MASTER PLAN
Table of Contents
Chapter One Introduction…1
Chapter Four Future Land Use Plan…38
THE HISTORY OF WIXOM…1 THE FUTURE OF WIXOM…2 WHAT IS A MASTER PLAN?…3 THE MASTER PLAN PROCESS…3 THE RELATIONSHIP BETWEEN MASTER PLANNING AND ZONING…4 USING THE PLAN…4
INTRODUCTION…38 FACTORS CONSIDERED…38 FUTURE LAND USE CATEGORIES…39
Chapter Two Community Profile…6 EXISTING LAND USE…6 POPULATION, AND ECONOMIC CHARACTERISTICS…9 HOUSING CHARACTERISTICS…13 ENVIRONMENTAL RESOURCES…17 TRANSPORTATION CONDITIONS…19 COMMUNITY FACILITIES AND SERVICES…22
Chapter Three Goals and Objectives...29 COMMUNITY VISION…29 LAND USE…30 COMMUNITY CHARACTER…31 NEIGHBORHOODS…32 BUSINESS AREAS…33 VILLAGE CENTER AREA…35 TRANSPORTATION …36 COMMUNITY SERVICES, FACILITIES, AND RESOURCES...37
Chapter Five Implementation...44
List of Maps Map 1: Existing Land Use ... follows page 28 Map 2: Transportation Conditions.. follows page 28 Map 3: Community Facilities … follows page 28 Map 4: Future Land Use … follows page 43
Adopted by: City Planning Commission July 25, 2005 City Council August 9, 2005
With Assistance From: City Building Department City Manager’s Office LSL Planning and Associates, Inc
City of Wixom Master Plan Page i
CHAPTER ONE INTRODUCTION
THE HISTORY OF WIXOM According to the Oakland County Book of History, the first settlers of Wixom, Alonzo Sibley and Ahijah Wixom arrived in the 1830’s. Mr. Sibley established the first settlement near Wixom and Maple Roads. A church, school, cemetery, and few businesses and residences became known as Sibley’s Corners. In the 1860’s construction of the Flint and Pere Source: The City of Wixom Marquette Railroad was started and eventually reached Wixom in 1871, permanently changing the pattern of development. New development built up around the railroad, and the settlement of Wixom was established at the Pontiac Trail/Wixom Road intersection as the center of commerce and services.
Source: The City of Wixom
For the next several decades, ‘downtown’ Wixom served as a business center for the surrounding agricultural community and the summer residents who lived on or near the lakes to the north. Downtown did, however, suffer a setback in 1929 when it was destroyed by a fire. Another major turning point occurred in the 1950’s as the result of two significant developments that once again changed Wixom’s growth: •
Interstate 96 was constructed, replacing Grand River Avenue as the main link between Lansing and Detroit. Wixom and surrounding communities became immediately accessible to residents and businesses throughout the region.
•
Ford Motor Company opened a 1.6 million square foot plant at the I-96/Wixom Road interchange, and in the process charted a new direction for the local economy and development patterns in Wixom. This marked the end of agriculture as the economic and social base. City of Wixom Master Plan Page 1
Chapter One Introduction
In 1957 Wixom was incorporated as a village, and 13 months later it became a City. In the past four decades since becoming a City, Wixom has established itself as an industrial center in western Oakland County. Ford Motor Company has continued to grow and has been joined by numerous industries in the southern half of the City. Wixom is also recognized as a desirable residential community. Substantial residential growth occurred in Source: The City of Wixom the 1970’s and has continued into the 2000’s in the northern part of the City which is predominately residential. Residents have been attracted to the community due to the appealing neighborhoods, semirural setting, relatively low taxes, and fine public services. The availability of employment within the community, the emergence of convenient commercial centers, and the proximity to lakes, regional parks, and recreational areas are also contributing factors to the City’s growth. THE FUTURE OF WIXOM The City of Wixom is a thriving community with a rich past. From its beginning the City has developed a solid foundation for a successful and sustainable community. It offers opportunities to develop key retail and service uses, strong employment base, pristine natural features, and quality neighborhoods. As additional development and growth occurs in surrounding areas, it becomes increasingly important for the City to protect its core values and strengths. Through the development of this master plan, the City can ensure future prosperity along with progressive new development opportunities. The focus of this plan is concentrated in two areas: 1) to continue to develop a sustainable community where citizens can work, live, and play; and 2) to ensure future improvements in the City thereby enhancing its economic success and the quality of life currently enjoyed by residents, business owners and visitors alike. This master plan has been prepared as a means to guide future development and assist current and future leaders in their decision-making process. The plan includes an overview of community conditions, goals and objectives, and an implementation strategy which provides direction on how best to achieve the goals of the master plan.
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Chapter One Introduction
WHAT IS A MASTER PLAN? A master plan is a guide for the future growth and development in a community. The plan incorporates the desires and needs of the residents, business owners, and property owners and provides direction to City leaders in decisions that will help create a livable and sustainable community. Furthermore, the master plan can be utilized to maintain, preserve, enhance, and develop qualities of the community that the residents consider important. Master plans are authorized by the Municipal Planning Act (285 of 1931). This Act describes the basic purposes and requirements of master plans including the need to:
Promote public health, safety, and general welfare Encourage the use of resources in accordance with their character and adaptability Avoid the overcrowding of land by buildings or people Lessen congestion on public roads and streets Facilitate provisions for a system of transportation, sewage disposal, safe and adequate water supply, recreation, and other public improvements Consider the character of each municipality and its suitability for particular uses judged in terms of such factors as trends in land use and population development THE MASTER PLAN PROCESS
The City of Wixom Master Plan represents a twelve-month effort by the Planning Commission, City officials, residents, and community organizations. Development of the plan involved collection and analysis of data on land use, the environment, transportation, infrastructure, and socioeconomic conditions within the City. The recommendations of the plan are based upon this information and input from the public. The process is described as follows: •
Community Profile: The first step in the planning process was to obtain a description of the area’s physical and social features. The current conditions of the City provide an understanding of what the City’s strengths and weaknesses are and serve as a base for future recommendations.
•
Public Participation: Public participation was conducted by inviting the general public to an evening workshop designed to identify issues, rank the importance of them, and suggest actions to address each. The City also distributed a short survey to residents that helped identify top priority issues.
•
Analysis and Recommendations: Based on the data collected from the existing conditions report, public participation results, and the experience of staff and consultants, City of Wixom Master Plan Page 3
Chapter One Introduction
information was then analyzed and strategies for future land use direction in the City were developed. These strategies were subsequently presented to the City for review and comment. •
Plan Completion and Adoption: Once consensus was reached among City officials, a final draft plan was prepared for agency review. Then, a public hearing was held to present the recommendations of the plan and to solicit public input prior to adoption. Based on public comments, the plan was revised and the document was adopted by the Planning Commission on July 25, 2005 and by the City Council on August 9, 2005. THE RELATIONSHIP BETWEEN MASTER PLAN AND ZONING
The relationship between the master plan and the zoning ordinance is critical. The primary difference between the two being that the master plan is a guide to future land use and the zoning ordinance is today’s land use law. The master plan shows the intended use of land at the end of the planning period, which could be as long as twenty years in the future; the zoning ordinance shows land as it is intended to be used today. Accordingly, the two maps will normally not be identical. Furthermore, the master plan is a policy document; its adoption does not regulate or change the use of land. Only a change to the zoning ordinance, through a rezoning, can change allowable uses, or change the regulations affecting that land. USING THE PLAN The Planning Commission should continuously strive to ensure effective use of this document. Although not always abundantly clear, many decisions can be guided by the recommendations outlined in the plan. The following are methods that will ensure consistent reference to its various components.
Refer to the Master Plan for Zoning Decisions One of the principal benefits of having an adopted master plan is the foundation it provides for sound zoning decisions. Just as the plan is the policy guide for land use, zoning is the principal legal enforcement tool. The two should be utilized in tandem as a resource to make development decisions.
Encourage Other Decision-Making Bodies to Use the Master Plan The master plan should help guide everyday decisions, from identifying roadway improvements to new schools. Working with other entities such as the Road Commission for Oakland County and the Walled Lake School District will help achieve the goals of the master plan and the City of Wixom Master Plan Page 4
Chapter One Introduction
community-wide vision of the City as contemplated by the City Council, Planning Commission and the residents of the City.
Keep the Plan Current If a plan is outdated or is not referred to on a continual basis, the validity of City decisions will be brought into question. The Planning Commission should conduct an annual review of the plan to ensure that it is kept current and relevant. Any amendments to the plan can be done at that time to keep it up-to-date and consistent with changes to City goals. Several goals in the community may have been achieved and new ones may need to be established, or, several zoning decisions may have changed the direction of development in a certain part of the City. Where this occurs, the plan should be amended to reflect the changes. By routinely following this procedure, the master plan will continue to be an up-to-date, reliable planning tool.
City of Wixom Master Plan Page 5
CHAPTER TWO COMMUNITY PROFILE It is important to have a comprehensive understanding of the City before a vision can be created for its future. What’s more, to develop effective recommendations and implementation strategies, knowledge of a community’s composition is needed. The following includes an overview of Wixom in terms of land use, population and economics, housing, natural features, transportation, and community facilities. These are the fundamental elements that make the City what it is and are vital to the City’s future development.
EXISTING LAND USE An analysis of the existing land use represents one of the primary steps in developing a community master plan. This analysis categorizes the variety of uses within the City and their specific location, identifies possible conflicts, and facilitates forecasting of future development patterns. In June 2002, the consultant team updated the existing land use map (See Map 1). This overview included a review of aerial photography and tax assessment records and a visual survey of the City. The existing land use pattern will be used to evaluate key issues and strategies related to future land use and development character. Subsequent changes to land use and new development that occurs during the master plan update process will be taken into consideration, but may not be reflected on the existing land use map. A discussion of the land uses corresponding to the map is detailed below.
