O a k l a n d C h a r t e r To w n s h i p
Adopted by the Planning Commission June 4, 2013
Revised and Readopted by the
Planning Commission on May 6, 2014
Goodison Sub Area Plan
Table of Contents
Adopted by
Board of Trustees
Terry Gonser, Supervisor
Karen Reilly, Clerk
Jeanne Langlois, Treasurer
Robin Buxar, Trustee
Maureen Thalmann, Trustee
Michael Bailey, Trustee
John Giannangeli, Trustee
Planning Commission
James Carter, Chairman
Janine Saputo, Vice Chair
Jeanne Langlois
Barbara Wolak
Roger Shultze
John Giannangeli (BOT rep)
Ron Hein
List of Participants
Former Board of Trustees
Joan Fogler, Supervisor
Judy Williams-Workings, Clerk
Sharon L. Creps, Treasurer
Marc H. Edwards, Trustee
Kathrine Thomas, Trustee
Michael Bailey, Trustee
Sharon McKay, Trustee
Former Planning Commission
James Carter, Chairman
James Foulkrod, Vice-Chair (ZBA rep)
Janine Saputo, Secretary
Barbara Wolak
Jeanne Langlois (BOT rep)
Amy Carels
Roger Shulze
Former Zoning Board Appeals
George Platz, Chairman
James Foulkrod, Vice-Chair
Charles Beach, Secretary
Carolyn Phelps
Michael Tyler
Township Staff
James Creech, Township Manager
Ellen Witz, Township Planning Coordinator
Mindy Milos-Dale, Trails/Parks Planner
Elaine Leven, Executive Assistant to the
Township Manager
Charrette Participants
• Judy Spitz
• Sue Dobbelstein
• Bev and Bob Pears
• Barb Wolak, Planning Commissioner
• Mindy Milos-Dale
• Janine Saputo, Planning Commissioner
• Diane Bennett
• Jim Creech, Township Manager
• Ruth Favro
• Amy Carels, Planning Commissioner
• Tom Asmus, Oakland Township Historical Society
• Janet Waters, Road Commission of Oakland County
• Brian Pawlik, Southeast Michigan Council of Governments
• Anne Vaara, Clinton River Watershed Council
• Kristen Myers, Paint Creek Trailways Manager
• Robert Matouka, Historic District Commissioner
• Bob Donohue, Principal Planner, Downtown Revitalization
and Main Street Coordinator Oakland County
• Jo Ann Bourez
• Amy Boltz
• Joe Langlois
• Bob Steinheiser
• Phil and Julia Dingle
• Ellen Witz, Township Planning Coordinator
• Colleen Barkham, Parks and Recreation
Commissioner
• Barb Barber, Historic District
Commission Administrative Assistant
• Ron Campbell, AIA, Principal Planner
and Preservation Architect, Oakland
County Planning and Economic
Development
• Bart Robinson
• Frank Dulin
• Michelle Prill (Goodison Childcare)
• Area Subdivision Owner’s Associations
• William & Karen Acree
Goodison Sub Area Plan Committee
Members
Joan Fogler
Mindy Milos-Dale
Janine Saputo
Barbara Wolak
Amy Carels
Colleen Barkham
Robert Matouka
Barb Barber
Dr. Doug Angel
Stakeholder Interview Participants
Frank Dulin
Dr. Tom Barkham
Danny and Janey Beer
Tom Sayers, Minister
Introduction
The people of Oakland Township value their heritage and quality of character
in the historic resources Goodison conveys to visitors and residents alike.
Some of the oldest historic resources include the Paint Creek Mill Race,
Goodison Historic District, and National Register of Historic Places property.
In addition, many local businesses have retained their original architecture
and integrity that continues to define the historic sense of place for Goodison.
The Goodison Sub Area Plan contains possible solutions and
implementation strategies to enhance Goodison. The area’s rich history
and character will be preserved by improving pedestrian and vehicular
circulation and safety, green infrastructure, and land use and zoning.
This Sub Area Plan is an addition to the 2005 Oakland Charter
Township Master Plan and serves as a policy guide for land use, zoning,
and community development-related decisions within Goodison. The
Sub Area Plan was developed with broad participation by community
stakeholders. The Plan is organized into the following five chapters:
COLLINS
1. Introduction and History
2. Existing Conditions
3. Public Input
4. Possible Solutions
5. Implementation Strategy
GUNN
GUNN
N
ORIO
The Paint Creek Cider Mill, nestled alongside the Paint Creek, Paint Creek
Trailway railroad bed, and the Paint Creek Mill Race, contribute significant
cultural resources to the citizens of Oakland Township. Because of the
historical significance in Goodison in relation to the settlement of the area,
future planning and placemaking with context sensitive solutions is of great
importance to the residents.
Overview
R
Goodison is a historic unincorporated hamlet in Oakland Charter
Township that preserves traces of the community’s rustic beginnings.
Goodison once functioned as the town center for Oakland Charter
Township, developing into the economic, cultural and educational
center of the farming community which surrounded it. Today, even
as Oakland Charter Township has grown into a desirable residential
community, Goodison remains a focal point of the community and
has retained its historic character through the concerted organizational
efforts of concerned citizens. Goodison is home to municipal offices,
cider mills, a church and school, businesses, parks, organizations and the
Paint Creek Trail; most of which are formed into a village-like pattern
that is respected by the community.
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Oakland Township
Oakland County, M ichigan
Goodison Study Area
Study Area
1 inch = 800 feet
0
200 400
800
Feet
Figure 1.1. The study boundaries for the 2011-2012 Goodison Sub Area Plan.
Goodison Sub Area Plan
1
Chapter 1. Introduction
were recognized as forming the basis for potential community identity.
This was the foundation for Goodison’s first formal plan, however the
1980 Goodison Plan that resulted was not fully implemented.
As an unincorporated community, Goodison is not a city, village, or
even a Census Designated Place. As such, it has no officially-recognized
boundaries and is located wholly within Oakland Charter Township. The
area generally defined as Goodison by local residents is approximately 80
acres bounded on the north by Gunn Road, the south by the Snell Road
and the Goodison Hills subdivision, the east by Bear Creek Park and the
west by the Gunn Road/Orion Road intersection. For the purpose of
the Goodison Sub-Area Plan, these locations have been set as the project
study limits as shown in Figure 1.1.
In January 2005, the Township adopted a new Master Plan. The Master
Plan presented a comprehensive approach to community planning and
set the tone for future land development and natural feature preservation.
In addition, the Plan identified Goodison as a place that offers a sense
of identity to Oakland Township and called for its preservation and
perpetuation as the community’s central gathering space and commerce
center. Further, the Plan encouraged maintenance of the existing
fabric and built pattern of development, so that the original character
of Goodison could be retained for years to come.
Planning in Goodison
Goodison’s growth through the 1930s, 40s, and 50s was, as in many other
small communities throughout the region, largely uncontrolled. The
Township completed a Comprehensive Development Regulation Plan in
1974 that established a basis for orderly planning in the community. In
1977, the Oakland Township Board expressed concern over Goodison’s
future and just prior to the closing months of that year initiated a course
of action.
Goodison History
Similar to a number of early settlements throughout the Oakland County
area, the Paint Creek Valley is well-endowed with remnants of the
region’s past. Hardy pioneers migrating from eastern states during the
early 19th Century found the valley within Oakland Township’s pleasant
In November of 1977, a meeting was held with Goodison business
owners in order to establish
a dialogue among the private
and public sectors toward the
development of Goodison
into a unique, attractive
local
business
district
accompanied by increased
value, utility and pride to its
constituents. In May of 1978,
Oakland Township received
notification from Oakland Goodison identification map proudly displaying its date
County that federal funding of settlement.
was
available
through
community development block grants for planning within the township.
The many historic buildings, the water resources and the open spaces
Chapter 1. Introduction
Figure 1.2. 1872 map of Oakland Township. Goodison Station is named and located where
the Paint Creek crosses what is now Orion Road.
2
Goodison Sub Area Plan
One of the mill’s owners was William Goodison, who in 1866
purchased the building. At this time, the Detroit-Bay City Railroad was
constructed through the Paint Creek Valley, providing area farmers with
transportation for their produce shipments. The general store near the
mill also served as the community post office, with William Goodison
Jr. as its postmaster. Area residents at the time referred to this train stop
as “Goodison’s Station” and the present day Goodison derived its name
from these origins as depicted in Figure 1.2.
environment an ideal location in which to establish their homes and
enterprises. Fertile soils, the Paint Creek, streams, lakes, and forest stands
provided attractive resources
for the settlers’ basic needs.
