RELATIONSHIPS 6F LAND USES TO LAND 'CHARACTER OF LANSING AND ENVIRONS E , V HARRY AV.‘ DOEHNE AN ABSTRACT Submitted to the School for Advanced Graduate Studies of Michigan State University of Agriculture and Applied Science in partial fulfillment of the requirements for the degree of DOCTOR OF PHILOSOPHY Department of Soil Science 1959 Approved: £0~g~£ Afi \ Afg ‘ IL— 61 LLC: .4,"— HARRY A. DOEHNE THESIS ABSTRACT The movement of urban activity to a more rural environ- ment has reached significant proportions in the past twenty years. One of the consequences resulting from this urbani- zation is that develOpment occurs with little or no regard for the natural characteristics of the environment. Excellent and inferior agricultural land is developed indiscriminately, the land most often used being that which is most easily developed. An absolute shortage of land does not exist but the amount of good agricultural land is steadily diminishing. At the same time, because of a growing population, the demands upon the diminishing agricultural land will continue to in- crease. The need for protecting good agricultural land is becoming increasingly apparent to the informed observer. The object of this study is to determine the disposition of urban lands in the Lansing area. It aims to ascertain the relation of all land uses to land character and to determine the compatibility of the uses to the types of soils of the area. The population of the Lansing area is one of the most rapidly growing in Michigan. An estimate based on the number of electricity customers and building statistics indicates that the area has added 36,000 persons between 1950 and 195? HARRY A. DOEHNE 2 and space has had to be provided for 10,000 to 11,500 new dwelling units. The land uses were correlated with the suitability of land for agriculture on the basis of six land classes. Dis- tribution of land uses within a ten mile radius of the capitol building in Lansing shows that the area is still ‘dominated by agriculture with 62.9 per cent of the area in agricultural use. Of the land in agriculture, 72.9 per cent is in the best two agricultural land classes. Urban uses account for 15.2 per cent of the total acreage. However, of the land in urban usage, 75.2 per cent is in the two best agricultural land classes. Analysis shows that a greater percentage of the land best suited to agriculture is idle in the more urbanized sections than in the more rural sections. The results of the study indicate that the land in . Agricultural Land Classes I and II, the best agricultural lands, need protection from urban encroachment if we are in- terested in preserving them. The author suggests that the solution of the problem rests in part upon an inventory of the resources of the area. A simplified soil survey map delineating the areas which are most suitable for urban de- velOpment or agriculture is one of the appraisal tools which planners might find useful. Methods are suggested by which 3011 survey data may be utilized to guide rational urban development and yet produce a balanced environment which recognizes the desirability of . maintaining our good soils in agricultural production. RELATIONSHIPS OF LAND USES TO LAND CHARACTER OF LANSING AND ENVIRONS By HARRY A. DOEHNE A THESIS Submitted to the School for Advanced Graduate Studies of Michigan State University of Agriculture and Applied Science in partial fulfillment of the requirements for the degree of DOCTOR OF PHILOSOPHY Department of Soil Science 1959 ACKNOWLEDGMENT The author wishes to express his sincere appreciation to Professor Louis A. Wolfanger for his invaluable assistance sand encouragement throughout the period of graduate study. He also gratefully acknowledges the advice and assistance of Professor 8. L. Cook and Professor Dr. Muecken- hausen. Appreciation is also expressed for the kind cOOpera- tion in allowing the use of their facilities to Mr. J. R. Young of the United States Department of Agriculture, Agri- cultural Stabilization and Conservation Committee of Michigan and to Dr. E. Dittrich of the Institut fuer Raumforschung und Raumordnung in Bad Godesberg, Germany. The writer is deeply grateful for the financial , assistance afforded by the Graduate Tuition Scholarships and the Fulbright Scholarship which helped make this study possible. 11 TABLE OF CONTENTS ACMOWLEDGMENT O O O 0 O O O O 0 O O O 0 INTRODUCTION 0 O O O O O O O O O O 0 O 0 Statement of the Problem . . . . Purpose of the Study . . . . . . ScOpe of the Study . . . . . . Delineation of the Study Area . AGRICULTURE AND URBAN EXPANSION - REVIEW Distribution of Idle Land . . . . . . Urbanization and Assessments . . . . . Recent Research on Land Utilization . Soil Survey for Planning in Germany and Holland DESCRIPTION OF THE STUDY AREA . . . . . A Brief History of Lansing . . . . . . POpulation . . . . Geographic Description of the .Region . MATERIALS AND METHODS . . . . . . . . . Aerial Photographs and Land Use Identification Construction of Photo-Projector . . . Technique of Projector Utilization . . Methods of Data Accumulation . . . . . PRESENTATION OF THE DATA . . . . . . . Establishment of Land Classes . . . . Soil Types of the Area . . OF LITERATURE O O O O O O O O O O O O O O O O O O 0 Distribution of Soil Types in each Land Class by 6... Agricultural Census Land Use Data for Lansing Area - 195“ O O O O O O O O Farmland Removed from .Farm Use by Urbanization in the Lansing Area . . . . . . . . . . DISCUSSION AND EVALUATION OF THE RESULTS LITERATURECITED............ APPENDIX . . . . . . . . . . . . . . . . iii PAGE 11 away H \O 20 23 28 39 39 no u? 52 52 57 58 62 62 62 67 90 9b 102 107 llh TABLE I. II. III. IV. VI. VII. VIII. IX. XI. XII. XIII. XIV. XVI. LIST OF TABLES Population of Selected Urban Areas in “ionisan O O O O O O O O O 0 O O O O O O 0 Population of Selected Townships in the Study Are. 0 O C O O O O O O O O O O O O O O O 0 Distribution of Soil Types in Each Land Class for the Total Study Area . . . . . . . . . Distribution of Soil Types in Each Land Class for Agricultural Land in the Study Area‘ . Distribution of Soil Types in Each Land Class for Woodland in the Study Area . . . ... . Distribution of Soil Types in Each Land Class for Idle Land in the Study Area . . . . . Distribution of Soil Types in Each Land Class for Urban Land in the Study Area . . . . . Distribution of Land Uses in Total Study Area Distribution of Land Classes in Total Study Area C O O O O O O O O O O O O O O O O O O of Agricultural Land in Each in Total Study Area . . . . . . Distribution Land Class Distribution of Woodland in Each Land Class in Total Study Area . . . . . . . . . . . Distribution of Idle Land in Each Land Class 1nT°t818tUdyAreaoeeeeeooeoo Distribution of Urban Land in Each Land Class in Total Study Area . . . . . . . . . . . Distribution of Urban Land in all Sections Having more Than Forty Acres in Urban Uses Distribution of Idle Land in all Sections Having more than Forty-Acres in Urban Uses Distribution of Land Uses by Townships in Land Class I O O O O O O O O O O O O O O 0 iv PAGE #1 #6 68 69 7O 71 72 73 7a 75 76 77 78 80 80 8h TABLE xvn . XVIII. XIX. XXI. XXII. XXIII. XXIV. XXVI. XXVII. XXVIII. XXIX. XXXI. XXXII. XXXIII. LIST OF TABLES Distribution Land Class Distribution Land Class Distribution Land Class Distribution gland Class Distribution Land Class Distribution Agriculture Distribution of Land in Farms for Selected of Land 11 . . of Land III . . of Land IV . . of Land v O O 0 of Land VI . . of Land Uses by Townships Uses by Townships Uses by Townships Uses by Townships Uses by Townships . in Farms for Selected Areas of Ingham County-1954 Census of Areas of Eaton County-195k Census of Agriculture Distribution of Land in Farms for Selected Areas of Clinton County-l95h Census of Agriculture Agricultural Land Removed from Production for Urban Devel Class I Soil Types Townships Class Class Class I Soil Class Townships Class II Soil Types in Class II Soil Types in Class II Soil Types in ships . . I Soil Types I Soil Types cpment Types II Soil Types in V in Agricultural Use by in Woodland by Townships Agricultural Land by Urban Land by Town- in Idle Land by Townships in Urban Use by Townships Woodland by Townships Idle Land by Townships PAGE 85 86 87 88 89 91 92 93 96 115 116 117 118 119 120 121 122 TABLE XXXIV. XXXVI. XXXVII. XXXVIII. XXXIX. 