LOCATION CRITERIA FOR OVERNIGHT TOURIST BUSINESSES BY Robert WbodrowIfiglntosh A THESIS Submitted to the School of Graduate Studies of Michigan State College of.Agriculture and Applied Science in partial fulfillment of the requirements for the degree of MASTER OF SCIENCE Department of Conservation Institute 1949 ‘ THESIS ACKIJO I’JL EDGMFNT S I wish to express my sincere thanks to Director L. R. Schoenmann, Conservation.Institute, for his long and-untiring efforts to furnish guidance in the preparation of this study. Notonly has he given valuable criticism to the writing but has furniShed the inSpiration to do the tasks required for its completion. Also, I would like to thank Prof. J. O. Veatch for his counsel on soils classification in relation to motor court sites. Without his assistance, the portion of this study on soils would not have been possible. Prof. I. F. Schneider likewise assisted greatly in the identification of soil types and their suitability for motor court construction. I: H. *2 Lu Ca 65 COLT ENTS Introduction.............. Objective of the Thesis . . . . . . . . Early History of the Resort Business in Michigan Development of the Motor Court Industry Physical ASpects of Location . . . . . . Economic ASpects of Location . . . . . . Customer Preferences in Location . . . . Summary ................ Motor Court Location Evaluation Sheet. . Suggestions for Further Investigations . Literature Cited . . . . . . . . . . . . Appendix . . . ... . . . . . . . . . (inside 11 27 46 93,. 106 112. 117 118 back cover) ;;;; 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. CHARTS Page Vehicles Transported by Michigan State Ferries Across Straits of Mtckinao, Years 1923 - '48. . Passenger Car Production in the United States, YearI1900‘b01948.............. Sources of Highway Support in Michigan, All Roads and Streets, 1910 to 1946 e e o e e e e e e e e Funds.Available for All Roads and Streets in Mich- igan, at Six-Year Intervals Between 1910 - 1946 Mbtor Vehicle Highway Revenue in Michigan Distrib- uted to and Expanded by Governmental Units, Ped0d1910t0194600eeeeeeeeeeee Mbtor Vehicle Net Revenue for Highways in Michigan Total Receipts and Distribution to Local Govern- manta, Years 1910 to 1946 e e e e e e e e e e e Expenditures for Trunklines in Michigan for Constr~ uction and maintenance the by State Government and Federal Relief.Agencies, Years 1910 to 1946 County and Township Highway Expenditures in Mich- igan by the Units Themselves and by Federal Agencies for Construction and maintenance from Records and Estimates Based Upon National Cri- tcrifi, Year! 1910 to 1946 e e e e e e e e e e 0 ‘Weight Tax Receipts in Michigan from.Passenger Cars Trucks and Trailers, Years 1917 to 1946 . . . . State Gasoline Tax Rates - October, 1947 (Cents per Gall-011)....ceeeeeeeeeeeeeee 13 16 17 18 19 21 22 23 24 iii 1. 2. 3. 4. 5. 6. 7. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. FIGURES AND ILLUSTRATIONS Site Classification, Goldwater, Michigan Class 2 Site south of Coldwatsater . . . Class 1 Site north of Goldwater . . . . Class 1 site south of Marshall . . . . . Class 3 site north of Charlotte . . . . Site Classification, Lansing, Michigan . Class 2 Site southwest of Lansing . . . Class 2 Site north of Lansing . . . . . Class 3 Site north of St. Johns . . . . Class 3 Site east of Ithaca . . . . . . Class 4 Site west of Prudenville . . . . Class 4 Site south of Grayling . . . . Page Site Classification, Gaylord and Otsego Lake, Mich. Class 1 site north of Gaylord . . . . . . . Class 4 Site south of wolverine . . . . Class 1 Site north of wolverine . . . . Class 1 Site south of Indian River . . . Site Classification, Cheboygan, Michigan Class 1 Site south of Cheboygan . . . . Class 1 Site south of Cheboygan . . . . Class 1 Site south of Mackinav City . . Class 1 Site southeast of thkinaw City 31 32 32 35 33 34 35 35 36 36 36 37 39 39 41 42 42 45 43 iv 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. 35. 36. 37. 38. 39. 40. 41. 42. 43. 44. FIGURES AND ILLUSTRMTIONS Page Class 1 Site east of Traverse City . . . . . . . Class 4 Site northeast of Traverse City . . . . Class 3 Site about 10 miles east of Shingleton . Class 1 Site east of Iron Neuntain . . . . . . Average 24 Hour Daily Traffic Flow Map . . . . . Gabel‘s Modern Cabins, Lansing, Michigan . . . . Mhrlett manor, Lansing, Michigan . . . . . . . Miller's Motor Court, East De Witt, Michigan . . Winslow's Motor Court, Okemos, Michigan . . . . View of a Duplex Cabin at Winslow's Motor Court. E1 Pancho Court, Bay City, Michigan . . . . . . Entranceway to E1 Pancho Court . . . . . . . . Greer's Cabins, Gladwin, Michigan . . . . . . . Entrancsway to Greer‘s Cabins . . . . . . . . . Wilson's Cabins, Gaylord, Michigan . . . . . . . Wilson's Log-O-Tel, Gaylord . . . . . . . . . . Pine Lane Cabins, Traverse City, Michigan . . . Office and Cabins, Pine Lane Cabins . . . . . . Baywood Cabin Camp, Traverse City, Michigan . . Overnight Cabins at Baywood Cabin Camp . . . . . ”The Breakers'l Cabins, Hackinas City, Michigan . View of “The Breakers” showing Location next to the Michigan State Ferry docks e e e e e e e 44 45 45 49 58 6o 61 65 63 65 65 66 66 68 68 69 69 70 7o 72 72 45. 46. 47. 48. 49. 1. 2. 3. 4. 5. 6. 7. FIGURES AND ILLUSTRATIONS Page Dettman's thel, St. Ignace, Michigan . . . . . iii-Way Cabins, Iron hunted-D e e e e e e e e 0 Close up View of Hiéway Cabins . . . . . . . . Location of Mbtor Courts Studied and Highways Upon WhiCh they are located 0 e e e e e e e Intefliew QUOStionnaire Fom e e e e e e e e e TABLES Vehicles Transported By Michigan State Ferries Across Straits of Mackinac, 1923 - '48 . . . Passenger Car Production in the United States, 1900-'48 cosecceeeseeeeee Total Number of Registrants of all 12 Motor Courts, in the Tourist Season (June, July, August, September) and the Other Mbnths of theYear eeeeeoeeeeeseeeee Number of Registrants of all Establishments Studied from.Michigan,'Wisconsin, Illinois, Indiana, Ohio, remaining States and Dominion ofCanada................. Comparison of Origin of Patronage by Mbtor CourtsStudiod............... Length or Stay or Registrant! e e e e e e e e 0 Composition of Registering Party . . . . . . . Time of Original Departure from Home of Motor- ists making Trips into Northern Michigan and the Upper Peninsula . . . . . . . . . . . . 74 75 75 76 99 12 15 77 78 79 80 80 93 vi TABLES 9. Customer Preference in Type of Overnight Accommo- dationa.....................100 10. Reasons Given by Customers for Types of Accommo- dationsPreferred................101 11. Customer Preference in Location of Overnight ACOOWdations .................103 INTRODUCTION In order to fill the ever growing demand for overnight accommodations in Michigan, large numbers of businesses of the overnight cabin type (hereinafter referred to as motor courts) have been constructed. They have been built faster and in greater numbers since the end cf'World War’II than at any time in Michigan history. This is a relatively new 1 and no complete, well authen- type of business enterprise ticated library of information has been accumulated regard- ing it. To a large extent, those entering the business are pioneers--relying on their own native ability and Judgement regarding the facilities they were providing. They had no unbiased, reliable source of information to guide them in the development of their piece of land. To help fulfill these needs, some research has been accomplished for the purpose of giving sound information on.the subject of location. According to H. B. Love, “The choice of the right location is probably the most important single element in the establiShment of a motor court."2 Locationp-spatial aspect--situation--these terms are to be explored and investigated in order to formulate a criteria for location. The problem of location will be considered from.three different aspects: the physical, the economic, and preferences of the vacationing public. 'IHarry Barclay Love, Establishing and_Opgrating_a YearbRound Motor Court, U. S. Department of’Commerce, 1945, p. l. fibid. , p. 5. OBJmTIVE OF THE THESIS The objective of this study is to formulate a Specific and adequate set of criteria which can be used by a prOSpective operator of a motor court in finding a profitable location and in evaluating any likely location he may be considering for such use. EARLY HISTORY OF THE RESORT BUSINESS IN MICHIGAN It is felt that some consideration of the history and deve10pment of this industry would be of value. An apprec- iation of what has happened before enriches one's viewpoint and gives dignity and understanding to the task of providing lodging and comforts for the highway traveler. éThe origins, generally, of the first summer resorts in northern Michigan date back to lumbering times, and in not a few cases, indeed, lumbermen themselves were the founders."l){Thus we see that our present vast outdoor recreational develcpment really began during the lumbering era.