Needham Hemingway and
his two brothers-in-law, Asa
Baker and Benedict Baldwin
arrived in the wilderness area
that is presently Goodison
in the year 1825. Needham
Hemingway purchased 80
acres from the Michigan
Territorial Government and The Paint Creek Market as it stands today.
proceeded to construct a mill
race to power a grist mill he
built in 1835. The present Paint Creek Cider Mill and parking lot cover
the former Needham Hemingway Mill location and the original mill race
remains extending north from Gallagher Road along Orion Road. The
mill operated under various
owners for 100 years grinding
grain until as late as 1941
and continuing to utilize its
water-powered
machinery
for crate and wheel rim
manufacturing. The entire
structure
was
carefully
dismantled in the early
1950s, 113 years after it was
built, and the lumber beams
and artifacts were salvaged Relic cider press on display at the Paint Creek Cider
for reuse in the current day Mill.
structure built in 1960.
Goodison Sub Area Plan
Additionally, a branch of the Detroit Urban Railway (DUR) was built
through Goodison in 1900 and went north to Orion, Oxford, and Flint.
In Goodison, its track lay along what now is called Territorial Road
(portions of which have been vacated). There was a DUR substation
there, where local dairy farmers brought their daily milk cans for the
DUR to transport to Detroit creameries. A DUR waiting station stop
was located on the site of the current Lyon Gear. Other stops were at
prominent roadway intersections. The line was discontinued in 1931
as the automobile gained popularity, according to the book Heritage in
Oakland Township, by Delta Kelly and Barbara Kandarian, members of
the Oakland Township Historical Society.
As Goodison developed as the center of the local agrarian community, the
mill and railroad were joined by a general store, blacksmith shop, sawmill,
one room school, and the Paint Creek United Methodist Church – all
serving the needs of the community. Some of these structures, such as
the Paint Creek Mill Race, the Methodist church, Paint Creek Market
and several residences, remain today.
It is clear from the buildings that remain in the Goodison area, that
Goodison is where people historically came to do business, socialize,
worship and learn. In addition to a number of homes constructed
beginning in the 1850s, several of the historic resources that remain in
Goodison today include:
3
Chapter 1. Introduction
◊
Paint Creek Mill Race, 1835
◊
Paint Creek United Methodist Church, 1855
◊
The Postmaster’s Tower Barn, c. 1875
◊
Paint Creek Market, 1914
◊
Baldwin School, 1927
◊
Paint Creek Cider Mill, 1960
◊
Goodison Cider Mill, 1965
Both the State and the Township have designated local historic resources
in a local historic district called the Goodison Historic District which are
protected by local Ordinance, 37-A.
Chapter 1. Introduction
4
Goodison Sub Area Plan
Physical Characteristics
Creek Nature Park, which is a Township-owned and maintained natural
park that contains trails for walking and hiking. Exceptions to this include the Township offices and public safety facilities, which are accessible
from Collins Road. The Paint Creek Trail, a regional non-motorized trailway, bisects the study area and serves as a major non-motorized trail in the
area. The Paint Creek Trail runs from Lake Orion to downtown Rochester,
where it meets the Clinton River Trail.
Goodison is situated within the Paint Creek Valley, exhibiting rolling topography, wetlands, and stream corridors including Paint Creek and Bear
Creek. The confluence of waterways, as well as the valley itself, presented
development challenges, which undoubtedly contributed to its settlement.
Today, roughly 33% of Goodison’s land uses are devoted to recreational,
conservation or natural features, an indication of the unique landscape and
natural features in the area.
Based on a land use study conducted by Oakland County in 2011, land uses
in Goodison break down as follows in Table 2.1.
The non-residential area Land Use Category
Acreage
in Goodison is located
Agricultural
0
on the east side of Orion
0
Road between Collins and Multiple Family
Gunn Roads (except for Transportation/Utilities
0
the Paint Creek Cider Mill Industrial
4
on the west side of Orion
8
Road). It is relatively small, Commercial/Office
13
only 40 acres in area, and Water
is served by a small network Vacant
22
of streets and contains a vaPublic/Institutional
29
riety of land uses and build35
ing forms. Uses in this Rights-of-way
district include local retail Recreational/Conservation 132
businesses such as the Paint
Single Family
192
Creek Market, industrial es435
tablishments such as Lyon Total
Gear, two veterinary clinics Table 2.1: Existing Land Use Acreages
and cultural and educational facilities such as the historic Goodison Cider Mill, Paint Creek Cider
Mill and Baldwin Elementary School.
Land Use Challenges and Opportunities
Development in Goodison is limited by both natural and man-made features. To the south and west of Orion Road is Paint Creek, which is surrounded by land within the 100-year floodplain and wetland areas, as defined
by the Michigan
Department of
Environmental
Quality’s
(MDEQ) Wetland Inventory.
While the presence of these
features does not
necessarily make
development impossible, it does
pose a challenge,
as development
in these loca- Figure 2.1: Natural features in Goodison.
tions may require
significant engineering costs and a potential for adverse environmental impacts.
Areas surrounding the main non-residential district in Goodison consist
mostly of low-density single-family residential development and the Bear
Goodison Sub Area Plan
5
Chapter 2. Existing Conditions
Path Map for Goodison.
Future Land Use and Zoning
Development in Goodison is also limited by the existing patterns of development within the study area. To the east of Collins Road exist two
residential developments located on Bear Creek Court and Oak Hill, as
well as the Township offices and Bear Creek Nature Park. There is limited vacant, developable land within Goodison.
Areas within and immediately surrounding Goodison are located within
the Goodison future land use designation in the Oakland Township Master Plan. It is clear that the Master Plan envisions Goodison as the cultural
and mixed-use center of the Township, and contemplates adding areas for
public gathering and social interaction as part of the overall vision. Figure
2.2 includes the future land use map for Goodison. The text of the future
land use plan pertaining to Goodison reads, in part:
For these reasons, and because many Township residents strongly preferred to retain Goodison’s current composition of land uses, a significant
expansion of Goodison’s non-residential uses is unlikely. Instead, much
of this plan will focus on improving vehicular and pedestrian safety, enhancing signage, landscaping, and other features to build on Goodison’s
many strengths. Plan recommendations are fully outlined in Chapter 4,
Design Recommendations and Chapter 5, Implementation Strategies.
“To re-establish Goodison as the community focal point, this Master Plan
envisions the expansion of public and community uses in the district.
Currently the Township Hall and Baldwin Elementary School exist within this area. These uses should be enhanced with uses that establish
Connectivity
Goodison is home to many interesting and unique natural features and
cultural attractions that make it a hub of activity in the Township. It is
served by a unique network of streets that connect residents to all areas of
the Township. Within a quarter-mile of Goodison are intersections with
Gallagher, Collins, Gunn, Orion, and Snell Roads. Goodison’s location
relative to these roads means that Goodison is easily accessible to Township residents.
The Paint Creek Trail connects Goodison to areas beyond the Township’s
boundaries, as trail users can easily stop in one of Goodison’s businesses
for goods and services, or just to take a break. This non-motorized connection is an increasingly important source of social and economic activity that is important to this planning effort.
In addition to the Paint Creek Trail, Goodison’s location is important
relative to the Township’s non-motorized Trails and Pathways Plan that
contemplates non-motorized pathways that would connect Goodison’s
recreation, commercial, residential, educational, and municipal areas to
many other areas of the Township. See Figure 2.4 for the Trails and Safety
Chapter 2. Existing Conditions
Figure 2.2. 2005 Future land use plan for Goodison.
6
Goodison Sub Area Plan
special land uses. To the extent that this plan proposes the mixing of
land uses in Goodison (for example, residential over retail), the Township
Zoning Ordinance may need to be amended to incorporate this Plan’s
recommendations.
Goodison as “the gathering place.” These may include a pavilion for
farmers market or other outdoor events, a town square with community
gardens or a community center facility. These facilities will help to define
the area and develop a sense of community. Additional infill uses may
be contemplated that replicate the size, scale, character and period architecture of existing homes and historic structures in the Goodison land use
category. Such uses may be purely residential or a combination of uses.
These infill structures may be used for live/work opportunities similar to
the Paint Creek Market.”
Recreation and Non-motorized Trails
Oakland Township contains an abundance of recreational opportunities,
and Goodison is a hub for many of these amenities. The property containing the Township Hall and public safety buildings is located in Goodison, on the east side of Collins Road. Immediately east of the municipal
complex is Bear Creek Nature Park, a 107-acre parcel that contains paths
for walking and hiking.
Lands within the study area that are outside the Goodison future land use
designation are in the Rural Residential or Medium Density Conservation designations. These designations provide for single family residential development and are shown in yellow in Figure 2.3.
In addition, the Goodison area includes a trail head for the Paint Creek
Trail non-motorized transportation network that runs throughout the
Township. The Paint Creek Trail (as well as the Township’s Mill Race
Trail) bisect Goodison and generally follow Orion Road. The Paint
Creek Trail is a recreational trail that runs from Lake Orion to Rochester,
where it connects to another non-motorized trail, providing users with a
regional non-motorized transportation option.
