) Cities Howell 4,028 2,554 1,474 43,094 Brighton 3,603 2,065 1,538 46,731 Fowlerville 1,198 825 373 41,721 Townships Genoa Township 7,807 6,061 1,746 67,548 Howell Township 2,531 1,985 546 70,081 Marion Township 3,499 3,003 496 84,636 Oceola Township 4,057 3,490 567 80,996 Livingston County 67,380 53,804 13,576 72,129 Source: City of Howell, 2006, Community Profile; U.S. Bureau of Census, 2010 Census, Profile of General Population and Housing Characteristics
Table 5. Household Characteristics Comparison, 2012 ACS, Livingston County Sample Communities
Percent of Total No. Households (%) Total Households 3,905 Family Households (families) 2,117 54.2 Family Household, No Children 905 23.2 Family Household, With Children Under 18 years 1,212 31.0 Married-couple family 1,364 34.9 With own children under 18 years 723 18.5 Male Householder, no wife present, family 133 3.4 With own children under 18 years 79 2.0 Female Householder, no husband present, family 620 15.9 With own children under 18 years 410 10.5 Nonfamily Households 1,788 45.8 Nonfamily Household, Other 299 7.7 Nonfamily Household, Living Alone, Under 65 years 934 38.1 Nonfamily Household, Living Alone, 65 years and Over 555 14.2 Source: U.S. Bureau of Census, 2008-2012 American Community Survey 5 Year Estimates, Housing Characteristics
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Figure 5. Household Type, 2012, Livingston County Sample Communities
Source: U.S. Bureau of Census, 2008-2012 American Community Survey 5 Year Estimates, Educational Attainment
The Southeast Michigan Council of Governments (SEMCOG) Regional Development Forecast provides demographic projections for the entire southeastern Michigan region. With a projected annual growth rate of 0.69%, the City’s rate of population growth is expected to increase slightly as compared to the previous decade, but it will nowhere match the population growth experienced between 1980 and 2000. According to the SEMCOG report, the City’s population is projected to rise, and will reach 11,448 persons by the year 2040 (see Table 6). The rate of growth in Livingston County is expected to decrease over the next three (3) decades, as growth and development gradually slow, and communities become more built out. The annual rate of growth is projected to decrease in several Livingston County communities; however, the City of Brighton and Howell Township are some of the communities expected to sustain a high rate of growth in the coming years, 0.98% and 2.57% average annual grow respectively. Howell Township is projected to experience a seventy-seven (77%) percent change in population. Overall, the countywide population is anticipated to grow by eighteen (18.4%) percent between 2010 and 2040. The City’s population is projected to increase by approximately twenty (20%) percent during the same time period. In the coming decades the City of Howell will likely have a declining proportion of the County’s population; however, Howell should remain the largest City in Livingston County.
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Table 6. Population Projections, 2010-2040, Livingston County
Projected Annual Percent Change 2010 2014 2020 2040 Growth Rate (%) 2010-2040 (%) Cities Howell 9,489 9,863 9,816 11,448 0.69 20.6 Brighton 7,444 7,807 8,136 9,628 0.98 29.3 Fowlerville 2,886 2,868 3,086 3,236 0.40 12.1 Townships Genoa Township 19,821 19,962 20,969 23,061 0.54 16.3 Howell Township 6,702 6,671 8,200 11,866 2.57 77.1 Marion Township 9,996 10,426 10,083 12,339 0.78 23.4 Oceola Township 11,936 12,708 12,125 14,154 0.62 18.6 Livingston County 180,967 185,637 192,116 214,323 0.61 18.4 Source: U.S. Census and SEMCOG 2040 Regional Development Forecast
Today, thirty two (32%) percent of the City’s population is between the ages of 35-59. This age group is generally categorized as families and in many ways represents the typical needs of Howell residents (see Table 7). In the coming decade, however, Howell will experience an aging population. By 2030, the largest age group will no longer be families but will consist of residents 65 years and over. By 2040, twenty seven (27%) percent of Howell residents will be seniors (65+), which means the City will be expected to provide housing and services for 1,849 seniors. In 2040, twenty five (25%) percent of the City’s population will be families (35-59), twenty one (21%) percent will be children (0-17). Projections show a decrease in the 18- 24 and 60-64 age groups, -12.6% and -13.8% respectively.
Table 7. Population Projections by Age Group, 2010-2040, Livingston County
Change Percent Change 2010 2020 2030 2040 2010-2040 2010-2040 (%) Age Group 75 + 744 1,015 1,590 2,190 1,446 194.4 65 – 74 533 924 1,204 936 403 75.6 60 – 64 445 640 570 389 -56 -12.6 35 – 59 3,043 2,470 2,372 2,855 -188 -6.2 25 – 34 1,567 1,967 1,890 1,868 301 19.2 18 – 24 951 866 656 820 -131 -13.8 5 - 17 1,555 1,284 1,389 1,671 116 7.5 Under 5 651 650 705 719 68 10.5 9,489 9,816 10,376 11,448 1,959 20.6 Source: U.S. Census and SEMCOG 2040 Regional Development Forecast
According to the SEMCOG report, the City’s total number of households is projected to continue to increase, and will reach 4,741 by the year 2040 (see Table 8). The rate is project to be slightly higher than
DRAFT 21 City of Howell Community Profile that experienced between 2000 and 2010. The County as a whole is anticipated to experience a slightly faster rate of household growth, which again, is largely attributed to township growth.
Table 8. Projected Household Growth, 2010-2040, Livingston County
Projected Annual Percent Change 2010 2014 2020 2040 Growth Rate (%) 2010-2040 (%) Cities Howell 4,028 4,227 4,148 4,741 0.59 17.7 Brighton 3,603 3,882 3,726 4,098 0.46 13.7 Fowlerville 1,198 1,223 1,308 1,408 0.58 17.5 Townships Genoa Township 7,807 8,094 8,333 9,133 0.57 17.0 Howell Township 2,531 2,648 3,147 4,380 2.44 73.0 Marion Township 3,499 3,712 3,722 4,570 1.02 30.6 Oceola Township 4,057 4,376 4,414 5,235 0.97 29.0 Livingston County 67,378 70,655 73,620 82,223 0.73 22.0 Source: U.S. Bureau of Census and SEMCOG 2020 Regional Development Forecast
The City experienced significant population growth during the 1980s and 90s. The rate of population growth slowed during the 2000s, reaching a population of 9,489 in 2010 – corresponding to an average annual growth rate of 0.57%. The majority of growth within Livingston County can be attributed to the townships. Over the last four decades, the adjacent communities of Genoa Township and Oceola Township have experienced some of the most significant population growth, both in terms of the number of residents and percent change in population. The median age in the City of Howell is 35.2 years, which is lower than the countywide average of 40.9 years. The City of Howell experienced accelerated household growth during the 1970s. The City’s slowing population growth is just one of the many factors influencing household characteristiccs. Other factors include the health of the housing market, the number of high school graduates pursuing higher education, and a common choice among millennials to postpone marriage and starting a family. The City will experience a growth in the aging population (seniors 65 years and over). The City Projections show a decrease in the 18-24 and 60-64 age groups, -12.6% and -13.8% respectively.
22 DRAFT City of Howell Community Profile
HOUSING
U.S. Census documents were consulted to compare the number of housing units between the 1980s and the present. Table 9 displays housing unit per census year along with the average annual rate of change and percentage change over time for sample communities. Between 1980 and 2000, the City of Howell has ranked in the top five for number of housing units for all Livingston County communities. However, the as compared to other communities within the County, the City of Howell has experienced significantly slower housing growth.
During the 1990s, the housing growth moved to several of the outlining townships with a visible trail extending along the I-96 corridor into Genoa, Marion, and Oceola Townships. The number of new housing units within the Howell Area has grown an average of one hundred twenty seven (127%) percent, outpacing housing growth countywide.
Overall, residential construction fell during the last decade (2000-2010). In some cases, projects were abandoned, while other projects were only partially built-out. The economic recession and housing crisis also affected existing residential properties; resulting in both mortgage and tax foreclosures.
Table 9. Housing Unit Trends, 1980-2010, Livingston County
Housing Units Average Annual Percent Change Rate of Change (%) 1980-2010 (%) 1980 1990 2000 2010 1980- 1990- 2000- 1990 2000 2010 Cities Howell 2,859 3,426 4,088 4,028 1.98 1.93 -0.15 40.9 Brighton 1,875 2,509 3,241 3,603 3.38 2.92 1.12 92.2 Fowlerville 873 1,018 1,211 1,198 1.66 1.90 -0.11 37.2 Townships Genoa 3,359 4,065 6,346 7,807 2.10 5.61 2.30 132.4 Howell 1,202 1,360 1,993 2,531 1.31 4.65 2.70 110.6 Marion 1,410 1,629 2,388 3,499 1.55 4.66 4.65 148.2 Oceola 1,322 1,578 2,944 4,057 1.94 8.66 3.78 206.9 Livingston County 34,951 41,863 58,919 67,378 1.98 4.07 1.44 92.8 Source: City of Howell, 2006, Community Profile; U.S. Bureau of Census, 2010 Census, Profile of General Population and Housing Characteristics
DRAFT 23 City of Howell Community Profile
An overview of the housing unit growth in Livingston County since 1980 is helpful to establish the environment in which the City has served as county seat and central place (see Table 9); however, the future needs of the community are largely derived from the characteristics of those households.