\ (The biggest period of lumbering took place between 1850 and 1890.? Mackinac Island was the first place where travelers tarried for short stays before moving on. Poet and editor William Cullen Bryant who stopped at Mackinac in 1846 writes "The fate of Mackinac is to be a watering place. J-Wilber O. Hedrick, The Recreational Use of Northern Michigan Cut-Over LandsJ (Michigan Agri. Exper. Sta. Bulletin No. 247, 19313. p- 37- 2Harold Titus, The Land Nobody Wanted, (Michigan Agri. Exper. Sta. Bulletin No. 332, 1945), p. '7. People already begin to repair here for rest and refresh- ment from the southern borders of Lake Michigan.”1 Many other beauty spots further to the south also attracted vacationers at an early date. Hedrick relates, "Bay View, on Little Traverse Bay, one of the best known of Michigan summer places, was begun in 1876, and at the same time the nearby Wequetonsing resort was started, and Lakeside resort on Higgins Lake and Old Mission resort on Grand Traverse Peninsula, also were founded. Harbor Point was begun in 1880, and the Belvedere and Chicago Club resorts at Charla-4 voix and the Columbus Beach resort at Indian River, were of the same date. (Another cluster of resorts began in the nineties) some of them of no little fame at the present day. Such resorts as Epworth Heights (1895), Crystalia (1895), Roaring Brook (1891), Tapinabee (1890), Mullet Lake (1890), Odin (1895), and Walloon Lake (1890) had their origins at thi s time. ”2 Along the west shore of the lower peninsula were a considerable number of resort centers before the turn of the century. Some of these were at Onekama, Ludington, Grand Haven, Macatawa, South Haven, Benton Harbor, St. Joseph, Union Pier, New Buffalo, and Sodus. On the east side of the state, the St. Clair ”flats," Algonac, and Port Huron attracted summer visitors and sportsmen. IE. 0. Wood, Historic Mackinac, Vol. II, p. 1.01. 2Wilber 0. Hedrick, The Recreational Use of Northern Michigan Cut-Over Lands, (Michigan Agri. Exper. Sta. Bulletin No. 247, 1934T, P0 37‘ During the era of big lumbering in the northern part of the lower peninsula lands were rapidly depleted of timber. But when the plow did not follow the axe, landowners began to realize some other use of the land was necessary. Harold Titus tells the story:1 "All of a sudden discouraged and distraught men in the upper counties began to realize that those cut-overs were producing an annual crop and had been for some time. It was a crop unaffected by drought or untimely frost or pests or plant diseases. Futhermore, it was a crOp which needed a minimum of tending by individuals and no transport to get it to market. Now, the tourist was not new to Michigan, although he was not so designated in earlier days. (Since before the Civil War certain Michigan localities had been famed as " simmering places.) Mackinac Island was the first,§nd through the decades the sunmler resorter had become a famil ar part of the seasonal picture along the shores of all the Great Lakes and on'many of the larger inland waters.) ( Nor was the non-resident hunter and fie/3mm a stranger in the upper counties.2 Even before second growth struggled up to recloak the bank of the major rivers and fish- productive lakes club houses and individually owned cabins had appeared. Many a settler in the back country had augmented his cash income by accommodating and rendering THarold Titus, The Land Nobody Wanted, (Michigan Agri. Exper. Sta. Bulletin No. 332, 1945), p. 13. services to grouse, duck and deer hunters. One of the first land exchanges made to block up Forest Reserves was with the Turtle I«ake Club (deer hunting) in Alpena county (1881.) which was consolidating thousands of acres and becoming an increas- ingly large tax payer as its holdings expanded and buildings were erected." Other early sportsmen's clubs were the Fontinalis Club in Otsego and Cheboygan counties (1911 ) and the Point Mouillet Club in Wayne and Monroe counties started in 1875. The Fontinalis Club was principally for fishermen and the Point Mouillet Club for duck hunters.:L Most of the historical sketch so far has concerned the lower peninsula.( The upper peninsula, which includes Mackinac Island, has also had a most interesting history of resort development. In a personal letter2 Mr. George E. Bishop writes, "Tourists really started coming to the Upper Peninsula of Michigan from England, New York, Pennsylvania, and Cleveland. They arrived at Mackinac Island, according to historical notes, about the time when the British took that fort over from the French (1781).) Small groups of people largely related to or interested in the life accorded the peeple on the island comprised the first visitors. They later on, following the discovery of iron and capper, rich pe0ple, capitalists, enamored with the stress of wealth, came by sailing boat. II. H. Bartlett, Game Division, Michigan Department of Conservation, personal interview, 191.9. 2George E. Bishop, Secretary-Manager, Upper Peninsula Develop- ment Bureau, Marquette, Mich., personal letter to author, 1947. Some of these families settled at Houghton, Copper Harbor, Marquette and descendants of them still make their summer homes here, now in the fourth generation. These groups were small, of course. In 1879 and 1880, with the opening up of rail transportation from Detroit north to Sault Ste. Marie, Marquette, and on to Duluth and from Chicago to Menominee, Escanaba, and Ironwood, there were (groups of people who believed that the Upper Peninsula had an immense tourist possibility. The Grand Hotel on Mackinac Island, the White House hotel and cottages on’ the southern end of Lake Gogebic, and the Superior Hotel (no longer standing) at Marquette were financed in part by corporate groups who looked forward to attracting tourists who would take advan- tage of boat and rail facilities. (It was not until after 1921, when cars found their way into private ownership and highway improvement programs were initiated, that the real development of resort facilities began to take place>‘ Resort develOpment was started in the Les Cheneaux Islands in 1888]; in an area called "Les Cheneaux Subdiv- ision." The resort was Opened for members and their families in July 1890. Spas or health resorts were another form of early recreational use of land in Michigan. Probably the earliest 1—Frank R. Grover, ‘A Brief Hi story of Les Cheneaux Islands, p. 38. resort of this kind was at St. Louis. Settled in 18531 St. Louis, while still an unincorporated village, became known as a Spa and health resort. A rather unique discovery of healing waters there was responsible for this deveIOpment. Writers on the W.P.A. «Michigan Guide"2 give us this explanation: "The therapeutic quality of its water was discovered when an old drummer observed that washing his hands in the water relieved the rheumatism in his wrists. News of the cure spread, and those afflicted with rheum- atism and similar ailments flocked to St. Louis or ordered shipments of water." Another health__resort was at Spring Lake. The mineral springs there which were supposed to have curative powers drew visitors starting in 1870. A small piece of steel which has been immersed in this water becomes so magnetized that it will pick up small pieces of metal.3 Mt. Clemens also became well known as a health resort before the turn of the century.‘ Some mention should be made of the early beginnings of the "grass root" organizations which have, almost from the outset, advertised the vacation lines of Michigan. Oldest of these is the Detroit Convention and Tourist Bureau organized TMichggan A guide to the Wolverine State, Writers' Program, Work Projects Admin. in the State of Michigan, 191.0, p.446. 2rpig,, p.440. £5.10: P0422 41bid., p.460 in 18951. Its name was later changed to the Detroit Conven- tion Bureau and the Southeastern Michigan Tourist and Publicity Association. In 1910 the Northeastern Michigsm Development Bureau was started. It had 91. members and was primarily established to promote settlement of farm lands. Subsequently it was known as the Eat Michigan Tourist Association. The Upper Peninsula DevelOpment Bureau was organized in 1911 to encourage agriculture and to advertise the region as a summer playground. The West Michigan Tourist and Resort Association was an outgrowth of the West Michigan Development Bureau organized in 1917.2 DEVEOPL‘EEFH OF THE MOTOR COURT INDUSTRY Motor courts, as we know them today, are an outgrowth of the crude cabins which appeared along the highways before 1920. Franklin M. Reck gives some history.3 ".You might say that 1919 was the beginning of the modern automobile age. It marked the passing of the linen duster, visored cap, and goggles. It marked the beginning of the greatest car and highway building age the world has ever seen. Something had to be done to accommodate the motor campers, and at first towns set aside camping areas. Then a few enterprising farmers ’began to build cabins, and before long tourist courts blossomed fMichigan A guide to the Wolverine State,Writers' Program, Work Projects Admin. in the State of Michigan, 191.0, p.87. 21bid., pp. 87-8. 3Frsnklin M. Reck, A Car Traveling People, p. 8. out." In these early days, tourists, driving their model "‘1‘" Fords, Oldsmobiles, and Durante came riding along, their running boards packed with tents, cooking paraphernalia, groceries and fishing tackle. They wanted a place to stop overnight where the tent could be conveniently pitched and cooking could be done. The first "facilities" provided for them was a small cleared area and a well and outhouse. The next step was the construction of a wooden tent floor. From here, conveniences evolved into wooden sides for the tents and finally into a single walled frame or log "cabin." Usually cast off furniture from somebody's attic was used‘ and only the barest essentials were provided. Mr. Titus describes the beginnings of this new industry in Michigan:1 "But this century's second decade brought the realization that the hunter, the fisherman, the builder of taxable preperty for seasonal, recreational use were important economic factors. This realization that these unwanted lands could produce an almost certain annual crap came because good agricultural land down in southeastern Michigan was going into. unheard-of uses. Instead of lusty corn and wheat and beans, new factories were growing on the outskirts of cities. These factories were producing automobiles in ever increasing numbers. The automobile manufacturers were turning their talents to the chore of helping make the Affarold Titus, The Land NobodLWant ed, (Michigan Agri. Exper. Sta. Bulletin No. 332, 1945), p. i3. 