'XL. XLI. XLII. XLIII. XLIV. XLV. LIST OF TABLES PAGE Class III Soil Types in Agricultural Land by Townships . . . . . . . . ._. . . . . . . 123 Class III Soil Types in Woodland by Townships 12h Class III Soil Types in Idle Land by Townships 125 Class III Soil Types in Urban Land by Townships 126 Class IV Soil Types in Agricultural Use by Townships O O O O O O O 0 O O O 0 O O O O O 127 Class IV Soil Types in Woodland Use by Town-_ Ships 0 O O O O O O O O O O O O 0 O O ~O O O 128 Class IV Soil Types in Idle Land by Townships 129 Class IV Soil Types in Urban Use by Townships 130 Classes V and VI Soil Types in Agricultural Land by Townships . . . . . . . . . . . . . 131 Classes V and VI Soil Types in Woodland by TOWBhipS a a. a a o a o a o a a e a a a a a 132 Classes V and VI 8011 Types in Idle Land by Townships . . . . . . . . . . . . . . . . . 133 Classes V and VI Soil Types in Urban Land by TOmShips0.00000000000000013“ vi LIST OF FIGURES FIGURE PAGE 1. Kinds of Soil Surveys That Have Been Made in Michigan 0 O O O O O O O O O O O O O O O O O 7 2. Population . . . . . . . . . . . . . . . . . . #5 3. Location of the Study Area . . . . . . . . . . #9 h. Aerial Photograph Projector . . . . . . . . . 55 5. Photograph of Typical DeveIOpments in the Study Area 0 O O O O O O O O O O O O O O O O O O O 99 6. Photograph of Typical DevelOpments in the Study Area 0 O O O O O O O O O 0 O O O O O O O O O 100 7. PhotOgraph of Typical Developments in the Study Area 0 O O O O 0 O O O O O O O O O O O O O 0 lo 1 vii INTRODUCTION Statement of the Problem WWWw-Tm move- ment of urban activities to a more rural environment has reached significant proportions in the past twenty years. Suburban subdivisions and homes, rural non-farm residences, shopping centers and decentralized industries attest to the new non-agricultural interest in rural real estate. Improved road networks, the increased use of automo- tive transportation, and the desire for single-family dwell- ing units in a more spacious setting have been major causes for this phenomenon. Industries seeking larger, more easily developed sites have accelerated the migration and commercial enterprises have followed to provide services for the ex- panding market. It has been claimed that one of the consequences re- sulting from this urbanizing pattern is that development occurs-with little or no regard for the natural characteris- tics of the landscape. Excellent and inferior agricultural land is said to be developed indiscriminately. Sometimes Practically no consideration is given to soil characteristics, doPth of the water table, or subsurface features. Because choice of building sites is largely econom- lcally directed, the land most often acquired is that which ~l 2 is most easily developed. Well-drained soils and level land are requisites for the builder. Unfortunately, this land usually oomprisesthe best agricultural soils. Large acre- ages of these good soils are being taken out of production each year. Indirectly affecting the efficiency of land use is Speculative holding of acreages awaiting ripening into urban usage. Land still in agricultural uses which is en- velOped by idle or urbanized acreage has difficulty in main- taining the agricultural economy in the face of competing uses and increasing tax burdens. Ww-In Bentham Michigan, of the land taken out of agricultural production and put to other uses, a large portion has been converted to private use such as residential construction. But public facilities such as the usual 300 foot highway require 30 to 35 acres per mile and complicated cloverleaf intersections take 60 or even 120 acres each. Students of economics and industry believe future development of Michigan will occur in the direction of a highly industrialized state. This will accelerate the de- mand for land for all types of urban and suburban uses. Land will be needed for new and expanding industrial sites, for more dwellings to house the industrial workers and those who provide them with services, and for community facilities such as recreational areas, service areas and roads. The increase in leisure time has placed a new em- phasis on outdoor living and recreation which will result in a more generous utilization of space for these purposes. Ww-m absolute shortage of land does not exist but the amount of good agricultural land is steadily diminishing. At the same time, because of a growing population, the demands upon the decreasing supply of agricultural land will continue to in- crease. The question of protecting these good areas is be- coming more serious in the thinking of the informed observer. During this period of agricultural surpluses the problem of a dwindling supply of good agricultural land does not seem very urgent but if the trend continues, we may eventually find ourselves with a limited supply in the very resource which has partially accounted for our high standard of living-~good agricultural land close to urban markets. Our economy is based on a relatively cheap food sup- ply leaving a large portion of our income for the purchase of durable and other goods and services. While the average person in many other nations spends one-half or more of his income for food we average only about 25 per cent, a situ- ation which in part results in our higher level of living. Technology can, at present, meet the greater demands Placed on the smaller land area. But eventually an upper limit may be reached after which the employment of techno- logical devices may no longer maintain our level of living. 1;, Community planning and zoning are some tools which can, if accepted, be utilized to protect agricultural land from urban encroachment in some areas if it is felt that this is important to us. In the final analysis, however, the public must become aware of the problem and must be convinced of the need to solve it. Purpose of the Study The object of this study is to determine the distribu- tion of urban-type lands in the Lansing area of Michigan. It aims to ascertain the relation of land uses as influenced by soil types to the suitability of the use in relation to the soils of the area. It attempts to answer the questions: Is a type of selection occurring which keeps the best land in agricul- ture? Do peOple build on soils best suited for building? To what extent are soils developed for urban uses which are not suited to the development? How much influence does urbanization have on the increase of idle land held for speculative purposes awaiting ripening into urban use? Assuming man is a rational creature and will act wisely if basic information is available, the discussion section of the thesis suggests methods by which soil survey