Table 10 provides the housing unit characteristics for the City of Howell from 1960 to 2000 that indicates that the number of housing units has steadily increased during that time period along with a similar increase in the percentage of renter occupied housing units. The inverse is therefore true for the percentage of owner occupied housing units. However, there has been a steady increase in housing unit values as well as rents, each of which are commensurate with the increasing cost of living since 1960.
Table 10. Housing Unit Characteristics, 1960-2010, City of Howell
1960 1970 1980 1990 2000 2010 Number of Housing Units 1,654 1,812 2,859 3,426 4,088 4,551 % Owner Occupied 67.0 66.8 55.3 52.6 56.9 53.4 % Renter Occupied 25.4 29.0 37.9 42.7 43.1 46.6 % Vacant 7.6 4.2 6.8 4.7 5.7 11.5 Median Value 11,500 N/A 48,190 75,400 145,200 131,500 Median Rent 84 135 236 457 673 775 N/A – not available
Source: U.S. Bureau of Census, ACS 2008-2012 5-Year Estimates, General Housing Characteristics
Table 11 provides a current comparison of general housing characteristic between the City of Howell and Livingston County. Of significance is the number of rental units in the City of Howell. Forty two (42.5%) percent of the City’s housing units are occupied rental units, while only thirteen (13.1%) percent of the County’s housing stock are rental properties. As a result, the City of Howell recently adopted a rental registration and inspection ordinance to ensure the safety of rental properties and renters within the City.
Table 11. General Housing Unit Characteristics, ACS 2008-2012, City of Howell and Livingston County
Occupied Units Vacant Units Housing All Owner- Renter- All For For Units Inactive Occupied Occupied Occupied Vacant Rent Sale Howell City 4,268 3,905 2,090 1,815 363 72 51 240 Livingston County 72,845 67,399 57,867 9,532 5446 562 983 3,901 Source: U.S. Bureau of Census, ACS 2008-2012 5-Year Estimates, General Housing Characteristics
24 DRAFT City of Howell Community Profile
Figure 6. Housing Tenure, ACS 2008-2012, City of Howell and Livingston County
Source: U.S. Bureau of Census, ACS 2008-2012 5-Year Estimates, General Housing Characteristics
In addition to housing cost and tenure, the physical condition of the City’s housing stock is another important housing characteristic to consider. According to the 2008-2012 American Community Survey estimates, Twenty four (24.1%) percent of all housing units in the City of Howell were built before 1939. Eighty five (85%) percent of the housing units were built prior to 2000. The median number of rooms for a housing unit is 5.1 rooms. Most housing units have between 2 and 3 bedrooms. Owner occupied units tend to have a slightly higher average household size (2.55) as compared to rental units (2.07). All occupied housing units have complete plumbing and kitchen facilities. Many units have telephone service; however, some households are now relying solely on their cellular phones. Utility gas is the primary heating fuel source at 81.6%, followed by electricity at 17.2%. The majority of current householders moved into their current residence between 2000 and 2009.
As shown in Figure 7, almost half of the current housing units are single family detached units – which corresponds to 1,907 units or 44.7% of housing stock. The next largest category is structures with 10 to 19 units (15.3%), followed by structures with 5 to 9 units (10.4%), and structures with 20 or more units (8.4%). Estimates indicate 6.8% of the City’s housing units are mobile homes.
DRAFT 25 City of Howell Community Profile
Figure 7. Housing Units per Structure, ACS 2008-2012, City of Howell
Source: U.S. Bureau of Census, ACS 2008-2012 5-Year Estimates, Selected Housing Characteristics
No formal projections have been completed for the number of housing units, but the upward trend is anticipated to continue as long as land remains available within the City. However, beyond the complete build out of the City, only the annexation of additional land will result in an increased number of housing units.
26 DRAFT City of Howell Community Profile
Between 1980 and 2000, the City of Howell ranked in the top five for total number of housing units among the sample communities. However, as compared to other communities within the County, the City has experienced significant less housing growth. The number of housing units grew 11.3% to 4,551 between 2000 and 2010. The number of new housing units within the Howell Area (City and adjacent townships) grew an average of 127%, outpacing the countywide average housing growth. A large portion of the City’s housing is rental. Forty two (42.5%) percent of the City’s housing units are occupied rentals, while only thirteen (13.1%) perent of the County’s housing stock are rental properties. The City’s character and charm is largely attributed to its historic structures and older residential neighborhoods, however, these property can present many maintenance challenges. Twenty four (24.1%) percent of all housing units in the City of Howell were built before 1939. Eighty five (85%) percent of the housing units were built prior to 2000. The median number of rooms for a housing unit is 5.1 rooms. Most housing units have between 2 and 3 bedrooms. Owner occupied units tend to have a slightly higher average household size (2.55) as compared to rental units (2.07). All occupied housing units have complete plumbing and kitchen facilities, and many have telephone service. Utility gas is the primary heating fuel source at 81.6%, followed by electricity at 17.2%. Almost half of the current housing units are single family detached units – which corresponds to 1,907 units or 44.7%. While the County is anticipated to continue growing at an unprecedented rate, the City’s growth will likewise continue, but at a slower pace. Therefore, the growth factors within the County will continue to greatly influence the City’s population and housing trends and characteristics.
DRAFT 27 City of Howell Community Profile
ECONOMIC BASE/SOCIO-ECONOMIC ASSESSMENT
While population and housing trends are important indicators of future demand for housing and public facilities, employment trends and sales activities indicate future demand for retail space, offices and industrial sites.
The County Business Patterns for Michigan (2000 to 2012) reports that the number of Livingston County businesses grew 7.3% between 2000 and 2012, to 4,093 businesses. Table 12 provides a more detailed description of County businesses by industry sector, while Table 13 and Figure 8 detail business trends by industry for the 48843 Zip Code, which encompasses most of the City of Howell and Marion Township and parts of Genoa and Oceola Townships. Overall, the Howell area has experienced a loss in the number of businesses, with a major shift around 2004 and 2008.
Between 2000 and 2012, the construction industry suffered a significant loss for the Howell area and countywide – with approximately 50% reduction. Manufacturing and real estate industry also suffered for both the City and the County. The City also experienced a loss in the number of retail trade, transportation, and information businesses. During this same time period, there was an increase in the number of finance, wholesale, professional, educational, health care, arts and recreation, and accommodation businesses. Figure 8 shows the change over time for the Howell area industries with most dramatic shifts over the 12 year period.
Table 12. Business by Industry, 2000 and 2012, Livingston County
Percent 2000 2012 Change 2000- 2012 (%) All Sectors 3,799 4,093 7.3 11 Agriculture 2 3 33.3 21 Extraction 1 3 66.7 22 Utilities 3 4 25.0 23 Construction 784 545 - 43.9 31 Manufacturing 278 248 - 12.1 42 Wholesale 252 286 11.9 44 Retail Trade 518 599 13.5 48 Transportation 76 101 24.8 51 Information 35 39 10.3 52 Finance 157 252 37.7 53 Real Estate 139 118 -17.8 54 Professional 374 511 26.8 55 Management 19 21 9.5 56 Administrative 225 249 9.6
28 DRAFT City of Howell Community Profile
61 Educational 31 45 31.1 62 Health Care 281 377 25.5 71 Arts 49 66 25.8 72 Accommodation 199 263 24.3 81 Other Services 320 360 11.1 95 Auxiliaries 4 0 99 Industries 52 3 Source: U.S. Census Bureau, 2000-2012, County Business Patterns: Livingston County Note: Uses NAICS Codes.