Existing Land Use Categories An important step in formulating a community master plan is an analysis of existing land uses. This analysis not only identifies what and where particular uses have occurred, but it highlights where future development might occur and where land use conflicts may exist or develop. The existing land use calculations provided herein will also allow a comparison with the future land use calculations. This helps determine the extent of land that is available for specific uses. The inventory was completed using a list of existing land use categories. Each of the categories is described below. Please refer to Map 1, Existing Land Use, for the location of the various land uses. Table 1, Existing Land Use Acreage Breakdown, provides an acreage breakdown of each category to understand the amount of each use in comparison to other uses in the City.
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Chapter Two Community Profile
Table 1: Existing Land Use Acreage Breakdown Existing Land Use Category
Acres
Percent of Total
Single Family, 10 acres or greater
42.01
0.70%
Single Family, 5 to 9.9 acres
74.24
1.24%
Single Family 2.5 to 4.9 acres
75.77
1.27%
Single Family 1 to 2.4 acres
129.77
2.17%
Single Family 14,000 to 43,559 sq. ft.
248.06
4.70%
Single Family 8,000 to 13,999 sq. ft.
383.09
6.40%
Single Family less than 8,000 sq. ft.
43
0.72%
Single Family more than one unit per parcel
72.27
1.21%
Multiple Family Residential
242.21
4.04%
Commercial/Office
194.66
3.25%
Industrial
1332.25
22.25%
Utility
357.96
5.98%
Public
137.77
2.30%
Parks/Preservation Land
1065.53
17.80%
Vacant
851.5
14.22%
Water
184.16
3.07%
5,434.25
100%
Total Source: Existing Land Use Map, LSL June 2002
Single Family Residential. A significant portion of the City of Wixom is represented by single-
family residential. This land use allows for single family homes, and farming on a range of lot sizes. Single- family residential comprises the following density levels: • Single Family 10 acres or greater • Single Family 5 to 9.9 acres • Single Family 2.5 to 4.9 acres • Single Family 1 to 2.4 acres • Single Family 14,000 to 43,599 sq. ft. • Single Family 8,000 to 13,999 sq. ft. • Single Family less than 8,000 sq. ft. • Single Family more than one unit per parcel
As evidenced by the significant population growth in recent years, the amount of land used for residential development has increased moderately. Single family residential areas in the City of Wixom are located on the north side of the City. Lower density single family areas are located to the west and center of the northern portion of the City, generally in close proximity to the Wixom Habitat Park and Gunnar Mettala Park. Medium density areas are evenly distributed to the northern portion of the City. Higher density areas comprise the cluster north of Charms Road and west of Wixom Road, the pocket bounded to the north by Loon Lake, to the south by Potter Road, to the west by the Wixom Habitat Park, and to the east by the Edison corridor, and the areas to the north and south of Gunnar Mettala Park.
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Chapter Two Community Profile
Multiple Family Residential. Multiple-family developments are an important part of every
community because they not only provide alternative housing options for City residents and higher density to sustain complementary uses to residential (e.g. commercial development, public facilities), but also serve as a transition between lower density areas and commercial development. Multiple Family Residential uses are comprised of dwellings that offer two or more units and are mainly concentrated on the east side of the City along Beck Road at Maple Road and along Pontiac Trail.
Commercial/Office. Commercial/Office uses are grouped together on the map and include all retail establishments, commercial services, and professional offices. They are largely concentrated in two main areas. The auto-oriented businesses are generally located along Wixom Road and Grand River Avenue, south of the interchange with Interstate 96. The uses include primarily gas stations and drive-through restaurants, to serve those exiting or entering the expressway. A Meijer store is also located in this area and additional commercial centers are also anticipated on the south side of Grand River, west of Wixom Road. The other main commercial center is located in the downtown area, at the intersection of Pontiac Trail and Wixom Road. These are smaller-scale businesses intended to serve the community as a whole. There are also a few other commercial development pockets conveniently located to serve surrounding neighborhoods such as at Wixom Road and Charms Road; Wixom Road and Loon Lake Road; and Pontiac Trail and Beck Road. With the thriving industrial economy of the City, supporting commercial businesses have emerged at Wixom Road and West Road. They are centrally located to serve workers in the City with convenient service establishments, retailers, and restaurants to visit during lunch or before or after work.
Industrial.
This land use category includes low impact industrial uses such as warehousing, light assembly of products, and research and testing facilities. These uses typically have less of an impact on surrounding uses, generate less truck traffic and keep regular business hours. This category also includes manufacturing and distribution facilities. These uses generate more significant off-site impacts than light industrial including truck traffic, noise, and odors. They also tend to operate 24-hours a day and impacts are intensified in the evening hours.
The City has been able to maintain a strong tax base with the significant growth of industrial businesses. A large portion of this land is encompassed by the Ford-Lincoln Assembly Plant located at Wixom Road and the I-96 interchange. Additional companies have located north and west of this section of the City and the area should continue to grow based on the amount of vacant land planned and zoned for industrial use.
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Chapter Two Community Profile
Utility. This land use commonly contains railroad tracks, major utility lines, etc. The most significant portion of Transportation Utility and Communications land use within the City of Wixom is a power transmission line, generally bisecting the center of the City. Public. These include uses such as schools, churches, a golf course, a cemetery, public works yard/facilities, fire stations, City hall, and the library. Public/Institutional uses are important to the quality of life for residents by ensuring nearby services. Increasing the amount and type of institutional uses may be a priority as population and the business community grows. Convenient locations and ensuring the compatibility with adjoining neighborhoods must also be considered. Parks/Preservation Land. This designation comprises natural preserves and recreational areas that are property of the City of Wixom but are accessible to City residents for their use with some restrictions. The location of these natural features is an influential factor on the land use development pattern. The City of Wixom possesses a significant amount of Parks/Preservation Land (approximately 18% of total land) distributed throughout the City.
POPULATION AND ECONOMIC CHARACTERISTICS The identification of population characteristics for a specific geographical area will provide a comprehensive understanding of the people that historically and currently reside there. This information will contribute to the determination of the needs and requirements of specific demographic groups in the City and help formulate goals for future development patterns. Characteristics that are important in this process include population trends and projections, ethnicity, age, education, employment, and income. The following discussion profiles the population characteristics of Wixom and establishes key findings about its residents.
Population Trends and Projections
The City of Wixom’s population at the time of the 2000 Census was 13,263 people. During the past decade the City of Wixom experienced a population increase of 55 percent (refer to Table 2 on the following page).
During the same period, the population of Oakland County grew at a more moderate rate than that of the City of Wixom, increasing from slightly over one million in 1990 to almost 1.2 million in 2000 or 10 percent during the period.
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Chapter Two Community Profile
Table 2: Population Trends Comparison Communities 1970
1980
1990
2000
% Change 90-00
Avg. Annual % Change 70-00
City of Wixom
2,010
6,705
8,550
13,263
55%
6.49%
Brighton
2,467
4,268
5,686
6,701
18%
3.39%
Milford Village
4,699
5,041
5,511
6,272
14%
0.97%
South Lyon
2,675
5,214
5,857
10,036
71%
4.51%
Walled Lake
3,759
4,748
6,278
6,713
7%
1.95%
907,871
1,011,793
1,083,592
1,194,156
10%
0.92%
Oakland County
Source: U.S. Census Bureau and LSL Planning
Wixom has observed a constant population increase since 1970, averaging 6.9 percent per year during the past three decades and has outpaced comparable communities such Brighton, South Lyon, Milford, and Walled Lake.
Wixom’s population growth rate during the past 30 years exceeds that of comparable communities.
Wixom’s population is projected to continue increasing at an average of 2.1 percent per year reaching almost 25,000 inhabitants by 2030. Stabilization of the population is expected near that time due to the anticipated build out of land in the City. Table 3: Population Projections Comparison Communities 2010
2020
2030
% Change 10-30
City of Wixom
17,584
21,367
24,484
39%
Brighton
7,156
7,357
7,365
3%
Milford Village
6,381
6,534
6,685
5%
South Lyon
12,778
14,007
13,871
9%
Walled Lake
7,090
7,162
6,992
-1%
Oakland County
1,254,380
1,299,528
1,333,573
6%
Source: U.S. Census Bureau and LSL Planning
City of Wixom Master Plan Page 10
Chapter Two Community Profile
Ethnic Breakdown
Table 4: Ethnicity Breakdown City of Wixom
The ethnic composition of the City of Wixom’s resident base in 2000 showed an increase in diversity during the past ten years.
1990
2000
White Not Hispanic
Race and Ethnicity
8,330
11,862
Percent
97.4%
89.5%
Black -African American
The largest portion of the population, nearly 90 percent, is part of the ‘White not Hispanic’ ethnicity category with the second largest category being ‘Black or African American,’ 3.3 percent and the third largest category being ‘Hispanic’, 3.2 percent.
Percent American Indian and Alaskan Percent
20
434
0.2%
3.3%
74
0
0.9%
0.0%
Hispanic
75
427
Percent
0.9%
3.2%
12
14
Other
During the past decade two ethnic groups Percent 0.1% 0.1% observed a decline in percent of total Source: U.S. Census Bureau and LSL Planning population in the City of Wixom, ‘White not Hispanic’ which declined approximately 8 percent, and ‘American Indian and Alaskan Native’ which declined from nearly 1 percent of total to 0.
‘Black and African-American’, ‘Asian/Pacific Islander’, and ‘Hispanic’ ethnic groups increased 3.0, 2.3, and 2.3 percent respectively.
Age Breakdown
In the year 2000 the largest single category, representing nearly 50% of the population of Wixom, remained the ages of 20 to 44 year old age group, frequently referred to as the “family forming” group.
Age Breakdown City of Wixom 1990-2000 65 and over 45 to 64 20 to 44
1990 2000
5 to 19
In the coming years, the City will 0 to 4 experience a continued increase in the 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 45 to 64 age category as people in the larger 20 to 44 age category mature. Source: U.S. Census Bureau and LSL Planning This explains why children under the age of 19 represent 28% of the total population. This group has increased approximately 5 percent in size during the last decade.
The population between 45 and 64 years of age or “middle age” residents in the City of Wixom increased approximately 6 percent during the last decade.
