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Alcona County   Place-­‐based   Targeting   Strategy                                             Alcona  County  -­‐-­‐  Grant  #  MSC-­‐2011-­‐0755-­‐HOA     The   Place-­‐based   Targeting   Strategy   represents   MSHDA’s   Community   Development   Division   approved  process  and  the  County’s  determinations  to  address  the  following  Special  Condition:     To receive the second year funding (the remaining 50% of the grant award) the grantee must engage in community planning for a Targeted Strategy that will forward the goal of Place Making, resulting in a plan approved by MSHDA, Community Development Division.


Authorized Signatory  for  Grantee     Printed  Name         Date       Data  collection  and  final  report  prepared  by  MSHDA  approved  Technical  Assistance  provider,  Kuntzsch   Business  Services,  Inc.  


2012/2013 CDBG  Grant  

Introduction On   September   2,   2011   the   Michigan   State   Housing   Development   Authority   (MSHDA)   sent   a   memo  to  its  County  Allocation  Housing  Resource  Fund  Grantees  to  notify  them  of  changes  to   the  County  Allocation  Program.    Due  to  recent  cuts  in  the  Community  Development  Block  Grant   (CDBG)   program,   which   funds   MSHDA’s   County   Allocation   Program,   and   the   difficult   housing   market,  MSHDA  determined  it  was  necessary  to  redefine  its  investment  priorities.    The  memo   states,     “…we  must  provide  solutions  by  redefining  our  investment  priorities  within  our  [Housing   Resource  Fund].    We  will  do  this  by  targeting  our  resources  collectively  between  state   and  local  governments  by  creating  ‘Sense  of  Place’  investment  priorities.”     In   order   to   access   50%   of   their   County   Allocation   funding,   the   memo   requires   counties   to,   “…engage  in  community  planning  for  a  ‘Targeted  Strategy’  that  will  forward  the  goal  of  Place   Making,  resulting  in  a  plan  approved  by  [MSHDA’s  Community  Development  Division].”         The  purpose  of  this  Place-­‐based  Targeting  Strategy  is  two-­‐fold;  it  addresses  the  requirement  for   a   “Targeted   Strategy”   set   forth   by   MSHDA   in   the   Program   for   Creating   a   Place-­‐based   Targeting   Strategy   (see   Appendix   1)   while   also   identifying   needs   for   improving   the   quality   of   place   in   targeted  areas,  which  extend  beyond  the  current  scope  of  the  County  Allocation  Program.      


2012/2013 CDBG  Grant  

Identification of  Target  Areas   Alcona  County  has  identified  the  City  of  Harrisville  and  Harrisville  Township  as  its  target  areas   for  the  2012/2013  County  Allocation  Program.    Map  1  illustrates  the  location  of  the  target  areas   relative  to  the  County  as  a  whole  and  Maps  2  and  3  display  boundaries  of  each  target  area.     These  target  areas  have  been  selected  for  the  current  two-­‐year  grant  cycle  only.    During  future   grant  cycles  the  characteristics  and  circumstances  of  communities  in  Alcona  County  will  be  re-­‐ considered.        

Map 1  


2012/2013 CDBG  Grant  

Map 2  


Map 3  


2012/2013 CDBG  Grant  

Rationale for  Target  Areas   Alcona  County  has  selected  the  City  of  Harrisville  and  Harrisville  Township  as  its  target  areas  for   the   2012/2013   County   Allocation   Program   to   focus   investment   in   one   area   of   the   County.     Combined,  Harrisville  Township  and  the  City  of  Harrisville  account  for  17%  of  the  County’s  total   population.     Additionally,   the   township   and   City   possess   the   infrastructure   and   critical   assets   necessary  for  future  economic  growth.     The  City  of  Harrisville  is  located  on  Lake  Huron  and  has  significant  assets.       • The  City  includes  a  state  park  and  a  heavily-­‐used  harbor  and  marina.   • Main  Street  in  Harrisville  terminates  at  Lake  Huron,  providing  a  beautiful  view.   • Harrisville   contains   small,   family-­‐owned   businesses   and   shops   that   are   invested   in   the   community.     By  targeting  the  Township  as  well  as  the  City,  the  County  will  be  able  to  invest  in  homes  just   outside  of  the  city  boundaries  that  currently  detract  from  the  City’s  appeal.    Additionally,  this   will   help   the   County   ensure   that   it   has   a   market   for   spending   the   entire   County   Allocation   Grant.     The   County   will   re-­‐evaluate   its   target   areas   during   future   grant   cycle   based   on   existing   conditions,  pending  projects  and  unique  community  circumstances.  