Table 13. Business Trends by Industry, 2000-2012, ZIP Code 48843, City of Howell
Percent Change 2000 2002 2004 2006 2008 2010 2012 2000-2012 (%) All sectors 1,176 1,200 1,198 1,167 1,086 1,083 1,107 - 5.87 21 Extraction 1 3 2 2 1 1 1 0.0 22 Utilities 3 3 4 3 5 5 4 33.3 23 Construction 233 226 208 174 132 128 115 - 50.6 31 Manufacturing 90 80 76 75 73 61 72 - 20.0 42 Wholesale 57 70 71 67 74 70 70 22.8 44 Retail Trade 213 211 214 213 195 190 197 - 7.5 48 Transportation 25 28 25 19 20 20 23 -8.0 51 Information 13 15 18 20 17 17 12 - 7.7 52 Finance 48 55 58 72 74 66 69 43.8 53 Real Estate 39 44 42 37 27 26 30 -23.0 54 Professional 118 118 117 113 111 124 132 11.9 55 Management 1 1 1 1 4 4 300.0 56 Administrative 63 67 71 72 65 66 67 6.4 61 Educational 7 5 7 9 7 12 13 85.7 62 Health Care 81 84 80 91 84 89 95 17.3 71 Arts 10 16 17 19 18 17 14 40.0 72 Accommodation 64 65 78 74 76 82 80 25.0 81 Other Services 95 98 101 101 105 104 109 14.7 95 Auxiliaries 1 1 99 Unclassified 14 11 8 5 1 1
Source: U.S. Census Bureau, 2000-2012, Zip Code Business Patterns: 48843 (Howell, Michigan) Note: Uses NAICS Codes.
DRAFT 29 City of Howell Community Profile
Figure 8. Significant Business Trends by Industry, 2000-2012, City of Howell
Source: U.S. Census Bureau, 2000 and 2012, County Business Patterns: Livingston County, Michigan
SEMCOG estimates the City of Howell’s current daytime population at 15,937 people. That includes 11,330 jobs and 4,607 non-working residents. Approximately twenty nine (29%) percent of the daytime population is non-working. As shown in Table 14, employment trends are projected to continue in a similar manner as compared to the last decade. Between 2010 and 2040, the number of manufacturing jobs is projected to decrease and there is only slight growth in natural resources and retail trade. The most significant job growth is projected in private education and healthcare, as well as knowledge-based services, such as professional, consulting, and finance.
Table 14. Projected Employment by Industry, 2012, City of Howell
SEMCOG SEMCOG Change 2010 2040 2010-2040 Total 11,330 14,040 2,710 Natural Resources 63 84 21 Manufacturing 1,731 1,433 -298 Wholesale Trade 500 653 153 Transportation Retail Trade 515 599 84 Knowledge-based Services 3,424 4,032 608 Services to Households & Firms 990 1,355 365 Private Education & Healthcare 1,795 3,101 1,306 Leisure & Hospitality 495 625 130 Government 1,817 2,158 341 Source: SEMCOG, 2040 Forecast, Forecasted Jobs by Industry
30 DRAFT City of Howell Community Profile
The largest employers in the City of Howell, based on number of employees, includes Howell Public Schools, Livingston County, Citizens Insurance, Livingston Education Service, St. Joseph Mercy Hospital, Thai Summit, Key Plastics, Pepsi Cola Company, Centurion Medical Products Corp, and Kroger Corp. These employers represent over eighty (80%) percent of the total city employment
Table 15. Major Employers, 2014, City of Howell
Employees Company Products/ Services No. % Total City Employment 5,800 Howell Public Schools Education 700 12.1 Livingston County Government 674 11.6 Citizens Insurance Insurance 635 10.9 Livingston Education Service Education 577 9.9 St Joseph Mercy Hospital Health Services 550 9.5 Thai Summit Die Manufacturer 434 7.5 Key Plastics Plastic Injection Molding 415 7.2 Pepsi Cola Company Bottling 367 6.3 Centurion Medical Products Corp Health Services 240 4.1 Kroger Corp Food Service 147 2.5 Source: City of Howell Finance Department and the above listed companies via Howell Community Profile, 2006
DRAFT 31 City of Howell Community Profile
Property values in the City of Howell have been falling since 2005. In 2005, the estimated actual value of property was nearly $980 million. In 2012, it dropped to $630 million. Over the last decade, the proportion of real and personal property remained fairly consistent. Generally, 86-88% of the total value of property has come from real property. In 2010, the City’s direct tax rate was increased to 15,9443. For the 2014 fiscal year end (FYEY0, the taxable value of property was $296 million.
Table 16. Estimated Actual Value of Property in Dollars ($), 2003-2012, City of Howell
As of Dec. 31 Real Property Personal Property Total 2012 540,130,678 89,917,800 630,048,478 2011 538,622,774 97,333,600 635,956,374 2010 604,625,400 97,962,600 702,588,000 2009 684,617,000 94,007,800 778,624,800 2008 806,555,950 107,997,200 914,553,150 2007 838,471,000 111,755,156 950,226,156 2006 856,348,600 121,043,000 977,391,600 2005 859,172,600 120,749,800 979,922,400 2004 806,534,800 132,635,400 939,170,200 2003 769,924,000 123,138,400 893,062,400
Table 17. Taxable Value of Property in Dollars ($), FYE 2005-2014, City of Howell
FYE June 30 Direct Tax Rate Real Property Personal Property Total 2014 15.9443 251,464,646 44,958,900 296,423,546 2013 15.9443 253,657,028 48,666,800 302,323,828 2012 15.9443 283,336,944 48,981,300 332,318,244 2011 15.9443 309,029,771 47,003,900 356,033,671 2010 15.9443 343,756,084 53,998,600 397,754,684 2009 14.9443 350,371,706 55,877,578 406,249,284 2008 14.9443 347,346,063 60,521,500 407,867,563 2007 14.9443 332,296,418 60,354,390 392,650,808 2006 14.9443 326,307,535 66,317,700 392,625,235 2005 14.9443 310,336,055 61,569,200 371,905,255
32 DRAFT City of Howell Community Profile
Livingston County has experienced a strong growth trend in all sectors of its economy. The following conclusions can be derived from the earlier analyses:
Local employment grew 50% between 1988 and 1998. The number of local establishments grew 71% between 1988 and 1998. The greatest increases during this same period were in the service sector. The conclusions drawn from the Livingston County data apply equally to the City of Howell because of its central location and general growth patterns. The area should continue to experience higher income levels through white-collar employment growth. However, the local labor force will continue to be greatly influenced by economic conditions in the surrounding counties.
Industry Codes (NAICS)
Code Description 11 ---- Agriculture, Forestry, Fishing and Hunting 21 ---- Mining, Quarrying, and Oil and Gas Extraction 22 ---- Utilities 23 ---- Construction 31 ---- Manufacturing 42 ---- Wholesale Trade 44 ---- Retail Trade 48 ---- Transportation and Warehousing 51 ---- Information 52 ---- Finance and Insurance 53 ---- Real Estate and Rental and Leasing 54 ---- Professional, Scientific, and Technical Services 55 ---- Management of Companies and Enterprises 56 ---- Administrative and Support and Waste Management and Remediation Services 61 ---- Educational Services 62 ---- Health Care and Social Assistance 71 ---- Arts, Entertainment, and Recreation 72 ---- Accommodation and Food Services 81 ---- Other Services (except Public Administration) 95 ---- Auxiliaries (exc corporate, subsidiary & regional mgt) 99 ---- Industries not classified
DRAFT 33 City of Howell Community Profile
COMMUNITY FACILITIES AND SERVICES
The responsibility of providing public services to residents of the City of Howell is shared by several public entities, including the City, various Livingston County departments, various State offices, the Howell School District, and others. Within the total development area of the City, the adequacy of the public facilities has a direct influence on the City’s ability to attract and retain residents, businesses, and industries. Often the impression created by a particular community is directly related to its schools, parks, libraries, public buildings, public utilities, and police and fire facilities. The following summary focuses on City owned and maintained facilities, but recognizes that these facilities are supplemented by private facilities.
The City owns and operates the water supply, sanitary, and storm systems that serves its residents, and in some cases the adjacent Township residents as well. Each of these systems is summarized as follows:
Water Supply System
The water system for the City of Howell was first constructed in 1894. The water supply system serving the City of Howell consists of five (5) major elements: supply wells, raw water transmission main, water treatment plant (WTP), storage tanks and distribution mains. Currently, water is supplied by six wells located at the plant and throughout the City.
The City of Howell is a ground water system. Water is drawn from deep rock wells (over 400 feet) taken from the Michigan formation and the deeper Marshall Sandstone aquifer. The WTP is a lime softening plant removing about 70% of the hardness. The softened water is then chlorinated, fluoridated, filtered and stored in reservoirs for distribution to our customers. The Howell Water Treatment Plant treats up to 3.1 million gallons of groundwater daily.
During the fall of 2012, the City of Howell and the Marion, Howell, Oceola and Genoa Sewer & Water Authority (MHOG) were awarded a grant from the Michigan Department of Environmental Quality (MDEQ) for specified activities related to Wellhead Protection. Of significance, this coordination resulted in an update to the original 2001 Wellhead Protection Program (WHP) plan. The WHP will help protect public water supply wells by controlling and/or managing all potential sources of contamination within a designated area surrounding the well or well field. Additionally, the cooperative effort of working together will result in a cost savings to both the City and MHOG.