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Chapter Two Community Profile
Only 5.5% of the population consists of senior citizens, but this age group is expected to grow in size as the baby boom generation matures and improvements in medical technology enable people to live longer.
Educational Attainment
Comparative Educational Attainment in 2000
Educational attainment in the City is slightly higher than that of Oakland County overall. 30.0%
Almost 75% of the City's adult population (25 years and older) are high school graduates and over 25% have acquired a bachelor's degree or higher. The City’s overall educational attainment has consistently increased since 1990, when only 74% had a high school diploma and only 23.6% had college degrees.
25.0%
22.1% 22.3%23.2%
21.4%
High School Diploma Some College Bachelor's Degree
15.0% 10.0% 5.0% 0.0%
City of Wixom
Oakland County
Unemployment Rate for the City of Wixom and Oakland County 1991-2001
By 2001 over 6,500 people in Wixom were in the work force. Of that, 225 (3.3%) were unemployed. The City of Wixom’s unemployment rate has historically been lower than that of the County.
8.0
7.0
7.0 6.0 5.0
5.9
3.7
4.0 3.0
3.6
3.0
3.3
1995
2001
2.0 0.0 1991
Occupation of Wixom Residents in 2000
Over half of Wixom’s residents are employed in management professional and related services and sales & office industries. In addition, 13 percent of the population is employed in the service industry.
Production Transportation & Material Moving Construction, 12% Extraction & Maint. 9%
Management Professional Business & Related 38%
Farming Fishing & Forestry 0%
Source: Census Bureau and LSL Planning
City of Wixom Oakland County
1.0
Occupation
26.8%
20.0%
Employment Rate
25.9%
The majority of Wixom’s residents are professional ‘white collar workers’ while 21 percent are skilled labor ‘blue collar workers’.
Service 13%
Source: Census Bureau and LSL Planning
City of Wixom Master Plan Page 12
Sales & Office 28%
Chapter Two Community Profile
Income
Residents of the City of Wixom earn slightly less than County residents overall but income has increased at a similar rate to Oakland County.
The median household income level in the City of Wixom has increased an annual average of 0.6 percent in real terms 1 from $ 41,886 in 1990 to $ 44,320 in 2000.
Per Capita income increased at a similar annual average rate of 0.5 percent from $ 25,910 in 1990 to $27,253 in 2000.
Table 5: Income Trends 1990-2000 City of Wixom Median HH Income (2000 $’s)
Oakland County
1990
2000
1990
2000
$41,886
$44,320
$57,256
$61,907
Annual Avg. Change
$243
$465
Annual Avg. Percent Change
0.6%
0.8%
Per Capita Income (2000 $’s)
$25,910
$27,253
$27,865
$32,534
Annual Avg. Change
$134
$467
Annual Avg. Percent Change
0.5%
1.6%
Source: U.S. Census Bureau and LSL Planning
HOUSING CHARACTERISTICS The City of Wixom housing stock has been analyzed in order to establish specific information about residential land uses and the neighborhoods in the City. It is important that goals and objectives in this plan focus on effective strategies related to these elements. Housing characteristics include total households, average household size, housing unit type, owner occupancy and housing value. In addition, census tract data is organized by geographic area for a more accurate evaluation of different neighborhoods.
Housing Trends
Housing Trends City of Wixom and Oakland County 1980-2000
As of the 2000 Census, there were 5,889 households in the City of Wixom and the average household size was 2.24 people. The number of households in Wixom has increased, by approximately 70 percent, or an average of 2.7 percent annually, over the past twenty years. The number of housing units, as noted in Table 6, in Wixom recorded a consistent average increase of 2.7 percent annually
80.0% 70.0% 60.0% 50.0% 40.0% 30.0% 20.0% 10.0% 0.0% -10.0%
70.4%
36.0% 19.3%
31.8%
13.7%
8.2%
-7.4%
% Change 80-% Change 90-% Change 80-% Change 9000 00 00 00 City of Wixom Oakland County
Source: U.S. Census Bureau and LSL
1 Real Terms represents 1990 dollars actualized according to inflation rates to 2000 value.
City of Wixom Master Plan Page 13
-3.8%
Housing Units
Average Household Size
Chapter Two Community Profile
during the past two decades reaching 6,086 housing units by 2000. Housing development in Wixom was slightly higher during the 1990’s than during the 1980’s.
The average household size in the City of Wixom has increased an average of 1 percent annually or 19 percent over the twenty year period from 1980 to 2000 and is projected to continue to show a moderate increase, reaching an average of 2.25 inhabitants per household by 2030. Table 6: Housing Trends Housing Units
Average Household Size
1980
1990
2000
% Change 80-00
% Change 90-00
City of Wixom
3,571
4,475
6,086
70.4%
36.0%
Oakland County
373,250
432,684
492,006
31.8%
13.7%
1980
1990
2000
% Change 80-00
% Change 90-00
1.88
2.07
2.24
19.3%
8.2%
2.71
2.61
2.51
-7.4%
-3.8%
Source: U.S. Census Bureau and LSL Planning
Housing Unit Type
The breakdown of housing types reveals that Wixom, unlike other comparable communities, consists of a strong mix of single family detached homes and multiple family apartment communities, which in turn provides a variety of housing options to residents. Table 7: Housing Unit Type in 2000 Comparison Communities Single Family Detached
Single Family Attached
Multiple Family (2-9 units)
Multiple Family (10+ units)
Mobile Home
#
%
#
%
#
%
#
%
#
%
City of Wixom
2,349
38.6%
313
5.1%
432
7.1%
2,980
49.0%
12
0.2%
Brighton
1,340
41.8%
705
22.0%
498
15.5%
663
20.7%
0
0.0%
Lyon Twp
2,923
72.2%
47
1.2%
142
3.5%
103
2.5%
832
20.6%
Milford Village
1,767
70.7%
182
7.3%
406
16.3%
143
5.7%
0
0.0%
South Lyon
2,067
46.3%
753
16.9%
941
21.1%
538
12.0%
168
3.8%
Walled Lake
1,209
35.4%
739
21.6%
633
18.5%
640
18.7%
196
5.7%
336,864
68.5%
26,964
5.5%
52,837
10.7%
57,198
11.6%
18,061
3.7%
Oakland County
Source: U.S. Census Bureau and LSL Planning
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Chapter Two Community Profile
Housing Tenure
There is a balance of owner-occupied (43.7 percent) and renter-occupied (56.3 percent) housing units in the City of Wixom.
Only 3% of the units are vacant, which is less than the County average.
Comparatively, Oakland County’s housing units are predominantly owner occupied (74.7 percent) while one quarter of the housing stock is renter occupied. Table 8: Housing Tenure in 2000 Comparison Communities Occupied Units Owner-Occupied
Vacant Units
Renter-Occupied
City of Wixom
43.7%
56.3%
3.2%
Brighton
62.6%
37.4%
4.3%
Lyon Twp
91.6%
8.4%
4.4%
Milford Village
74.7%
25.3%
2.6%
South Lyon
74.8%
25.2%
4.8%
Walled Lake
66.2%
33.8%
6.8%
Oakland County
74.7%
25.3%
4.2%
Source: U.S. Census Bureau and LSL Planning
Age of Housing
Housing construction in the City of Wixom was most intense from 1970 to 1979, when over one third of all existing housing units were built.
City of Wixom Age of Housing Stock in 2000
1960 to 1969 10%
1950 to 1959 3%
1940 to 1949 1939 or earlier 2% 1%
20% of housing units were built between 1980 and 1989, a period when the economy was not as strong as the decade before and after. In total 30 percent of housing units were built between 1990 and 2000 while only 10 percent of units were built during the 1960’s, and 6 percent during the 1950’s, 1940’s and before 1939.
1990 to 2000 30%
1970 to 1979 34% 1980 to 1989 20%
Source: U.S. Census Bureau and LSL Planning
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Median Housing Value
$250,000
$150,000 $100,000 $50,000
$181,200
$200,000
$195,000
The average annual percent increase in home values for the City during the past decade was 3.8 percent, slightly above the average inflation rate during the same period of time.
Median Housing Value Trends for the City of Wixom and Oakland County 1990-2000
$125,178
The median housing value for owner occupied housing units in the City of Wixom has increased 49 percent from $130,850 in 1990 to $195,000 in 2000.
$130,850
City of Wixom Oakland County
$1990
2000
The median housing value in Wixom is slightly above that of Oakland County, but is comparable to surrounding cities.
Household Type Almost half of the households (46.5%) are made up of non-family households which consist of a single inhabitant or a group of unrelated persons sharing a household. Comparatively, Oakland County’s non family household category represents only 33.1 percent of total households.
Household T ype in 2000 City of Wixom and Oakland County 70.0 60.0 50.0
10.0
Of the 3,164 family households in Wixom, 82% are married couple families.
-
Non Family Household
Family Household
Source: U.S. Census Bureau and LSL Planning
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66.9 %
20.0
53.5%
30.0
33.1%
40.0
46.5%
City of Wixom
Oakland County
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ENVIRONMENTAL RESOURCES From any perspective, sound planning must examine the differences in the natural environment across the City’s landscape. Natural features such as surface water, wetlands, and woodlands are important resources to the Wixom community. The following section includes a summary of the most relevant natural features found in the City of Wixom and will assist with future development decisions.
Topography, Soils and Drainage. The south half of the City is covered by Marlette-Capac-
Houghton soils. The Marlette soils are found in the well-drained or moderately well-drained areas, and the Capac soils are found in the more poorly drained areas. Houghton soils are concentrated primarily on the west side in bogs and depressions where very poor drainage and ponding is evident.
The north half of the City is covered by Oshtemo-Spinks-Houghton soils. The Spinks and Oshtemo soils cover most of the land east of Wixom Road and south of Loon Lake. These soils are nearly level to gently rolling, and are generally well-drained. The Houghton soils are confined to the west side of the City in the vast wetland areas. At the north end of the City, north of Loon Lake and Charms Road, Marlette soils are predominant. The very north end of the City is characterized by more hilly terrain and generally well-drained soils. The highest elevations, about 1000 feet above sea level, are in the north end of the City. Traveling from north to south, the elevations decrease rapidly to about 915 or 920 in the vicinity of Loon Lake and Gallagher Lake. These lakes and the associated wetlands are connected by the Norton Creek, which flows to the north and empties into the Huron River east of Milford.