10 public good-roads conscious so their product would come swiftly into general use. The implications of the changes in travel habits the automobile was to bring did not penetrate the understanding of the upper country at once. All those idle or, at best, slowly producing acres of public land still stared a glum up-state public in the face when family touring by motor car became the newest thing to do. The only immediate economic benefits from the young forest reserves that could be discerned came in the form of seasonal employment for a few natives who built fire lanes and planted seedling pines. But these workers occasionally looked up from their toil to see a Tin Lizzie bearing hunters or fishermen go by on a sand trail that had never been traversed before by any vehicle more comfortable or swift than a horse drawn lumber wagon. A new day was dawning, unheralded and unsung.” From these pioneering days, the simple one room cabin has evolved into the new de luxe motor court of today having rooms of beautiful modern design, expertly decorated and tastefully furnished. Complete baths with hot and cold running water and tiled walls are a far cry from the old pitcher pump and outhouse. Conveniences and facilities are comparable to the best hotel accommodations. Mr. Bishopl gives some interesting observations on the growth of this 1George E. Bishop, personal letter to the mithor, 1947. 11 motor court industry: "The establishment of state owned ferries (across the straits of Mackinac) in 1923 and the Opening up of the highway U. S. 27 from Grayling and Gaylord north to the straits gave additional impetus. From.l92l up until 1929 it was the continuous advertising of the four grass root organizations, such as ours in Michigan, gradually and from time to time augmented by advertising of transportation interests, advertising support by chambers of commerce, and the resorts themselves that gradually built up the volume of patronage to northern Michigan. The records show that in 1916 twenty-one automobiles crossed the Straits of Mackinac. They had to be loaded on flat cars at Mackinaw City and shipped as so much freight by rail across the Straits. If you will ask the State Highway Department for a year by year record of cars passing the Straits of'Mackinac from 1923 to the present time, you will have a fairly accurate barometer as related to the steady growth of tourist patronage to the Upper Peninsula. And may I say for the most part the expansion of facilities and improvement of facilities and services has kept pace with the volume of patronage. There was a slackening due to the war period (194295) and priorities imposed but this year, .... in response to the post-war demand fer'more facilities and better facilities, there will be a further expansion in the development of all types of housing facilities and services in our region.” Table 1 Vehicles transport ed by Michigan State ferries across Straits of Mackinac, 1923--1.8. 1 Year Vehicle 8 ‘ Year Vehi c1 as 1923 10, 351 i 19 38 206,087 1921. 38.4o8 ’ 1937 274,719 1925 59.181 1938 255.088 19215 75,179 f 1939 280,243 1927 92, 963 i 1940 296, 762 1928 107, 516 : 1941 372, 81.1. 1929 130.912 , : 1942 281.398 1930 132. 633 i 1943 105. 211 1931 129,858 g 191,4 121, 59s 1932 99,121 :: 191.5 216,783 1933 107,170 )1 191,8 ' 1.2.0, 321 1931. 138. 302 g 1917 501.109 1935 164, 81.8 E 1 191.8 552. 1.04 1Data from Finance Division, Total 5,171,410 Michigan State Highway Department, 191.9. 600,000 500 , 000 . 400,000 300,000 VEiICLES TRANSPORTED L . 200,000 100,000 L 1923 25 CHART 1 VEHICLES TRANSPORTED BY MICHIGAN anus FERRIES ACROSS STRAITS OF MACKINAC, YEARS 1923 TO 191.8 11. DeveloPment of the motor court was synonymous with the growth of the automobile industry. Widespread ownership of cars brorght recreational travel to the common man. This in turn resulted in a quickly growing demand for overnight tourist accommodations. Table 1 and chart 1 have shown how this travel grew in the records of cars carried by the Michigan State ferries across the Straits of Mackinac. Table '12 and chart 2 illustrate the tremen- dous growth of automobile manufacturing in the United States since 1900. Keeping pace with the production of passenger cars was the building of roads. In 1919 Oregon passed the first state gasoline tax in historyl, thereby finding a way to raise money to construct roads. Most states organized highway departments by 1920. The Michigan State Highway Department was created in 1905.2 There were about 2700 cars in Michigan in 1905, paying a 50¢ annual licence fee.3 Charts 3--10 show the extent to which money has been poured into highway construction in Michigan} "Govern- ments in the state have raised more than two billions of revenues in the support of roads and streets since these have been improved and maintained to accommodate motor 1Frahflin M. Rack, A Car Traveljicng People, p. 7. 2Michigan A gguide to the Wolverine _'State, Writers' Program, Work Projects Admin. in the State of Michigan, 191.0, p. 58. bid., p. 58. LFinancingLMichigan Highways Roadwd Streets 1910-491g, Michigan State Highway Department, 191.7, pp. 3-70. Table 2 1 Passenger Car Production in the United States, 1900-—48. EH Year Cars producedLEYe Cars produced 1900 4, 912 331925 3,735,171 1901 7,000 E 1928 3,783,987 1902 9 .000 1927 2.936. 533 1903 11,235 : 1928 3,815,417 1904 22,130 ‘1929 4,587,400 1905 24,250 E 1930 2,784,745 1908 33.200 1931 1.973.090 1907 43.000 ! 1932 1.135.491 1908 63.500 1933 1.573.512 1909 123,900 5 1934 2,177,919 1910 181,000 : 1935 3.252.244 1911 199.319 E 1936 3,609,528 1912 350.000 1937 3.915.889 1913 481,500 E 1938 2,000,985 1914 548,139 E 1939 2,888,798 1915 895.930 - 1940 3.717.385 1918 1,525,578 ; 1941 3,779,882 1917 1,745,792 ; 1942 222,882 1918 943.430 1943 139 1919 1,851,825 E 1944 810 1920 1 .905. 560 E 1945 59. 532 1921 1,488,087 E 1948 2,148,877 1922 2, 274,185 1947 3, 297, 331 1923 3.624.717 1948 3,899,885 1921+ 3.185, 881 -——_—4—__.—___7._...___ iAutomotive and Aviation Industries, March, 1947 and J an. 1949. 16 ‘4’500'000 CHART 2 ‘ 131185me CAR PROWCTION - IN THE UNITED STATES, q YEARS 1900 TO 1948 -4,000,000 A -' 3,500,000 -3,ooo,000 a- . § '12, 500,000 3 Q4 .1 U) d 5 4 0 g fi2,ooo,ooo (.5 .- UJ -- 3 - Q4 -1,500,000 - -1,000,000 - 500,000 """""_av[vvIvaqTflejTIITITIIIVITIIIIT'WTII 19100 05 10 15 20 25 30 35 40 45 48 18 D 0 r4 0'9." 0.6.." imam" v. mNaH NN O H O H J7 OH 0N l7//////// - or. 01v 0m E\\\ \\ \ \\\\\\ - R \\\\\\\\\K\\\\\ om \\\\\\\ \\\ \\\\\\ \\ mozdamHmmd Ag a or mspzasam Beams ~58: Ag ow L\\\\\\\ \ \\\\\\\\X\\\\\ \\\\9 om mpg gazes B whom." 024 onH Emm EEK—H gnfim ad mmomoom AdeozHE EH. «8 Meg 30mm GEE 44909 4.3524 We azmomwm adage; RH mamgm g4 madam Add mom Bandaw ”GE _e§o_ OOH ca- 1.. . a7 1 . a ‘1 r ~..- .. 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U< 31“ E (0300/5 (m... . a mm u. ........ “m. n.. <.mm....mU |_<20..r<2 ZOQD owm0 02< mu>...mm.).wI... m..._23 NIP >m 2.0.0.192 Z. mmetozwaxw- ><310.I EIWZBO... 024 >...ZDOU . @930 0. ON on 01 OZONBJXJ SUV'I'IOO JO SNOI'I'IIN 83.3 3 .v on 3 mm an H mm s~.....wm~ mm .m o. E: «DJ—(mp. o. N. «20 muwzumm mmu4_ 20.3% «E 0203 . 52 £08.08 - 00.050 5:. "02588 Beam OH 930 . s L 25 vehicles principally. Taxes on property and those on motor vehicles have contributed substantially equal amounts. Assistance from the federal government through cash grants-in-aid and emergency relief expenditures account for 15.6 percent of the total of 2.1. billions from all sources."1 The federal government has assisted states build highways since 1917. In that year, the federal government paid out $2,915,283 to the various states for this purpose.2 Michigan has received $376,000,000 in federal fxmds for highway development since 191'7.3 Michigan has about 92,000 miles of rural highways. About 9,000 miles are part of the State and Federal trunk-line systemfl' Expansion of the motor court business has taken place in a similar manner to that of the automobile industry and the building of roads. In 1922 there were some 600 "tourist courts" in the United States.5 By 191.0 there were 13, 521 courts doing an annual business of $3,700,000.63 The 191.0 Census of Business? lists 236 motor courts in Michigan, having a total of 3,061 cabins and 3,1.93 rooms. 1Il‘inancingjlichigan Highways Roads and Streets 1910-491,6, Michigan State Highway Department, 191.7, p. 1. 2Franklin M. Rack, A Car Traveling PecmLe, p. '7. 3Financing Michigan Highways Roads and Streets 1910-1946, Michigan State Highway Department, 191.7, p. 23. ichigan A guide to the Wolvexige State, Writers' Program, Work Projects Admin. in the State of Michigan, 191.0, p. 58. 5Franklin M. Rack, A Car Traveling People, p. 31. 61mm, p. 31.. ‘ Sixteenth Census of the U. 8., 1910, Census of Business, Service Establishments, 1939, pp. 622-3. :6 Motor courts listed in the census do not include estab- lishments such as filling stations which have cabins , if the sales of merchandise exceeds 50%0f the sales of goods and services of the business. Thus there are-a‘large number of businesses furnishing accommodations of the overnight cabin type which are not included. No official figures are available as to the number of motor courts in Michigan in 191.8. The 1950 census will reveal a startling growth of this type of enterprise in the state. This author's estimate is that by 1950 there will be about two and one- half fold increase in the number of motor courts since 1939. It is difficult to estimate the economic value of the motor court industry. Some measures of the tourist industry as a whole have been made, principally by the U. S. Chamber of Commerce. Michigan's income from tourists in 1936 was 1 estimated by this agency to exceed $300,000,000. In 191.7 the tourist industry's annual revenue is estimated in 2 3 excess of $400,000,000, and the 191.8 figure, $450,000,000. Motor courts constitute m of the accommodations furnished tourists in the state.4 Thus 'it can be seen that this business is a major component of the state's economy along with manufacturing, agriculture, and commerce. IMichigan A Guide to the Wolverine Statg, Writers' Program, Work Projects Admin. in the State of Michigan, 191.0, p. 88. 