The City is currently exploring possible engineering studies and services for future system upgrades. First, the City is looking at the feasibility and cost assessment for modifying the City’s Water Treatment Plant, changing from the existing sulfuric acid feed system to carbon dioxide system. The City is also investigating possible rehabilitation options for one of the City’s two (2) existing 16” diameter water mains that run parallel to Mason Road, under I-96. In addition, the City is looking to replace the 4” water mains along Brooks, W. Crane, Gregory, Gay, E. Park, and W. Park Street.
34 DRAFT City of Howell Community Profile
Approximately 550 million gallons of water are treated annually. The City also maintains finished water storage capacity of 930,000 gallons with one ground storage reservoir and one water tower. City crews also maintain over 50 miles of water main ranging in size of 4” to 16” and in various pipe material types. This also includes maintaining and repairing 409 fire hydrants and over 1000 gate valves.
Sanitary Systems
The City’s WWTP is located at 1191 Pinckney Road and provides wastewater treatment for the City of Howell and several areas in Marion Township. The original facility was constructed in 1936 and various upgrades and improvements were implemented in 1960, 1978, and 2001.
The sanitary system serving the City of Howell consists of three (3) major elements: collection sewers, pumping stations, and the wastewater treatment plant (WWTP). The system consists of a maze of gravity pipes either located under the City streets or through a cross lot easement. These pipes begin at a building through a small individual sewer line and connect into a larger interceptor sewer that transports the flow of several small sewers to the pumping stations that direct the flow toward the WWTP. The 160,000 linear feet of sanitary sewer within the City are regularly cleaned and inspected in order to ensure they can meet their life expectancy.
In order to ensure that the flow reaches the WWTP, force mains have been used to create additional pressure, however, the use of pumping stations is a more common form of conveyance. There are a total of thirteen (13) pumping stations located within the City, with an additional eight (8) stations located in Marion Township. The entire system flows into the WWTP for treatment, which includes the wastewater from Marion Township. The current average flow is approximately 1.7 MGD and the design treatment capacity is 2.5 MGD average flow, 5.0 MGD peak equalized flow and 8.6 MGD peak instantaneous flow. The WWTP improvements completed in 2001 were designed to accommodate future expansion of the WWTP to increase the design treatment capacity to 3.6 MGD average flow. While future expansion is inevitable, the role of the treatment plant remains the same, that being the treatment of the wastewater to a water quality level regulated by the MDEQ (Michigan Department of Environmental Quality). The treated water is then discharged into an open stream and the cycle begins again.
In 2010, the City completed a WWTP Capital Improvement Plan to assess the current system and prepare a project implementation schedule. The Howell WWTP is fortunate that most of the equipment is adequate to provide ongoing service. This can be attributed to the City’s existing preventative maintenance program providing adequate support. However, there are a few items that need immediate attention. Specifically, the City plans to replace screw pumps and odor controls, install a new generator and dam site lift station, and upgrade the final clarifier mechanicals at WWTP.
Storm System
The storm sewer system serving the City of Howell consists of four (4) major elements: inlets, transport sewers, storage and outlet sewers. This system is critically important to the City due to the stormwater flooding being a widespread problem that has existed for a number of years. Because the City has experienced more than one 10-year storm in the same season, the original design standards cannot handle such an occurrence. As a result of recent growth levels within the City, the increased runoff from
DRAFT 35 City of Howell Community Profile the areas tributary to these existing sewers has effectively reduced the actual storm capacity of these sewers. Therefore, the storm sewer capacity is estimated to be closer to a 1 to 2 year storm resulting in some surface flooding throughout areas of the City every year or two. The Stormwater Study completed in 1972 outlined the recommendations for improvement to the system, some have been implemented.
The inlet capacity of the storm systems consists of various types of basins, culverts and open drainage ways that are then directed into the underground storm sewers. The underground system consists of transport sewers which are intended to transport the stormwater toward the outlet sewers or storage; however, large areas of the City do not have such a system and therefore these areas often experience flooding of streets and yards. The remaining portions of the City that do have such a system still experience flooding because the sewers are small low-capacity pipes and the addition of new inlets only exacerbates the problem. As a part of several recent roadway projects the transport sewers have been upgraded, but many other sewers will still need to be modified in the future. Eventually the outlet sewers transport runoff into storage basins which are typically located on-site in a detention basin or within a natural depression or wetland, but due to the lack of outlet sufficiency, these storage basins end up having to hold runoff for a longer than anticipated period of time. Therefore, a rain event larger than the 10-year design storm will cause some storage flooding, as a result, improvements to inlet and transport sewer capacities are essential to the storage systems function.
The City plans to make improvements to sump and storm lines to private subdivisions over the next three years. Other stormwater projects include maintenance to the drains at the depot and ongoing storm improvements in conjunction with roadway improvements.
Fiber Optic Network
In 2006, The City of Howell researched the possibility of linking together its seven facilities electronically for the use of centralizing and sharing data, and also improving communications with a centralize phone system. Upon retrieving proposals for Wireless communication, T‐1 communications, and Fiber Optic communications, it was decided that a Fiber Optic wide area network was the best solution to suit the City’s electronic communication needs.
To reduce installation costs, the City joined with the Livingston County and Fowlerville Schools to create a Cooperative Fiber Wide Area Network Project, sharing the labor and installation costs for the fiber based STAR network and also the DTE Pole Rental fees. The fiber was installed and labeled within a shared sheath between the DTE Poles. The project time line was over two years. In the end, the City of Howell’s total cost was $98,600 with a cost savings of $68,400 from the original proposed project.
The City owns and operates the water supply, sanitary, and storm systems that serves its residents, and in some cases the adjacent Township residents as well. Each of these facilities is described below and mapped in the body of the report.
City Hall
36 DRAFT City of Howell Community Profile
The City Hall is located at 611 E. Grand River Ave. within which are the following offices: City Clerk/Treasurer, Mayor, City Manager, Building, Assessing and Engineering Departments. The City leases a portion of the first floor to the First Merit Bank, while the Police Department and Clerk/Treasurers offices occupy the rest of the first floor. The remaining departments are located on the second and third floors of the building, with Council chambers, meeting spaces and a kitchen located in the basement. The City has occupied the current City Hall building since 1992 when it relocated from its previous Michigan Avenue address. The City Hall building is currently experiencing structural issues. The cost of a permanent solution is estimated at $300,000.
Police Headquarters/Crime Prevention Unit
The police department is located on the first floor of City Hall and is a full service department with 21 full time officers, 2 dispatchers and approximately 15 part time employees. The department services only the City and therefore is contained exclusively within the headquarters. The type of services offered includes street patrol, detective, D.A.R.E., school resource, crossing guard, traffic control, and bike patrol.
Howell Area Fire Authority
The Authority is responsible for the City as well as the six (6) surrounding townships of Cohoctah, Deerfield, Genoa, Howell, Marion, and Oceola. While the main station is located in the City at 1211 W. Grand River Avenue, there are a total of four (4) substations throughout the 170 square mile coverage area, one (1) of which is located in the DPW complex at 150 Marion Street.
Department of Public Works Garage
The Department headquarters are located on the same site as the Water Treatment Plant, which is located at 150 Marion Street. All of the necessary equipment to maintain the City’s 34 miles of local and major streets are stored and maintained at this site, along with fourteen (14) employees for the Public Works and Public Services Departments combined.
Wastewater Treatment Plant
The Treatment Plant that is located at 1191 Pinckney Rd. was recently expanded to serve portions of Marion Township and the build out capacity of the City of Howell. The current average flow is approximately 1.7 MGD and the design treatment capacity is 2.5 MGD average flow, 5.0 MGD peak equalized flow and 8.6 MGD peak instantaneous flow. The WWTP improvements completed in 2001 were designed to accommodate future expansion of the WWTP to increase the design treatment capacity to 3.6 MGD average flow. As part of the future expansion additional improvements to the Plant will be required, with the ultimate capacity anticipated to reach 5.0 million gallons per day.
Pumping Stations
A total of twelve (12) pumping stations are located within the City as a means to transport sewage to the Wastewater Treatment Plant. These stations are located as follows: Highlander Way, Citizens, Rolling Oaks, Dam Site, Peninsula, Rose Lane, Bush Street, West Street, Marubeni, Fowler, Browning and Town Commons, while Thai Summit (formally Ogihara) has their own pumping station. There are an additional
DRAFT 37 City of Howell Community Profile eight (8) stations in Marion Township as part of the Phase I Treatment Plant expansion. Future pumping stations will need to be constructed by developers as part of their development projects. Maintenance of the existing stations is essential to their function, while costs for general maintenance has continued to steadily increase and changes in the tributary flow to the pumping stations often require modifications to the pump. Proper planning can diminish the costs of expansion.
Water Treatment Plant
The Plant is located at 150 Marion St. at the south end of the City limits. The facility is currently rated at a capacity of 3.1 million gallons per day with ultimate capacity projected at 4.0 million gallons per day. While the current capacity has been sufficient to accommodate both the City and Township population demands through blending filtered and raw water, new MDEQ standards will soon require an expansion of the facility. The needed expansion will result in higher amounts of treated water with higher quality characteristics. The current blended water was acceptable under the old provisions because the City is not required to filter its drinking water. However, this type of water is higher in iron content that is less beneficial to the area residents. The expansion could also eliminate lawn sprinkling bans and decrease the labor required to operate the Plant.