Lands in Goodison are zoned for industrial, commercial, office and residential purposes. Each district permits certain uses of land by right and
Figure 2.4. Goodison Trails and Safety Paths Map.
Figure 2.3. Goodison Zoning Map.
Goodison Sub Area Plan
7
Chapter 2. Existing Conditions
In addition to the Paint Creek Trail, the Township has been working
to develop a Township-wide series of pathways and non-motorized safety
paths that would allow residents to reach almost any part of the Township
without relying on an automobile. Proposed pathway segments have been
prioritized based upon potential connections to parks, trails, schools, residential areas and businesses. Goodison is a central hub in the Township’s
overall trail planning system as it contains several high-priority pathways
as shown on Figure 2.5 that will provide non-motorized access to destinations located inside and outside the Township.
Goodison is unique in that in a relatively small area, it contains commercial, residential, industrial, civic and recreational uses, and is served by
both the local and regional non-motorized transportation network. The
following lists key points that are to be considered when contemplating
the future of Goodison.
◊ Goodison’s unique history has played a critical role in forming
the identity of the community. It is important that future buildings and uses in Goodison remain and enhance this identity.
◊ The Paint Creek, Bear Creek, floodplains and wetland areas are
prevalent in Goodison, particularly to the west of Orion Road
along and near the Paint Creek Trail. These features may limit the
potential of future development yet they provide recreation and
conservation opportunities.
Conclusions and Planning Implications
It is clear that Goodison is the center of Oakland Township and much
of the Township’s identity is derived from Goodison’s historical origins.
◊ Most areas around Goodison are planned and used for low-density residential purposes. Thus, a significant expansion of the
commercial or industrial areas in Goodison is unlikely.
◊ Goodison’s accessibility by motorized or non-motorized means is
a key component of its continued strength as the cultural and
civic center of Oakland Township.
◊ The 2005 Master Plan, which was readopted in 2011, suggests that
Goodison’s historical character should be retained and enhanced,
where possible, by designating community gathering spaces and
other areas where residents can interact.
◊ Zoning in Goodison provides for a variety of uses, including residential, industrial and businesses, however, mixed uses, live/work,
farmers’ markets and gardens may need to be added to permitted
or special land uses.
◊ Trails and pathways in Goodison have been incorporated in the
Township planning efforts to enhance Oakland Township’s network of non-motorized trails and pathways.
Figure 2.5. Goodison High Priority Trail and Path Segments
Chapter 2. Existing Conditions
8
Goodison Sub Area Plan
Community Input
Greatest
Concern
Three key forms of public input were employed to direct the Goodison
planning initiative. First, a Steering Committee comprised of residents,
Township officials and staff, historians and business owners met on a
monthly basis to guide the decision-making process, review materials,
and be a sounding board for community input and interests. Second,
a Goodison study-area survey was distributed to gather input from
property owners about their perceptions of the Goodison area and
ideas for the future. Finally, a three-day design charrette provided the
consultant team an opportunity to gather input through a variety of
activities and produce design concepts for immediate feedback. This
chapter provides a summary
of the input and establishes
the key theme areas for the
design solutions presented in
subsequent chapters.
Least
Concern
Survey results from Goodison showing ranking of perceived concerns. Becoming too
commercial ranked as the greatest concern.
Goodison Survey
responses to question 3 pertaining to concerns about the Goodison
area revealed that the top concerns among respondents were related
to development and/or the loss of character. Essentially, the
majority of respondents view change as a threat to the character of
Goodison.
A five-question survey was
mailed to the 189 property
owners in Goodison in
October
2011.
Sixty-six
The three-day design charrette began with a
surveys were returned, for walking tour of Goodison.
a response rate of about
35%. The complete survey
and report is included in
Appendix 1 of this Sub Area Plan. Key conclusions follow:
2. The main draws for residents to the Goodison area are the
recreational opportunities that are available. Question 3 asked
respondents to rank future land uses, and the most desirable future
land use in the Goodison area was recreation trails/bike paths by a
wide margin. Additionally, in answering question 5 pertaining to
why respondents visited the Goodison area, a majority of responses
were related to recreational activities. A total of 65% of respondents
indicated that the main reason for their visit to the Goodison area
1. Many residents are satisfied with the current state of the
Goodison area. Nearly one-half of respondents to the survey
felt that “no change was needed” to the area. Additionally,
Goodison Sub Area Plan
9
Chapter 3. Public Input
and fast-paced working environment where stakeholders offer constant
feedback to designers. This particular charrette consisted of several
distinct but related phases, including:
was walking or biking the Paint Creek Trail or visiting Bear Creek
Nature Park. If visiting a cider mill is thought of as recreational
or quasi-recreational activity, then that percentage increases
to 80.3%. Residents of the Goodison area value recreational
opportunities highly.
3. The Goodison area contains natural features that are valued by
residents that should be preserved. When asked “what comes
to mind” when thinking of the Goodison area, a majority of
respondents indicated that “there are natural features that could
be preserved and enhanced.” Using this information, coupled
with the draw of recreational features and amenities discussed
above, it is important for the Township to seek out and preserve
some of the key natural features that make the Goodison area the
recreational “magnet” that it appears to be when looking at the
responses of this survey.
◊
Stakeholder interviews
◊
Walking tour
◊
Public brainstorming session
◊
Open studio design and feedback
◊
Final design plan and presentation
Below is a summary of the results from the public input activities. The
input is organized by event, and synthesized into four key themes.
Stakeholder Interviews
Informal stakeholder interviews occurred during the charrette process. Six
stakeholders were interviewed, with the majority representing ownership
interests in Goodison. Discussions included informal recounts about the
history of Goodison and how its history helps to frame the future. Ideas
that were generated included:
4. Respondents provided a few write-in comments. Using a program
called Wordle, this word cloud shows the most important themes
to the respondents being the largest words in terms of font size.
◊
Keep Goodison the way it is, don’t change.
◊
Improvements are changes, and we want it to stay the same.
◊
Parking is a challenge, especially during church services. Shared
parking arrangements should be explored.
◊
Goodison could have more commercial businesses. An arts and
culture scene should be explored. There are opportunities for
live/work spaces, especially on the vacant lot on Collins Road.
We need more businesses to create synergy.
◊
Can a connection from the back of the church to Territorial Road
be explored? This would help meet parking demand.
Design Charrette
To garner public input, the Township and its consultants facilitated a
three-day charrette, held November 14th through the 16th in 2011. A
charrette is an intensive design process where participants can see their
ideas conceptualized, unveiled and refined in an open forum. It is a fun
Chapter 3. Public Input
10
Goodison Sub Area Plan
◊
Traffic needs to slow down, it is unsafe for pedestrians.
◊
The detention pond at Hilltop and Orion is not functioning. This
area could be planned for something new, such as a rain garden.
(Note: Pond functions as designed)
LAND Analysis Results
As identified by participants, all liabilities in the Goodison area pertain to
vehicular traffic. They were listed, as written by participants, as: “traffic,”
“safety concerns related to the Orion and Collins intersection,” and “high
traffic speeds.” In other words, participants in the charrette thought that
the most critical impediments to an ideal Goodison relate to speeding
motorists and high traffic counts, and a consequent lack of safety in the
area. Therefore, the plan should address all modes of transportation
including bicycles, pedestrians, equestrians and vehicular.
Public Brainstorming Meeting
A public brainstorming meeting was conducted for members of the public to share ideas on the future of Goodison before the plan or any of its
policies were prepared. The meeting involved a “four senses exercise”
and the Liabilities, Assets, Needs, and Desires (LAND) exercise. Approximately 25 people participated in the public brainstorming meeting.
Each group of participants
was asked to identify on an
aerial photo base map of
the study area locations or
elements of the study area
that either positively or negatively impact one of the four
senses – sight, smell, hearing,
touch. This exercise helped
to “break the ice” within the
small groups while initiating
meaningful thought about
the study area.
Moreover, participants were asked to list assets. An asset is a quality
or feature that contributes to the ideal vision of Goodison held by
participants. Participants listed many assets, indicating the high quality
of life and pride in the community. Assets included:
The pubic brainstorming session allowed participants to
share ideas for the future of Goodison, which were later
incorporated into the design solutions.
Following that activity, participants were asked to identify liabilities, assets, needs, and desires relating to the study area. Each participant was
provided with sticky dots to vote for any item on the four lists created
during the LAND exercise. The votes were tallied and priorities were
synthesized to help determine priorities for the project team during the
development of conceptual plans.