2Biennial Prggress Report, Michigan Tourist Council, Lansing, 191.7, p. 2. 3Robert J. Furlong, Administrative Secretary, Michigan Tourist Council, Lansing, personal interview, 191.9. 4A Typical Michign Vacationer, Michigan Tourist Council, Lansing, 191.8, p. 2. 27 PHYSICAL ASPECTS OF LOCATION Basic in the selection of a site is a consideration of its general physical properties. Attention must be given to soil type, topography, surface drainage, internal drainage, septic tank drainage conditions for sewage diaposal, suit- ability for landscaping and the growing of a lawn. Also, slope, nature of cover and accessibility from the highway must be carefully examined. An outline of the important physical aspects of location has been made as part of this study. A site classification is hereby presented. It is based upon soil type, textural characteristics, tepography, drainage and suitability for lansdcaping and lawn growing. There are four site classes established which are designated Class 1, Class. 2, Class 3 and Class 1.. Class 1 sites are ideal graduating to Class 1. which would be an undesirable site. Method. United‘States Department of Agriculture soil survey reports were studied to obtain distribution of soil types along a sample highway, U.S. 27. Four spot locations were selected for the study: Goldwater, Lansing, Gaylord, and Oheboygan. County soil survey reports used were Branch (Goldwater) , Ingham (Lansing), and Gheboygan (Cheboygan).l There being no soil survey report for Otsego county (Gaylord), 1Soil Survey Reports, U.S.D.A., Washington, D.C., Branch county, Mich., 1928, Ingham county, Mich., 191.1, Cheboygan county, Mich., 1931. r'~‘ \ (.6 the Land Type map as developed by the Conservation Institute, Michigan State college, was used.1 Soil types as found on each side of the highway were mapped on the scale of 1 inch to the mile. The maps, as drawn for this study, were confined to a 3 mile distance each way from the selected comnmnities. Following the completion of these soils maps, a personal reconnaissance of the places selected, as well as other locations in the state, was made. Physical site conditions were observed, classified, and many representative photOgraphs were taken. These eprles are shown in the pages which follow. fL—and Tfié Map of 0t sego CountyL Michigan; Conservation Institute and Soils Section, Agricultural Experiment Station, Michigan State College, 1939. Site Classification Class 1 Class 2 Class \fl Class A Soils Table Ill Site Classification Textural Topography Characteristics Most of the well drained soils such as Bellfont- sine, Fox, Mont— calm, Plainfiel , Roselawn, Grayliug Rubicon, Kalkaska, Emmet, Eastport, Alpena, Bridgeman. Heavier soils such as Bill sdale, .Miami, Isabella, Hester, Onaway. More poorly drained soils such as Brady, Conover,‘Macomb, Griffen, Antrim, Newton, Iosco , Selkirk, Kawkaws lin, Saugatuck. Pests and mucks, poorly drained soils, Carlisle muck,.Houghton muck, Rifle peat, Griffen, Bergland, Munuscong, Saugatuck, and Granbv. Range from pract— i cally level to undulating and very hilly. Sand dunes, plains, and moraines lend interest to the landscape. * Range from sand to sandy loan, to loan. Loam and Level to undul- silt loam sting and moder- surfaces. ately hilly. Level to very Send to gently sloping loam. sites. Sand with mucky surface Flat soil to pest and muck . An additional consideration is blowing of snow in winter. If court is to be open all year, tepography and cover for snow drifting should be checked. Description Surface Drainage Excellent to good in all instances Good. Fair to poor Poor Internal Drainage Good during all times of the year Fair to good. Fair to poor. Clay or limey Septic tank Drainage Excellent. Soil is porous enough for use of the tile disposal field, filter bed or seepage pit method of diSposal. Fair to poor Fair. Poor drainage condit- clay sub-stratum ions necessitate may be present. seepage pit rather Often high water than disposal table in spring, fields. bedrock may be close to surface. Poor Unfavorable. If water table is nearer than 3 feet from surface at any time, area should be avoided. Suitability for Landscaping, Growing lawn Fair. Some of dry sands, Plainfield, Bridgeman, or Roselawn will need fill of clay or much for good lawn. * Excellent. Fair to good depending on the individual site and the artific- ial drainage used. Poor to fair Dry sands and coastal beach have maintenance problems of blowing sand and keeping lawns. These conditions must be considered carefully when selecting the site. (9 MAPS and SITE CLASSIFICATIONS including PHOTOGRAPHS of REPRESEN’I‘ATIVE SITES (All maps are scale 1 inchzl mile. Colors used are approx- imately the same as colors found on the soil survey maps. No correlation exists between the colors used on one map as hereby presented, and any other of the maps.) SITE CLASSIFICATION Notes: Soils found near Goldwater are principally within the Fox, Bellefbntaine and Hillsdele series. They are well drained. Texture ranges from.loam.to sandy loam. One area of muck is observed. Class 1 motor court sites prevail in this area. The muck is assigned Class 4. US 1-——--£- Goldwater i 1’..— Us 2'57 SOIL TYPE 27 ff—~Fox loam ————Bellefontaine sandy loam ~———Hillsdale sandy loam ;~—-Fox loam .;’«-Fox sandy loam I I l 1 l c I J Fox sandy loam Hillsdale sandy loam Fox sandy loam 4»———-Hillsdale sandy loam I“‘~ Muck Bellefontaine sandy loam Figure l . Site Classification, Goldwater, Mich. (Branch co.) _ l... _.—,_.'._‘.———.._- Figure 2. Class 2 site south of Goldwater, Hillsdale sandy loam. ...l_.__, f ' 7'1 Fk iv: Figure 3. Class 1 site north of Goldwater, Bellefontai-no sandyloam. .p «i ‘0‘ r ' - ‘ ' o "r. r ...“ A h, . . "I". I 'v'e .l .. ,1. I ‘ . '0 I ‘0 I " '. ‘ O V . l. ‘ y ‘ . v . “ I. '0 - 34‘ ‘1 '1! 'w'n‘J' 0'7“.- ‘3 ' ’3 H ‘ ' is, '5' %’F . . . j" . . " ; .V. J ' ’\ u ' H ~ 1 .. j. - A _ '9 W" "a. L { ~ ' ' ~ ,P 4‘ L .{i " :5 I I ‘_ . - 1‘ . l ‘ r" t. I ’ o {'I , 'u"’-‘ ’.;". '0 U' 'l'{' 7 : _. . . ' 3." ‘b I ‘ .7 I a . . i I . " . r I (It . I. ' I I. ._ - — , —— >—— - — —_77 ,l'., 7 —~ ‘v—‘r--" *— Figure 1.. Class 1 site south of Marshall, Fox loam. llili -. ,_ ,,_._,_L_,—,, F‘, __,, . 77“ fl" _—\ Figure 5. Class 3 site north of Charlotte, Brady loam. U) M) SITE CLASSIFICATION . SOIL TYPE US 27 Notes: Soils within the greater - v: Lansing area, including portions E \Hillsdale sandy loam of Eaton, Inghem and Clinton _ 4 ‘ --’_ . Carlisle muck counties, are principally within - 2 , the:niami,:siiisdn1e and Conover “s~_n...Miami loam series. There is some Carlisle 2*; ’~ muck about 3 miles north of f‘I‘KHillsdsle sandy loam Lansing. Soils range in texture from loam to muck and sandy loam. The Hillsdale and Miami soils are suitable as motor court sites and are given Class 2. Conover loam has a slow external drainage and “/1 for this reason, is given Class 3. 2\ Class 1. is assigned the Carlisle 1.5,. ”\ Hillsdele sandy loam muck. ‘-. .i . 3‘”- ' .. Conover loam ”-1. Lil ', Lansing Miami loam [$11111 sdale sandy I loam I 3827-1178 Figure 6 . Site Classification, Lansing, Michigan. (Inghem county) .—7 _. ,_ ---- —_—.—-—-< ———~f—— Figure '7. Class 2 site southwest of Lansing, Miami loan. o_~'.. “‘HWM‘9: .... 1»? 4]..‘\- I “3%.... 4_ . _ Figure 8. Class 2 site north of Lansing, Hillsdale sandy loam. —L- Ls-.. L- . -.L..A_‘N .... -... - ~—__,...—.‘_' ___...._ . _. Figure 9. Class 3 site north of StJohns, Conover loam. .‘ ‘fi. . ’J .Lv.-£.. ' 5 0“. y. . j _ y—_—-—— 7 —— —— .———. .—~ Figure 10. Class 3 site east ofIthaca, Conover loam. . "'AQ' . -.m‘ '- ll“! _- ~ -..». . $7": WLLAG! . . - _ . . A-MJ ...“:- p .. I ’ o . -Afi’V—O-'--‘—’-a - ’ - '. w- "— ~_ __-.fi*-, iv Figure 11. Class A site west of Prudenville, Rifle peat. Figure 12. Class 4 site south of Grayling, Rifle peat. SITE CLASSIFICATION 38 US 27 ' SOIL TYPE “7“‘7 l—v -i~—— Emmet sandy loam [1 4 ’24,..— Rifle peat 1‘. ~‘—-— Emmet sandy loam 1\ . :1...— Kalkaska loamy sand 8 .-——— A . Notes: Some good motor court sites are found near Gaylord. Along Otsego Lake is a stretch of land with Classl physical features as well as a good View of the lake. These qualities were recognized long ago and resort development has been established for many years. Terrain is generally hilly and interesting. Ernst and Kalkaaka series are in Class 1, Newton sand is placed in Class 3 due to wet condition. A mall area of Rifle Peat is in Class 4. 0t sego Lake 1 Gaylord 1‘- .. Kalkaska loamy sand H U 27 Figure 13. Site Classification, Gaylord and Otsego Lake, Mich. (Otsego co.) 39 ~-- - __ -.. v -.____ _v _ Figure 11.. Class 1 site north of Gaylord, Emmet sandy loam. .'......a .—._._—_-._. —.—‘ - _.__-——_‘ _ .._ — ___—..— __.-__ ___—9 ___—___ ~— _ w.— Figure 15. Class A site south of Wolverine, Rifle peat. 'I J i .5 I l l . I - _— ——-— 7 r-fir— -— - 7—77 fi—~———7 — V—————~r- - —————— ---v—v—»—— Figure 16. Class 1 site north of Wolverine, Kalkaaka loamy sand. I . u .‘ “( ' ‘ . ‘ . ; f "‘ . g . . I" :13}: {I . n" \ V a ct}. an!" “’;!u' [I ., . .... .I“ .1,_ I ,, ., -.. Figure 17. Class 1 site south of Indian River, Grayling sand. US 2'7- " US gi/Eastport sand SOIL TYPE VRifle peat h. ' -: '.