Water Resources. Surface waters and water courses in Wixom include Loon Lake, Gallagher
Lake, one of the Twin Sun Lakes and Norton Creek. Land surrounding Gallagher Lake up to Charms Road is a wetland, as are other areas in the southwest along the Norton Creek and southeast Loon Lake. Generally, if development occurs near these wetlands limited impact is recommended.
Vegetation. Early settlers cleared the land for farming, reducing the amount of naturally
occurring vegetation. As agricultural operations ceased, successional species such as black cherry, elm, sassafras and aspen became established on vacant farmland prior to development. After a few decades of growth, a number of these areas have matured into attractive wooded areas that give parts of the City a semi-rural character. Gunnar Mettala Park contains an attractive woodlot. A few vacant parcels were purposely planted with trees that have now matured into attractive woodlands. Wetland areas, including the land surrounding Gallagher Lake and the land adjacent to the Norton Creek are covered by lowland brush. A few hardwoods are interspersed within these lowlands in the better-drained areas.
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Wildlife Habitat. Whitetail deer, squirrel, raccoon and forest birds inhabit the wooded areas with quail, cottontail rabbit, pheasant, fox and songbirds inhabiting the lowland brush and open areas. The wetlands in the northwest part of the City are particularly abundant in wildlife.
The lakes in the City support bass, pike, perch and sunfish, and also provide cover and feeding areas for ducks, geese and blue heron. Other small animals such as muskrat, opossum, ground hogs, frogs, toads and snakes exist throughout the City, including in local woodlots, retention areas and drainage ways.
Sites of Environmental Contamination. The Michigan Department of Environmental Quality (MDEQ) maintains a listing of contaminated sites through their Environmental Response Division. Michigan’s Public Act 451 of 1994 (the Natural Resources and Environmental Protection Act) provides for the identification, risk assessment, funding, remediation and priority evaluation of environmental contamination sites in the State. Part 201 of this act discusses the details of remediation for contaminated sites. As part of this legislation, the Environmental Response Division maintains a listing of contaminated sites, also referred as “Part 201 Sites”. There are two sites within the City that are listed as Part 201 sites in the City of Wixom, as of January 7, 2002. The Kibner Trucking site has been redeveloped as Cut N Care and is located within the southern portion of the City, near the intersection of Wixom Road and West Road. The site is contaminated with lead diesel fuel and cadmium. It is a Category One site, meaning there has not been remedial action, evaluation or interim response taken that has been approved and recorded by the MDEQ. The second site is the Ford Plant on Wixom Road. Because of years of auto manufacturing, portions of the site are contaminated with lead zinc, chromium and cadmium. This site is a Category 3. A category 3 designation means that MDEQ is actively working with the responsible parties to develop a remedial action plan.
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TRANSPORTATION CONDITIONS Public Roads Act 51 Road Classification. Michigan’s Public Act 51 of 1951, as amended, establishes how
gasoline tax revenues are distributed to both the state and local municipalities. The state keeps a portion of these revenues for interstates and state trunklines. The rest is distributed to local units of government with a set formula. The State calculated the formula to send certain amounts of revenue to municipalities based on the type of street in the community. Under the requirements of the Act, 1% of the funding granted must go towards non-motorized circulation. The allocation is determined by a system of road classification either as major or local streets. Major streets, which are designed and constructed to carry greater volumes of traffic at higher rates of speed, receive a greater dollar-mile amount than local streets. Local streets are those with lower volumes of traffic at lower rates of speed. There are four tiers to the classification system. Also refer to Map 2 Transportation Conditions for an illustration of the classification in Wixom. •
State Trunkline. These streets are at the top of the system and function as important shipping and travel corridors. Freeways generally carry long distance trips, through-travel movements that serve to connect communities, and are important links to the interstate system. The only trunkline in the City of Wixom is I-96, which traverses through the south end of the City. There is an interchange at Wixom Road and at Beck Road.
•
County Primary. County Primary streets generally carry long distance, through-travel movements. They also provide access to important traffic generators, such as major employment centers, major residential areas, and shopping. Among principal arterials passing through the City are: o o o o
•
Grand River Avenue 12 Mile Road (East City limits to Grand River) Pontiac Trail Wixom Road
Major Streets. Major Streets are those City streets that are of the greatest importance to Wixom. These streets carry high traffic volumes and their primary function is to move traffic between higher classified routes such as state trunklines and local streets, and between major parts of the City such as neighborhoods, employment, and shopping. Major Streets in Wixom are often used to cut through the City, particularly when County Primary routes become congested at peak times. Major Streets in Wixom include: o
Loon Lake Road; Wixom Road to City limits
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o o o o o o
Potter Road; Wixom Road to Beck Road Maple Road; Hampton Road to Beck Road West Road; Wixom Road to Beck Road Beck Road; Twelve Mile to Potter Road Napier Road; Grand River to Twelve Mile Charms Road; Wixom Road to Devonshire Road
With the influx of development in past years, the City should continually evaluate the inclusion of new streets into the Major Street classification. This entitles the City to additional funding that is proportionate to the level of traffic accommodated. •
Local Streets. Local Streets provide access primarily to individual properties and homes,
such as subdivision streets. Most Local Streets in the City are disconnected, requiring use of Major Streets and County Primary Streets to circulate throughout the City. All streets that are not classified within the previous categories are Local Streets.
Circulation Patterns In general, the street system in Wixom is considered efficient and well-planned. Wixom Road and Pontiac Trail are two of the County Primary Streets bisecting the City. Local Streets are generally in good condition with some improvements required. Roads in the south portion of the City, although in good condition, are frequently used by heavier traffic (truck traffic) and therefore require more frequent maintenance than other City streets. The street patterns of Wixom generally provide good accessibility to all portions of the City with some barriers such as the interstate, railroads, and natural features. The largest circulation concern is related to increased traffic during peak hours, which will only increase in the future as new development occurs. Traffic should be encouraged to be distributed amongst all Major Streets to assist in handling traffic volumes. The need for road improvements in the future is expected in order to support increased traffic volumes and the desired circulation distribution.
Traffic Counts Traffic counts are key in determining circulation patterns. In order to fully understand circulation patterns in the City of Wixom we reviewed traffic counts along two County Primary streets (Wixom Road and Pontiac Trail) and are shown on Map 2. Further study is needed once the future land use plan is adopted to ensure the road system is programmed concurrently with land development. The source of these counts is the Southeast Michigan Council of Governments. Wixom Road: The average daily count for Wixom Road ranges from 18,340 to 28,067 vehicles. The northern (residential) portion of the City observed more moderate traffic counts than the southern
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(industrial) portion of the City. Wixom Road from Loon Lake to Grand River is estimated to experience an average of 22,777 vehicles per day or 949 vehicles per hour. Pontiac Trail: Although Pontiac Trail could be identified as the main east west corridor within Wixom, it observed slightly lower traffic counts than Wixom Rd, ranging from 13,072 to 15,997 vehicles per day. Traffic counts along Pontiac Trail were very similar in the eastern and western ends of the arterial, averaging approximately 14,534 vehicles per day or 605 per hour.
Alternative Modes of Transportation Mass Transit. The only potential source of mass transit in Wixom’s region is the Suburban
Mobility Authority for Regional Transportation System, known as SMART. SMART, a nonprofit corporation operated by the Regional Transportation Coordinating Council (RTCC), was established in 1988 to service the Southeast Michigan area. SMART offers public transit service throughout the Detroit metropolitan and suburban area, however none of the SMART routes currently cover the City of Wixom.
Non-Motorized.
Non-motorized transportation facilities in the City include sidewalks, bike paths, and other pathways. Existing City sidewalks extend from City parks, to downtown, to neighborhoods. Improving non-motorized travel has become the focus for Wixom. The City has prepared a Bike Path Program and voted to institute a special pathway millage for six years at 0.27 mills. The funds were allocated for installation of nine pathway segments totaling approximately 15 miles of pathway and included barrier-free accessibility improvements. This successful project began in 1996 and was completed in 2002. Pathways, either 6 or 8 feet wide, were installed along segments of Pontiac Trail, Maple Road, Beck Road, Wixom Road, Potter Road, Loon Lake Road, and Charms Road. Future plans have continued since 2002 to include additional segments of Pontiac Trail and a pathway along Johanna Ware Road is planned once the re-alignment is completed at Wixom Road and Pontiac Trail.
Rail.
There are two active CSX rail lines in Wixom (frequency #’s 161.160 and 161.280). These rail lines are located in close proximity to Pontiac Trail and bisect the City. Additionally the CSX lines provide access to industrial areas located in the southern portion of the City.
Air.
There are several major airports located in relative proximity to the City of Wixom available for use, which are listed below. Air accessibility to the City of Wixom is beneficial not only for residents or visitors traveling to and from the City but also for industrial activity, accessibility to cargo and freight operations.
Detroit Wayne County Metropolitan Airport (33 miles from Wixom) Detroit City Airport (36 miles from Wixom) Bishop International Airport (46 miles from Wixom) Oakland County International Airport (15 miles from Wixom)
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COMMUNITY FACILITIES AND SERVICES Historic Resources Administration. There are two groups operating in the City with the goal of preserving these
historic resources: the Wixom Historical Society and the Historic Preservation Committee. The Wixom Historical Society consists of a 9-person board. The purpose of the Historical Society is to safeguard the heritage of the City by documenting and preserving historic sites and structures, educating the community about the history of Wixom, and promoting preservation. The Historical Society has generated revenues from fundraisers, and the City provides them with meeting rooms and in the past has allocated Community Development Block Grant Funds to finance the Wixom Wire House and Munshaw House. However, changes in Federal regulations no longer make the use of block grants feasible. The second group, the Historic Preservation Committee, has seven members appointed by City Council to recommend historic projects throughout the City.