Natural resources
Trails
Paint Creek Trail
Cider Mills
Historic Districts
Scenery
Fall destination
Parks-Bear Creek Nature Park
Proximity of Parks to Twp. Hall
Per Capita Income
Millages
State Historical Marker
Helpful Employees at Local
Businesses
Anchor Uses
“Center” of community
Quiet and Quaint
Small Community
Not overly commercialized
Fire Department
Sheriff’s substation
Church
Township offices
Original buildings protected by History
historic designation along Collins
Road
Elementary school
Goodison Sub Area Plan
11
Chapter 3. Public Input
Key Theme 1: Pedestrian / Vehicular Circulation and Safety
For pedestrians, bicyclists, and equestrians, the Goodison area is
an attractive stopping point with access to parking, trails, restrooms, water, and food items. The area is a “hub” and provides
the needed recreational amenities and support facilities. It is also
historical, and its charm attracts residents and visitors alike. However, the recreation amenities are physically separated by busy
roadways. Creating safe and inviting circulation ways and road
crossings is essential for matching the recreational needs of residents and visitors with the business needs of existing retailers and
offices.
When listing and ranking needs and desires, participants voted “develop
a small, walkable business area with quaint character and pedestrian access to
residential areas and Paint Creek Trail” as the most important need or desire.
Safe pedestrian connections and creating a sense of place also ranked
highly. Following is a listing, in rank order, of the most significant Needs
or Desires expressed by participants during the LAND exercise.
1. Develop a small, walkable business area with quaint character
and pedestrian access to residential areas and Paint Creek
Trail
2. Safe pedestrian connections; lighting
3.Signage
4. Create sense of place
5. Better streetscape / native plants
6. Upgrade Orion, Collins, and Territorial intersection
7.Ordinance regarding aesthetics of vacant properties /
businesses
8. Accommodating bikes on roadways
9. Multi-seasonal activities: ice-skating, basketball, tennis, skate
park
10.Pedestrian-scale street lighting
11. Put utilities underground
12.Cultural touch/venue/the arts/music
13.Update facade on garage and party store
14.Apply for architectural upgrade grants
15.Township needs to work with landowners / give more
flexibility
16.Gateways
17. Traffic calming*
18.Utilize easements for pedestrians
19.Add more necessary services to immediate area that
complement and replicate historic character
Perceived safety issues:
The study team analyzed all information collected and developed four key
themes as guides for this plan. Following are the four themes.
* Traffic calming refers to the process of slowing traffic: the use of obstructions such as speed
◊
Mill Race Trail: Trail head at Gallagher is blocked by the
guardrail and does not connect to other pedestrian facilities, additionally, the intersection with Orion Road is not
well-marked.
◊
Orion Road and Collins Road meet at an awkward angle.
◊
Orion Road and Territorial Road meet at a commercial
parking lot.
◊
Lack of formal pedestrian routes to and from the Goodison Cider Mill, Orion Road, the Paint Creek Trail and
local businesses.
◊
No formal pedestrian route between the Paint Creek Cider Mill, the Paint Creek Trail and the Mill Race Trail.
◊
Lack of pavement markings and signage along Hilltop to
Bannister to Springdale.
◊
Cider Mill entrance at Orion Road interferes with vehicle
traffic turning onto/from Collins Road and is difficult for
pedestrians to navigate.
bumps to force drivers to slow down, especially in residential areas.
Chapter 3. Public Input
12
Goodison Sub Area Plan
Improvement ideas suggested by participants included:
1.
Additionally, through Low Impact Development (LID) policies and
procedures, green infrastructure can be created or enhanced.
Planning for and implementing complete streets* policies
and projects, refer to Orion/Collins Sheet 4.2.
Improvement ideas suggested by participants included:
2.
Realignment of the Paint Creek Cider Mill parking lot
entrance and provide pedestrian connection between the
cider mill and Paint Creek Trail.
1.
Requiring development adhere to the (Southeast Michigan
Council of Governments’ Low Impact Development)
SEMCOG LID manual.
3.
Reinforcing the pedestrian zone at Orion Road and
Territorial Road as well as Springdale, Bannister and Hilltop.
2.
Stormwater retention versus run-off which adds pollution/
sedimentation to local waterways.
4.
Formalizing the vehicular zone at Territorial Road and Orion
Road as well as Springdale, Bannister and Hilltop.
3.
Improving the function and aesthetics of Bear Creek, which
flows through Goodison.
5.
Traffic calming**through complete streets improvements and
streetscape enhancements, refer to Orion/Collins Sheet 4.2.
4.
Utilizing detention basin at Hilltop and Orion as a
demonstration area for a rain garden; involving Baldwin
Elementary School.
5.
Utilizing native species for roadside and landscape
improvements.
6.
Screening obtrusive uses, increasing the tree canopy, adding
hard and soft landscape features.
Key Theme 2: Green Infrastructure
Oakland Township residents appreciate the natural environment,
open space and rural preservation, and the green infrastructure in
place which connects people to these undeveloped places according
to the Oakland County Green Infrastructure Initiative. Green
infrastructure is strategically planned and managed networks of
natural lands, working landscapes and other open spaces that conserve
the natural ecosystem values and functions, guide sustainable
development, and provide associated economic and quality-of-life
benefits to our communities.
During the charrette process, comments were made about the desire
to maintain these features (such as Bear Creek) and enhance the
natural connections from the Paint Creek Trail to the Bear Creek
Nature Park, east of the Township Hall property.
The appearance of buildings is important to the Goodison planning
effort. Recognizing and appreciating the history of the area, through
zoning standards, is desired. The scale, massing, roof pitch, building
placement and orientation, are necessary patterns to replicate should
redevelopment or new development occur.
Complete Streets are streets for everyone. They are designed and operated to enable
safe access for all users, including pedestrians, bicyclists, motorists and transit riders of
all ages and abilities.
**
See Footnote, Page 12
*
Goodison Sub Area Plan
Key Theme 3: Land Use and Zoning
The historic land use pattern in Goodison is mixed-use, which
continues today. During the walking tour of Goodison, charrette
participants appreciated the variety of uses, many meeting the daily
needs of residents. With the largest employer in the Township, Lyon
Gear, owning a large share of the land in Goodison, it also provides a
customer base for several small business and office uses.
13
Chapter 3. Public Input
Conclusion
Improvement ideas suggested by participants included:
1.
Design guidelines integrated into zoning for Goodison
2.
Allowing for mixed uses, including live/work within
Goodison to encourage more residential and modest
businesses in the area
Throughout the public input process guiding the Goodison Sub Area
Plan, there were many opportunities to engage business-owners, propertyowners, and area residents. By employing several methods for providing
input, the consultant team became educated about the needs, desires,
assets and liabilities in Goodison, helping to inform the design and
planning solutions. The four key themes for Goodison were established
with the overall desire for the area to remain a small, unique, mixed use
center. The possible solutions in the following chapters are suggested to
maintain this identity for Goodison and to manage the external forces
impacting Goodison. Many of these external forces are outside of local
control, including traffic, traffic speeds, housing demand and resident/
population growth. By establishing a vision and implementing a strategy
for managing these forces, the Goodison area will improve pedestrian
and vehicular accessibility, increase development investment, and retain
its historic character.
Key Theme 4: History and Character
Recognizing that Goodison is an important place in Oakland
Township, both historically and in present day, participants desire
to see the area beautified, revitalized, and appreciated. Essential
to placemaking is marking the entries, or gateways into Goodison
and establishing a common palette of landscape features,
signage, and street furnishing unique to Goodison. Participants
recognized that some of this palette has already been established
through common design features such as wooden signs and field
stone. Marking (or branding) gateways with common elements
will create a sense of place and a sense of arrival for passersby and
visitors to Goodison.
Improvement ideas suggested by participants included:
1.
Encouraging the arts and culture in Goodison by utilizing
local talents for branding Goodison.
2.
Provide spaces within the public realm for art installations
at indoor and outdoor locations.
3.
Establish a design palette that can be replicated at gateways
and community spaces in Goodison and Oakland
Township by utilizing the existing design themes that
have been established, such as the trail head markers at
Township parks, fieldstone balusters, and wooden accents.
Chapter 3. Public Input
14
Goodison Sub Area Plan
Possible Solutions
Together with the community stakeholders, the consultant team
developed several design solutions to address the challenges facing
the Goodison area. Those challenges include pedestrian/bicycle and
vehicular circulation, pedestrian safety, traffic management, and
historic/cultural/natural resource preservation.
The possible solutions depicted on the following pages provide nonengineered recommendations for the areas identified on Figure 4.1.
These concepts have been designed as a starting point for further
discussion. The design team recognizes there are multiple solutions
to an issue and the possible soltions are to be considered a starting
point for discussion purposes, and not final recommendations. The
possible solution ideas address concerns and problems discussed by
the public who attended and participated in the development of the
Goodison Sub Area Plan.
Goodison Sub Area Plan
15
Chapter 4. Possible Solutions
Entryway gateway on
Gallagher Road is
located on the south side
of the road near the existing barn
Figure 4.1
Chapter 4. Possible Solutions
16
Goodison Sub Area Plan
POSSIBLE SOLUTIONS
For additional detail on proposed solutions, please refer to the body of the Goodison
Sub-Area Report and the additional drawings and graphics provided.