-" . "‘\ SITE ‘ _ Granby sand ‘ llunuscong sandy loam CLASSIFICATION I, Bergland clay loam 4:) up 1‘ U39 * i . Cheboygan ’ ,' Notes: Soils northwest of i Cheboygen are flat, have a high water table and “I ‘ “"““““‘_* rather poor drainage. The 1.":- - Bergland clay loam Eastport sand furnishes l .. _. best opportunity for motor ‘ . court sites. South of town is found Bergland clay loam which occupies a flat depres- sed area. It has poor surface '1 drainage and poor internal drainage. Water table is Selkirk and Bohemian series. usually about 1 foot below . the surface. Farther south 3H}. :-i--— Selkirk silt loam are better sites in the .3 Q :33 (:3. Us" 27 Figure 18. Site Classification, Cheboygan, llich. (Cheboygan county) a - .. fl —— ’v- , A —1 ,.__, , - r "———~T——~—- -t*—— ~ _7 » wy—V— — . -~—-—7v——— '— —— Figure 19. Class 1 site south of Cheboygan, Weare fine sand. Figure 20. Class 1 site south of Cheboygan, Bohemian very fine sandy loam. , ___l.‘—_- -- 7M, _ ._.- .. .__7777a- —- —7 ,9. ....._____..w _...—. _— w v .— I . l 1___ __ _ _,__ f v- _ Figure 22. Class 1 site southeast of Mackinaw City, Eastport sand. 1.4 J Figure 23. Class 1 site east of Traverse City, coastal beach. - l 9. ‘ __ ¥~-. _..__ _ .‘ _-¢ 7— ._ Figure 21.. Class 4 site northeast of Traverse City, very wet. 45 V Figure 25. Class 3 site about 10 miles east of Shingleton on M-28. Rock actually appears on surface (foreground) averages only 2-5 inches below. . .. 2. . 0" O , 1 . . . . Figure 26. Class 1 site east of Iron Mountain, Vilas sand (stony) . ECONOMIC ”BEETS OF LOCATION This section will be devoted to those vitally important aspects of location constituting the human and economic elements. (There are a considerable number of basic qualities a site should possess in order to enhance the success of the undertaking. These elements will be. considered in order of their occurrence as a. prospective operator might view a particular site to evaluate its merits as a location. Alice‘s-siting (Probably the first consideration will be that of accessibility) Mrs. Ella K. Cork states} 3A good site is accessible by bus, car, train or boat services, close to the market where supplies are purchased,) not too far distant fmm centers of papulation from which guests may be drawn." The motor court must be easily reached from the highway. The site should be adaptable to development so that the entrance driveway is prOperly graded and the motorist can drive into it at a fair rate of speed. The local county highway commis- sioner can be of great help in providing information regarding driveways and entranceways. Consulting him will also assure compliance with highway regulations in this regard. Trees needed for landscaping and shade 'must not interfere with the necessary layout of the driveway. rElla K. Cork, Tourist Operator's Handbogkj Ontario Department of Travel and Publicity, Toronto, Ontario, 1948, p. 11. 4’7 (.Ylew' Harry B. Love maintains that "There should be a clear view of the court from every direction of the highway approaching it for a distance of at least 1,500 feet.”l)'This gives the prospective customer a chance to slow down his car and look over the court before deciding whether to stop or not. An unobstructed view of the court will provide the best possible selling force if the court presents an attractive inviting appearance to the approaching traveler.(:It is this first view and first impression which "makes or breaks" that particular sale of a night's lodging.) After the potential customer drives in, and after’he is shown the cabins available to him, he will usually take one. Thus the view which is made possible by development of the motor court at any particular site is of major importance.) Permanence .A well built motor court should last at least 20 years. Thus, it should be located on.a.highway which is not likely to be re-routed for 20 years. Also, widening projects or other changes can seriously impair the operation of the motor court. Foreseeing future highway developments may appear difficult. .However, reliable information concerning such changes can be obtained from the Planning Division, Michigan State Highway run-_—————_ Harry Barclay Love, EstabliShing and.0perating a Year-Round Motor Court, U. S. Department of Commerce, Washington, D. C 1945, p. 6. Department, Lansing. Assembling such facts on future changes is of great importance when considering any location. Traffic Count ‘3 motor court must be located on a heavily traveled main highway if it is to be profitable. There must be an adequate flow of vehicles constituting the potential customers for the period of time during which the court is to be Open. The finest motor court in Michigan can be constructed in a poor location and lose money. It must be located where the customers are. Travelers are not going to go out of their way to find accommodations. They must be at a location where the motorist: can conveniently stop. An actual count should be made at the proposed site, of all vehicles passing on the highway. This count should be divided into three sections. The first one should be “out-of-state" cars. Such a figure is a helpful indication of the number of travelers far enough away from home to be seeking a place to stay all night. The next section should be "other passenger cars from Michigan.” These are also possible customers. In the last section should be tallied the “local traffic” such as local passenger cars, farmers, and commercial vehicles not constituting likely customers. Tally should be made from early morning until about midnight on several different days to obtain a good sample:' It is estimated by the author that if the court is going to Operate year around, there should be a minimmn average of 3,000 vehicles of all types 49 HIGHWAY PLANNING SURVEY mucus N COOKIAI’ION mm PUBLIC ROADS ADMINISTRATION MICHIGAN STATE HIGHWAY DEPARTMENT HIGHWAY TRAFF'C FEDERAL WORKS AGENCY CHARLES M ZIEGL ER commune:- SI'AYE HIGHWAY AVERAGE 24 HOUR DAILY TRAFFIC FLOW . ON THE STATE TRUNK LINE SYSTEM |94l LEGEND IO-J'K SYMOOLS AND WHO!!! [Bane-nu Qua-unner- DETROIT L VICINITY SEE INSERT Figure 27. Average 21, Hour Daily Traffic Flow Map. per day past the site. By so studying the number and compos- ition of the vehicles, a fairly accurate measure of the poten- tial customers can thus be made. Information can be obtained from the Planning and Traffic Division, Michigan State Highway Department, Lansing, regarding the traffic count at any particular point. A "Traffic Flow Map" has been published and copies are included as Figure 27 and as Appendix 1 . gain of Season Length of season during which the motor court is to be open is of vital importance. It will be the foundation upon which all financial plans are laid. Traffic counts will have to be made during the time of year that the court is to be open. There is a very definite relationship between amount invested and length of season; also number of rentable rooms and length of season. If the court is to be Operated all year long, a smaller investment can be relatively more profitable because the fewer rooms will likely be occupied more during the year. Fewer rooms occupied all year around will yield more income than the same number of rooms occupied only a few months of the year. If the court is to be operated only. during the summer resort season, a much larger investment will have to be made,’ .to provide a larger income and number of rooms. A small investment in a business only functioning for 3 months out of any _one year will not produce enough net profit to support a'family. Under such 51 circumstances, a motor court can only be considered as a part- time enterprise.l A carefully prepared prospectus must be made to determine the profit expectations for the length of season which any particular location can afford. An additional possibility is to rent the rooms for light housekeeping during the off season. This is usually possible if‘the court is within easy commuting distance of a town. School teachers or others who can move out in the spring are considered the best type of clients for such rental agreements.2 pistencs on Highway) The ideal site is one in which the court can be built well back from the edge of the highway). The farther back it is (and still present a good view) the better.( This statement is based on the fundamental fact that the motor court is selling 33.393. )(Such being the case, the rooms should not be located so close to the highway that traffic noise keeps guests from getting a good 'night's sleefl. It is recommended that the minimum distance back from the edge of the highway to the closest building should be 100 feet.3 Best distance back is from 200 to 300 feet, depending on the visibility from the highway. r"So You Want to Finance a Tourist Court,” Tourist Court Plan Book, Tourist Court Journal, Temple, Texas, 1945, p. 7. s. L. G. Palmer, Pine Lane Cabins, Traverse City, personal interview, 1949. 