data may be utilized to guide rational urban development. The product could be a balanced environment which recognizes the desirability of maintaining our better soils in agricultural production. Scope of the Study Since the problem rests in part on the knowledge of past changes and development trends in the region, a brief history of the area is included. Population trends in the city of Lansing were investigated and discussed. Pepulation estimates based upon the number of electricity customers and the number of newly-constructed dwelling units were made for the area. Agricultural census data on land-use were summarized for comparison with the study data. Avail- able information on the acreage of farmland sub-divided, platted or sold in lots within the study area were presented as evidence of the urbanizing influence at work. In order to facilitate determination of land uses from aerial photographs and comparison of the information with soil survey maps, it was necessary to construct a photo-projection device. The data thus gathered is presented for the area as a whole and for the portion related to ur- ban uses. The latter receives special analysis. The results are discussed and assuming that it is desirable to dedicate our best agricultural lands. some suggestions for courses of action leading to the preservation of Class I agricultural land in urban-rural fringe areas are made in the light of experiences in other regions of the United States, Germany, and Holland. Delineation of the Study Area If an investigation of the relationship of land classes to urban and other uses is to be conducted, the area chosen must meet several requirements: (1) A rapidly expanding urban agglomeration where the impact of develop- ment is strongly in evidence would be desirable. (2) A soil survey of the area should be available. (3) Recent aerial photographs from which land use may be determined are needed. The population of the Lansing area is one of the most rapidly growing of the state of Michigan. The population section of this study will confirm that the area is well qualified to meet the first criterion. Clinton, Eaton and. Ingham counties were engaged almost exclusively in agricul- ture in 1900, each of them having more than 95% of their areas in farmland. By 1954, however, the area devoted to agriculture had decreased to 89% in Eaton county, 91% in Clinton county, and 80% in Ingham county (1) (2), indicating a shift away from land in farmsosince 1900. Detailed soil surveys for many counties of Michigan are available at Michigan State University, but Lansing is one of the few cities for which there are detailed soil sur- Veys for the major portion of the urbanized area (see Figure 1). Clinton, Eaton and Ingham counties are among those counties for which older detailed soil survey maps could be °btained. Figure l surveys in pro- |Detailed soil grass, 1954 soil surveys made on aerial photographs IRecent detailed Older detailed soil surveys Land type or reconnaissance soil surveys No soil surveys have been made Kinds of soil surveys that have been made in Michigan. Lansing, as the capital city of Michigan, is the repository for most official information, as well as the center of state activities. Here are located the various state offices, department headquarters and district offices of the federal government. Of these organizations, the headquarters for the Agricultural Stabilization and Conserva- tion Commission was of the greatest interest to this study,- because most of the aerial photographs covering the state are filed here. After studying the maps of the three counties of which the Lansing area is a part, it was decided to confine. research to a region of approximately 200,000 acres describe ed by a circle having a ten mile radius with the center at the capitol in Lansing. This also includes an area in which the urban impact has not been great and which still remains agriculturally oriented. Included would be most of the area in which persons employed in Lansing dwell. The entire townships of Delhi, Delta; Dewitt, Lansing and Meridian; the greater parts of the townships of Alaiedon, Bath, Watertown and Windsor; and smaller parts of Eagle, Riley, Olive. Oneida and Victor were encompassed by the ten-mile radius. An expanse having a longer radius would have included more land primarily agricultural in nature which would not have had particular bearing on this study of urban influence on land use and land classes. AGRICUDTURE AND URBAN EXPANSION REVIEW OF LITERATURE Many persons concerned with the future of agriculture assume that the dedication of agricultural land for future generations is in the best interest of the nation. It is well known that good land use is not a problem associated only with contemporary society. Bennett (3) wrote a very interesting chapter on the problems of land use in ancient civilizations. Even the Egyptians could not afford to use their valuable food-producing flood plains for housing de- velOpments. Yet as the zenith of each civilization passed, leaving behind a disorganized and over-populated state, new areas of the world provided under-populated virgin lands to be exploited. Whether ”new worlds" are still available in terms of food producing space is questionable. Our "new worlds" most probably lie in technological pregress but, unless we recognize the importance of the good land of our own food-producing areas, we may literally be forced to the hills on to marginal lands possibly creating a situation which contributed to the demise of previous civilizations. Among the writers of the Twentieth Century to be alarmed by the magnitude of urban encroachment on agricul- tural land was Stapleton (h) who estimated the acreages 9 10 removed from agriculture for urban uses in England. He doubted the thesis that population would eventually stabi- lize but looked upon periods of slow population increase as breathing spaces in which to study the problem of land utilization and to provide against the perpetuation of more glaring land use errors. One could say that he represents the extremists in the conservation field, for he maintains: To my mind, the whole trouble relative to our land surface arises from short view and short-sighted notions as to economics. No matter if it costs ten, twenty or thirty times as much to build an aerodrome or reservoir, a suburb or a city on land of little or no agricultural value as on good land, it is the duty . . . to choose wherever possible the poor land: He criticizes agricultural researchers for professional snobbishness in compartmentalizing research on problems, the solutions of which, do not lie in the power of one narrow field. An interesting history of the economic changes in the United States from 1900 to 1950 is written by Allen (5) who describes suburban development in 1900 as follows: Each city had its outlying areas, within walking distance of the railroad or trolley lines: . . . And there were many commuters who made a cindery railroad journey to work from suburban towns. But those out- lying towns were quite different from what they were to become in the automobile age. For only if one could be met at the station by a horse and carriage . . . or was an exceptionally hardy pedestrian, was it practicable to live more than a mile or so from the railroad or trolley. 