Water Supply Wells
Two (2) of the six (6) active City wells are located within the City limits, while the remaining well are located at the Norton Road well field approximately 2.5 miles west of the City. The well field was first developed in the 1960’s with the most recent expansion completed in 1986. The two (2) wells located within the City are contained within Water Treatment Plant and at 610 Henry Street, approximately ½ mile from the Plant. The latter well is the newest in the system, but is a low production well, while capacity is available on site for a second well head. The capacity provided via the five (5) wells in insufficient, despite the excellent aquifer available at the Norton Road well field and the potential for the development of other well sites. In addition, each of the wells needs a major refurbishing at a rate of one per each 3 - 5 years.
Storage Tanks
The storage tanks provide a reservoir to store the water volume needed to provide the peak water demands. The tanks are filled during lower flow times and water is drawn out to supplement the output of the Water Treatment Plan. The two (2) large storage tanks also help to balance the pressure throughout the distribution network and provide backup water for fire demands. A 300,000 gallon elevated tank is located at Thompson Lake Park and a 630,000 gallon ground storage tank is located at the Water Treatment Plant. While other portions of the system need immediate expansion due to the demands on the system, providing water supply capacity is increased and other means of boosting the pressures north of M-59 are implemented, the current storage tank capacity is sufficient to accommodate future growth.
Barnard Community Center
The Center, located at 415 N. Barnard St., was purchased by the City in 1995, which includes the surrounding 10 acres known as Page Field. The Parks and Recreation staff currently occupies the building.
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The facility and its grounds provide year round activities and meeting space for the following programs: Scouts, 4H, Association meetings, Community Mental Health programs, Home School Groups, etc. The Recreation Department also houses many of the enrichment programs at the Center. A full size lighted soccer field, two (2) multipurpose fields, a concession stand, press box, basketball hoop and a locker room, currently occupies the adjacent park land.
The Barnard Community Center is currently in need of a new roof ($110,000) and new boiler ($20,000). The City is also looking at a long term cost sharing agreement with the Recreation Center for maintenance on all parks and recreation facilities. While several improvements are required, the Center is a facility that is used to meet the every growing needs of the community.
Paul Bennett Recreation Center
The Center was constructed in 1965 at 925 W. Grand River Ave. and was initially intended to be used as a youth center, but currently serves as the headquarters for the offices of the Howell Area Parks and Recreation Department. Subsequent additions have resulted in the ability to provide a September to May weekday preschool, weekday senior center with a nutritionist, recreation and community education classes, craft shows, and a place for meetings, dances and parties. Future facility additions are anticipated to include a year round Senior Center and a Teen Center, both of which have shown a growing need in the community.
The Paul Bennett Recreation Center is currently in need of a new boiler ($27,000), major HVAC improvements, and asbestos tile removal and replacement. Other projects include a new parking lot ($115,000) and tennis court improvements.
Lakeview City Cemetery
On April 28, 1915 Howell Township sold the cemetery, located at 920 Roosevelt Street, to the City of Howell. At the time the cemetery was called Oakgrove Cemetery, but upon purchasing the property, the City renamed the cemetery Lakeview Cemetery. The parcel contains thirty-two (32) acres, and at the present time has 9,300 burials, and is near capacity. Due to the limited available land within the existing cemetery, a second cemetery is under construction on a 36.4 acre parcel at the western end of M-59.
Lakeview Cemetery is currently in need of structural and safety improvements to the main building offices ($93,000). The two (2) mausoleums at Lakeview are also in need of significant façade and foundation improvements ($165,000).
Howell Memorial Cemetery
The Howell Memorial Cemetery is located at 1410 W. Highland Road, Howell.
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In 1995 the City of Howell adopted the Howell Area Recreation Master Plan. The Plan was intended to provide guidance for the recreational improvements needed between 1995 and 2000. Since that time, various name changes have occurred and/or additional land purchased. The inventory of the facilities owned and operated by the City through various taxing authorities include the following:
Argyle Street Park
This small neighborhood park located on Argyle Street, east of Michigan Avenue, offers the community 0.2 acres of open space. Picnic tables and grills, as well as swings, slides, and spring animals are available to provide recreation opportunities for people of all ages to enjoy.
Baldwin Park
The 0.8 acres that make up Baldwin Park offer a few more amenities than some of the other small parks in Howell. Swing-sets, slides, and spring animals are popular among the park’s younger neighbors. In addition to benches, picnic tables, and grills, a picnic shelter and tennis courts are also available to area residents. Baldwin Park is located at Byron Road and Spring Street, and was previously known as Spring/Byron Park.
Barnard Community Center/Page Fie ld
The Barnard Community Center, 415 North Barnard Street, located on 12 acres is an integral part of the Howell Area Parks and Recreation Department. The building itself, retains Recreation Department Offices; has 5 large and small rooms available for rental; hosts many different department special events; and will soon be the new home of the Howell Area Teen Center. Open after-school, it will offer middle- school age children with a drop-in teen lounge, weekly organized activities, and a quiet study room equipped with volunteers there to help students with homework if they need it. Stepping outside of the building, the community center boasts plenty of open space, including Page Field and a quarter-mile walking path encircling a regulation lighted soccer field. A large open space area used for multipurpose use is located behind the building. A slide, swing-sets, and spring animals have also recently been added to the area. Benches and restrooms, and concession sales open during certain sporting events are also elements of the Barnard Community Center’s various amenities.
Page Field is currently in need of several facility upgrades, including new lights ($150,000), track ($200,000), press box ($75,000), bleachers ($25,000), and scoreboard and concessions ($104,000). Several of these improvements impact safety for park users.
Central Thompson Lake Park
A small neighborhood park containing 0.2 acres that are currently undeveloped with no additional amenities.
City Boat Launch Site
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The 1.6 acres that make up City Boat Launch is located inside of the City Park’s borders, at Lake Street and Roosevelt. This launch lets boaters access Central Thompson Lake. Non-residents, boaters without resident stickers, will be charged $15 for a daily boat launch permit.
Howell City Park
22.8 beautiful acres, set on the scenic shores of Central Thompson Lake, make up Howell City Park. A few blocks north of historic downtown Howell, the City Park offers a multitude of year-round recreational opportunities to park-goers of all ages. Ball fields, open fields, and volleyball courts are available to interested park-users. Spring animals, swing-sets, and slides are on-hand for our younger park- enthusiasts. Grills, benches, and picnic tables are also accessible. Three picnic shelters/pavilions in the park are available for rental, including two large pavilions, (the May & Scofield and the Rotary--which accommodate 75-100 persons,) and one small pavilion, (which accommodates 25-40 persons.) Drinking fountains, restrooms and seasonal concession sales are also available. Other seasonal recreation opportunities in the City Park include a public beach and swim area, sledding hills, and ice-skating. The park’s entrance is located at the corner of Barnard and Thompson.
The City intends to upgrade the Howell City Park restroom facilities for ADA compliance.
Lakeside Drive Park
A small neighborhood park with grills, benches, and swings for the kids, Lakeside provides 0.3 acres of welcome open space to its neighboring community. The park is located at Lakeside Street, on the north side of Thompson Lake.
Lucy Road Park
This 50.0 acre parcel of land was once occupied by a park, but has since remained vacant. The site is located to the southeast of the City limits and is currently being considered for redevelopment.
Maple Street Park
The 0.2 acres that make up Maple Street Park, located and Maple and Thompkins, is a great place to bring the kids for an afternoon picnic. Picnic tables benches, grills, and playground equipment makes this small neighborhood park a big asset to the community.
Jenny McPherson Park
The 0.3 acres that make up Jenny McPherson Park is located between Michigan and State, north of the railroad tracks. Benches, picnic tables, and grills are the assets of this park located one block north of the main four in downtown Howell.
Paul Bennett Recreation Center
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The Paul Bennett Recreation Center, located at 925 West Grand River, currently serves as the headquarters for the offices of the Howell Area Parks and Recreation Department. This building additionally functions as the Howell Senior Citizens Center, and houses the Recreation Department’s Preschool Program. Large and small rooms in the Recreation Center are available for rental. Tennis Courts, a gazebo, picnic tables, and a playscape are also on-hand on the 3.8 acre Recreation Center site.
Paul Bennett Field Paul Bennett Field is a 1.8 acre Baseball/Softball field located on the corner of Maple and Walnut, in downtown Howell. A concession building is also open during games.
Park Street Park The 0.2 acres that make up the small neighborhood park, located at Park Street and Clinton, with grills, picnic tables, and playground equipment for the kids; Park Street Park, provides a terrific place relax and enjoy with the whole family.
