Master Plan BEDFORD TOWNSHIP PLANNING COMMISSION
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BEDFORD TOWNSHIP Monroe County, Michigan Master Plan BEDFORD TOWNSHIP PLANNING COMMISSION Arvind Shah Philip Koenigseker Gregory Stewart Thomas Covrett Arnold Jennings Thomas M. Zdybek Norman Hinshaw BEDFORD TOWNSHIP BOARD R. LaMar Frederick, Supervisor Robert Schockman, Clerk Sherri S. Meyer, Treasurer Medford Barr, Trustee Joyce Hagen, Trustee Arnold Jennings, Trustee Dennis Steinman, Trustee ASSISTED BY Wade-Trim/Associates, Inc. 25251 Northline Road Taylor, Michigan Dennis Jenkins, Coordinator Karen Kincaid, Recording Secretary TABLE OF CONTENTS Township Organization, Regional Setting, and Access.................................................3 Population ....................................................................................................................12 Housing........................................................................................................................22 Economic Base.............................................................................................................30 Natural Resources ........................................................................................................36 Community Services and Facilities..............................................................................40 Existing Land Use........................................................................................................52 Planning Projections and Parameters...........................................................................60 Community Goals, Objectives, and Strategies.............................................................81 Future Land Use Plan...................................................................................................89 Implementation ............................................................................................................98 FIGURES, TABLES AND CHARTS FIGURE NUMBER TITLE PAGE NO. 1 Regional Setting 4 2 Accessways 5 3 Township Sections 7 4 Demographic Zones 21 MAP FOLLOWS NUMBER TITLE PAGE NO. 1 Regional Analysis 11 2 Residential Density/Distribution 29 3 Natural Features 39 4 Community Services & Facilities 43 5 Transportation Analysis 51 6 Existing Land Use 59 7 Future Land Use 97 TABLE NUMBER TITLE PAGE NO. 1 1980 to 2000 Population Trends 13 2 1990 to 2000 Age-Life Cycle 14 3 2000 Regional Age-Life Cycle 15 4 Persons Per Household 1970 - 2000 16 5 Comparative Persons/Household Trends and Projections 16 6 Household Type 17 7 1990 and 2000 Racial Composition 17 8 Racial Composition – Regional Basis 18 9 Per Capita Income 1979 and 1989 18 10 Regional Income Distribution in 1989 19 11 Estimate Household Income Distribution in 1998 19 12 Poverty Status 20 13 Educational Attainment for Persons 25 Years and Older 20 14 Population Distribution by Zone Years 1990 to 2020 21 15 1990 Type of Housing Structure 22 16 2000 Occupancy Tenure 23 17 1990 Year Structure Built (Housing Age) 24 18 Residential Building Permit Activity 25 19 1990 Housing Values (Owner Occupied Units) 27 20 1990 Mortgage as a Percentage of Household Income 28 21 1990 Rent as a Percentage of Household Income 29 22 SEV by Classification 30 23 SEV Multi-Year Trend 31 24 1990 Employment by Selected Occupation 32 25 1990 Employment by Selected Industry 33 Bedford Township Master Plan 1 P:\Bed6249\01T\Planning\2001 Final Plan Sections\Master Plan.doc TABLE NUMBER TITLE PAGE NO. 26 1990 Place of Work 34 27 Employment Projections 35 28 Major Manufacturers 35 29 Soil Associations 37 30 Recreational Land Inventory 42 31 Road Condition Inventory 46 32 Existing Land Use 53 33 Residential Build-Out Analysis 59 34 Population Projections 60 35 Regional Population Projections 61 36 Estimated Housing Needs 2020 63 37 Estimated Affordable Housing Need 64 38 Location Criteria Used by Industry 65 39 Employment Density Ratios for Estimating Industrial Land Use 66 40 Land Use Ratios for Estimating Industrial Use 67 41 Population Ratios for Estimating Industrial Use 67 42 Regional Employment Projections 1990 to 2020 68 43 Characteristics of Planned Shopping Centers 74 44 Comparative Land Use Ratios 80 45 Future Land Use Distribution 90 Bedford Township Master Plan 2 P:\Bed6249\01T\Planning\2001 Final Plan Sections\Master Plan.doc TOWNSHIP ORGANIZATION, REGIONAL SETTING, AND ACCESS Organization Townships first came into existence in Michigan through the Northwest Ordinance passed in 1787. Townships are typically 36 square miles (six miles wide by six miles long) in area; however, the size of some townships may deviate from this standard (for instance Bedford Township is 39 miles). According to Michigan Legislation, there are two forms of townships: General Law and Charter. A major distinction between a