80 the suburbs were small and backed by Open country. Abrams (6), in discussing urban land policies of the wOrld as a whole notes: "Improvement of roads and ll acceleration of transportation have opened up to residential use areas once considered too far from places of work." He lists considerations which are usually ignored in abortive subdivisions and carefully reviews the problems of increas- ing competition for land for various uses. He states: The flat or gently undulating tract is almost certain to be highly productive farmland and is also the type of land on which a large modern factory with a horizontal layout can best be located. It is also the type of land most easily deve10ped for housing, playfields or an airport. In the industrialized areas of Massachusetts, Rosman (7) noted that demand for land for uses other than agricul- ture, primarily residential, industrial or certain recrea- tional uses, curtailed the amount of land used for agricul- ture. In a later study (8), he observed that urban char- acteristics had so profoundly influenced the rural scene that one-half of the farms in Massachusetts were part-time Operations. Raup (9) recognized the implications of losses of agricultural land to industry and housing in 1936. subse- quent citations will demonstrate the accuracy of his pre- dictions. The problem of agricultural competition with industry and housing in Connecticut led McKain and Whitten (10) to say: In some areas the demand for rural residential property has raised land values to the point where only the most efficient commercial farmers can afford to stay in business. 12 Hanlon (11) presents in detail the changes which have occurred since 1935 in agricultural land use and settle- ment in a section of the Oneida Lake, New York, littoral. Farms have changed in size, management, crop emphasis and relative importance in the area. There has been a marked (approximately #0 per cent) increase in population that is accounted for largely by growth of rural, non-farm occupance on the outskirts of four small villages along the rec- reational shoreline and in the open country. In an economic land classification of Lewis County, New York, Conklin and Lucas (12) found 26 per cent of all rural households were rural residences only and 22 per cent were part-time and subsistence farmers. A more recent publication of an economic land classi- fication Of farm areas Of St. Lawrence County, New York, by Nobe and Conklin (13) found 25 per cent of all rural house- holds were rural residents and 31 per cent were part-time and subsistence farmers. Both Lewis and St. Lawrence Counties are rural counties not near any metropolitan area and Lewis County is the leading dairy county in New York State. Wohlrab (1“) discusses the problem of farm survival in the lignite open pit mining area of Germany and describes how much of the area is being reclaimed for agriculture after mining Operations are completed. Clauson (15) describes the urban expansion problem as not serious, saying: The past decrease in farm area due to urban ex- pansion has been offset many times over by the 13 increase in output per acre due to higher yields of crops and livestock. . . . From a land use point of view, the most serious deficiencies of modern subur- ban expansion is the inadequate provision for parks and other recreational areas. Belser and Schulman (16) write: . . . our biggest problem in trying to conserve the traditional economy of the country and build on it a balanced economy of supplemental uses has been that the residential develOpment [which] has taken place . . . on this fragmented pattern has so dis- membered the basic soil resources Of the country that not only is the primary agricultural activity gone, but also it no longer seems possible to salvage many of the industrial features of the economy that were based on the land. Bogus (17), in assembling land use data of 147 stan- dard metropolitan areas, estimated that the average rate of conversion Of land to non-agricultural use in metropolitan areas as a result Of pOpulation increase may be expressed by the equation: m: .238 P L 1000 where L = Acres of land in farms converted to non-agricul- tural use P The increase in total population of the standard metrOpolitan area. He estimates that by 1975, in per cent of the agri- Cnlltural resources of standard metrOpolitan areas will go ‘FUt of agricultural production into urban uses but empha- sizes that these expressions are more illustrative than Predictive and points out that: ”The subject of metropol- I1tan agriculture has not been given the research attention 1h it deserves." In an article on our shrinking farm lands, Adams (18) warns: If our present are of plenty does become an era of scarcity, it will not be the farmer who will ~ suffer first. He will continue to eat. 'Others will have to get along with what is left. Norton (19) says that urban and related uses have taken over one and one-third million acres of our best soil in each of the past five years. An area equal to one- twentieth Of all the productive cropland left in the United States has been removed from agriculture over the past fif-' teen years. Unfortunately, the land taken out of production is truck, dairy and specialty crOpland and not the surplus- producing corn, cotton or wheatland. In describing the shift to rural living as a new trend underway, Wolfanger (20) writes: The motor vehicle and the modern road are lur- ing thousands back to the land each year to live just outside of the town or city or within easy commuting distance from it. This migration is destined to becom one of the dis- tinguishing features Of the Twentieth Century. Wolfanger points out the problems of degraded high- ways, pollution, waterfront buildup and the loss of agri- cultural land to farming and says: We know of no practical or economical ways to make large areas of first class farmland to order --land that is level, durable, productive and economically responsive to our present knowledge of crop production. O 15 In another article, Wolfanger (21) emphasizes that reclamation of land is always costly and often sacrifices resources that would yield a higher return on naturally good land. He feels: Many Of these [urban type] uses could just as well make use of our second or lower grades of farm- land. The big problem of these uses is not so much the kind of land as the proper location and arrange- ment of uses on the land. Suggitt (22), in pointing out that modern highways consume large acreages of land, says that the greatest land use change resulting from highways will be to render remote farming areas accessible to commuters, industrial deve10p- ment and other non-farm uses. He states: With present highway facilities, no farming area within 50 miles of an expanding non-farm employment base is immune from this dispersed, checkerboard, leapfrogging type of development. As highway facil-_ ities are improved, and time enroute is reduced, the circumference of city influence upon rural areas will widen. Once farmland is converted to urban and urban-related uses, it is forever lost to agriculture, no matter how badly it may be needed in future years. Solberg, Strout and Belser (23) in ”Planning and Zoning in Rural Areas,” says: Somehow, and in the long run, a community does not seem to be promoting the fullest use of natural resources when it permits houses to grow on fertile valley farms and the farmers to be pushed onto the less productive hills. It seems that the hills would be more suitable for homesites than the farms. Our problem is to locate, define and prot ct these areas. 