Like many communities, the City of Wixom parks and recreation system includes historic preservation, recognizing that opportunities sometimes exist to preserve historic structures in the course of developing the City’s recreation resources. As a result, the Community Services Department has taken on the role of coordinating with the Wixom Historical Society and merging elements of the City’s historic resources into park and recreation planning and programming.
Existing Resources. There are two historic sites in Wixom identified on Michigan’s Register of
Historic places. The first State Register Site is the Wixom-Wire House, or the Tiffin House, which is located at 687 N. Wixom Road. The house was added to the Register February 10, 1983 and a marker was placed on the site May 7, 1985. The second site is the South Commerce Burying Ground, or Wixom Cemetery. The site is located at the northwest corner of Wixom and Maple Roads. The cemetery was added to the State Register on October 23, 1987 and a marker was placed in the cemetery June 28, 1989. Other sites may have local or State significance, but have not been placed on the register.
Buildings constructed prior to 1930 that have historic significance were inventoried in the Wixom Historical Survey and Planning Study prepared by Frimodig/Laupmanis Associates in 1979. This study identified 77 historically significant buildings, representing five predominant architectural styles and are listed as follows: Table 9: Historic Resources Architectural Style
Period of Construction
Number of Buildings
Greek Revival
1820-1860
21
Italianate
1855-1880
21
Queen Anne
1875-1900
14
Colonial Revival
1900-1920
6
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Bungalow
1915-1930
15
The historical buildings identified in the study are significant because they represent Wixom’s agricultural period. The list above reveals that most of the buildings are from the period of Wixom’s earliest development, 1820 to 1880. The remaining historical buildings in the downtown reflect the period when downtown Wixom was a small village serving the rural areas. The Wixom Historical Survey and Planning Study also identified two additional significant properties to consider:
The Wixom Cemetery at the corner of Wixom and Maple Roads (previously referenced as being on the Michigan Register of Historic Places), which has been in use since 1838; The Detroit Finnish Summer Camp Association between Loon Lake and Sun Lakes.
Schools The City of Wixom is part of the Walled Lake School District, which serves a large portion of southwest Oakland County including Wixom, Orchard Lake, Commerce Township, Farmington Hills, Novi, and Walled Lake. Student enrollment in 2001-02 was 114,484. Overall, the Walled Lake School District observed a 0.7 percent increase in enrollment from 2000-01 to 2001-02. Of the almost 114,500 students enrolled during the 2001-02 school year, approximately 57 percent attended any of the below listed schools serving Wixom. The City must continue to coordinate with the schools to ensure adequate facilities are provided and shared, and that projected population increases can be accommodated by the schools. There are a number of other public educational facilities available to Wixom residents, with the following being the more commonly used:
Loon Lake Elementary School Walled Lake Elementary School Wixom Elementary School Dr. Sarah Banks Middle School Walled Lake Middle School
Walled Lake Western High School Walled Lake Central High School Twin Suns Community High in Walled Lake Oakland County Technical Center
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City Government The City of Wixom is organized as a Council-Manager form of government. City Hall is located on Pontiac Trail just east of Wixom Road. The building houses offices for most City Departments and advisory boards.
City Departments. In order to respond to residents’ needs, the City of Wixom established
offices and departments such as: the Building Department, Police, Fire, City Clerk, Finance Department, Public Works Department, etc. Each department has its own divisions, support staff and equipment in order to operate efficiently. Departments may develop their own master plans or strategic plans, but all are coordinated for consistency. For instance, the Parks and Recreation department recently developed a Parks and Recreation Master Plan to effectively manage the park system. Elements of that plan have been referenced in this document.
Boards and Commissions. The City of Wixom government structure is comprised of executive, legislative, and judicial branches represented by the City Manager, the Mayor and City Council, and the District Courts. Additionally, the City utilizes nine advisory boards and commissions, which through their expertise make recommendations regularly on different functions delegated to them.
Board of Review Cemetery Board Construction Board of Appeals Downtown Development Authority Library Board Parks and Recreation Commission Planning Commission Senior Citizen Commission Zoning Board of Appeals Local Development Finance Authority
Emergency Services The City of Wixom Police Department employs full-time officers and administrative personnel and is located in the City Hall building. The station has recently been renovated to improve safety and update facilities. The City’s Fire Department services consist of two fire stations. Fire Station Number 1 is located on Wixom Road just north of Potter Rd., and Fire Station Number 2 is located near Pontiac Trail and Oak Creek Drive, about 1-1/2 miles west of City Hall. The Fire Department has three fulltime employees and 29 paid on-call fire fighters. Both fire stations were built in 1975 and Fire Station Number 1 underwent an addition and renovation to the original facility in 2002. Fire Department administrative offices are located in Fire Station Number 1.
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The community is currently well-served in terms of police and fire protection with annual investments into new equipment and training. As the resident base in the City of Wixom expands and vacant land is developed there may be a need for expansion of police and fire facilities, equipment, and personnel in order to maintain response times and proper service.
Public Utilities: Water, Sewer The Department of Public Services is responsible for the development, inventory and maintenance of the City infrastructure. A new facility that hosts offices and indoor equipment storage was recently constructed and opened its doors to the public on January 15th, 2003. This facility is located on Charms Road. Public utilities offered by the City are water, sanitary sewer, and storm sewer.
Water. The water distribution system has 5.4 million gallons per day (mgd) capacity and serves
over 2,560 water customers in the City of Wixom. The system includes 45 miles of water mains. Additionally, a water storage tower was built in 1998 with total capacity of 1.5 million gallons. Community wells still in service provide emergency-backup public water service. At this time the Wixom water system possesses adequate capacity; average usage is considerably below maximum system capacity and could easily accommodate future expansions.
Sanitary Sewer. The City of Wixom currently owns and operates a public sewer system and
wastewater treatment plant that processes domestic and industrial wastewater. The system currently serves 3,517 residential customers and over 580 businesses and has an overall capacity of 5.0 million gallons per day (mgd). Current usage of the sanitary sewer system in Wixom is 1.3 mgd, of which 1.0 mgd corresponds to usage by the Ford-Lincoln Assembly Plant. By the year 2006 usage is expected to increase 0.9 mgd to reach a total of 2.9 mgd. The system has sufficient capacity for the existing service area as well as potential future expansions. However, as currently vacant areas in the City are being developed, it is expected to see an increase in on-going maintenance of the system due to greater use and age. The City has a plan to devote adequate funds to the ongoing maintenance that is required to help ensure that the system continues to run efficiently.
Storm Sewer. A storm water management system is provided throughout the City to handle
run-off from impervious surfaces such as roads, parking, and rooftops. As new sites develop, whether it is for a new subdivision or non-residential use, a private on-site storm water management system is required for the development to reduce the rate run-off which is released into the public system. The City provides a distribution system in the form of open ditches, culverts, and underground sewer lines.
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Recreation The City of Wixom encompasses over 400 acres of City-owned parkland within its boundaries. The six City parks play an important role in providing balanced, high-quality recreation for the community. The public City parks available to residents are detailed in the following table. Also provided in the City are several private open space areas and parks in subdivisions that are a significant benefit to residents. In addition, there are recreation facilities such as golf courses and indoor soccer establishments easily accessible for residents use within and near Wixom. Parks and recreation is managed under the Community Services Department, which was City Owned Parks Acres created to oversee the preservation of natural Gibson Historical Park 6.0 resources, provide sufficient recreation facilities for Gilbert C. Willis Park 46.0 City’s residents, and properly manage said facilities. Gunnar Mettala Park 65.0 Because of the significance recreation has on the Mack Park 0.2 quality of life for residents, the Parks and Wixom Civic Center 14.0 Recreation Master Plan was developed in February 2002 to evaluate natural parks within the City and Wixom Habitat 348.56 set goals for future improvements and development. The plan inventories and analyzes existing recreation facilities and opportunities and makes recommendations for improvements in Wixom over the next five years. Table 10: Wixom Recreation Facilities
Park facilities located within the City of Wixom are briefly discussed in this section but the Parks and Recreation Master Plan should be referred to for more detail. The parks are in excellent condition and at this time ample acreage is provided to meet population needs. To keep the system up-to-date and meet the changing needs of residents, future opportunities for additional parkland should be explored and new types of recreation facilities considered.
Gibson Historical Park. The Gibson Historical Park is situated on nearly six acres of land west of
downtown Wixom. The facility includes the renowned Italianate Villa style Gibson farmhouse, built in 1872. The facility was owned by Mildred and Harold Gibson, grandchildren of the original owner, and was purchased by the City in 1995.
After completing a historic renovation plan for the farmhouse, the City of Wixom has prepared a plan to develop a multi-purpose facility on the site. This facility will host community activities while preserving Wixom’s past. The City has completed planting for the Maple Grove, the Gibson Safety Path, parking lot, walking paths, community garden site, and developed picnic and festival areas. In the future, the City plans to restore historic architectural features of the home, plant an apple orchard, and construct a storage shed, parking lot, and pathways.
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Gilbert C. Willis Park. This park is located on the northeast corner of the City, and is adjacent to the VFW Hall and the Hickory Hills Golf Club. This 46 acre facility was purchased by the City in 1976. Operating hours are from 7:00 a.m. to 10:00 p.m. with gate controlled access during the evening. Park amenities include athletic fields and courts, fitness trail, picnic shelter with fireplace, picnic tables, tot lot, restrooms, horseshoe pits, gazebo and nature trails. Open space in the park includes wooded areas and rolling hills. Gunnar Mettala Park. This facility is located on the east
side of the City, at the intersection of West Maple and Beck Roads. The park is surrounded by residential areas. The Park consists of 65 acres and operates from 7:00 a.m. to 10:00 p.m. Park amenities include contemporary restrooms, paved walkways, sand volleyball, a recently renovated playground, a new in-line skating area, basketball courts, picnic shelter, picnic tables, grills, nature study trails, and jogging trails. Additionally, the park comprises open space and wooded areas to support outdoor activities. This park will have an important role in the future development of the Village Center Area.