General Law Township and a Charter Township lies in their source of revenue and ability to levy taxes. General Law Townships are funded mainly through State Shared Revenues and do not have the ability to levy taxes without the vote of the people. Charter Townships do have the ability to levy taxes on their residents without a vote of the people. Bedford Township is a General Law Township. The ability of Bedford Township to offer services is tied into its ability to levy taxes to pay for these services, subject to voter approval. This regulation is why most services are furnished through Special Assessment with the homeowners in a specified area paying for the amenities they chose. For example, voters recently approved milage increases to pay for enhanced library and fire services. In contrast, the Township does not offer services such as street cleaning, refuse hauling, and sidewalk maintenance because voters have not approved tax milage increases to pay for these services. An elected Township Board serves as the official governing body of Bedford Township. Township Board members are elected “at large” every four years. The Township Board consists of seven (7) officials: three (3) full-time officials including a Township Supervisor, Clerk, and Treasurer, and four (4) part-time Township Trustee officials. The Township Board establishes the policies that govern the Township and allocate resources necessary to carry out these policies. The Township Board meets regularly on a bi-weekly basis and schedules additional meetings as the need arises. In addition to these duties, the full-time Township Board officials are also responsible for the day-to-day operations of the Township. In support of its regular operations, the Township has created a number of commissions, including the Planning Commission. As one of its many duties, the Planning Commission has oversight responsibility for the creation and maintenance of the Township Master Plan. In part, Michigan State statutes provide that the purpose of a Township Master Plan is: to promote the public health, safety, and general welfare; to encourage the use of resources in accordance with their character and adaptability; and to consider the character of the Township and its suitability for particular uses judged in terms of such factors as trend in land and population development. The Township Master Plan includes narrative text, maps, charts, and graphic material that provide a basis for the Planning Commission’s recommendation(s) for the future development of the Township. The Township Master Plan is linked with the Township Zoning Ordinance. The Township Zoning Ordinance is the regulatory mechanism through which the usage of land is governed. Bedford Township Master Plan 3 P:\Bed6249\01T\Planning\2001 Final Plan Sections\Master Plan.doc Location Bedford Township is located within Monroe County in southeastern Michigan (Figure 1). The Township borders on the following communities: West - Whiteford Township, North – Ida Township, East – Erie Township, and South – City of Toledo, Lucas County, Ohio. Bedford Township is approximately 4.5 miles west of Lake Erie. Bedford Township is located less than an one-hour drive from the Detroit-Ann Arbor metropolitan area, and is adjacent to the Toledo metropolitan area. Thus, residents enjoy the benefits of two large metropolitan cities while living in a somewhat rural environment. Figure 1 Regional Setting Bedford Township Master Plan 4 P:\Bed6249\01T\Planning\2001 Final Plan Sections\Master Plan.doc Access Roads The primary means of north-south access is provided by US-23 which traverses outside the Township's western border within Whiteford Township and by US-24 (Telegraph Road) which crosses the southeast corner of the Township. Interstate 75 (I-75), which connects northern Michigan with southern Florida, runs along Lake Erie approximately three miles east of Bedford Township. There are two major east-west arteries in the Township: M-151 that crosses the northern part of the Township and Sterns and Smith Roads which cross the southern portion of the Township. Sterns and Smith Roads are especially heavily traveled due their proximity to access points for US-23 and I-75. Interstate 94 passes approximately 30 miles to the north of the Township, and Interstate 80 (Ohio Turnpike), passes 10 miles to the south of Bedford Township. Railroads The Ann Arbor Railroad, which runs southeast to northwest, crosses the eastern half of the Township and maintains a spur in the Bedford Industrial Park. The C & O Railroad, which runs southwest to northeast, crosses the southeastern corner of the Township. Although it is not within Bedford Township, the DTI Railroad runs southwest to northeast. Figure 2 Accessways Bedford Township Master Plan 5 P:\Bed6249\01T\Planning\2001 Final Plan Sections\Master