0 O 16 In the discussion which followed the presentation of his paper, Solberg said: ”I agree that detailed soil in- formation is necessary before effective agricultural zoning can be done.” In describing the situation in California, and calling for a more rational urbanization of the state's farmland, Gregor (20) states that it is estimated that California is now losing 100,000 to 500,000 acres of productive land an- nually. He notes that there is no deep social root in Cali- fornia farming. It is an economic enterprise and sale value ends the use of land for agriculture as it converts to other uses. An interesting table is presented that shows "dis- persal intensity index" which reveals the degree of frag- mentation of agricultural land. After pointing out'that between 1900 and l95h twenty- five per cent of the agricultural land shifted from agri- culture to urban use, while the pOpulation doubled in the same period, Gregor predicts that by 1975 a total Of fifty- eight per cent of the agricultural land of California will have been taken over by urban uses. He goes on to say: Planning thought on agricultural zoning now seems to favor the even more emphatic step: a state planning agency backed by a state land use inventory, with power to limit sub-division on the best agricultural land, create 'farm protection dis- tricts' or to exercise various combinations of these two functions. 17 A Municipalgignznal survey (25) finds that Opposition of agriculturalists in England to housing developments has increased. 0f the total area of 37,000,000 acres of England and Wales, only 2h,300,000 acres are left as food producing land. About 3,000,000 acres, or nine per cent of the area, is now covered by town or other developments. The survey goes on tO say: An analysis of regional planning reports, new town prOposals, housing statistics, land required for armed services, road construction, mineral work- ings, etc. leads to the conclusion that during the next twenty years some 750,000 acres Of land will probably be taken out Of agricultural use for vari- ous forms of develOpment. This represents the home- produced food for a million and a half peOple. If, as seems likely, we lose another 2,000,000 acres of agricultural land in the next sixty years, the outlook leaves no room for complacency. In a policy statement of the Ministry of Town and Country Planning, it is written: One of the main Objects of planning policy is to ensure that productive agricultural land is not taken for development where less good land would serve the purpose. The policy was restated in a later circular: . . . A housing authority should be prepared to in- cur some additional costs when that will enable it to keep off good agricultural land. There is too, more than one example of a plan- ning authority proposing development of some distance from a town center in order to preserve better quality agricultural land nearer at hand. Busfield (26), taking the housing viewpoint, argues: Let there be no illusions concerning either food production or housing. Both are essential to the nation's welfare. We must have food to live at all but we must have somewhere to eat and live. 18 From their point of view, housing authorities wish to procure those plots of land which are rela- tively easy and economical to develop. They like their sites to be compact and reasonably close to main services. To housing authorities, low cost and speed in completion are most important. Hence, their dislike of small plots, remote sites and sites diffi- cult to develop. ‘ Bourdon (27), in citing the causes of the drift from farming to urban employment, feels that the amenities of urban areas are only of secondary importance in the migra- tion. He lists as major factors the loss Of traditional rural living standards and the development of large scale industry offering jobs in urban areas which grow at the expense of the rural population. The inefficiency of scattered developments and the lack of knowledge as to the effects upon the way of life of present and future generations were discussed by Wilkins (28). Distribution of Idle Land Not only does direct urban use remove land from agricultural use but,as Eli and Wehrwein (29) observe, land becomes idle due to indirect causes such as speculation. They cleverly compare premature subdivision with the prob- lems in the agricultural forest fringe. Land is removed from one use and frozen into its future use despite the fact that conditions do not justify that particular use. 19 A trend contrary to that apparently occurring in urbanized areas is reported in a farm community in Northern Michigan by Whiteside and Krumbach (30). They investigated the changes in land use that took place on four different soil groups and reported that although there was a 7.5 per cent increase in idle or abandoned brushland, there was a lh.5 per cent decrease in idle or abandoned grassland. This resulted in a net decrease of 7.0 per cent in idle or aban- doned land. Wolf (31) estimates that in the foreseeable future, 98.2 per cent of the total area of West Germany under present circumstances will never be building area. This means that only a small area will be used and that the waiting costs of some areas will never be realized. The term "social fallow" is given by Hartke (32) to the idle and less intensively used land in Northwest Germany in his description of the changes taking place in the nature of social groups occupying the land. Industrially oriented rather than rural oriented people are inhabiting the area. Aschman (33) describes the same phenomenon as ”Dead Land" surrounding the city. The disposition of ”dead land" far removed from urban influences is described by Barlowe (34) who states that third and fourth class land of lowest value for farm use have gone into Pittman Robertson [wildlife] projects, pro- viding an example of land use according to its capabilities. 20 Urbanization and Assessments Urbanization affects farming and land utilization in another way. Corty (35) reports in a study of the compara- tive levels Of assessment for farms and rural residences in fifteen New York towns in 195A that farms were being assessed at 40 per cent of the owners estimate of probable sale value and rural residences were assessed at 25 per cent. He be- lieves that this may be due to the lag between the rate of new rural residences, and failure to reassess farms. Barlowe and Limberger (36) found a similar situation in Ingham County, Michigan._ They established assessment- sales ratios for rural, suburban, urbanized and urban dis- tricts and found that: ”Rural properties had average assess- ment ratios of no.5 compared with 35.2 for the urban prop- erties, 28.6 for prOperties in urbanized districts and 25.2 for prOperties in suburban areas." In another tabulation, they show that: ". . . all six of the townships with samples involving two or more classes of properties had higher average assessment-sales ratios on their rural prOperties than on their suburban and urbanized properties." Possible Tools for Guiding Rural-Urban Development Engelbert (37), in calling for research in the rural-urban areas says: 21 Agricultural planning and zoning for the rurban area present an entirely different problem from that for the distinctly rural environment. Unfortunately, this has not been recognized, since our research is lagging far behind. TO date, there have been at most, only a few studies which could be classified as deal- ing with the rurban land use problem. Agricultural econ mists have been appraising agricultural land uses in terms of crop patterns, pro- duction and supply, but have not looked at it from a standpoint of transitions in uses from rural to urban. Engelbert cites seven major forms of urban dispersal into agricultural areas as follows: 1. Graded encroachment 2. Urban encirclement of non-urban territory 3. Radial penetration h. Diffusion 5. Non-contiguous develOpment . Industrial decentralization 7. Planned dispersal. Urban planners on the other h nd, have looked at the problem Of rurban agriculture almost exclu- sively from metropolitan considerations. They have deve10ped agricultural zoning primarily as a tool for urban land use. Planners have been reluctant to establish zones because they have no guidance as to types of areas that should be kept exclusively in agriculture. Smith (38), in describing the process Of county planning states: ”. .