West Street Park A 2.0 acre neighborhood park, one of Howell’s largest neighborhood parks, West Street Park offers benches, tables, and grills for afternoon picnics. Some of the park’s other recreational amenities include a walking path, and a children’s accessible playscape. West Street offers plenty of open space, picnic shelters as well as an array of playground equipment for the kids. A volleyball court is also readily available for interested park-goers. The park is located at West Street and Factory.
Parker Skate Park Located behind the Howell High School Freshman Campus, the Parker Skate Park was completed in 2006 and is open on a daily basis at no charge to youth and adults who are skateboarders and in-line skaters. The park features many ramps and a restroom facility for the use of constituents. A day-long skateboard camp is held yearly by the Howell Area Parks & Recreation Authority and two competitions are held each year in the spring and fall.
Howell Aquatic Center The Aquatic Center is part of the Howell Public Schools and offers public activities, swimming lessons, lap swim, and classes, as well as serving Howell school children. The Center has an indoor pool and hot tub. In 2010, a management agreement was signed with the Howell Area Parks and Recreation Authority to manage and program the pool facility.
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Due to local population growth within the past ten (10) years, the community facilities and services are near their capacity. The following conclusions can be derived from the earlier analyses:
Continued improvements to the water, sanitary, and storm sewer systems are imperative, with an emphasis on the water treatment plant and ongoing improvements to stormwater facilities. Many of the community facilities have been upgraded overtime, but the wastewater and water treatment plants need additional improvements, additional water supply wells are needed, and expansion of Barnard Community Center as well as Paul Bennett Recreation Center are required to meet the needs of the current population. The acreage contained within the current parks is sufficient to accommodate the City of Howell, but not the metropolitan area that also places demands on the system. Therefore, additional acreage is needed, such as opening Lucy Road Park and providing additional amenities at the other existing park facilities.
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TRANSPORTATION AND TRAFFIC ANALYSIS
The relationship between land use and roads is a critical element of land use planning. The streets provide the access necessary for land use and are important in setting the character of an area. Adequate transportation facilities are, therefore, a major consideration in a community’s development.
The classification of roads is necessary in order to identify the type and amount of traffic that is appropriate for each portion of the local road network. The road classifications identify the volume and type of traffic that is appropriate for each segment of the roadway network. These classifications also have impacts on the determination of land uses along each roadway. Within the City of Howell there are three (3) major road types (arterial, collector and local), each of which us summarized below:
Principal Arterials (Non-Interstate) – Principal Arterials provide a connection to locations outside the City, are designated as truck routes within the City, and handle a substantial amount of non- residential traffic. These streets are built to carry heavier traffic loads and volumes for greater lengths, and at higher speeds. Principal arterial roads within the City include Grand River Avenue and Highland Road/M-59.
Minor Arterials – Minor Arterials tend to accommodate slightly shorter trips than major arterials. These streets are also intended to carry intra-urban traffic loads at a moderate speed. The minor arterial roads within the City include Michigan Avenue, Mason Road, McPherson Park Drive, and Highlander Way.
Major Collectors – These streets provide access and mobility within residential, commercial, or industrial areas. The streets also provide a connection between minor collectors and arterials, and sometimes permit on-street parking. The streets also provide access amongst varying land uses. On- street parking may be permitted, but depends on the function of the street. Examples of collector streets include Bryon Road and National Street.
Local Streets – These streets are meant for the residents that live on that street and/or within the neighborhood, and often permit on-street parking. Local streets are designed for low volumes and are linked by collector roadways to other land uses or arterials. The majority of the streets within the City fall within this classification, but one example is Fowler Street.
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East Grand River Avenue – East Grand River is considered a principal arterial road that is used by an average of 42,500 cars per day in 2013 between National Street and Catrell Drive, down from 43,203 cars per day in 2001. As a result of the number of cars passing through the City on this road, the number of accidents is higher than the majority of the other streets. The intersections that had the highest number of accidents in 2013 was National Street with 13 accidents. Based upon the types of uses located along the eastern end of Grand River Avenue, the traffic and accident numbers are high, but as per the Road Commission, not unreasonable. However, as a result of the growth in the surrounding Townships along with the potential for the conversion of residential to commercial uses, these numbers could continue to increase. The speed limit is 35 mph.
West Grand River Avenue – West Grand River is considered a principal arterial road just like the eastern end, but is used by fewer cars per day. An estimated 18,900 cars per day traveled Grand River between Highland Road and Highlander Way in 2013, and 16,300 per day between Walnut Street and Michigan Avenue, down from 21,106 in 2001. Despite the fewer number of cars on this portion of Grand River, there are still several intersections that have become prone to accidents. In 2013, the intersection of Michigan Avenue and Walnut Street, had the highest accident rates, with 19 and 15 accidents respectively. For a road that provides access to primarily residential and institutional uses, as per the Road Commission, these numbers are very high. However, due to the high volume of cars entering, or passing-through the City, from the west, the numbers may continue to remain high. The speed limit is between 45-55 mph.
Highland Road / M-59 – Highland is another principal arterial within the City, but is not used by as many cars as East Grand River Avenue. An estimate of 25,500 cars used the portion of M-59 between Michigan Avenue and Eager Road in 2013, up from 14,205 cars in 2001. Recent development to the north and south of M-59 has resulted in increased traffic and collisions. The most accidents occurred at Michigan Avenue and at Brewer Road, with 16 and 10 accidents respectively. There is no traffic signal at Brewer Road. The speed limit is 55 mph along Highland Road.
North Michigan Avenue – North Michigan Avenue is considered a minor arterial. It functions as a primary connection to places north of the City. As a result of the amount of traffic on the road (estimated at 10,800 cars per day in 2013, down from 16,763 in 2001), there are several intersections that continue to be prone to accidents, including Grand River Avenue and Highland Road. These numbers are typical for a road that provides access to primarily commercial uses, but not one that contains predominantly residential uses, as is the case for North Michigan Avenue. The speed limit is 35 mph along North Michigan Avenue.
South Michigan Avenue/Pinckney Road – South Michigan Avenue is also considered a minor arterial road that is used by a significant number of people as their primary connection to places south of the City. South Michigan, between Sibley Street and Mason Road, was traveled by an estimated 16,600 cars per day in 2013, down from 24,389 in 2001. The speed limit is 35-45 mph.
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Mason Road – Mason Road is a collector street that travels east – west along the southern portion of the City. In 2013, Mason Road served approximately 9,500 cars per day between Michigan Avenue and Walnut Street. The street contains residential and industrial uses, including the McPherson Industrial Park. In 2013, a number of accidents occurred at the intersection of McPherson Park Drive. The speed limit is 35-45 mph along Mason Road.
McPherson Park Drive / S. Highlander Way – McPherson Park Drive turns into South Highland Way as it crosses the railroad tracks north. This street is considered a minor arterial and in 2013 there were an estimated 6,400 cars per day between Mason road and Grand River Avenue and 3,600 between Grand River Avenue and Highland Road. This street serves some of the major industrial and educational/institutional uses in the City. The street experienced high crash rates at Mason Road and Grand River Avenue. The speed limit is 35 mph.
Byron Road – Byron Road is a collector street in the City. It runs northwest from West Grand River Avenue through a primarily residential area. It also provides access to the St. Joseph Mercy Hospital as well as other uses. In 2013, this street was travelled by approximately 3,700 cars per day between Clinton Street and Highland Road. The speed limit along Byron Road various between 25-55 mph.
National Street – National Street is also a collector street. It runs north – south across East Grand River Avenue, up to Thompson Lake. This street primarily serves industrial and commercial uses, however, there is also some residential. National Street is the proposed terminus for Loop Road alternative truck route between South Michigan Avenue and Grand River. This street currently serves 3,100 cars per day between Grand River Road and Clinton Street, as recorded in 2013. The speed limit is 25 mph along National Street.
While many of the City’s streets have been reconstructed or rehabilitated within the past ten (10) years, there are still several streets that require attention. Therefore, the City has developed and maintained a pavement management system to provide direction for the repair, maintenance and improvements to its road system.
