Otsego County

M-32 & Old-27/I-75 Business Loop Corridor Study

Table of Contents

Chapter 1 
Introduction 1-1
Background 1-1
Study Area 1-2
Purpose of the Planning Process 1-3

Chapter 2 
Existing Conditions 2-1
Data Sets 2-1
Existing Land Use 2-1
Utility Service Areas 2-5
Off Site Advertising 2-7
DDA Districts 2-7
Visual Resources and Community Character 2-9

Chapter 3 
Environmental Analysis 3-1
Natural Resources 3-1
Agriculture 3-3
Soil Constraints 3-4
Slopes 18 % and Greater 3-4
Hydric Soils 3-4
Building Site Development 3-7
Septic Systems 3-7
Urban Forests 3-7

Chapter 4 
Status of Planning and Zoning 4-1
Introduction 4-1
Community Planning 4-1
Future Land Use Plans 4-1
Zoning 4-5
Zoning Maps and Zoning Districts 4-8
Model Ordinances 4-14

Chapter 5
Traffic Conditions 5-1
Introduction 5-1
Existing Conditions 5-1
Speed Limits 5-1
Number of Lanes 5-2
Traffic Control 5-2
Major Traffic Generators 5-3
Major Traffic Input Locations 5-4
Access Points 5-4
Traffic Volumes 5-5
Crashes 5-5
Operating Conditions 5-8
Projected Conditions 5-10
Traffic Volumes 5-10
Operating Conditions 5-10

Chapter 6
Access Management 6-1
Introduction 6-1
Driveway Spacing 6-2
Roadway Speed 6-2
Sight Distance 6-4
Location of Nearby Intersections 6-4
Type and Size of Development 6-4
Maximum Number of Access Drives Per Property Frontage 6-5
Driveway Design 6-5
Commercial Driveways 6-5
Private Street Entrances 6-6
Residential Driveways 6-6
Joint Driveways 6-9
Driveway Consolidation 6-9
Service Roads 6-9
Auxiliary Lanes 6-11
Right Turn Deceleration Taper 6-11
Right Turn Deceleration Lane 6-11
Two-Way Left Turn Lane 6-13
Additional Exit Lane for an Access Drive 6-13
Medians 6-14
Trees and Landscaping 6-16
Traffic Signals 6-17
Thresholds for Requiring Traffic Impact Studies 6-17
Types of Traffic Impacts 6-18
Rezoning Traffic Study 6-18
Traffic Impact Assessment 6-18
Regional Traffic Analysis 6-18
Trip Generation Thresholds 6-18
Thresholds for Rezoning Requests 6-18
Thresholds for Site Plans, Plats, Mobile Homes Parks,
and Condominium Projects 6-19
Summary 6-22

Chapter 7
Corridor Goals and Objectives 7-1
Inter-governmental Cooperation 7-1
Access Management 7-2
Capacity 7-2
Safety 7-3
Land Use Planning 7-3
Natural Features 7-4
Scenic Values 7-4

Chapter 8
Recommendations and Improvement Strategies 8-1
Communication 8-1
Medians, Turning Lanes & Passing Flares 8-2
Access Driveways, Frontage Roads, Rear Access Drives & Parking 8-3
Pedestrian and Bicycle Facilities 8-3
Economic Viability of Commercial Areas 8-5
Aesthetics, Recreation and Natural Resources 8-6
Community Planning 8-6

Appendix A
Model Zoning Ordinance Language A-1

Appendix B
Strengths, Weaknesses, Opportunities and Threats B-1

List of Figures

Figure 1.1 Study Area 1-3
Figure 2.1 Existing Land Use 2-2
Figure 2.2 Electric Service 2-5
Figure 2.3 Cable Television Service 2-6
Figure 2.4 Telephone Service 2-6
Figure 2.5 Natural Gas Service 2-6
Figure 2.6 Public Water Service Area 2-7
Figure 2.7 Sanitary Sewer Service Area 2-7
Figure 2.8 Off Site Advertising 2-8
Figure 2.9 DDA District 2-8
Figure 2.10 Assets and Solutions 2-10
Figure 2.11 Visual Rural Resources 2-11
Figure 2.12 Highway Commercial Areas 2-12
Figure 3.1 Woodlands and Wetlands 3-2
Figure 3.2 Farmlands and Prime Farmland Soils 3-5
Figure 3.3 Soil Constraints (Slopes & Hydric) 3-6
Figure 3.4 Soil Constraints (Building Site Development) 3-8
Figure 3.5 Soils Constraints (Septic Systems) 3-9
Figure 3.6 Urban Forests 3-10
Figure 4.1 Community Future Land Use Plans 4-3
Figure 4.2 Community Zoning Maps 4-9
Figure 5.1 Speed Limits 5-1
Figure 5.2 Number of Lanes 5-2
Figure 5.3 Traffic Control 5-3
Figure 5.4 Access Areas of Concern 5-5
Figure 5.5 Traffic Volumes 5-6
Figure 5.6 Crash Diagrams 5-7
Figure 5.7 City of Gaylord Crash Patterns 5-8
Figure 5.8 Projected Traffic Volumes 5-11
Figure 5.9 Percent Change in Projected Traffic Volumes 5-11
Figure 6.1 Desirable Separation of Drives 6-3
Figure 6.2 Driveway Layouts 6-7
Figure 6.3 Driveway Layouts 6-8
Figure 6.4 Service Roads 6-11
Figure 6.5 Right Turn Taper Lanes 6-12
Figure 6.6 Typical Medians on Divided Highways 6-15
Figure 6.7 Safety Benefits of Medians 6-15
Figure 6.8 Business Activity and Medians 6-16

List of Tables
Table 1.1 Otsego County, Population Projections: 2000 - 2020..1-1
Table 4.1 Status of Planning and Zoning 4-2
Table 4.2 Otsego County Future Land Use Categories 4-4
Table 4.3 City of Gaylord Future Land Use Categories 4-6
Table 4.4 Summary of Land Use Regulations 4-7
Table 6.1 Desirable Separation of Adjacent Driveways 6-2
Table 6.2 Desirable Deceleration Taper Lengths 6-10
Table 6.3 Land Use Thresholds for Traffic Studies 6-20
Table 6.4 Requirements for Various Types of Traffic Impact Studies 6-21

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