THESE NOTES RELATED TO FIGURE 4.1
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
Modify Collins Road / Orion Road intersection to improve safety and functionality
Modify Orion Road / Territorial Street intersection to improve safety and functionality
Improve pedestrian connectivity and safety at the Orion Road / Gallagher Road intersection and to the Paint Creek Trail
Modify a section of Orion Road to include traffic calming devices to help slow traffic,create a sense of place, and ease pedestrian crossing
Provide designated on-street parking on Hilltop Road and modify vehicular access to the Goodison Cider Mill property
Extend sidewalk on the east side of Springdale Street along the side of the pick-up / drop-off lane for the Baldwin School and connect to the existing walk near the east side of the school
Goodison Sub Area Plan
17
Extend sidewalk on the east side of Collins Road to provide a pedestrian connection to the north
Provide a pedestrian connection from the Paint Creek Trail parking area and trail head to the future Safety Path on the north side of Gallagher Road
Consider using a portion of the vacant parcel on Collins Road for office / business uses in the future. This property is currently under
private ownership
Consider using a portion of the vacant property adjacent to the Township property on Collins Road for a community gathering space in the future. This property is currently under private ownership
Consider installing a rain garden in the location of the existing storm water retention basin adjacent to Hilltop Road
Provide landscape screening between Orion Road and the existing storage building and Lyon Gear building
Chapter 4. Possible Solutions
Area #1
Figure 4.2
Goodison Sub-Area Possible Solutions
0
Chapter 4. Possible Solutions
50
100
18
150
Goodison Sub Area Plan
POSSIBLE SOLUTIONS
For additional detail on proposed solutions, please refer to the body of the Goodison
Sub-Area Report and the additional drawings and graphics provided.
THESE NOTES RELATE TO FIGURE 4.2
•
Realign the entry drive of the Paint Creek Cider Mill
•
Investigate traffic calming measures to increase safety near the intersection
•
Relocate the Paint Creek Cider Mill sign to improve sight lines for traffic entering and existing the Cider Mill
•
Provide enhanced lighting for parking lots and pedestrian ways
•
Maintain existing historic artifacts at the Paint Creek Cider Mill, such as the Logging Wheels in the front lawn, in the current locations
•
Provide a community kiosk near the Paint Creek Cider Mill
•
Provide a picnic area on the east side of the Paint Creek Cider Mill parking lot near the creek
•
Explore pedestrian connections from Orion/Collins
Road to the Paint Creek Cider Mill
•
Explore the best location for crossing the Paint Creek to access the Paint Creek Trail
*The proposed recommendations will require cooperation
with private property owners, the Road Commission, utility
companies, and community officials. The acquisition of
additional right-of-way may be required to implement the
recommendations
Goodison Sub Area Plan
19
Chapter 4. Possible Solutions
Area #2
Figure 4.3
Chapter 4. Possible Solutions
20
Goodison Sub Area Plan
Area #3
Figure 4.4
Goodison Sub Area Plan
21
Chapter 4. Possible Solutions
Area #4
Figure 4.5
Chapter 4. Possible Solutions
22
Goodison Sub Area Plan
Area #5
Figure 4.6
Goodison Sub Area Plan
23
Chapter 4. Possible Solutions
Conclusion
The possible solutions provide a variety of options to help improve pedestrian/bicycle and vehicular circulation, maintain and improve its sense of
place, provide safer pedestrian and bicycle routes, as well as slow traffic
helping to ensure the area retains its charm. Implementing the solutions
would require creative use of available resources, as well as the continued
involvement of local stakeholders. The following chapter provides a detailed implementation strategy for the Goodison Sub Area.
Chapter 4. Possible Solutions
24
Goodison Sub Area Plan
Implementation Strategy
Sidewalk from Collins to Bear Creek Park Entry. The shared entry to the
Township Hall and Bear Creek Park from Collins Road was designed
for vehicular access. The entry, being in close proximity to Baldwin
Elementary School, as well as residential neighborhoods, would
benefit from a sidewalk reducing pedestrian and vehicular conflict.
Additionally, it provides a safe-zone for school children often using the
park for educational purposes. The sidewalk would begin at Collins
Road and continue through the parking lots to the park entrance.
The implementation strategy is organized by the 4 Key Themes.
Key Theme 1: Pedestrian / Vehicular Circulation
and Safety
Easy-Win/Highly Visible Safety Improvements. The Township
should consider beginning with the easy-win, highly visible
improvements that will immediately improve pedestrian safety
and walkability. Those improvements include painted crosswalks,
signage enhancements, landscaping, and collaborating with
Baldwin Elementary to develop a shared-use parking strategy to
enhance circulation through existing parking areas.
Complete Streets Resolution. A complete streets resolution was adopted
by the Township in April 2011. Instituting a Complete Streets policy
ensures that transportation planners and engineers consistently design
and operate the entire roadway with all users in mind – including
bicyclists, public transportation vehicles and riders, and pedestrians
of all ages and abilities. To implement the resolution, the Township
should continually work with the Oakland County Road Commission
to adhere to the Complete Streets General Guidelines developed in
September 2012.
Roadway Enhancements near Recreation Attractions. As a
place to begin, the Township should consider pedestrian safety
enhancements in and around major recreational attractions, such
as the Paint Creek Trail and the Paint Creek Cider Mill. From
the survey results, these assets bring residents to Goodison, and
providing safe connections from the parking areas and trails to the
restrooms/retailers is necessary to ensure a continued draw into
the retail heart of Goodison. The Township may consider hiring a
transportation engineer to collaborate with the Road Commission
and verify that right-of-way exists for these improvements.
Overall Pedestrian Circulation Planning. As mentioned previously,
the survey conducted as part of the Sub Area Plan demonstrated
that the majority of respondents utilize the recreational amenities
in the Goodison area on a weekly basis. Walking, biking, running,
and equestrian uses are common in Goodison. Having safe and
accessible routes connecting residential and business uses with the
recreational amenities is desirable. The circulation plan shown in
Figure 5.1 includes existing and proposed routes for pedestrians to
ensure safe connections through Goodison.
Goodison Sub Area Plan
25
Chapter 5. Implementation Strategy
Figure 5.1 Overall Pedestrian Circulation Plan
Chapter 5. Implementation Strategy
26
Goodison Sub Area Plan
infill and redevelopment to ensure compatibility of scale
and massing within the existing historic fabric.
Key Theme 2: Green Infrastructure
Retention/Detention Improvements at Orion and Hilltop. Analyze
the effectiveness of the existing drainage facility, determine ways to
improve its effectiveness as a drainage feature, if necessary, and also
as a green infrastructure asset that can be used as an educational tool
for elementary students.
◊
Business/Market Strategy. Develop a market strategy for business
recruitment and retention. Consider businesses compatible with
recreation uses such as bike repair/rental, outdoor supply stores, cafes,
etc.
Bear Creek Waterway Cleanup and Beautification. Work with
watershed organizations to clean and beautify Bear Creek in order
to improve its function as well as its teaching opportunity as an
important drainage feature in Goodison.
Lighting Standards for Parking Lots and Roadways. The zoning
ordinance should be reviewed to ensure minimum light pollution
from parking lot and street lighting. Minimizing light fixture heights,
illumination (brightness of the light) and luminosity (glare reflecting
from light source) is essential for maintaining the existing character of
Goodison.
Greening/Landscape Improvements. Place landscaping in areas to
screen views of utility and storage areas, which will make the area
more attractive to passersby.
Key Theme 3: Land Use and Zoning
Amend the Zoning Ordinance. Review, refine and amend the Zoning
Ordinance to include a zoning district or overlay specifically tailored
to the existing and desired Goodison Development pattern. Specific
considerations should include design standards that address:
◊
Parking strategies to allow shared uses, reduced parking
requirements with on-street parking or shared parking
provided, parking required behind or to the side of
buildings, and cross access between parking areas.
◊
Mixed-use zoning that allows residential above retail and
live/work, helping to increase residential living within
1/4 mile of Goodison. Strong residential uses support
businesses within Goodison.
◊
Building form standards that establish parameters for
Goodison Sub Area Plan
Building setbacks (or built-to-lines) that require buildings
placed near the front yard right-of-way to maintain a
consistent linear pattern parallel the roadway.
Key Theme 4: History and Character
Goodison DDA and/or Goodison Business Association. Investigate
creating a Downtown Development Authority which could utilize tax
increment financing for streetscape, facade, and other improvements
in Goodison. If a DDA is not feasible, investigate a Goodison Business
Association that would interface with the Township to establish
standards for redevelopment, assist with executing this plan, as well
as determine maintenance strategies for new landscaping and other
gateway amenities as identified in this plan.
Create Oakland Township Community Foundation. Work with
area residents and business owners to create a private foundation
that would finance improvements within Goodison and become the
steward for its continued success as a historic hamlet and special place
in Oakland Township.