‘. increased urbanization Of the county called for control which the cities could not pro- vide.” Existing land uses were frozen in l9h5, and subse- quently the mechanism of zoning was adopted to produce changes in rural land use which would cause the fewest mal- adjustments. In order to OOpe with the increasing urbanization, planners were becoming more interested in methods of 22 subdivision control as described by Adams (39). He empha- sizes however, that the various jurisdictions Of an area must coordinate and standardize subdivision regulations. Conflict and confusion usually result if some jurisdiction feels it is not as adequately protected as municipalities nearby. He suggests the county as the governmental unit which should take the lead in establishing subdivision con- trol standards. The possibilities of agricultural zoning to assist in rational development of an area is described by Gilkey (#0) who points out that it is not a cure-all for the prob- lems of rural communities. She emphasizes that agricultural districts should be so written as to be dynamic and flexible so that it may accommodate the changing patternsof the community. Solberg (#1) in his rather complete bulletin on Rural Zoning, states that the full potential of the rural zoning technique for guiding the growth and protecting the agricultural community has not been realized. He reviewed the many types Of zoning used in the United States, their legal foundation, and how they may be applicable to in- dividual problem areas. In Germany, Muthman (#2) felt that as proposals and direction for improving the agricultural structure Of the country are realized, economic planning and building de- velopment must be coordinated with the agricultural structure. 23 The implementation of these goals rest upon the former Reich laws governing residential development which are still the most important laws of land planning in all the West German states. Mocine (#3) in a discussion Of rural zdning writes: Although county and city planners have made some valiant attempts to meet this problem, [protecting Class I agricultural land] their efforts have so far not proved too successful. Zoning has proven a weak weapon, however, to withstand the onslaught Of the land developer armed with a fat checkbook. . . . Only when people under- stand that a comprehensive plan for future develop- ment makes provision for a well balanced economy will they support an adequate zoning plan and back up the legislative body in resisting requests for zoning changes. Recent Research on Land Utilization Although considerable material has been written about urbanization and its encroachment upon agricultural land, practically no specific research has been done to determine the extent of the problem or its relation to our best farm lands. Fairchild (Uh), in 1950, in his study of the Lansing region, related agriculture to natural land types with particular emphasis on changes in the agricultural scene. He found that land use differed among selected natural land types in per cent of total land devoted to farming, per cent of farmland under cultivation and per cent of each kind of crop grown on cultivated land. Perhaps most interesting 2h is his theoretical explanation of the action a person would take faced with alternatives of full-time farming, part-' time farming or full-time off-the-farm work. An example of a possible mode of investigation if implemented on a more detailed scale is Humphrey's thesis (#5). Projected trends in land use based on present land use policy are presented and compared with proposed trends of land use based on natural land characteristics. It is interesting to note how much present use is out of harmony with natural land characteristics. Moore (#6), dealing directly with the effect of sub- urbanization on land use for selected segments of the Lane- ing area, pointed out that less than seven per cent of the land owned by full-time farmers was idle* in contrast to forty-five per cent of the land owned by rural residents. He also presents data on crOpland, pasture, crops grown, and animal production carried by full-time and part-time farmers. Moore and Barlowe (#7), in a revision of the thesis data, emphasize the very interesting fact that over forty per cent of the rural residents owned one to one and nine tenths acres of land, and that less than eleven per cent of rural residents owned thirty or more acres of land. They point out that: The farms occupied by the part-time farmer group were generally smaller than those held by full-time Operators. Neither the size of farm or the proximity to sub- urban developments appear to have had much effect upon the use of land for crops and pasture. 25 Thaung (AB), in a thesis similar to that of Fair- child, correlated the distribution of land types and farm land uses. He found that kinds of crOps and methods of farming have close relationship with slope-soil-drainage complexes. He bemoans the fact that social and economic factors have led to the abandonment of some farms and fruit orchards which occupy productive farm lands. In his study of the relationships of land character to zoning ordinance use-classes Of thirtyéfour Michigan towns, Duke (#9) states: Many of the townships investigated have created so-called agricultural districts, but in each case, various non-agricultural uses are permitted in ad- dition to agriculture. However, almost 30 percent (93,719 acres) of Class I and Class II land has been zoned 'away' from agriculture even if those districts are considered as truly agricultural in nature. Approximately 5h percent (uzu,052 acres) of the total area of the thirty-four townships has been included in such 'agricultural' districts. Almost 29 percent of this amount is Class IV and Class V agricultural land. This is especially significant in view of the fact that about 39 percent of the non-agricultural districts (which embrace 237,858 acres) consists of Class I and Class II land. The implications of the results then, are two- fold: (1) Much good agricultural land is not ade- . quately protected against the encroachment of non— agricultural uses and (2) many townships have drafted zoning ordinances without giving due consideration to the character Of their lands and their suitability for certain uses. A A . . . not a single acre in the 3h townships, all of which have zoning ordinances, has been zoned ex- clusively for agriculture. Honzatko (50), studied the expansion and urban uses and the absorption of farmland in Macomb County, Michigan. 