3Clare A. Gunn, Extension Specialist in Agricultural Engineering, Tourist and Resort Service, personal interview, 1949. \n m Gradient of Highng Beware of locating at a point where trucks must shift gears in order to get over a hill. This situation increases the highway noise to the point where sleep is all but impossible. {p g. -... {Several good signs are essential to attract attention of motorists and to direct them to the court. Site selected must be adaptable to the placing of signs which can be easily read by the potential customer as he approachesfifz Natural Stops ( Some spots along a highway are points where the motorist slows down. These are usually found at main intersections, at curves, on an elevation where there is a beautiful view, at the out skirts of a town or at a point where the highway comes close to a river bank or lake shore boasting a lovely panorama. Such places are advantagleou; liofatiions if they possess other important qualificiionsl.) Surroundings As a quiet atmosphere is of utmost importance in location, the types of land use found nearby should be examined. Such establishments as outdoor theatres, outdoor markets, taverns, or dance halls are not conducli’ve to rest. Nearness to rail- road tracks is highly undesirable, particularly if it is where \h K 0 the trains sound whistles for crossings. Even if there are no establishments near the prOposed location, the establishment of a motor court often attracts other businesses in the immediate vicinity. A canvass of the land owners of adjacent tracts should be made to find out what their plans are for the future use of the land. . A beautiful grove of trees or attractive background of hills or water is highly desirable in a location. Beauty and appeal of the immediate surroundings will form a favorable initial appearance, so inportant in attracting customers. Nearness to Town H. B. Love states that "A location adjacent to a community of some size is generally advisable."1 Travelers, partic- ularly vacationists, want to have community facilities such as restaurants, stores, theatres, and service stations within easy reach. The best way to provide them with these services is to locate near where they" are. A ~15 minute drive should be the maximum required for a motor court guest to reach the shopping district of the nearest town. This indicates that the court should not be located more than 8 miles out from the center of a community. The closer to the edge of town 2 the court' is, the better. fHarry Barclay Love, Establishing and Operating a Year-Round Motor Cougt, U. S. Dept. of Commerce, Washington, D.C. 1945, p.8. 20rson Winslow, Winslow's Motor Court, Okanos, personal interview, 191,8. 51'. Competition Motor courts should not be built adjacent to each other or across the highway from each other.1 Exceptions to this rule may be found in highly concentrated traffic points. Pecularitics of terrain or convergence of roads at certain points make possible numerous motor courts. “owever, this close Spacing is usually unprofitable and should be avoided.2 Competition closer than one-half miles is undesirable.3 An effort should be made to acertain the present nmnber of rooms in motor courts and other types of accommodations in the community before investing in more such facilities. Bankers, savings and loan executives, chambers of comerce, present owners of motor courts, and other businessmen can help in providing this information. An estimate of the expected volume of tourists and commercial travelers can be obtained in a similar way. Such information.will be of utmost value in deciding whether a good demand for overnight accommodations exists in the community. If there is sufficient unfilled demand, another motor court can probably be estab- lished there. As a warning against overbuilding, Mr. George THarry Barclay Love, Estaflishingd Operating a Year-Round Motor Court, U.S. Dept. of Commerce, Washington, D.C. 1945, p.8. 2Ibid., p. s. obert W. McIntosh, Principal Factors Determining Location of Motor Courts and Trailer Parks in the Greater Lansing Area, unpublished paper, Conservation Institute, Michigan State College, 1947, p. 3. 55 E. Fullerl states, "Overbuilding of tourist courts is a serious menace, and before it gets started, responsible (motor court) operators everywhere should consult with their local bankers, explain facts, and put them on guard against inflation in this industry which is certain to lead to disastrous results." Most careful appraisal of the competition, both present and future, is thus imperative. Nearness to (Food Service, GroceryL Service Station There are some strategic locations for motor courts which do not exist on the outskirts of town, such as a point where two main highways intersect. Under such conditions, it is advisable to have the minimum facilities for food service, grocery, and service station nearby. The motor court proprietor himself does not necessarily need to provide such services. An arrangement can often be made with another individual to establish an eating place if the motor court customers are to be an important part of the cafe clientele. If no food service can be provided, some rooms with cooking facilities and a small grocery store are necessary. There are so many gasoline stations that in all probability car service can be obtained within a reasonable driving distance from the motor court. It is usually poor business to try to run a gasoline station and a motor court with only a man and his wife to provide the labor supply. fGeorge E. Fuller, Editorial, Motor Court Age, March, 1947, p.16. 56 Public'Utilities Electricity A profitable court cannot be established unless there is high line electricity available. Modern plumbing and lighting require a cheap dependable supply of electric current. Water City water is the best source as it will relieve the Operator of having his own wells and pumps. Next best is an approved water supply from drilled wells on the site. Neighbors should be consulted regarding their experiences in Obtaining water. A.location.having soft water free from iron is a real blessing. Much laundry is usually done at the court and the installation of chemical softeners is an expense which could become profit were the water of more desirable quality; The water must be tasteless, odorless, clear, free from harmful bacteria, and in abundant supply. 3 Gas City gas for space heating and hot water is a very trouble-free, convenient source of heat. .However, rates should be considered carefully if plans call for such type of installation. "Bottled gas" is generally available and can be used fer most types of heating purposes, remote from city gas lines. Place of Origin of Patronage The motor court should be located where the largest possible percentage of passing motorists are looking for a place to spend the night. Such a location, ideally, should be at the end of a day's drive from the areas where the largest numbers of travelers start their journeys. - . A study was made of 12 representative, successfully Operated motor courts in ‘ different parts of the state to find out the places where their patrons originated. Method During 1947 and 1948, the author studied the guest registration records of 12 motor courts. These were as follows: 1. Gabel's Modern Cabins, Lansing. - Gabel's is located on U.S. 27 and M '78 (highways united at this particular location) about 5 miles southwest of Lansing. It is on the west side of the highway (see Fig. 28 ). Gabel's is a rather small enterprise having seven overnight cabins. There are two "double" cabins (two double beds in one unit) and five single cabins. A spacious lawn occupies the front part of the prOperty. A nice looking Cape Cod home adjoins the cabins. The entire motor court is well maintained and presents a neat, attractive appearance from the highway. All cabins are modern and have good quality'furnishings. NO cooking facilities are furnished. It is an AAA approved court. a... eeeee Figure 28. Gabel's Modern Cabins, Lansing, Michigan. 00000 2. Mariett'Manor,ILansing. This combination motor court and tourist home is located on highway U.S. 127 at 3501 South Cedar St., Lansing. It is about one-half’mile south of Lansing city limdts on the east side of the highway; The highway on which Marlett's is located is a primary artery of travel from Lansing to the heavily populated cities of northern and western Ohio. Principal structure of’Marlett Manor is a large lodge housing the office, eight tourist rooms and living quarters for the Marlett family; In.addition, there are six overnight cabins of which two are duplex and four are single. 'They are of frame construction. All units are modern with good quality furnishings. {There are no cooking facilities. .Mr. Marlett also owns and Operates the "Cottage Inn" restaurant. It is near the lodge, being separated by an open Space utilized for parking, (see Fig. 29 ). 3. Miller's Motor Court, East Dewitt. This establishment is a.combination.motor court, tourist rooms, trailer coach park, grocery store, and gasoline station. It is located 6 miles north of Lansing on highway U.S. 27. .Miller's motor court has nine cabins Of framm construction, three tourist rooms above the family living quarters and 40 trailer coach parking sites. Cabins are not modern, having only running cold water. Each unit is equipped with cooking facilities. There is a central service building with toilets and showers. The trailer coach park is of the r—v V‘— .v n ‘V Figure 29, Marlett-Manor, Lansing, Michigan 60 Figure 30. Miller's Motor Court, East De Witt, Mich. 61 62 permanent year around type. In addition, the Millers operate a grocery store having a complete line of meats and groceries. They lease a large newly constructed gasoline station. Considerable grading, re—location of buildings and new constr- uction has been accomplished at Miller's in conjunction with the widening of U.S. 27. The highway now has four lanes in front Of Miller's and just north of that point, it becomes a four lane boulevard. (See Fig. 30 ). 4. Winslow's Motor Court, Okemos. Winslow's was chosen for study due to its location on a busy east-west highway, U.S. 16. The court is eight miles east of Lansing on the north side of the highway. Both east and west bound traffic patronize Winslow's. In addition, there is a certain amount of north and south bound traffic from U.S. 127 and U.S. 27. This is a high grade 3 motor court, well maintained and efficiently Operated. It bears the approval of the American Automobile Association. Winslow's motor court consists of 18 overnight cabins of various sizes. They are all modern in construction and feature automatic gas heat, showers, and Simone furniture (see Fig. 31—2 ). Some are equipped with complete kitchenettas having electric refrigerators, gas stoves, and cabinet sinks. Setting of the cabins is in a grove of hardwood trees, thinned to allow a desirable amount of sunshine as well as shade. 