Consistency with  existing  plans   Alcona   County   does   not   have   a   master   plan.     The   County   is   part   of   the   Northeast   Michigan   Council   of   Governments   (NEMCOG),   which   has   adopted   a   regional   Comprehensive   Economic   Development   Strategies   (CEDS)   Plan.   The   CEDS   Plan   identifies   “place-­‐making   strategies”   for   NEMCOG   to   engage   in   with   communities.   Targeting   County   Allocation   Program   home   rehabilitations   in   the   City   of   Harrisville   and   Harrisville   Township   is   consistent   with   those   strategies.     Both  the  City  of  Harrisville  and  Harrisville  Township  have  recently  adopted  Master  Plans.    This   strategy  is  consistent  with  those  plans  and  draws  from  them  heavily  in  the  Recommendations   section.    


2012/2013 CDBG  Grant  

Target Area  Requirements   This  section  responds  to  the  requirements  for  target  areas  identified  by  MSHDA  in  the  Program   for  Creating  a  Place-­‐based  Targeting  Strategy,  as  outlined  in  Appendix  1.  

Housing Density   Alcona  County:  .026  Housing  units/acre   City  of  Harrisville:  .840  Housing  units/acre   Harrisville  Township:  .045  Housing  units/acre  

Zoning The  City  of  Harrisville’s  zoning  ordinance  is  currently  being  revised,  the  existing  ordinance  was   adopted  in  1989.    The  City’s  zoning  ordinance  permits  residential  uses  by  special  use  permit  in   the   downtown   commercial   district.     The   pending   revision   of   the   ordinance   should   encourage   placemaking  activity.     Harrisville  Township’s  zoning  ordinance  permits  all  appropriate  uses  within  the  Township.    The   Township  is  primarily  residential.  


Table 1  


Median Rent  

Alcona County   City  of  Harrisville   Harrisville  Township   *County  Median  Income:  $34,858    

$406 $445   $275  

% of  County  Median   Income*   14%   15%   9%  

Table 2  


Median Home  Value  

Alcona County   City  of  Harrisville   Harrisville  Township  

$119,300 $101,100   $129,400  

% of  County  Median   Home  Value   100%   85%   108%  

Assessed Value    

Table 3  


2011 State  Equalized   Value   $912,319,178   $18,538,800   $77,164,200  

Alcona County   City  of  Harrisville   Harrisville  Township    


2012/2013 CDBG  Grant  

Target Area  Recommendations   This   section   responds   to   recommendations   for   placemaking   from   MSHDA   in   the   Program   for   Creating   a   Place-­‐based   Targeting   Strategy   (see   Appendix   1)   and   also   identifies   needs   for   enhancing  the  quality  of  place  within  target  areas  beyond  the  scope  of  the  County  Allocation   Program.    These  additional  needs  have  been  identified  with  the  understanding  that  the  State  of   Michigan  may  be  targeting  other  state  resources  to  create  and  enhance  high-­‐quality  places  in   the  future.  

Access to  Transportation   All  residents  of  Alcona  County  have  access  to  limited,  specialized  transportation  service  through   Thunder  Bay  Transportation  Authority.    The  absence  of  dial-­‐a-­‐ride  type  public  transportation  for   residents,  especially  those  that  are  unable  to  drive,  is  a  concern.         US   23   is   the   primary   artery   through   town,   which   travels   the   shore   of   Lake   Huron   from   Cheboygan  to  Bay  City  and  eventually  connects  to  Flint  and  Ann  Arbor.  