Mack Park. Located in the downtown, this facility is connected to the City’s bike path system and is surrounded by the railroad, streets, commercial uses, and residential in the core of the Village Center Area. The park consists of 0.2 acres where a gazebo, benches and a decorative clock are set in a garden-like environment. Common uses for this facility include formal and informal social gatherings for residents and visitors.
Wixom Habitat. The Wixom Habitat is the largest City-
owned park comprising 348.56 acres of natural areas. It is located in the northwest portion of the City west of Wixom Road and south of Charms Road. Due to the significant amount of natural features contained within this area, the City of Wixom decided to preserve it in its natural state and make it available for residents’ use.
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Pictures Source: City of Wixom
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In 1995 the City completed a natural feature assessment named “Wixom Habitat Master Plan: Site Assessment and Identification of Opportunities”. This plan identifies the many natural features and provides alternatives to preserve them while creating passive recreational areas for the community. Improvements for the Wixom Habitat include: pathways, interpretive signage, viewing platform, and floating boardwalks. Improvements already being implemented or completed include the natural resource area, parking facilities and phase 1 of walking paths. There are future plans for an interactive education center and additional viewing platforms and pathways.
Wixom Community Center. The City of Wixom’s Community
Center is located in the Municipal Center Park and houses the City Public Library, multi-purpose rooms, City offices, and the senior activities area. A diverse range of recreation programs Source: City of Wixom and activities such as: dance and yoga and other leisure classes, kid’s and parents activities, fitness and exercise classes, music classes, theater performances by community children and other children classes, building and remodeling classes, community service activities, special activities, and special events are offered at the community center. In addition, senior citizen activities that include computer classes, bingo nights, and senior board meetings are hosted in this facility. Funding for these activities is provided by user fees. The Community Center can also be rented for special functions and events and can accommodate up to 250 people.
The community center was built in 1992, and although the facility is relatively new, given recent population trends and estimated increase in the residents’ base as City’s vacant areas are built, an expansion of this space will be required to comfortably host larger class sizes and additional staff required.
Lyon Oaks. Located west of Wixom on Pontiac Trail, Lyon Oaks Park was acquired by Oakland County in 1992. The facility comprises 1,024 acres, of which the eastern portion is located in the City of Wixom. Park amenities were recently developed and include: an 18-hole golf course, driving range, banquet and meeting facilities, dog park, nature center, picnic areas, and trail system.
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CHAPTER THREE GOALS AND OBJECTIVES COMMUNITY VISION The City of Wixom Master Plan is based on the guiding principles and statements listed below. These statements have allowed Wixom to develop into the desirable and successful community it is today. These same statements will lead the vision for tomorrow.
•
Maintain the City of Wixom’s desirability by offering citizens opportunities to work, shop, and recreate
•
Enhance the safe, high-quality neighborhoods in the City for people of all ages
•
Continue to provide diverse community services and cultural resources that enrich the lives of citizens
•
Develop a vibrant, successful downtown that will serve as the heart of Wixom
•
Promote business development to offer reliable and thriving employment opportunities
•
Respect the importance of preserving natural resources in the City
•
Ensure that all future policies, decisions, and requirements seek to achieve the ultimate community vision for Wixom
In order to ensure that these guiding principles continue to be carried out, goals and objectives have been developed that establish a framework for the next 10 years. City officials, City staff, and all those that work with Wixom must be held to the above principles and the strategies contained in this chapter. The plan has been broken down into categories based on subject matter.
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LAND USE In protecting the integrity of the City’s guiding principles, more specific strategies are needed. Strategies on the arrangement, type, and location of land uses continue to be the foundation in maintaining the quality of Wixom. This is because the City can ensure preservation of existing development that is consistent with the City’s vision and ensure that future projects are compatible.
Goal Provide a diverse mixture of land uses in the City that supports a sustainable balance between residential and business development and serves the needs of residents, workers, and visitors.
Objectives
Provide an appropriate amount and mix of businesses, including industrial, commercial, and office uses that provide employment opportunities and a sound tax base for the City.
Provide for future residential development that is of a density and character that makes them compatible with adjoining, existing neighborhoods.
Offer diverse housing options for residents.
Avoid incompatible land use relationships by directing intensive development, such as industrial, to areas in the City where similar development exists, and away from residential areas.
Distinguish between different commercial areas based on intensity of use and the intended service area such as neighborhoods, the region, businesses, and freeway travelers.
Maintain a separate designation that defines the Village Center Area as the focal point of the community.
Utilize a hierarchy of industrial land use categories to diversify industrial development opportunities and to create a transition of intensity near non-industrial areas.
Signify publicly-owned land as important community facilities to be preserved in the future, either through maintaining current uses or promoting re-use that is compatible with the land use designation.
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Review site plans, land use, and zoning changes to ensure compatibility with the future land use plan and that the character of adjacent land uses are not adversely affected.
Utilize buffer areas to limit the potential for negative effects between land uses, such as industrial and residential uses. COMMUNITY CHARACTER
The appearance of sites, such as the design of the building, the landscaping, lighting, and its natural qualities such as woodlands, are an important reflection of Wixom’s image and community character. As development and redevelopment occurs, physical aspects must also speak to the vision of the City. The following strategies will assist in implementation.
Goal Ensure that new development and other physical changes in the City protect the character of the community and emphasize Wixom’s historic, cultural, natural, and other positive elements as it is applicable to the site and surrounding area.
Objectives
Direct development densities to appropriate locations through updated zoning districts and regulations based on the future land use plan.
Refine current ordinances to include site and building design requirements that ensure new development and re-development will be consistent with the intent of each zoning district and future land use designation.
Provide appropriate locations for future development which will not negatively impact the City’s desire to protect lands having significant natural features.
Enforce and maintain City codes to protect the quality of life for Wixom residents yet be mindful of the rights of City residents and visitors.
Capture the character and theme of the City through attractive signage and entryways into the City, the Village Center Area, and neighborhoods. Protect natural features on sites such as mature, quality vegetation and wetlands.
Develop consistent streetscape features along City streets to unify the community and differentiate Wixom from surrounding areas.
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Continue to apply site plan review and other zoning procedures that protect and incorporate features, such as water quality, hydrology, and natural vegetation into site and building design concepts.
Support innovative development concepts that are consistent with City goals through alternative zoning techniques and engineering standards. NEIGHBORHOODS
Neighborhoods in Wixom assist in shaping the quality of life for residents. The following specific strategies will ensure protection of existing neighborhoods and define the character for future neighborhoods. These strategies also focus on the important component of quality neighborhood design on a city-wide scale.
Goal Create well-designed neighborhoods that contribute to a sense of community which provide housing opportunities that are suited to the needs of a variety of household types, and will contribute to the quality of life for current and future residents of Wixom.
Objectives
Distinguish between five levels of residential density (three single-family and two multifamily categories) in order to promote a mixture of lot sizes, neighborhood design, and housing types.
Create opportunities for residential development in the Village Center Area.
Seek opportunities to increase the amount of owner-occupied housing in Wixom.
Ensure that new residential development possesses the important elements of quality neighborhoods such as sidewalks, street trees, access to parks and recreation, and prominent front entryways to homes.
Encourage land consolidation so that future residential development occurs in a unified neighborhood rather than isolated lot splits.
Link new neighborhoods to existing neighborhoods through a connected street and sidewalk system that offers a consistent streetscape.
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Chapter Three Goals and Objectives
Accommodate open space in neighborhoods for active and passive recreation.
Facilitate innovative neighborhood design, open space preservation, and high-quality neighborhoods.
Encourage opportunities for convenient motorized and non-motorized access between neighborhoods and community facilities such as parks, the community center, and other civic uses.
Develop and maintain infrastructure such as roads and sewer to accommodate existing and planned residential development.
Monitor and regulate, as needed, traffic speeds to promote safe residential streets in all neighborhoods. Roadway design and techniques, including streetscape, should also be used to encourage and promote adherence to speed limits as well as the awareness of pedestrians.
Enforce zoning, building code, and property maintenance standards to ensure that the condition of housing units do not deteriorate thereby creating a negative influence on the community. BUSINESS AREAS
Business development is important to provide shopping and employment opportunities for City residents and to residents in the region. These uses are vital to a strong tax base of the community. The following strategies will ensure businesses are developed in a responsible manner and support a diversity of business types.
Goal To provide for a suitable amount of business development that will offer goods and services, increased employment opportunities and a sustainable tax base to support the desired facilities and services in Wixom.
Objectives
Refine ordinance language related to Local Business development to ensure that allowable uses are limited to small-scale operations serving nearby neighborhoods and that building and site design reflect a residential character and pedestrian-orientation.
City of Wixom Master Plan Page 33
Chapter Three Goals and Objectives
Update requirements for Community Businesses to allow development that is autooriented, serves the greater population, and includes design requirements to minimize negative impacts through building, landscaping, lighting, parking, and access management standards.
Promote opportunities for Freeway Service development at the Wixom Road and Beck Road interchanges with I-96 to assist in serving travelers along the expressway and attract businesses that aptly reflect the image of the community in its prominent entryway location.
Support the needs of employers and employees of industrial operations through the Industrial Service designation by allowing for convenient commercial services located at Wixom Road and incorporate design elements consistent with Community Business development such as building, parking, landscaping, and access management.
Offer a transitional business area between industrial development and other land uses with the Industrial Research Office land use designation. This would allow for predominantly office and research oriented businesses with less impact on commercial and residential areas. These uses will be held to a higher standard of design than other industrial areas.
Provide a Light Industrial land use category that allows more intense industrial operations than Industrial Research Office areas but less intense than major assembly and manufacturing operations in Heavy Industrial Areas. Incorporate necessary design standards that ensure businesses screen outdoor storage and other visual impacts, properly accommodate truck/vehicle traffic and circulation, and utilize durable quality building materials.
Isolate Heavy Industrial uses to a confined area in the City where there will be little or no impact on residential and commercial areas. Include necessary screening and other requirements that will assist in minimizing potential off-site impacts from intense operations and activities.