26 He calculated residential space requirements from the demand for new single and multiple family housing and from lot size requirements stipulated in present zoning ordinances. Industrial and commercial land requirements were also cal- culated and the following conclusions were reached: 1. The past expansion of urban use in Macomb County has resulted in the absorption of about 65 square miles of farmland. 2. The rate of farmland absorption will increase, however, for by 1980, an additional #7 square miles will be in urban use. 3. Approximately 30 square miles of highly pro- ductive farmland will be absorbed into urban use by 1980 with an additional 15 square miles left in isolated tracts. ‘ One of the few published works relating soil types to urban land use is that of Ritchie and Swanson (51). In a study Of-four towns in Hartford County, Connecticut they found over ten per cent of the rural area mapped was devoted to urban uses. About 60 per cent of the urban uses were on good terrace soils. Unfortunately, soils were not classi- fied according to their agricultural merit in this pilot- type study. Some of the problems of carrying out develOpment without a basic knowledge Of soils of the area to be devel- Oped is described by Dale (52). In addition to the probe lem of overflowing septic tanks and flooded basements, he exemplifies: In Fairfax County, [Virginia] the Board of Edu- cation acquired a tract of land for a new school building without having a proper knowledge of the soil conditions. After the school was started, they 27 found that the soil was unstable. It cost the county more than $200,000 to stabilize the footing of the building. A later soil survey showed that the building could have been located a few hundred yards away without the extra cost of abnormally large, reinforced concrete footings. He describes the progress that Fairfax County has made in directing development with the aid of soil surveys, financed in part by county funds and how the county event- ually hired a full-time soil scientist to interpret the soil survey information for the many agencies, organizations and individuals requesting information. Tax assessors use the soil survey in Fairfax County as a base for assessment of the 50 per cent of the county which is still in farmland. Idle land held for speculation is assessed according to the soil type and location. Dale points out: ”Some county officials claim that Fairfax county government has already saved many times the cost of the survey on public structures alone. In addition, the savings and convenience to citizens of the county have been enormous." Walter Blucher (53) said that information Obtained from a soil survey map aided him in selecting a site to recommend to an industry seeking a location in Ohio. Largely on the basis of soil survey information which showed soil conditions favorable for heavy manufacturing, the company has negotiated to purchase the site and will locate its plant there. 28 Soil Survey for Planning in Germany and Holland While in Germany under the auspices of a Fulbright Scholarship in the 1956-57 academic year, the author was fortunate to obtain permission to do research in the li- braries Of the Institut fuer Raumforschung und Raumordnung in Bad Godesberg, at the Neidersaechsisches Amt fuer Landesplannung und Statistik in Hannover, and at the In- stitut fuer Bodenkunde at Bonn University in Bonn. The personal acquaintances with leading professionals in Ger- many and Holland gave the author many extraordinary opportunities to familiarize himself with their accomplish- ments. The following section will relate some of the con- tributions of German and Dutch professional people and agencies in the field Of planning in rural-urban areas. .S2ll_flnz1axa_1sz_H2han_szslssnsnls_ln_fisznan1~ Hecker (5“), who was among those attempting to prO- vide basic data needed for planning,felt that more con- sideration should be given to the natural conditions of the soil. ”What is needed is data on the properties of the soil and their best utilization. Agriculture and city planning of the future need as a foundation, the soil map.” Stremme (55) believed the project must be divided into geological and soil conditions. A map representing both would have the weakness that it presents too many different aspects that do not belong together. 29 Hooker and Mueckenhausen (56) describe the methods and goals of the German soil survey under the program of the Third Reich and observe that soil once was considered a factor that technology had to overcome. Building lot prices paid by developers could never be rentable even on the best soils in purely agricultural production. Specu- lation pulled agricultural land and farms into its path. The object of planning in pre-war Germany was to reduce this and bring harmony to the landscape. The soil map was an absolute necessity as a basis in attempting to protect good agricultural land from the encroachment of industrial and residential uses but it is recognized that sometimes even the best soils must be sacrificed for society. A booklet of the Association of Land Planners in the Rheinland (5?), summarizes the results of 25 years of plan- ning in the Rheinland. It describes the various activities of the central planning commission to which the local agencies are responsible. The association report contains maps and data on the natural landscape of the area with special reference to agricultural and forest economies. A water-relationship map provides information On precipitation, ground water and pollution. Included are population change maps, industrial, transportation and traffic flow maps and maps of soil productivity in the crop and pasture land areas. The soil maps are used for tax purposes which are based on the natural productivity of the soil, the location 30 and the local climate. . Roesch and Kurandt (73) describe the German Reich Soil Value Survey and explain that its goal is to deter- mine the agricultural value of each piece of soil, to aid in the proper division of taxation, to aid in improving the agricultural credit structure, and as a basis for plans for best soil use. The survey encompasses: l. the exact characteristics of the soil according to its properties. 2. the determin- ation of the yielding ability on a natural basis (soil, climate and lay of the land). 3. the proximity to markets, transportation, etc. will be taken into consideration by the taxing authorities. ‘ Landowners have the right of appeal and review by the courts, in case of change in soil value, due to in- stallation Of drainage, irrigation, change in soil crOpping system or if he feels the taxing authorities are unjust. The entire nation serves as a basis for division into the various classes of soil values. Each class has an exact description and identity according to two use-types --crOpland or pasture. Value numbers give a representation of the value of the land with 100 being the most productive soils and 0 being the worst. These numbers eXpress the differences of soils in pure yield under normal conditions. The main division is according to soil texture, and a subdivision denotes development stages representing those 31 properties that are mainly due to genetic factors (climate, vegetation, slope, ground water, parent material, and type of use). There are seven such levels with 1 being the best. In addition, values are guided by type or origin of the soil or whether it is glacial, alluvial, loessial, residual, or lithosol in character. Soil texture mapping as a basis for systematic pre- paration for urban development is the subject of a small book by Mueller (59) who describes the loss of agricultural land for