63 . . - I c7 '5 nuun m. _+ ~___ __ i _ Figm'e 31. Winslow's Motor Court, 0kmbs, Michigan. - -- ‘w‘g’g,t -. ..va . 7 fi . a — ‘ -—,—- Figure 32. View of a duplex cabin at Winslow's Motor Court. C)\ {:- 5. _EI Pancho CourtJ Bgy 9.1.1- Here is one of the newest, modern, best furnished motor courts in Michigan, (see Fig.33-4). It was completed in June, 1948 and is of the "motel" or continuous roof type. Rooms, of which there are 15, are adjacent to each other. No cooking facilities are provided. There is central heat, shower and tub in each bathroom, and adequate parking on a concrete ramp. It is located about 3 miles north of Bay City on highway U.S. 23, on the east side of the highway. 6. Greer's Cabinsg, Gladwin. The selection of Greer's Cabins was mane due to the fact that it represents a successful motor court not located on a heavily traveled through highway. This might appear contrary to the rules of location as formulated earlier in this section. However, Greer's is located’where two state trunk line highways'cross, M 61 and M 18. Another compen- sating factor is that there is not very much competition in Gladwin. The motor court has nine cabins constructed in duplex style, (see Fig.35—6). These cabins are very attractive, both inside and out, and a real asset to the city of Gladwin. There are no cooking facilities provided. The locatiOn is Just out of the city, west on M 18, on the south side Of the highway. HILr‘ - nun—1711 I ‘5." " Figure 33. El Pancho Court, Bay City, Michigan. C H ' "[3 lo . ‘Wm7~ 1......3... : u. —\‘-' ‘ V Figure 34. Entranceway to El Pancho Court. —«—— s. — - —— —- -_- — _ _~' _——_ _——.—-—_1 Figure 35. 'Greer's Cabins, Gladwin, Michigan. Figure 36. Entranceway to Greer's Cabins. ——_———v —— — 67 7. Wilson's Cabins and.Lpg30-Tel, Gaylord. Wilson's has grown from a few log cabins to a complete "Log-O-Tel," many individual cabins, and tourist rooms. The "Log-O-Tel" is a single roof building having a hall running down the center with rooms On either side, totaling 14 (see Fig.37-8 ). The rooms and cabins are well maintained, nicely furniShed, and completely modern. There are 10 cabins and six.tourist rooms. It is located within the city limits, two blocks north of the main street of Gaylord, on the east side of U.S. 2'7. 8. Pine Lal_1_e‘§_a~binsJ Traverse 92.1. This is a seasonal court, Open from April to October. It is located on oldflU.S. 31 highway, just south of the Traverse City limits, at 1202 Rennie St. The motor court is on the west side of the highway (see Fig.39-40). Pine Lane has 13 pabins of the individual single structure typet' They are Of frame construction, well maintained, and presentfa very attractive appearance from.the road. There is a commun- ity kitchen in a separate building where guests can prepare their own meals if desired. No cooking facilities are found in the cabins. 9. Baywood Cabin 93mg, Traverse City. A.very attractive setting in a grove of mixed coniferous and hardwood trees characterizes Baywood Cabin camp. DJ. WilsOn's Cabins, Gaylord, Mich. Figure 37 Wil son' 8 Log-O-T e1 , Gaylord. Figure 38. .. l 7.. _,__ a. ___—«‘— Figul‘ve 39. Pine Lane Cabins, Traverse City, Michigan. Figure 40. Office and cabins, Pine Lane. A D \ 4 8-. mm --a ‘l ....t' 7"“ 3 i}... . .-. 5.3: .. . Figure 41. \ :MII'AVI’Ilsm J gI" r-‘im‘i- * ‘H _ g . é _ _ t was ¢ .- 0”. Baywood Cabin Camp, Traverse City, Michigan. ~ Figure 42. Overnight cabins at Baywood Cabin Camp. '71 There are 18 cabins, mostly single, in this establishment (see Fig.41-2). In addition, there is a large lodge or "motel" which has about 12 rooms. ‘The lodge is of modern construction, built. of cinder blocks. The cabins are of frame construction. Some of the cabins have toilet facilities and others do not. In addition to these sleeping units, there is a community bath house and kitchen combined in a single building. The toilet facilities are on each end of the building. In the center is the community kitchen. This kitchen is equipped with several stoves, cooking utensils, and picnic style tables. The camp is Open only during the tourist seasons-June, July,.August, and September. It is located within the limits Of‘Traverse City On the east side of town. It is across the highway from the county fair grounds on.the north side Of highway U.S. 31. 10. The Breakers Cabins, Mackinaw City. There are 20 modern cabins in this motor court. They are of frame construction, nicely arranged on an ideal site (see Fig.43-4). The beach is at the east edge of the property and the combined highways,'U.S. 31 and U.S. 23 constit- ute the west boundary; The court is also adjacent to the Mich- igan State Highway Department ferry docks which begin Just north of the "Breakers" cabins. Some of the cabins are equip- ped for light housekeeping. "The Breakers“ is Open from May to November. 13.-......“ _ v __ -...-‘r‘-.- ...- - Figure 44. View of "The Breakers" showing positionrext to the Michigan State Ferry dock’s. 7.1 ll. Dettman's I'léotel, §_t_. Ignace. This modern motel is one of-the newest and best designed in the Upper Peninsula (see Fig. 45 ). It is a continuous roof type of structure, there being 14 individual ‘ rooms for guests. Each room.has knotty pine paneling and has its own private bath and Shower. Dettmsn's motel is located within the limits of St. Ignace, on the north edge of town. It is on the east side of highway U.S. 2, located on a curve. This highway is the main route from St. Ignace to Sault Dte. Marie. Dettman's is Open from April 1 until January 1. No cooking facilities are furnished. 12. Eli-Way Cabins, Iron Eountain. Notwithstanding the use of’the word "cabins" in the name of this establishment, it is actually a."motel," having all rooms under one roof. The motel is of cinder block construction with cement plaster on.the outside, giving it an adobe appearance (see Fig.4b-7). There are 20 rooms, each nicely furniShed and provided with complete bath. Many of the rooms have wallpapered walls, giving it a.homelike effect. There are no cooking facilities provided. The.Hi-Way cabins are operated all year around. fflhe motel is located on the east side of'the city of’Iron Mountain, on the south side of’highway U.S. 2. Also, it is located about 3 miles west of the junction of U.S. 8--U.S. 14.1 (Wisconsin) and U.S. 2 (Michigan). This gives the motel a very strategic location in.that immediate area. ,--_-._._._._ . Figure 45. Dettman's Hotel, St. Ignace, Michigan '74 '75 Figure 1.6. Hi-Way Cabins, Iron Mountain, Michigan. Figure 47. Close up view of Hi-Way Cabins. 76 ROYAL! _._. I MICHIGAN 0Q J m mo 3 ‘fimvm-nt mas. am“ he 27 05-123 "‘?"—fi-‘-“""-'—""fl'-' _...»4LEr~_._.-.Lm_.-__ l LEGEND U 31 > M 18 -Gabel's Modern Cabins, Lansing m «a... a... “m -Marlett Manor, Lansing M—bl -Miller's Motor Court, E.DeWitt ....‘__ gm -Winslow's Motor Court, Okemos ___, . __"‘__,Wm f __g -El Pancho Court, Bay City i“ H I ‘ ‘ i -Greer's Cabins, Gladwin U ' War-1am?“- -Wilson's Log-O-Tel, Gaylord ‘u- _ ' -Pine Lane Cabins, Traverse City W T7 ' 1 : -Baywood Cabin Camp, Traverse Cit { 3 —1‘_ -The Breakers Cabins, Mackinaw Cit , . -Dettman's Motel, St. Ignace -Hi-Way Cabins, Iron Mountain Figure 1.8. Location of motor courts studied and highways upon which they are located. '77 Location of all of these establishments is found in Fig. 48 . At each motor court studied, all of the guest registrations for the year were assembled. Samples were then taken, the average being every third registration. A total of. 3,981 sammes were studied during the two years of work. Information was compiled showing: a. Date party registered. b. Number of days stay. c.. Size of party. (1. Place of origin of party. Statistical analysis of the data from all 12 motor courts was accomplished. Data was divided showing source of patronage during the tourist season of June, July, August, and September, and other months of the year. The findings of these data are shown in Tables 3, A, 5, 6, and 7. Table 3 Total Number of Registrants of all 12 Motor Courts, in the Tourist Season (June, July, Aug., Sept.) and the Other Months of the Year. Time of year Mich. Other states Canada — Total Number Percentage Tourist season . . . 1,464 1,367 ’70 2,901 '73 i Other mo. of the year 802 259 1 19 J 1,080| 27 -..L L L. " Total . . g ? 3,981? 100 j i Table 4 Number of Registrants of all Establishments Studied from Michigan, Wisconsin, Illinois, Indiana, Ohio, remaining States and Dominion of'Canada. harassed... — State NUmber Percentage Michigan . . . . . . . . . . 2,26o 56.9 Ohio.............: 490 12.3 Illinois...........§ 331 8.3 Indianae'eeeeeeeeoel 247 6.2 Wisconsin . . . . . . . . . . 98 2.5 All other states . . . . . . . 461 11.6 Canada . . . . . . . . . . . . 88 2.2 -7 "— _ *6. _ _ __ ERR—(P. 3—,<,;81_ — fi‘ia' W ’ I ,m_h_ h~-——— ___; ll ll _g_71111- Table 5 .f‘ Comparison or Origin of Patronage by Motor Courts Studied State ..... .4; Michigan. Ohio Illinois Indiana Uisconsin All other states Canada Motor court»; stinkied . “ 7 - - ~ _ _ ‘ 1 1 Number Percent humber Percent Number Percent Nunber Percent number Percent Number Percent humoer Percent Total samples ‘ ' - - ' A ~ r~ .~ I", ’ "7- r ’1 3 O f) r) Gaml'Shmcern Gabi s . 86 30.1 27 9.4 92 15-2 52 i0-2 7 2.4 52 18.5 9 ;.e ~86 dermatihenor . . . . . 115 39.1 75 25.5 21 7.1 10 3.4 5 1.7 66 22.1 2 .8 294 Mhfltr‘simotor court. . :125 46.1 'W9 29.2 1;: 4.1 17' 6.3 o o 36 13.3 :2 .7 271 Vdnflbw‘slkfimu Court . 