Pedestrian Infrastructure   The  City  of  Harrisville  has  substantial  pedestrian  assets  and  walking  and  biking  is  popular  among   residents.    However,  the  lack  of  available  sidewalks  and  state  of  disrepair  of  many  sidewalks  are   a  chief  concern  for  residents,  which  was  identified  in  the  City’s  master  plan.     Harrisville   Township   lacks   pedestrian   infrastructure,   as   the   relative   density   of   the   Township   does   not   warrant   it   in   most   places.     Extension   of   sidewalks   and   bikepaths   into   the   Township   from  the  City  of  Harrisville  is  necessary  in  some  places  to  connect  people  to  the  City.  

Proximity to  Necessities  and  Community  Assets   Major  Employers   Major   employers   in   the   target   area   include   the   school   district   and   the   County.     The   County   building  is  located  within  the  City  of  Harrisville  and  the  Alcona  Community  Schools  buildings  are   located  on  the  western  border  of  Harrisville  Township.     Alcona  Health  Center,  another  major  employer,  is  located  in  the  Village  of  Lincoln,  just  north  of   the  Harrisville  Township  boundary  (see  Appendix  3).         Parks   The   target   areas   are   blessed   with   substantial   natural   assets,   specifically   the   Lake   Huron   Waterfront.    In  addition,  Harrisville  State  Park  and  the  Harbor  provide  excellent  access  to  Lake   Huron  for  residents  and  visitors.         Despite  these  excellent  assets,  the  City  of  Harrisville  has  identified  additional  needs  to  further   develop  access  to  Lake  Huron:   • Investigate  opportunities  to  develop  a  public  beach  within  the  city  limits.   • Develop   recreational   use   of   the   waterfront   for   low-­‐impact   recreational   like   kayaking,   bird  watching  and  walking.    


2012/2013 CDBG  Grant   • •

The City  must  continue  to  maintain  and  improve  the  harbor  as  necessary.   Improved  signage  and  wayfinding  is  necessary  to  direct  visitors  to  the  City’s  parks  and   activities.  

Healthcare  Facilities   The  nearest  regional  hospitals  are  located  in  Alpena  or  Tawas,  both  of  which  are  a  significant   distance  from  Harrisville  and  not  easily  accessible.    The  Thunder  Bay  Transportation  Authority   provides  limited  medical  trips  to  Alpena.     The   Alcona   Health   Center   maintains   a   clinic   within   the   City   of   Harrisville   that   provides   basic   services  to  residents  and  visitors  of  the  target  areas.     Grocery  Stores   An   IGA   Grocery   store   is   located   on   Main   Street   in   Downtown   Harrisville.     The   store   Is   within   walking  distance  of  most  residences  in  the  City.     Community  Centers   The  Alcona  County  Library  is  located  on  M-­‐72  just  West  of  Downtown  Harrisville.    Development   of  a  formal  Community  Center  was  identified  in  the  City’s  Master  Plan  as  a  possibility.     The  community  hall  in  Harrisville  Township  as  well  as  the  Alcona  Recreational  Arts  site  provide   a  gathering  place  for  residents.  


Appendix 1    


Program for  Creating  a  Place-­‐Based  Targeting  Strategy     The   following   process   has   been   developed   to   target   the   County   Allocation   Program   for   placemaking  in  each  county  participating  in  the  current  grant  cycle.  

Identification of  Target  Areas     1. Target  area(s)  must  be  identified  based  on  one  or  more  of  the  following:   1.1. County  and/or  regional  planning  documents   1.2. Analysis  of  existing  conditions   2. Consistency  with  existing  plans   2.1. Target  area(s)  should  be  identified  on  relevant  plans  (regional,  county  and/or  local)  as   an  area  suitable  for  investment  in  housing,  infrastructure  enhancements,  and  economic   development.  