27
Chapter 5. Implementation Strategy
Branding/Signage. Create a branding campaign for Goodison, which
may include decorative signs, artwork, banners, flags, or other visual
identification calling attention to the area as a special place for
recreation, shopping, and living.
Historic Districts. Investigate expanding the current Goodison
Historic District to add more historic resources to the nomination
which are historically significant. Currently there are three properties
listed in Goodison Historic District in Ordinance 37A. There may
be other properties as well as cultural landscape items, such as
waterways, walls, sidewalks, and roadways which form part of the
historic landscape.
Gateways. To help create a sense of place, thereby signaling the arrival
to Goodison, gateway enhancements are recommended. Gateway
enhancements can help to slow traffic by design through wayfinding,
name recognition, and creating a visual cue to motorists that they have
entered a special place. Landscaping can be added to gateway entries
to provide a sense of arrival. For example a grove of deciduous trees
forming a canopy provides a sense of enclosure and signals arrival
into Goodison. Careful selection of street trees is recommended and
only species native to Goodison/Oakland County should be planted.
There are four proposed gateway locations in Goodison:
1. Territorial Road and Orion
2. Collins Road and Beatrice Street
3. Orion Road at the bridge
4. Gallagher Road and Paint Creek Trail
Create the Paint Creek Historic District to include Paint Creek Cider
Mill, Paint Creek Millrace, Mill Race Park and any other resource
in this area. Consider local designation and National Register of
Historic Places designation using the background information about
this area compiled in surveys, reports and applications on file with
the HDC and other resources. The resources are in the date range
for consideration. A Michigan Historical Marker already honors the
Millrace which dates back to 1835.
Create Design Guidelines for Goodison Sub Area from the Secretary
of the Interior Standards for Rehabilitation. The Standards (no. 9 and
no. 10 of 10 standards) address additional buildings and appropriate
in-fill for historic areas.
From the Secretary of the Interior, the following two standards, at a
minimum, should be considered for Goodison.
9. New additions, exterior alterations, or related new construction will
not destroy historic materials, features, and spatial relationships that
characterize the property. The new work shall be differentiated from the
old and will be compatible with the historic materials, features, size, scale
and proportion, and massing to protect the integrity of the property and
its environment.
Figure 5.2 left: Gateway enhancement at Territorial Road and
Orion identifying the Goodison area.
10. New additions and adjacent or related new construction will be
undertaken in such a manner that, if removed in the future, the essential
form and integrity of the historic property and its environment would be
unimpaired.
Figure 5.3 right: Gateway enhancements at secondary locations identifying Goodison. The stone
base replicates local, heritage building materials and styles found in the Township.
Chapter 5. Implementation Strategy
28
Goodison Sub Area Plan
Explore Removing/Consolidating Overhead Utility Lines. With an
interest in greening Goodison through enhanced landscaping along
roadways and at gateways, existing overhead utilities lines should be
either buried or consolidated. A healthy tree canopy and utility lines
tend to conflict, therefore it will be important to select viable trees,
native to Michigan and Oakland County as well as trees which are
recommended for planting near roadways. While burying utility lines
can cost up to a million dollars per mile buried, a less costly option
may be working with utility provides to identify any superfluous lines
to be removed or consolidated.
Paint Creek Mill. The Township Board and a group of local Goodison
citizens have been working on a plan to restore the Paint Creek Mill
Race and associated components. This process was on a separate but
parallel path with the development of this Goodison Sub Area Plan.
Changes or improvements to the Mill Race or any improvements or
changes to the Goodison need to give full consideration to this plan
and the interest of the Goodison area property owners.
Conclusion
For the Goodison Sub Area Plan to be implemented, the Township will
need to identify community champions including stakeholders (business
owners and residents) interested in carrying out the strategies. Several
of the participants in the design charrette expressed interest in working
as community champions. The Township Planning Commission should
be the steward of the plan, annually working corroboratively with a
Township staff person assigned to Goodison. Funding and support from
the Township Board will be necessary to help drive the projects forward
and to provide the necessary investments in Goodison.
Goodison Sub Area Plan
29
Chapter 5. Implementation Strategy
Implementation Matrix
Timeframe
Key Theme 1: Pedestrian / Vehicular Circulation and Safety
Partner(s) and Funding
Source(s)
Easy-Win/Highly Visible Safety Improvements
Provide a pedestrian connection from the Paint Creek cider mill parking area to the Paint
Creek Trail. Also enhance parking lot lighting.
1-3 years
PCTC, TB, RCOC, MDNR,
SPTC
Improve pedestrian connectivity and safety at the Orion Road/Gallagher Road intersection and to the Paint Creek Trail (if demand warrants improvement once the bridge at the Paint
Creek cider mill is built.)
3-5 years
PCTC, TB, RCOC, MDNR,
TE
Investigate the potential to modify a section of Orion Road to include a median to help
slow traffic, create a sense of place, and ease pedestrian crossing.
3-5 years
TB, RCOC, TE
1-3 years
TB
3-5 years
TB, OCRC, TE, Engineer
Explore the potential to provide on-street parking on Hilltop Road and modify vehicular
access to the Goodison Cider Mill property.
1-3 years
TB, RCS, adjacent property
owners, SR2S
Explore the potential to extend sidewalk on the east side of Springdale Street along the
pick-up and drop-off lane for the Baldwin School and connect to the existing walk near
the east side of the school.
1-3 years
TB, RCS, adjacent property
owners, SR2S
Explore the potential to extend a sidewalk on the east side of Collins road to provide a
pedestrian connection to Bear Creek Court/Baldwin Elementary fields.
1-3 years
TB, RCS, adjacent property
owners, SR2S
On-going
TB, RCOC
Sidewalk from Collins Road to Bear Creek Nature Park Entry
Roadway Enhancements near Recreation Attractions.
Explore the potential to modify the Orion Road/Territorial Street intersection to improve safety and functionality.
Overall Pedestrian Circulation Planning
Implement the Township’s Complete Streets Resolution*/and the Oakland County
Complete Streets Guidelines**
*The Township’s Complete Streets Resolution was passed in the Township in 2011 and is an important first step towards implementing Complete Streets
standards in the Township. The update of community development plans can help determine appropriate locations for implementing Complete Streets
principles.
**The Oakland County Complete Streets Guildelines were adopted in 2012 and compiled by the Road Commission of Oakland County which, in addition to RCOC staff, included a number of county and local officials, transportation experts and others.
Chapter 5. Implementation Strategy
30
Goodison Sub Area Plan
Implementation Matrix
Timeframe
Key Theme 2: Green Infrastructure
Bear Creek Waterway Cleanup and Beautification
Partner(s) and Funding
Source(s)
1-3 years
TB, residents, garden clubs,
CRWC
Explore the potential to provide landscape screening between Orion Road and the existing
storage building and Lyon Gear building.
1-3 years
TB, RCOC, Lyon Gear
Explore the potential to develop and execute maintenance plan for new landscape areas.
1-3 years
PC, TB, business owners
3-5 years
TB, RCS, CRWC, adjacent
property owners,
community volunteers
Greening/Landscape Improvements
Retention/Detention Improvements at Orion and Hilltop.
Explore the potential to install a rain garden in the location of the existing storm water
retention basin adjacent to Hilltop Road.
Goodison Sub Area Plan
31
Chapter 5. Implementation Strategy
Implementation Matrix
Timeframe Partner(s) and Funding
Source(s)
Key Theme 3: Land Use and Zoning
Amend the Zoning Ordinance
Explore the potential to use a portion of the vacant parcel on Collins Road for office/business uses in the future. This property is currently under private ownership.
1-3 years
PC, TB, existing property
owners
Explore the potential to use a portion of the vacant property adjacent to the Township
property on Collins Road for a community gathering space in the future. This property is
currently under private ownership.
1-3 years
PC, TB, existing property
owners
Business/Market Strategy
2-5 years
PC, TB, consultant
Lighting Standards for Parking Lots and Roadways
1-3 years
PC, TB, HDC
Chapter 5. Implementation Strategy
32
Goodison Sub Area Plan
Implementation Matrix
Timeframe Partner(s) and Funding
Source(s)
Key Theme 4: History and Character
Explore the potential to create Goodison DDA and/or Goodison Business Association
1-3 years
TB, business and property
owners
Explore the potential to create an Oakland Township Community Foundation
1-3 years
TB
Branding/Signage
1-3 years
HDC, PC
Gateways
1-3 years
HDC, PC
Historic Districts
1-3 years
PC, TB, MSHDA, HDC,
Oakland County
Design Guidelines
1-3 years
HDC, PC, TB
Remove/Consolidate Overhead Utility Lines
3-5 years
Utility Companies
Abbreviation Key:
HDC: Historic District Commission
RCS: Rochester Community Schools
CRWC: Clinton River Watershed Council
MDNR: Michigan Department of Natural Resources
MSHDA: Michigan State Housing Development Authority
RCOC: Oakland County Road Commission
PC: Oakland Township Planning Commission
PCTC: Paint Creek Trailways Commission
SR2S: Safe Routes 2 School
SPTC: Safety Path and Trail Committee
TB: Oakland Township Board of Trustees
TE: Transportation Enhancement
Engineer: Township or Transportation Engineer
Goodison Sub Area Plan
33
Chapter 5. Implementation Strategy
October 13, 2011
Dear Resident of Goodison Area:
Hello and thank you in advance for your time. Oakland Township began a planning process for
the Goodison Area in September 2011. The entire process will last about 9 months.