132 42.2 45 14-3 35 11.2 17 SoL 7 2.2 67 21.4 10 3.2 313 ElPandbeourt . . . . 200 54.8 56 15-3 24 6.6 11 3'0 6 1'6 5O lfi 7 18 4’9 365 Grmw's(kfldhs . . . . 341 51.6 25 6.0 9 2.2 11 2.6 . 4 1.0 20 4.8 03 H 03 f3 C0 will 8011' S 110%?“ch 61. o . . [(913 83. . :7 59 9 . '7 b l . 0 l8 2, 9 O 0 25 [4,. 2 k) 0 \n 8‘ O Edneiehe Cabins. . . . s6 61.0 9 6.4 19 13.7 14 10.0 2 1-4 9 0-6 0 0 139 Emmmod(kfidn Camp. . . 82 60.7 13 9.6 11 8.1 17 12.6 0 0 ll 8.2 l 0.8 135 The Breakers C23 bi 1:. CO . . 249 66.9 32 8.6 26 7.0 36 9.8 3 0.8 21 5.6 5 1.3 372 Dammaveshotel . . . . 211 48.9 51 10.3 65 13.0 31 6.8 i 33 6.6 ’ 59 11.8 13 2.6 499 Hi1hy_f parties. More than half (59.1%) of parties are couples, 20.3% are single travelers, larger parties of three, four and over four persons make up 20.6% of the trade. Motor court rooms should be adaptable to accommodate different sized groups. 13. Length _of day's drive. The American Auto- mobile Association national average shows about 320 miles a day. On an hourly basis, the average miles per hour is at the rate of 100 miles every 3 hours of driving time. 19. Time 5;; departure 9_f_’_ tourists. A total of , originally from their homes 52.3% of all motorists interviewed departed/between 6:00 AM and 12:00 noon, 27.4% departed between 12: 00 noon and 6:00 PM. . from home Thus, the majority of travelers departed/ on their trips in the morning hours after 6:00 AM. 20. Size 91 tract needed. Sufficient land 112 should be purchased at the outset to accommodate the size of court ultimately to be built. 21. Cost g: t a tract. Cost of the tract should be about one—sixth of the cost of the entire development. It is usually wiser to pay a little more for a first class location than to try to save money on land and accept an inferior location. 22.“ Shade trees. Experienced operators recom- mend a gently sloping rise of ground with a few good native trees. Some sunshine and some shade is better than too much of either. 23. Zoning and buildng code. Zoning and building ordinances may be enacted by cities, villages, town- ships, and counties. As construction of motor courts is sometimes prohibited or limited by such ordinances, infor- mation should be obtained from the respective clerks of unit of government court is to be located in. 24. Points p_f_ interest nearby. It is usually advantageous to be located near points of interest which tend to attract visitors into the region. 25. Area promotion. A strong chamber of commerce and regional tourist promotion organization can help generate business for the motor court. 11?. Customer Preferences in Location The likes and dislikes of the customers are of considerable consequence when choosing a location. From.the August and September survey of 197 touring groups at the ‘Straits of Mack- inac it was found that 71.1% preferred overnight cabins for their accommodations. LHotels were the choice of 10.2% and 9.1% preferred tourist homes when traveling. Only 3% pref. erred trailer coach parks followed by 2.3% liking camping best. Most of the people interviewed said they preferred cabins because they were more private and more convenient. Most of those preferring hotels remarked that they thought a hotel was more convenient. When asked where they liked overnight accommodations located, 55.8% stated, "At the edge of a town.“ "Near a lake" was preferred by 16.3% and ”in the country" was the choice of 14.735. Many interesting comments regarding Michigan's tourist business were obtained from the motorists interviewed. Some of these were: WLike the state parks," "roadside parks excellent for the common man," "highways excellent," "too much beer," "rest rooms in gas stations and state parks poor," "need simple meals well cooked,“~ "tourist accommodations are wonderful," "need better ferry service," "Michigan accommodates all kinds of people." Instructions: MOTOR COURT LOCATION EVALUATION SHEEP _———.—- ___.__ ___.— ._ ___— Criteria Physical aspects: 5011 typeOODOOOOOO Topography. . . . . . . . Surface drainage. . I nt ernal drainage. Septic tank drain. Landscaping....... Growing lawn...... (Economic aspects: Accessibility..... View.............. Permanence........ Traffic count: -out-of-state . . . . -Michigan......... éLocal............ Length of season.. )- l__ Answer Check yes or no , numerical or qualitative answer 4...“ "_ln_ AVA!“ o“..-— Excellent Rating Good _. i _i_.._.._ ...--- For each of the points listed, make a check mark in the rating column showing how it reflects your appraisal of the answer in the first column. Fair 114 17%." __W-_,_‘ Poor 115 MOTOR COURT LOCATION EVALUATION SHEET Instructions: For each of the points listed, make a check mark in the rating column showing how it reflects your appraisal of the answer in the first column. __.iii.ii_lii ,_ Answer Rating Check yes or 1 Criteria no, numerical JExcellent Good Fair .Poor or qualitative' answer _ ._,___ ‘_‘. I l ___-.- 1 ! Distance off hiway Gradient of hiway. S SignSOOOOOOOOOOOOO : Natural stop: ’int 613860121011. 0 o o -curve........... ' -good view....... 1 -lake or river... I -hill tOp........ “I ( Surroundings: I -quiet........... ~harmonious...... Nearness to town.... Competition: —no. of courts... ono. of hotels... ’ i _ E -no. tourist home l r 1 ! Number of services: 1 I I -food service.... MOTOR COURT LOCATION EVALUATION SHEET 116 Instructignsz For each of the points listed, make a check mark in the rating column showing how it reflects your appraisal of the answer in the first column. Criteria Answer Check yes or no, numerical or qualitative .answer -grocery......... -gas station..... Public utilities: —electricity..... -water........... “885.000.000.000. -telephone....... Origin of patronage: -nearest large Citiesoooooo 'diStanceooo c o c 00 Length of day's drive -distance from large cities.. Size of tract...... Cost of tract...... Shade trees........ Zoning............. Building code...... Point 5 of interest . Area promotion..... .....—._-___ _ __4» \ _"m v o—-—— ._.__ _ —_.-.-—,,__._.___._ ___.— Poor 117 SUGGESTIONS TOR FURIEER INVESTIGATIONS The motor court industry is a new industry; The profession of operating such a complex establishment is a challenging and demanding one. There is no library of reliable, age-distilled facts and information which such an Operator can turn to when problems contront him. Much building of this library is needed in order to encourage and service a progressive development of the business. This study investigates just a few 0f the numerous aspects of establishing and managing a motor court. Some of the additional studies suggested are: l. A.study Of occupancy percentages in different locations and an analysis of these percentages to find out why some establishments have a high percentage of occupancy and others do not. 2. .A study of organization and management to determine the most profitable methods of Operation. 3. A study of advertising and promotional methods. 4. A study of costs and returns in the business in relation to the total investment. 11a LITEI‘daTUlil—s CITED Books and Pamphlet s A TipiCEljfii'chigan VEEEUSAEI'.» Michigan Tourist Council, Lansing, 1948. Biennial Progress R_eport, Hichigan Tourist Council, Lansing, 1947. Cork, 1311a K., Tourist Operator' 5 Handbook, Ontario Department of Travel and Publicity, Toronto, 1948. Finsncipgidichigan Highwayngads and Streets 17910-1946, Mich— igan State Highway Department, Lansing, Nov. 1947. Grover, Frank R., A Brief HLSIOIILQT Les Cheneaux Islands, Henry Bolt 00., 1917. Hedrick, Wilber 0., The Recrpglipvnal Us_e_p_f_Northern Michigan Cut-Over Lands” Michigan Agricultural Experiment Station Bulletin NO. 21.7, 1931.. Love , Harry Barcl ay, Est abli shi nil-Hand Operatingéjeaflpund Motor Court, U. S. Department Of Commerce, 1945. McIntosh, Robert W., Principal Factors Detflnigg Location of Motor Cogugjss and Trailer PPE'EEEP thejreat er Lansing Area, unpublished paper, Conservation Institute, Michigan State College, 1947. Michiganij Guide to _flie h’plvrerine State, Writers Program, Work Projects Administration in the State of Michigan, Oxford Press, 1940. 119 Rack, Franklin M” A Car TravvelipgfiPeOple, Automobile Manufact- urers Association, Detroit, 1948. Schoenmann, L. R., Tourist and Resort S‘egivces for fiichigap, Michigan State College, Tourist and Resort Series, Circular R-lOl, (Revised), June, 1947. Sixteenth Cen_s_u_s_of the UPl-If‘d States, 1940, Census OLEBEHIEEE Service Establishments, 1939. Soil Survej,r Report; United States Department of Agriculture, Branch County, Michigan, 1928, Ingham County, Michigan, 1941, Cheboygan County, Michigan, 1931. Titus, Harold, The Land Nobodgvj'lvanted, Michigan Agricultural Exper- iment Station Bulletin 332, 1945. Tourist_Court Plan Book, Tourist Court Journal, Temple, Texas, 1945. Vincent, Stillman P., Tourist Courts and Cabivnvqamps in Kansas, School of Business, University of Kansas, 1948. Wood, E. 0., Historicida'gkinac, Macmillan, 1917. Magazine Articles Automotive _and Aviation Industries, "Statistical Summary," March, 1947 and January, 1949. Barry, Jewell A., "1947 Operating Averages Steady" Tourist Court Journal, July, 1948. Fuller, George E., "Urgent Warning from United Motor Court President,", Motor Court Age, March, 1947. 120 Holway, C. P., "How to Profit from the Tourist Business," Resort Managemeni, February and March, 1948. Maps Averffie Traffianlow Map, Mi chigsn State Highway Department, Lansing, 1941. Land TypefiMap Of Otsego County, Michigan, Conservation Institute and Soils Section, Agricultural Experiment Station, Michigan State College, 1939. Official Highway Map of Michigan, Michigan State Highway Depart- ment , Lansing, 1948. Oct «3 '54 Oct _26 ’54 2“ ‘\ $24 so QM? 1, M rah 18’ '57 23543.! 59 ”TB: 23mg} a \