Major Streets
Maintenance services provided by the DPS include: cleaning and repairing 16 linear miles of storm sewer main and 847 catch basins, winter maintenance, signs, pavement markings, routine maintenance, and storm water management. Priority road improvement projects include:
Table 18. Major Street Needs Assessment Road Road Section Need Bryon Highland to Henderson Pavement Bryon Highland to Highland Pavement Grand River Walnut to Michigan Ave Pavement Highlander Way Grand River to Highland Pavement Mason Walnut to Norton Pavement
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S. Michigan Ave Grand River to Mason Pavement Pinckney W I-96 to ramp Pavement Source: SEMCOG Major Road Segments in Howell
Local Streets
Maintenance services provided by the DPS include: cleaning and repairing 29 linear miles of storm sewer main and 1,573 catch basins, winter maintenance, signs, pavement markings, routine maintenance, and storm water management. Priority road improvement projects include:
Table 19. Major Street Needs Assessment Road Road Section Need Other projects Gay St Tompkins to School Pavement Water, Sanitary Gregory St Brooks to Washington Pavement Water, Sanitary Crane St Jewett to Center Pavement Water, Sanitary Brooks St Isbell to Gregory Pavement Water, Sanitary Park St Clinton to North Pavement Water, Sanitaryl Source: City of Howell Department of Public Services
In recent years there has been a shift in focus from streets that are designed primarily to convey vehicular traffic, to designing streets that accommodate all users—motorists as well as transit riders, people in assistive devices, pedestrians, bicyclists, and people of all ages and abilities, including children, youth, families, older adults and individuals with disabilities. In 2010, legislation was passed in Michigan (P.A. 135 and P.A. 134) amending the definition of streets in the Michigan Department of Transportation Public Act 51 and the Michigan Planning Enabling Act (P.A. 33). Those communities who have jurisdiction over their roads are now required to consider complete streets principles in the planning and implementation of transportation projects.
Existing non-motorized features include:
Crosstown Trail Bike path Local sidewalks
Recommended improvements include:
Pedestrian improvements for intersections and mid-blocking crossings Proposes non-motorized trail through the Loop Road Area Sidewalk gaps
The Area Plans contain more detailed information regarding conditions and recommendations.
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The City’s goal has been to provide the best possible road system for its citizens at the lowest effective costs. To this end, the City administration has historically sought the following: Grant applications have been submitted for all applicable road projects, and some roads have been reclassified in the process. Storm sewer improvements have been incorporated into all applicable roadway projects. A significant number of City streets have been improved over the past ten (10) years, while many more require attention. Therefore, there is no intention to falter in the City’s original goal of providing a roadway and utility system that meets the needs of the residents, while minimizing future tax burdens.
ENVIRONMENTAL RESOURCES
Many residents have settled in the City of Howell because its natural features, such as lakes, wetlands, woodlands, and open spaces, have attracted them. These features are significant because of their strong appeal to residents. While there are many opportunities for enjoyment and utilization of the natural resource base, particular features of the natural environment are incapable of supporting development or are of sufficient significance to be preserved. It is helpful to examine the various natural resource factors in detail to determine the opportunities and constraints for development, as well as weigh the value of preservation. Wise use depends on a keen awareness of the City's natural features. Accordingly, key natural features are documented in the text and maps which are included within this document. Topographic Features
The bedrock geology of Howell includes sandstone and shale beneath the central area of the City and shale around the perimeter areas. The glacial geology of Howell is a layer of medium-textured till which includes a glacially deposited unsorted mixture of clay, sand and gravel (heavy on the sand) that exists between the topsoil and the bedrock. The topography of the City is gently sloping, with shallow grades and some depressions, a few of which are quite extensive and contain wetlands.
For the most part the City of Howell is flat within minimal topographic relief. According to the USGS topographic maps, the topography of the City varies from a low of 900 feet above sea level around the various wetlands and open water, to a high of 940 feet above sea level within the western confines of the City. The highest areas within the City are located west of Pinckney Road between I-96 and Grand River, along with a pocket at the intersection of M-59 and Byron Road.
An understanding of soil characteristics is essential to the development of a community in a manner that minimizes construction costs, risks to public health, and environmental damage. Soil types within the City are identified in the Livingston County Soil Survey prepared by the U.S. Soil Conservation Service. Detailed soils maps are available through County Planning or the Soil Conservation Service. The glacial geology of Howell is a layer of medium-textured till which includes a glacially deposited unsorted mixture
DRAFT 51 City of Howell Community Profile of clay, sand and gravel (heavy on the sand) that exists between the topsoil and the bedrock. A soil characteristic that is most important to City of Howell is susceptibility to wetness and flooding. This characteristic is typically associated with low-lying wetland and floodplain areas and is discussed in a subsequent subsection. Water Resources
Over the years, several of the prime residential developments in the City have been built around Thompson Lake or one of the other three (3) water resources. Most residents appreciate the recreational or scenic value of the lake. The lake is only one (1) component, though, in an inter-connected water resources system that also includes streams, wetlands, and groundwater. This water resources system serves multiple functions that should be preserved for the benefit of present and future residents of the City. While private lands that have been developed for residential use surround the lake, there are several public access points by which the general public can use the lake for recreational purposes.
Rivers and drains are another link in the water resources system. There is the south branch of the Shiawassee River that runs along the western perimeter of the City as well as the Marion and Genoa Drain that runs through the southern portions of the City. These water resources connect the lakes and wetlands with each other, and then conveying storm water runoff from wetlands and upland areas to downstream lakes and eventually to branches of the Shiawassee River. Wetlands are a third component in the water resources system.
The term "low lying wet areas" encompasses a variety of wet environments, inland marshes, wet meadows, mudflats, ponds, bogs, bottomland hardwood forests and wooded swamps. The City contains several acres of “low lying wet areas”. Such areas play an important role in stormwater management and control of water quality. Low lying wet areas help to moderate the flow of stormwater to lakes. During wet periods, these areas absorb water, thereby reducing shoreline flooding around lakes. During dry periods, these areas release water to the lakes to help maintain lake levels. Low lying wet areas also help to maintain water quality by absorbing sediment and pollutants before they reach the lakes and streams, and provide critical wildlife habitat.
There are numerous small pockets of low lying wet areas scattered throughout the City, with a predominance of such features located north of Grand River Avenue and around the perimeter of Thompson Lake. While there are two large areas associated with the water resources noted above, including a ribbon along Thompson Lake, they are also contained within the soil depressions that may have resulted in their creation. The City has attempted to preserve the larger areas (west of Michigan Avenue and north of the railroad tracks, within the Howell City Park, southwest of Michigan Avenue and M-59, and pockets within the northwest and southeast) to the greatest extent possible by creating a park around its confines and/or working with developers to enhance the features as part of their development.
Tree stands and woodlands are another important component in the City’s natural resource inventory. The tree stands in the City are found in conjunction with other natural resource features, including
52 DRAFT City of Howell Community Profile wetlands. The pockets of woodlands located within the City, while acknowledged not to be inclusive of all small wooded areas, have been imp part impacted in recent years by various development projects. However, the City has actively preserved the remaining areas. The largest woodland area within the City is contained within the Howell City Park and is intended to be preserved into perpetuity.
The following are among the values secured or enhanced by woodland protection.
Energy Conservation – The contribution made by trees to cooling of homes and other buildings and parking areas, roads, and walkways in summer, while protecting against harsh winds, snow, and ice in winter has become increasingly recognized. This is especially true in climates of temperature extremes. According to the American Forestry Association, for example, air-conditioning costs can be cut by 20-25%, with the proper positioning of shade trees near a dwelling.
Improvement in Air Quality – In addition to the indirect effects on air quality achieved by reduction in emissions resulting from lessened use of heating and cooling, trees use carbon dioxide and emit oxygen in their own growth process. It has been estimated that public and private woodlands could compensate for very large amounts, perhaps as much as 25%, of carbon dioxide released annually in the United States.
Anti-Erosion Benefits – Preserving (or planting) trees and shrubs stabilizes soils, especially when slopes and steep grades are involved, thus preventing erosion. Curtailing erosion helps to prevent the degradation of lakes and streams.
Wildlife Habitat – Trees and shrubs provide homes of birds and other forms of wildlife; many provide food for these creatures as well. Trees offer protection against predators. Birds make a significant contribution to insect control.
Aesthetic Values – The growing appreciation of natural beauty has heightened citizen awareness of tree buds, fruits and foliage. The public has become increasingly appreciative of the shape, bark, spread and sheer size of trees in all seasons. Specimen trees become the object of neighborhood pride, while the public has come to understand that common so-called 'weedy" trees are often essential for the growth and development of the more dramatic hardwoods. This beauty is translated into increased value of property. Home-buyers will pay additional thousands of dollars if there are trees on a home-site. The value of trees and shrubs, especially those of the evergreen type, in screening, is inestimable. Properly designed greenbelts also protect against noise.
The importance of local ordinances in protecting existing trees and woodlands, and stipulating their replacement or addition when this is necessary, is well-established and increasingly accepted by all segments of the community.
Recent growth levels have had an impact on the City’s environmental resources. The following conclusions can be derived from the earlier analyses:
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The low permeability of the soils within the City have caused storm water runoff problems in many areas of the City, and the various natural depressions have not been sufficient to accommodate more than a 1 to 2 year rain event. The water resources, wetlands and floodplains are essential to the City’s storm sewer system, as well as its attraction for its residents. The few remaining large woodland areas are needed as a means of improving air quality, aesthetics, erosion control and energy conservation.
Therefore, the maintenance of the City as an historic community that has well established roots requires that active preservation methods be adopted. Recent growth pressures have had an effect on their viability, but several large pockets of environmental resources have been preserved through the location of parkland around its confines. However, additional means of preservation may need to be evaluated.