The Goodison Area is a historic settlement within the Paint Creek Valley. In 1872 the Detroit and
Bay City Railroad came through the township and the flag station in "Oakland" was called
Goodison Station, named after the owner of the mill, William Goodison Sr. Within a few years,
the community was known as Goodison. At one time, the Goodison area was a thriving agrarian
community, with a grist mill and railroad, general store, blacksmith shop, sawmill, one room
school, Township Hall and the Paint Creek United Methodist Church.
As one of the earliest settlements in Oakland County, Goodison is a significant asset to Oakland
Township residents. The purpose of the planning process for Goodison is to develop a shared
vision for its future as well as goals, objectives and implementation strategies for achieving that
vision.
In 1980, a plan was written specifically for Goodison and in 2005, the Township updated its
Master Plan for the entire Township. Residents expressed a desire to update the 1980 Goodison
Plan as well as explore new opportunities for the area. Therefore, this new planning process aims
to refine what has been done, as well as incorporate public input and new ideas into the planning
for the future of Goodison.
There are many opportunities to become involved in planning for the future of Goodison.
Opportunities include:
Opinion Survey: The survey on the next page is your first opportunity. There are only five
questions and space for you to include additional comments. Please take a few minutes to
fill it out and mail it back or deliver it to the Township. We have included a postage paid
envelop for your convenience.
Design Workshops and Public Input Sessions: You are encouraged to attend this 3-day
design charrette. The Township’s planning consultant team will be working at the Paint
Creek Cider Mill hosting a walking tour, stakeholder interviews, public design meetings
and presentations at various times each day. See the next page for more details.
Public Hearing with Planning Commission: Once a concept is finalized and the plan is
prepared, we will present it to the Planning Commission during a public hearing. The
Goodison Plan will be a Sub-Area Plan adopted into the Township-wide Master Plan. All
meetings with the Planning Commission are open to the public.
Display of Goodison History: Goodison, Our History Centers on the Mill, a new exhibit by
Oakland Township Historical Society, is on display at the Paint Creek Cider Mill, first
floor gallery. It is free and open to the public daily including weekends from 10am to
4:30pm. The Exhibit showcases Goodison history in photographs, documents and artifacts
from 1800 to about 1950. Plan to visit and learn more about Goodison and its importance
to our heritage.
We hope you will participate in one or more of the activities. Thank you for your time and
attention.
Sincerely,
The Goodison Sub Area Plan Committee
CLIP THIS AND SAVE FOR FUTURE REFERENCE
(All Events at Paint Creek Cider Mill)
Day One, Monday, November 14th
•
Site Visit (Sub Area Committee and Consultants)
•
Interview Key Stakeholders (By Invitation)
•
Public Kickoff / Brainstorming Meeting (All residents invited!)
11:00-12:30pm
1:30-5:30
6:30pm
Day Two, Tuesday, November 15th
•
Alternative Concept Development in Charrette Studio (Studio Open to Public)
•
Meetings With Key Stakeholders to Review Alternative Concepts (If Needed)
•
Alternative Concept Development in Charrette Studio (Studio Open to Public)
•
Public Open House (All residents invited!)
9:00-Noon
1:00-?
1:00-5:00pm
5:00-7:00pm
Day Three, Wednesday, November 16th
•
Preferred Plan Development (Consultants Only)
•
Meetings With Key Stakeholders (If Needed)
•
Preferred Plan Production (Consultants Only)
•
Presentation of Preferred Plan (All residents invited!)
9:00-12:00
1:00-?
1:00-6:00pm
6:30pm
Items in bold are open to the public. Studio openings on Tuesday are opportunities for you to come in and see
the designers and planners hard at work. Public meetings during the evenings are presentations and exchanges
between residents and the designers to refine the design direction and proposed plans.
For questions contact Planning Coordinator, Ellen Witz at 248-651-4440.
Oakland Township has begun the process of reviewing the Goodison area and your input is
important. With your input, we will ensure that the future of this area is a viable future and
consistent with the community. The planning and design process began in early September and
will be completed this winter. To gather input, we have several events open to Oakland
Township residents, as well as this opinion survey. Take a few minutes to answer the questions,
and return it in the postage paid envelope.
Please return this survey by Wednesday, October 26, 2011.
1. When you think of the Goodison area, what comes to mind? (check only three)
□ The area has potential to be a central gathering place for the community
□ No change needed in the Goodison Area
□ Could expand local shopping and services
□ There are natural features that could be preserved and enhanced
□ There are buildings that could be preserved and enhanced
□ Township government offices are in Goodison
□ I don’t know where Goodison is.
□ Other _________________________
2. Please rank future uses in the Goodison area.
(1 as Most Desirable and 6 as Least Desirable)
____
____
____
Shopping
Housing
Additional Township Services
____
____
Recreation trails/bike paths
Offices and Services (dry cleaner, bank, childcare)
Other _________________________
(ie, facility to support a central gathering place for residents of all ages)
3. Please rank concerns about the Goodison area.
(1 as Greatest Concern and 8 as Least Concern)
____
____
____
____
____
____
____
____
Over development
Becoming too commercial
Losing its character/historical significance
Deterioration/neglect
Not improving it (the do nothing approach)
Orion/Collins intersection
Lack of street lighting
Lack of sidewalks/crosswalks
Other _________________________
4. How often do you visit the Goodison Area? (check only one)
□ Daily
□ Once a week
□ Once a month
□ Twice a year
□ Rarely
□ Never
5. When you visit the Goodison Area, what are the main reasons for your visit?
(check only one)
□ Walking the Paint Creek Trail
□ Biking the Paint Creek Trail
□ Cider Mill visit
□ Fishing on Paint Creek
□ Business at Township Offices
□ Go to church
□ Visiting Bear Creek Nature Park
□ Visit a local business
□ Drop kid(s) at school
□ Other_____________
Other Comments:
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
____________________________
Please return this survey by Wednesday, October 26, 2011. Thank you!
MEMORANDUM
TO:
Oakland Charter Township Planning Commission
FROM:
Larry Nix, PCP, Lynée Wells, AICP and Andy Moore, AICP
DATE:
November 11, 2011
RE:
Goodison Area Survey Results
In late October 2011, Oakland Township distributed a survey to property owners residing within
the Goodison Study area for the purpose of gathering public input in support of the Goodison
area Master Plan. The purpose of this memorandum is to present the results of that survey along
with some analysis of its implications relative to the current master planning effort.
Methodology
Figure 1. Goodison Study Area
The survey instrument was mailed to all
property owners residing within the
Goodison area, the boundaries of which
are illustrated in Figure 1. The survey
included a brief cover letter and
information for additional public input
opportunities to be held in support of the
Goodison area Master Plan. Postage was
pre-paid by the Township to enhance the
rate of response.
The survey consisted of five questions
designed to gather information and
opinions relative to the existing conditions
and future uses for the Goodison area.
Questions 1, 4 and 5 were simple check-the-box questions and questions 2 and 3 asked recipients
to rank future uses and concerns, respectively, using an ordinal scale. The survey also provided
opportunities for respondents to write in their own responses in questions 1, 2, 3 and 5. Finally,
the instrument included an open-ended comment section where respondents could write in any
additional thoughts.
The survey was sent to 189 property owners, and 66 surveys were returned, for a response rate of
about 35%.
Oakland Charter Township Planning Commission
November 11, 2011
Page 2
Results
1. Question 1 asked respondents, “When you think of the Goodison area, what comes to
mind?” Seven options were presented and respondents were asked to select three of them.
The results illustrate how many respondents selected any given option.
Figure 2. Perceptions of the Goodison area
There are natural features that could be preserved and enhanced
No change needed in the Goodison Area
Township government offices are in Goodison
There are buildings that could be preserved and enhanced
The area has potential to be a central gathering place for the community
Could expand local shopping and services
I don’t know where Goodison is.
0
5
10
15
20
25
30
35
Number of responses
The area has potential to be a central gathering place for the community No change needed in the Goodison area Could expand local shopping and services There are natural features that could be preserved and enhanced There are buildings that could be preserved and enhanced Township government offices are in Goodison I don’t know where Goodison is. Count 18 32 15 40 25 25 0 Percent 27.3% 48.5% 22.7% 60.6% 37.9% 37.9% 0.0% A majority of respondents (60.6%, n=40) indicated that “there are natural features that
could be preserved and enhanced”, while nearly one-half of respondents indicated that “no
change is needed in the Goodison area.” When considering the results of this item, it is
important to remember that respondents were asked to check no more than three options,
so the selection of one option does not preclude the selection of another. Also notable is
that the total count of responses adds up to 155, which means that some respondents did
not check three items, while other respondents may have checked more than three.