Target Area  Requirements   All  target  areas  must  meet  the  following  criteria.       1. Housing  Density   1.1. The   target   area   must   have   50%   more   housing   units   per   acre   than   the   county   as   a   whole.   2. Zoning   2.1. Zoning  in  the  target  area  must  be  flexible  enough  to  permit  the  creation  of  high-­‐quality   places.   2.1.1. Ideally,  the  target  area  should  be  primarily  zoned  with  a  mixed-­‐use  classification.     But   at   a   minimum,   residential,   commercial   and   office   uses   must   be   permitted   within  the  target  area.   3. Affordability   3.1. Median   rent   in   the   target   area   must   be   30%   or   less   of   county   median   household   income.   3.2. Median  home  value  in  the  target  area  must  be  equal  to  or  less  than  110%  of  median   home  value  for  the  county  as  a  whole.   4. Assessed  value  of  targeted  area  and  county.   Submit  assessed  value  of  target  area  and  the  county  as  a  whole  for  the  current  year.  

Target Area  Recommendations   The   following   items   indicate   recommended   characteristics   of   target   areas.   Grantees   must   respond  to  the  following  questions  for  each  target  area.    If  the  answer  to  any  question  is  “No,”   the  grantee  must  identify  how  the  county  will  pursue  improvements  that  move  the  target  area   toward  meeting  that  recommendation  in  the  future.     1. Access  to  transportation   1.1. Does  the  target  area  have  access  to  public  transportation?  


2/8/2012 1.2. Does   pedestrian   infrastructure   exist   in   the   target   area   that   effectively   connects   key   destinations?   1.2.1. Sidewalks,   bike   lanes   and/or   multi-­‐use   pathways   should   provide   access   to   destinations  within  and  outside  of  the  target  area.   2. Proximity  to  necessities  and  community  assets   2.1. Is  the  target  area  within  walking  distance  (1/2  mile)  of  major  employment  centers?   2.2. Is  the  target  area  within  walking  distance  (1/2  mile)  of  parks  and  green  infrastructure   assets?   2.3. Distance  to  essential  services   2.3.1. Is  the  target  area  within  walking  distance  (1/2  mile)  of  healthcare  facilities?   2.3.2. Is  the  target  area  within  walking  distance  (1/2  mile)  of  schools?   2.3.3. Is  the  target  area  within  walking  distance  (1/2  mile)  of  grocery  stores?   2.4. Is   the   target   area   within   walking   distance   (1/2   mile)   of   community   facilities   e.g.   community  centers,  local  government  offices,  etc.?          


Appendix 2    

Table 4:  County  Target  Area  Requirements  Evaluation  (source:  2010  Census  and  2010  ACS  5-­‐year  estimates)  

Geography Alcona  County   Harrisville  city   Hubbard  Lake  CDP   Lincoln  village   Lost  Lake  Woods  CDP   Alcona  township   Caledonia  township   Curtis  township   Greenbush  township   Gustin  township   Harrisville  township   Hawes  township   Haynes  township   Mikado  township   Millen  township   Mitchell  township  

 Housing   Population     Units      10,942      11,073      493      329      1,002      1,434      337      236      312      530      968      1,366      1,161      1,155      1,236      1,700      1,409      1,496      795      497      1,348      874      1,107      1,071      722      627      947      653      404      540      352      765    

*Bold Text=  Eligible  area   **Alcona  County  Median  Income:  $34,858  


H.U./Acre      0.026      0.840      0.257      0.445      0.164      0.037      0.027      0.039      0.094      0.022      0.045      0.024      0.028      0.014      0.012      0.008    

H.U./Acre %   CR  %  of   Median   MHV  %   of  County   Contract  Rent   County  M.I.**   Home  Value   of  County   100%   $406   14%   $119,300   100%   3275%   $445   15%   $101,100   85%   1000%   $447   15%   $216,100   181%   1734%   $372   13%   $93,600   78%   640%   -­‐       $139,200   117%   145%   $429   15%   $147,100   123%   104%   $339   12%   $158,700   133%   151%   $425   15%   $82,900   69%   366%   $469   16%   $126,200   106%   85%   $350   12%   $99,400   83%   176%   $275   9%   $129,400   108%   93%   $402   14%   $118,400   99%   109%   $442   15%   $140,100   117%   56%   $350   12%   $105,800   89%   46%   $409   14%   $128,100   107%   33%   -­‐       $99,500   83%      





Appendix 3     Map  4:  Previous  County  Allocation  grant  home  rehabs,  December  2011      

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