City of Wixom Master Plan Page 34
Chapter Three Goals and Objectives
VILLAGE CENTER AREA The Village Center Area (VCA) is another example of the City’s commitment to serving the needs of residents, sustainability, and innovative community planning. The VCA will create a thriving business center and focal point for Wixom. The following strategies provide the framework for this vision.
Goal Create a thriving mixed-use downtown center area for Wixom that becomes the heart of the community and offers a concentrated area for residents to live, work, and socialize.
Objectives
Promote residential opportunities in a variety of forms including traditional neighborhoods on the outskirts, attached housing closer to business areas, and housing units above stores and offices in the heart of the Village Center Area.
Promote uses in the Village Center Area that will provide a successful and active gathering place in the community such as parks, city facilities, retail shopping, and restaurants.
Support development of vacant and underutilized properties in a cohesive manner.
Provide new housing opportunities for the employees working in companies throughout Wixom and western Oakland County.
Require building, site, streetscape, and other features to be consistent in design such that the Village Center Area reflects a high-quality appearance.
Develop a comprehensive non-motorized pathway system and links to buildings that ensure pedestrian orientation and comfort.
Support business retention, recruitment efforts, and promotions that are specifically tailored to the business environment intended in the Village Center Area.
City of Wixom Master Plan Page 35
Chapter Three Goals and Objectives
TRANSPORTATION The movement of people within the City of Wixom is an important part of its success. Residents and visitors should be offered efficient routes for various modes of travel such as cars, bikes, buses, and walking. The following strategies will assist in ensuring that future efforts support a safe, diverse and efficient transportation system in Wixom.
Goal To create a safe, balanced, and coordinated multi-modal transportation system adequate to accommodate the current and future needs of the City of Wixom.
Objectives
Monitor traffic volumes along roadways and at major intersections to identify traffic patterns and changes. This will help identify possible road improvements along with the timing for implementation.
Promote street connections, to reduce reliance on major roadways, in appropriate locations that are designed to accommodate higher volumes of traffic.
Enhance transportation routes with street trees and decorative elements to create a sense of arrival in Wixom and to support the quality image of the City.
Reduce the number of access points for businesses along streets through the use of access management techniques, such as encouraging the development of shared driveways.
Coordinate with outside road agencies such as MDOT and Oakland County to ensure needed street improvements are completed.
Explore opportunities for consolidation and improved circulation in parking areas.
Screen parking and loading/unloading areas with attractive landscaping and decorative features to enhance their appearance and the overall aesthetics of the City.
Continue pathway connections along major streets for non-motorized circulation in the community with links to key destinations such as the Village Center Area, neighborhoods, schools, parks, and regional trails.
Consider new opportunities for other modes of local transportation that will improve accessibility to key destinations such as the Village Center Area, schools, and parks.
City of Wixom Master Plan Page 36
Chapter Three Goals and Objectives
COMMUNITY SERVICES, FACILITIES, AND RESOURCES The continued provision of community services, facilities, and resources are an important component in maintaining the quality of life for residents. The following strategies address how these various resources can be enhanced and protected in the future.
Goal To continue to provide the quality of life that Wixom residents have come to expect by offering public facilities, resources and services that meet current and future demands.
Objectives
Protect the history of Wixom through preservation and enhancements of historical resources.
Implement the action plan of the Parks and Recreation Master Plan in order to ensure that a variety of parks and recreation opportunities continue to be offered to residents.
Allocate ample funding for continued maintenance to City infrastructure such as roads, sewer lines, and water lines and continue to monitor the capacity of these facilities in accordance with future development patterns.
Bury overhead utility lines to decrease risk of damage and to improve aesthetics.
Promote community involvement and awareness.
Update and improve community facilities consistent with technological advancements.
Encourage integration of natural features such as woodlands and wetlands into site development as aesthetic and functional features while protecting the quality of the features through the site plan review process.
Require appropriate building and grading setbacks from natural features to limit the encroachment and impact of development.
Regulate development impacts on woodlands and wetlands.
Utilize innovative zoning techniques such as cluster development and planned unit developments, to preserve open space and significant natural features.
City of Wixom Master Plan Page 37
CHAPTER FOUR FUTURE LAND USE PLAN INTRODUCTION The Future Land Use Plan includes text and a supporting map that is to be used as a guide for new development and redevelopment initiatives. This Future Land Use Plan is a representation and vision of the City’s appearance, character and function at the time of full development. Full development and attainment of the end vision will require the commitment and talents of untold individuals during the term of this plan. The recommendations and concepts contained in this chapter should not be expected to occur instantaneously upon adoption of the Plan. Instances may arise when the plan can be used as a guide for future modifications to the City’s zoning ordinance, consideration of development proposals, rezoning requests, variance requests, and other planning and development concerns. Development will proceed in a manner and timeframe that is consistent with policies on the environment, infrastructure, and other matters. Deviations from the future land use map should be carefully considered to ensure that general consistency is maintained when making decisions on planning and development matters.
FACTORS CONSIDERED The future land use map and the Master Plan were prepared to reflect input received during the public involvement process, discussions with government officials, existing land use patterns, and the consideration of proper planning principles. This input and other factors affecting land use patterns were taken into consideration in preparing the future land use map and the plan including: • • • • • •
Existing land use Existing zoning Existing City Master Plan Infrastructure and public facilities/services Land use patterns in the region Desires of the City
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Chapter Four Future Land Use Plan
FUTURE LAND USE CATEGORIES Based on the community vision statements and the action plan strategies, a Future Land Use Plan was developed. The locations and boundaries of these land uses are found on the Future Land Use Map. The following table includes a description of each land use category including the general intent of the category, allowable land uses, and planned density.
Single-Family Residential
Single-family Residential provides a range of three densities: • • •
The lowest density accommodates a minimum lot size of 15,000 square feet, or approximately 3 units per acre. The mid-range density accommodates a minimum lot size of 12,500 square feet, or approximately 3.5 units per acre. The highest density accommodates a minimum lot size of 7,200 square feet, or approximately 6 units per acre.
Other allowable uses in these areas could include schools, churches, child care, and public facilities. These uses would only be permitted as accessory or special land use where proper access and infrastructure is available. Development may occur as individual parcels along existing streets or within planned neighborhoods. In either case future development, subdivisions, and land divisions should be designed to reflect proportionate lot widths and depths, standard lot shapes, proper access and street frontage. Neighborhoods should promote traditional elements such as sidewalks, street trees, and prominent front entries to homes.
Multi-Family Residential
To maintain the current diverse housing mixture, existing multiple-family areas are planned to remain and are designated for Multi-Family Residential development. The maximum allowable density for this category generally ranges between 9 and 12 units per acre. Other uses that could be appropriate within this area include schools, churches, child care, and public facilities, provided other site conditions exist such as adequate land area and proper access to main roads. Future multiple-family development may also be concentrated within the Village Center Area designation.
Local Business
Local business allows for small scale development serving the needs of nearby neighborhoods. These areas are planned along Wixom Road within the residential area of the City. Uses intended within this category include small-scale and pedestrian oriented retail, specialty grocery, personal services, financial institutions, medical clinics, and offices. There are many existing uses that are consistent with this designation, however new development of a similar nature is also encouraged.
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Chapter Four Future Land Use Plan
Future development and redevelopment within this area should be designed to promote a more residential character than larger commercial areas. This can be accomplished through some key elements. Uses should be limited to those serving nearby residential neighborhoods and not draw from the larger community (i.e. video store, dry cleaning outlet, convenience market, etc.). Buildings should maintain a small scale that is more similar to residential construction. Sites should be designed to accommodate the pedestrian through sidewalk connections and prominent front entries at the street and sidewalks. Landscaping is also important to enhance the site and break up parking areas. Local Business areas will likely abut residential uses and land use conflicts, although not extensive, should be minimized through screening, setbacks and minimal use of site lighting.
Community Business
Community business includes commercial operations that serve the larger community and surrounding areas. This designation is planned on the south side of I-96 and at Beck Road and Pontiac Trail. Uses intended include shopping centers, auto-oriented businesses, financial institutions, and restaurants. The majority of this area is currently occupied by these uses, however there are some opportunities for redevelopment and new construction. Future projects should be designed to balance the quality image of the City while accommodating convenient vehicular circulation. Buildings should incorporate highquality, durable materials for long term viability. Larger buildings should incorporate methods to minimize the mass. Sites should be designed to provide a safe balance between pedestrian and vehicle circulation. Landscaping is also important to enhance the site and break up parking areas. Potential land use conflicts must be minimized through screening, setbacks and minimal use of site lighting.
Freeway Service
Freeway Service uses are commercial operations oriented toward the needs of freeway travelers along I-96 at Wixom Road and a small area designated at Beck Road. Uses include drive-through establishments, gas stations, and other auto-oriented services. The majority is currently occupied by these uses, with some opportunities for redevelopment and new construction. As a gateway to the City, future projects must provide an instant reflection of Wixom’s character. Gateway treatment at each interchange is encouraged to welcome visitors, residents, and workers into the community and signify Wixom’s presence along the expressway. Quality access management and improved road conditions are important to handle the higher volumes of traffic. Streetscape elements such as street trees, lawn areas, and entry signage also contribute to this sense of arrival into Wixom. Buildings should incorporate high-quality, durable materials for long-term viability. Sites should be designed to provide a safe balance between pedestrian and vehicle circulation. Business signs should be easy to see without creating clutter. Landscaping is also important to enhance the site and break up parking areas. Potential land use conflicts must be minimized through screening, setbacks and minimal use of site lighting.
City of Wixom Master Plan Page 40
Chapter Four Future Land Use Plan
Village Center Area
The Village Center Area (VCA) is planned to become the traditional downtown for the City that will offer a mixture of uses and activities, pedestrian-oriented design, and a focal point for civic events. Uses should include retail, restaurants, entertainment, office, high density single and multiple family, parks and other public facilities. The overall vision for the VCA has been developed in a separate document as part of the efforts of the City Council, Planning Commission and the Downtown Development Authority. For details refer to those planning documents. To summarize, the VCA will become a thriving mixed-use center for the City created by building design, site design, streets, uses, and all other physical improvements working together to create a traditional downtown. Activity within the VCA will include living, working, shopping, dining, entertaining, and many others. The goals and strategies set forth in these documents should be reflected in future implementation of this Master Plan. Surrounding development must also be compatible with the VCA plan.