Nevertheless, the results generate some insight as to the respondents’ perceptions of the
Goodison area.
40
Oakland Charter Township Planning Commission
November 11, 2011
Page 3
2. Question 2 asked respondents to rank six future uses in the Goodison area on an ordinal
scale of most desirable (1) to least-desirable (6). The results presented below illustrate the
mean (average), so a lower average score can be thought of as a more desirable option. The
results from Question 2 are presented below.
Figure 3.
Desirability of future uses of Goodison Area
Least
Desirable
6
5
4
3
Most Desirable
2
1
Recreation Trails/Bike Paths
Housing
Offices and services
Shopping
Addditional Twp Services
Clearly, the most desirable future use for the Goodison area is “recreation trails/bike
paths”. The raw data indicates that a majority of respondents (61%, n=40) marked a “1”
for this item, meaning it was the most desirable future use that was listed on the survey
instrument. It should be noted by the Planning Commission that future uses that received
a higher average score should not be thought of as “not desirable”, but it can be assumed
that they are less desirable relative to the items on the survey with a lower average.
Oakland Charter Township Planning Commission
November 11, 2011
Page 4
3. Question 3 was written similar to question 2, and asked respondents to rank their
concerns about the Goodison area on an ordinal scale of greatest concern (1) to least
concern (8). The results presented below illustrate the mean (average), which means that a
lower average score can be thought of as a greater concern. The results from question 3 are
presented below.
Figure 4.
Concerns about the Goodison Area
8
Least
Concern
7
6
5
4
3
2
Lack of street lighting
Lack of sidewalks/ crosswalks
Not improving it (the do nothing approach)
Orion/Collins intersection
Deterioration/neglect
Losing its character /historical significance
Over‐ development
1
Becoming too commercial
Greatest
Concern
Three of the choices from question 3 stand out in Figure 4, above, as being the greatest
concerns for the Goodison area relative to the other options: (1) becoming too
commercial, (2) overdevelopment and (3) losing its character/historical significance. As
with question 2, it should be noted that concerns with a higher average should not be
thought of as issues that do not concern respondents, but it can be assumed that they not
generate as much concern as the other items listed in the question.
Oakland Charter Township Planning Commission
November 11, 2011
Page 5
4. Question 4 asked respondents how often they visited the Goodison area, and asked
respondents to check one of the pre-defined time period. The results of question 4 are
provided below.
Figure 5. How often respondents visit the Goodison Area
Twice a year, 0.0%
Once a month, 4.5%
Rarely, 1.5%
Never, 0.0%
Once a week, 13.6%
Daily, 71.2%
An overwhelming majority of respondents indicated that they visit the Goodison area on a
daily or weekly basis, which is not surprising considering that the survey was distributed to
property owners who lived within the study area and thus live within a mile or so of the
Goodison area. Additionally, only one respondent indicated that they visit the Goodison
area “rarely”, and no respondents indicated that they “never” visit the Goodison area.
Oakland Charter Township Planning Commission
November 11, 2011
Page 6
5. Question 5 asked respondents to choose one of nine reasons for why they visit the
Goodison area. The results of question 5 are provided below.
Figure 6.
Main reasons for respondents' visits to the Goodison Area
40.0%
30.0%
20.0%
10.0%
0.0%
The results illustrated in Figure 6 illustrate that most visits to the Goodison area are
recreational in nature, since the four most-commonly selected reasons for reasons (walking
the Paint Creek Trail, Biking the Paint Creek Trail, Cider Mill visit, visiting Bear Lake
Nature Park) are likely for recreational purposes. It should be noted, of course, that people
may visit the Goodison area for purposes not listed above, but considering that there are
few, if any, write-in responses to this question, we can safely assume that most visits from
those residing within the study area are for recreational purposes.
Conclusions
Now that each survey question has been examined individually, we can begin to draw some
meaningful conclusions from the data by looking at the results from a broader perspective. These
conclusions will give the Planning Commission an idea of how residents view the Goodison area
and provide insight into their preferred future, which will inform the planning process. The
following points outline some conclusions than can be drawn from the survey results.
1. Many residents are likely satisfied with the current state of the Goodison area. Nearly onehalf of respondents to the survey felt that “no change was needed” to the area (see question
1). Additionally, responses to question 3 pertaining to concerns about the Goodison area
revealed that the top concerns among respondents were related to development and/or the
Oakland Charter Township Planning Commission
November 11, 2011
Page 7
loss of character. Therefore, it may be appropriate for the Planning Commission to
consider planning for uses that will not significantly alter Goodison’s character.
2. The main draws for residents to the Goodison area are the recreational opportunities that
are available. Question 3 asked respondents to rank future land uses, and the most
desirable future land use in the Goodison area was recreation trails/bike paths by a wide
margin. Additionally, in answering question 5 pertaining to why respondents visited the
Goodison area, a majority of responses were related to recreational activities. A total of
65% of respondents indicated that the main reason for their visit to the Goodison area was
walking or biking the Paint Creek trail or visiting Bear Creek Nature Park. If visiting the
Cider Mill is thought of as recreational or quasi-recreational activity, then that percentage
increases to 80.3%. Regardless, residents of the Goodison area value recreational
opportunities highly.
3. The Goodison area contains natural features that are valued by residents that should be
preserved. When asked “what comes to mind” when thinking of the Goodison area, a
majority of respondents indicated that “there are natural features that could be preserved
and enhanced.” Using this information, coupled with the draw of recreational features
and amenities discussed above, the Planning Commission may find that it is important to
seek out and preserve some of the key natural features that make the Goodison area the
recreational “magnet” that it appears to be when looking at the responses of this survey.
This is not to say that physical improvements to buildings, residential uses or shopping
opportunities should be precluded from the master planning discussion, but the results of
the survey seem to indicate a clear preference toward preserving the unique character,
natural amenities and recreational opportunities that presently exist within the Goodison
area.
4. Respondents provided a few write in comments. Using a program called Wordle, this word
cloud shows the most important themes to the respondents being the largest words in
terms of font size.
Oakland Charter Township Planning Commission
November 11, 2011
Page 8
The survey instrument illustrating the complete results is attached on the following pages.
It is important to note that this survey is just one of the several methods being utilized to generate
community interest and input for the Goodison area master planning project. The upcoming
walking tour, stakeholder interviews, public design meetings and presentations will also gather
important community input. These tasks will educate the public on the planning process and
generate a consensus throughout the community about the future of the Goodison.
Oakland Charter Township Planning Commission
November 11, 2011
Page 9
1. When you think of the Goodison area, what comes to mind? (check only three)
27.3%
The area has potential to be a central gathering place for the
community
48.5%
No change needed in the Goodison Area
22.7%
Could expand local shopping and services
60.6%
There are natural features that could be preserved and enhanced
37.9%
There are buildings that could be preserved and enhanced
37.9%
Township government offices are in Goodison
0%
I do not know where Goodison is.
Other _________________________
2. Please rank future uses in the Goodison area.
(1 as Most Desirable and 6 as Least Desirable)
Avg 4.14 Shopping
Avg 3.29 Housing
Avg 4.47 Additional Township Services
(ie, facility to support a central gathering place for residents of all ages)
Avg 1.76 Recreation trails/bike paths
Avg 3.86 Offices and Services (dry cleaner, bank, childcare)
Other _________________________
3. Please rank concerns about the Goodison area.
(1 as Greatest Concern and 8 as Least Concern)
Avg 2.53 Over development
Avg 2.21 Becoming too commercial
Avg 2.58 Losing its character/historical significance
Avg 3.71 Deterioration/neglect
Avg 4.64 Not improving it (the do nothing approach)
Avg 4.32 Orion/Collins intersection
Avg 5.74 Lack of street lighting
Avg 4.77 Lack of sidewalks/crosswalks
Other _________________________
Oakland Charter Township Planning Commission
November 11, 2011
Page 10
4. How often do you visit the Goodison Area? (check only one)
71.2%
Daily
13.6%
Once a week
4.5%
Once a month
0.0%
Twice a year
1.5%
Rarely
0.0%
Never
5. When you visit the Goodison Area, what are the main reasons for your visit?
(check only one)
36.4%
Walking the Paint Creek Trail
16.7%
Biking the Paint Creek Trail
15.2%
Cider Mill visit
0.0%
Fishing on Paint Creek
10.6%
Business at Township Offices
3.0%
Go to church
12.1%
Visiting Bear Creek Nature Park
10.6%
Visit a local business
0.0%
Drop kid(s) at school
Other_____________