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EXISTING LAND USE
A basic element in planning the future of the City of Howell is the consideration of existing land use types and patterns. Previous existing land use data was compiled in 2006, however, due to the abundance of development proposals since the 1991 update, the inventory has been updated to reflect the land use transitions within the City and perimeter Townships. The result of this mapping is presented in Map 1, while a description of the recent development proposal trends are noted below.
During the 1990s and early 2000s, the City of Howell approved a significant number of large development proposals including residential and commercial, mixed-use developments. Since the adoption of the 2002 Master Plan, and subsequent amendment in 2006, there has been significantly less development proposed and ultimately built in the City. In recent years, the regional and state economy has made significant strides towards recovery. The housing market is stronger, employment is rising, and the City has seen a recent increase in residential and non-residential construction. Some of the major projects approved by Planning Commission and City Council include:
2008: Victoria Park
2012: Heart of Howell renovation, Grand Plaza Apartments, Medilodge
2013: Family Dollar renovation, Town Commons Phase I single family, Livingston County Animal Shelter
2014: Kroger Fueling Station, Thai Summit expansion, McDonald’s remodel, Taco Bell, Livingston County Jail, 1450 McPherson Park expansion, Pepsi Bottling Group expansion
The following land use classifications were used in updating the City’s existing land use map (see Map 1).
Single Family Residential – Areas in which single family residential dwellings are located.
Multiple Family Residential – Areas in which two (2) family or multiple family dwellings are located.
Mobile Home Park Residential – Areas in which mobile home or manufactured residential dwelling are located.
Government – All areas used for government purposed including City and County complexes.
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Public - Land areas and facilities such as schools, churches, hospitals, and fraternal organizations, which are available to or used by the public.
Cemetery – Areas in which cemeteries are located.
Recreation - Lands owned by public agencies or private organizations for the purposes of recreation.
Office- All areas used for office purposes including professional and medical office complexes.
Commercial - All areas used for commercial purposes including the retail sale of goods and services.
Industrial - Where raw or semi-finished material is processed, fabricated, and/or manufactured. Warehousing and storage applies to land areas that are used for the storage of materials, whether enclosed in a building or not.
Transportation / ROW – Areas used for transportation and right of way including roads, sidewalks, landscape buffer, and stormwater facilities.
Utilities - Lands owned by public agencies or private organizations used for utilities or services.
Vacant / Open Space – Vacant land not used for any purpose and areas occupied by wetlands, drainage courses, and other bodies of water are assigned to this broad classification.
Watercourse – Areas occupied by streams, lakes, and other significant bodies of water.
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The following land use patterns and trends have been observed since the adoption of the 2002 Master Plan and subsequent 2006 amendment:
Single Family Residential The single family residential land uses identified in 2002 have been maintained in the majority of the City, with the exception of Victoria Park which is now identified as multiple family, Howell Estates which was reclassified as a mobile home park, and McPherson Mansion which is now office. Generally, the City’s single family lots fall into three categories: small traditional, medium suburban, and large suburban lots.
Most of the City’s older single family residential neighborhoods are located close to downtown, along Grand River Avenue and north of the central business district between Michigan Avenue and Thompson Lake. Town Commons is more recent development located north of Highland Road but it follows the pattern of tradition neighborhood development. Generally, these small traditional lots tend to be 60 feet wide, with a lot area of around 6,000-8,000 square feet. Residential front yard setbacks may vary based on age of housing and changes to the road right-of-way, between 15 and 30 feet. These areas are characterized by a dense street grid with sidewalks and street trees, the network is almost always oriented to one of the major thoroughfares, either Grand River or Michigan Avenue.
The medium suburban lots are typically 80 feet wide, with a lot area of around 10,000-12,000 square feet. These residential properties tend to follow a consistent 25 foot front yard setback. The areas northwest of Highland Road and Bryon Road and southwest of Grand River Avenue and Tompkins Street are characterized as medium suburban. These areas have a more curvilineal street network, with multiple cul-de-sacs.
The large suburban lots are typically 135 feet with, with lot sizes around 1 acre. These residential properties tend to be setback substantially farther from the road, with typical front yard setbacks of 40 to 50 feet. The properties along Inverness and Caledonia are characterized as large suburban.
There are two residential areas in particular that diverge from these three pattern of development, largely due to the City’s natural features. The area bounded by Riddle Street, Michigan Avenue, and the railroad is characterized by narrow, deep lots, as a result of a large wetland area. Additionally, the lake residential properties, particularly on the north side of Thompson Lake tend to vary in size and shape.
Multiple Family Residential
Since the 2002 existing land use inventory, all previously identified multiple family residential uses have been maintained, with the greatest concentration located within the northwestern portion of the City. The major multiple family development include Victoria Park, Gallery Park, Burwick Farms, and Brandon Chase to the north. Yorkshire Place and Grand Plaza Apartments to the west along N. Highlander Way. Other large multiple family residential areas include Quail Creek Apartments and Pine Hill Apartments. The Howell Estates mobile home park is also designated as multiple family residential for the existing land use map.
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Commercial
A few existing parcels along Grand River Avenue, Barnard Street, and Highland Road have been converted into commercial uses, while all other commercial uses identified in the 2002 land use inventory remain. The largest clustering of commercial uses is along East Grand River, S. Michigan Avenue, and at the City’s periphery, while the greatest concentration is within the downtown core.
Town Commons, Gallery Park, and Crossroads Town Center are Planned Unit Developments in the northern section of the City, along Highland Road. These areas were designed based on traditional neighborhood land use patterns; encouraging a compatible mix of use, pedestrian scale, and walkability. Design Guidelines and zoning regulations facilitate this vision and ensure high-quality development. All of these sites still have development potential. The East Grand River area is generally small scale and strip commercial. The area supports the adjacent neighborhood and day-time work population with retail, service, and restaurant uses. The S. Michigan Avenue area is characterized by highway commercial and small scale commercial uses. Both the East Grand River and S. Michigan Avenue areas are characterized by older properties, with outdated facades and auto-oriented site design.
Office
Office uses are primarily located adjacent to commercial uses within the City’s main corridors. As noted in the 2002 Master Plan, the greatest concentration of office uses is within the Grand River corridor, along Byron Road and west of Highlander Way with other small pockets scattered throughout the City. Some of the larger office developments include Medilodge and Citizen’s Insurance on West Grand River, Hanover Insurance on W. Highland Road and the full restored McPherson Mansion recently converted to executive offices. The office uses along Bryon Road are primarily medical offices, creating a medical corridor adjacent to the St. Joseph Mercy Hospital. The office uses along Grand River are predominantly professional offices, many of which are located is historic homes that have been converted for non- residential use.
Public/Quasi-Public The largest institutional use in the City is the City of Howell school system, while the Livingston County complex is a close second. The remainder of public uses includes City Hall and the associated Police Headquarters, Lakeview City Cemetery, Fire Stations (Fire Authority and substation), Water Treatment Plant/Department of Public Works Building, Wastewater Treatment Plant, 13 Pumping Stations, 2 Water Supply Wells, and 2 Storage Tanks. Several churches are also located in the City. No new public/quasi- public uses have been added since the 2002 land use inventory.
Cemetery There are two cemeteries in the City of Howell. Lakeside Cemetery, located at 920 Roosevelt Street, contains thirty-two (32) acres, and at the present time has 9,300 burials, and is near capacity. Due to the limited available land within the existing cemetery, a second cemetery was recently construction on a 36.4 acre parcel at the western end of M-59. The Howell Memorial Cemetery is located at 1410 W. Highland Road.
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Parks Since the 2002 land use inventory, there have been no additions to the parks facilities. The Lucy Road Park has not been redeveloped for recreation and is currently designated as vacant/open space. Altogether, parkland accounts for 96.2 acres of City land, and includes a total of fourteen (14) facilities.
Industrial Industrial uses have not changed significantly since 2002. However there has been some development in the McPherson Park Drive Industrial Park. There are also large pockets of industrial land off of Catrell as well as adjacent to Pinckney Road and the railroad tracks.
Vacant Some of the vacant land identified in the 2002 existing land use inventory has been developed, with the exception of land along S. Michigan Avenue near I-96 and on the west side of the City along the railroad corridor. However, additional vacant land has been annexed into the City within the past few years, while the majority of it is under consideration or was recently approved for construction by the City. The largest areas of annexed lands are located north of M-59 in the Northeast Area and along I-96 in the Loop Road Area. A few small parcels of land within the S. Michigan Avenue corridor have also been annexed into the City, but they remain vacant.
The City of Howell is largely composed of single family residential. The amount of multiple family housing has increased over the last 15 years in order to meet the needs of a growing and aging population. Public and industrial uses are the next largest existing land use categories in the City. The annexation of township property in the Loop Road area has significantly increased the amount of open space available for future development.
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