Industrial Service
Industrial Service is intended to offer commercial uses that support industrial employment in the area. This designation is planned on Wixom Road just north of the expressway, immediately adjacent to industrial land uses. Uses allowable in this area includes restaurants, convenience stores, gas stations, packaging and shipping services, reproduction services, and financial institutions. The development character of these businesses should be similar to development within the Community Business land use category.
Industrial Research Office
Industrial Research Office provides an opportunity to diversify the industrial employment base of the City by offering a designated area for businesses devoted to large-scale development that will not greatly impact surrounding uses. These businesses should be developed in a campus-style environment with high quality site, open space, landscaping, and building design features. This area should be encouraged to develop as unified industrial subdivisions, or office parks. They are an excellent transition and buffer along industrial areas. Use types are strictly limited to large scale office buildings that may accommodate multiple tenants or business headquarters and industrial operations that are devoted to technology and research that generate little or no truck traffic, outdoor storage, noise and other impacts.
Light Industrial
Light Industrial is also a designation that serves as a transition but likely produces greater impacts than Industrial Research Office development. Industrial operations intended for this category should be limited to warehousing, some manufacturing and assembly, limited outdoor storage, limited distribution, and automobile repair.
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Chapter Four Future Land Use Plan
Quality design is important and these areas should also be organized in industrial parks. With the likelihood of truck traffic, emphasis is needed on screening and limited views of overhead doors and proper circulation design to accommodate truck maneuvering. Outdoor storage should be strictly regulated in terms of the extent, location, and screening. Typically, Light Industrial buildings will offer an office component and a warehousing or assembly area. The office component should be held to a high design standard and should be the prominent site feature.
Heavy Industrial
Heavy Industrial involves operations with significant impacts such as noise, odor, trucking, traffic, and large building massing. Operations in this designation include manufacturing parts, major assembly of products, major trucking and distribution. To minimize impacts, Heavy Industrial uses are separated from neighborhoods and located with direct access to I-96. Currently, the plan only includes the Ford-Lincoln Assembly Plant for future Heavy Industrial use in the City. This is an ideal site for industrial uses due to its convenient access to I-96. The operation is focused on assembly, but also incorporates manufacturing and heavy distribution. Due to the increasing presence of Wixom’s residential character and limited access to other major transportation routes, there are no other areas in the City appropriate for such high intensity development. Since the Future Land Use Plan examines potential long-term changes in land use, potential re-use of the site must be evaluated. If Ford Motor Company ever decided to discontinue operations at the Wixom plant, re-use could simply involve a change of ownership for similar operations. Should a more drastic re-use of this large complex be considered, the City should prepare a Master Plan sub-area study to consider development potential. This process would include public input, a market study, and design components to develop a feasible plan for the area.
Public
The Public land use designation includes land owned and operated by the City. Current uses include City Hall, the Police Station, the Fire Stations, and the Community Center. Public parks are treated separately. These uses are important to the quality of life for residents and should be maintained in the future. Expansions and construction of new facilities should be incorporated as the needs of residents change and as demand increases. Locations of such new facilities have not yet been established but should follow the existing pattern by considering locations on main routes and dispersed throughout the City so they are easily accessible to all residents or, when more appropriate, grouped with other existing facilities.
Parks/Preservation Land
Parks/Preservation Land includes City parks, Lyon Oaks County Park, and the private golf course in the north side of the City. The category encompasses outdoor oriented recreation such as play fields, pathways, golf courses, benches, picnic areas, and preserved natural features. This may also include structures associated with the parks such as club houses, concession stands, warming houses, and picnic shelters.
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Chapter Four Future Land Use Plan
Similar to Public uses, these uses are integral to the quality of life for residents and create a draw for potential business and residential development. Locations of new facilities have not yet been established but should follow the existing pattern by considering locations on main routes and dispersed throughout the City so they are easily accessible to all residents or, when more appropriate, grouped with other existing facilities. Also, they should be located where natural features exist that can be preserved.
Utility
The Utility land use category includes the easement and overhead power lines that traverse through the center of the City. They are a consideration for future development because they could limit development potential and they also support development.
City of Wixom Master Plan Page 43
Chapter Five Implementation In order for the City’s master plan to be an effective document for the next ten years, steps must be described to guide community leaders towards implementation. This chapter summarizes the policies and the recommendations described in the plan and serves as a quick reference for the Planning Commission and others to monitor progress or serve as a checklist for implementing the plan. Table 11 on the following page includes implementation strategies to help the City achieve its vision. Implementation strategies are classified into short term, long term, and ongoing actions. Each year this table should be evaluated by the Planning Commission to discuss implementation progress, annual priorities and responsibilities, and to encourage involvement from other City officials and departments.
City of Wixom Master Plan Page 44
Chapter Five Implementation
Table 11 Implementation Strategies Timeframe Short Term
Strategies Evaluate the future land use map and determine necessary changes to the zoning map to implement the plan.
Long Term
On-Going
Responsibility
*
Planning Commission City Council
*
Planning Commission City Council
Conduct a detailed, technical review of the zoning ordinance to identify amendments that will implement this plan and establish priorities and a timeline for completion. Key items to address: •
•
•
• •
•
Zoning districts: evaluate list of permitted uses to ensure it is compatible with the intent of each land use category as described in this plan Design requirements: update standards related to site and building design and tailor to the intent and character of each future land use category Review procedures: refine review procedures to ensure thorough review of all applications and that extensive consideration is given towards consistency with the Master Plan Performance standards: ensure requirements are in place that will prevent or minimize land use conflicts Innovation: ensure the ordinance provides reasonable flexibility and incentives to promote innovative design that is consistent with the goals of this plan Transportation: Incorporate requirements that will support improved transportation such as access management, street connections, and pedestrian-oriented design standards as appropriate
City of Wixom Master Plan Page 45
Chapter Five Implementation
Table 11 Implementation Strategies Timeframe Short Term
Strategies Initiate development of the VCA District in cooperation with private developers Explore possible funding opportunities for continued construction of pathways based on the established pathway plan for the City. Update subdivision, condominium, and site condominium design requirements to ensure consistent design elements and promote quality neighborhood elements such as proper lot configuration and proportion, adequate street frontage, parks/open space, street connectivity, sidewalks, street trees, and others. Promote continued use and re-use of public facilities and publicly-owned land as designated on the future land use plan to ensure continued provision of public facilities, services, and resources Conduct training sessions between City departments, boards and commissions on the recommendations of the master plan and all follow-up implementation strategies and techniques to ensure consistent application and an improved understanding. Develop and implement a sign ordinance that promotes high-quality advertising while ensuring quality design. Evaluate and update, as needed, property maintenance codes to ensure property owners are respecting the image of the community and the quality of life for surrounding residents and businesses.
Long Term
On-Going
Responsibility
* *
Staff, Planning Commission, City Council
*
Planning Commission, City Council
*
Staff, Planning Commission
*
City Boards & Commissions, Staff
* *
Staff, Planning Commission, City Council
City of Wixom Master Plan Page 46
Staff, Planning Commission, City Council
Staff, City Council
Chapter Five Implementation
Table 11 Implementation Strategies Timeframe Short Term
Strategies Promote a mixture of housing types that is compatible with planned densities. Encourage and offer zoning incentives for land consolidation for unified development of the remaining parcels, whether it is for residential, commercial, or industrial development Conduct an annual evaluation of City facilities and services to determine opportunities for improvement such as website services, streamlined application processes, and changes in technology. Participate in annual meetings with adjacent communities and Oakland County to ensure land uses, programs and other decisions are compatible with the regional vision, to discuss current land development issues, to identify possible joint planning efforts such as corridor plans, and other related matters. Work with Michigan Department of Environmental Quality (MDEQ) and other state agencies on efforts to properly address issues in the City that are beyond City jurisdiction, such as roads, drainage, and natural features. Coordinate with the Michigan Department of Transportation (MDOT) and the Road Commission for Oakland County (RCOC) regarding access and street improvement issues when reviewing site plans and planned unit developments. Continually monitor capacity of the sewer and water system and the condition and abilities of its infrastructure to ensure it keeps pace with development. Coordinate development and redevelopment projects with those efforts of the Historical Society to ensure protection and/or enhancement of these resources, as applicable.
City of Wixom Master Plan Page 47
Long Term
On-Going
Responsibility
* *
Staff, Planning Commission, City Council
* * * * * *
Staff, Planning Commission, City Council Staff, City Council Neighboring Municipalities, Oakland County, Staff, City Boards & Commissions MDEQ, MDNR, Staff, City Boards & Commissions MDOT, RCOC, Staff, Planning Commission, City Council Staff, City Engineers, City Council Staff
Chapter Five Implementation
Table 11 Implementation Strategies Timeframe Short Term
Strategies
Long Term
Continue to review and implement the five-year action plan for the Parks and Recreation Plan on an annual basis Develop a consistent streetscape plan for major thoroughfares that reflects the image of the City and creates a sense of place for travelers along the roadway
*
Design and construct attractive entryways into the City on Wixom Road and Pontiac Trail. The entryways should consist of a design that reflects the character of the community, high-quality signage, and landscaping. Conduct a complete updated traffic assessment in the City including traffic counts and evaluations of level of service at intersections to anticipate potential road and intersection improvements before major problems arise.
*
Update the Master Plan to ensure it remains consistent with the conditions of the City.
City of Wixom Master Plan Page 48
* *
On-Going
Responsibility
*
Staff, City Council Staff, Planning Commission City Council, other applicable road agencies Staff, Planning Commission City Council, other applicable road agencies Staff, City Council, other applicable road agencies Staff, Planning Commission, City Council