highway, rail, resevoir, military, industrial and residential uses. Statistics on actual loss of land to various types of develOpment are given and Mueller estimates that one acre is required to support each person on average German soil. Between 1835 and 1935, space necessary for food production was lost to development which would have supported h,lhl,000 persons although technOlogy increased yields 50 per cent in the same period. Mueller feels that the reclamation of land cannot replace the loss due to pOpulation increase. Therefore.it is necessary to consider productivity of the soil when it is requisiticned for technology. The goal of planning should be to protect and improve the present agricultural land. He feels that a land inventory is the most important basis for general or specific planning. The soil is a living body-~its genesis due to relief, vegetation and other 32 factors which influence soil formation and the soil type reflect these factors. A soil map gives the expert a pic- ture of the character and the origin of the landscape. The solution of the problem of planning lies in a good soil map from which a building area map is compiled, after taking into consideration other factors such as economy of the area, water supply and transportation. A ground water map is essential to avoid problems of water in cellars, pollution damage and other inconveni- ences. An amelioration map provides general recommendations needed for good agricultural land use, such as fertilizer rates, irrigation, drainage, stone removal and other rec— cmmendaticns. The planning map, a compilation of all previous in- vestigations and maps, attempts to harmonize the landscape with the socio-ecolcgical factors of the area. If large districts are to be made into industrial or housing complexes, on the basis of sound economics, the best soils must be preserved for agriculture. If industry wishes to move into an area of good soils, it will do so, but then the relatively poorer of the good soils should be used for development. Gerdes (60) points out that only through visionary regional planning and exact regional analysis can the tremendous problem of postwar industrial and housing 33 construction in Germany be overcome. The recognition of agricultural areas within the plans should be seen as ideal open area-~nature areas that supplement city parks and forests, and place agriculture in social and economic balance in a double role--production and consumption of products. Mueckenhausen and hueller (61),in a demonstration study for which the city of Bottrop (westphalia) served as model, point out that early soil surveys used for planning purposes usually had only one soil map. Planners had to accept the observations of the soil surveyor and adapt the map to meet their needs. This limited the use of soil survey maps largely to agricultural (farm) planning. In the immediate pre-war years, it was recognized that more soil information must be obtained or at least the information available must be presented in a different manner to be useful to the regional planner. In the report compiled for the city of Bottrop, they include the following: description.of purpose, method and general information on the geomorphological character, geol- ogic situation, climate and soil types. Three maps were compiled to depict the information needed for planning in the area. The soil map presents information regarding the depth of various soil textures, water relationships, humus content, underlying rock formations, and the slope .3“ characteristics. Soil water relationships are differentiated according to depth of water table and surface permeability. The water and building map relates information for the areas of low soil permeability. Large areas of soil textures having deep water tables that naturally provide a very good soil for development are shown. Landfills are depicted in a special category, depending on the water table depth and their ability to withstand building weights. The building land characteristics given for two to three story houses are divided into ten classes, repre- sented by different colors and symbols on the map, according to their suitability for building. A map showing the best agricultural uses for the soil types is also included. This permits the expression of various factors inherent in the natural character of the soil and sets forth their suitability for agricultural, pasture, or forest uses. Mueckenhausen (62) explained the mechanics of con- serving land for agriculture that was being temporarily exploited for industry (mining). A layer 10 to 15 feet thick consisting of topsoil of loessal origin, an underlying calcareous loess (15.20% CaCo3) and a substratum which consisted of a buried degraded chernozem, were stripped off by steamshovels, loaded into trucks or mining cars, and transported to storage piles. 'The next layer, usually consisting of a Miocene clay or clayey fine sand, varying 35 in thickness, was also removed from the original mining area and spread over some nearby lowland areas. This was covered with a six foot layer of loess and topsoil to produce an area of improved farmland. The coal was then removed and,in the next stage, the clay material was dumped into the area where the coal had been, reducing the problem of transporting the clay matter. As mining progressed, the original mantle was spread over the clay and the land returned to agriculture. Within three years the loess would recover its full pre- mining productivity. To compensate for the removal of the coal and to regulate the water table, small areas were not reclaimed or filled, but remained as lake or pond-like bodies of water. Thus the surface of the land lost little of its value for agriculture, and in some cases, actually gained in value. The costs of this operation were added to the sale price of the coal. Wensel (63) explained that the role of the Neidersachische Amt fuer Landesplanung und Statistik is to guide development by providing base information to local planning agencies. It acts as a clearing house for the local agencies and coordinates their activities. Ba de- scribed the typical county plan as containing the following information: A shOrt physical description of the area, the 36 major goals of the plan, data on drainageways, contours, soil textures, natural productivity of the soil, soil types, geologic map, climate, plant cover, population (changes and structure) types of towns in the area, industry, age of buildings, unemployment, types of employment, tax structure, ground water, watersheds, water supply, electricity and gas, agricultural and forest population, size of farms, soil utilization (yields, animal population, development) forest organization, (types of trees and production) fishing, handicraft, transportation types, surface and mineral de- posits, trade, transportation density, cultural and histor- ical development, and finallx.the master plan. Dittrich (6h) observes that much of German industry is located on the best soils but.that resources other than soils (i.e. coal depositsl.determined the original location of the industrial plant. He questions, however, whether the planner concerned with decentralization should not also concern himself with the question of protection of good° agricultural land. Pounds (65) notes that in the Ruhr the most highly urbanized area is the Hellweg which is also the most fertile. Within the 'inner' Ruhr about half of the area remains under the plow even today and in some districts the propor- tion is higher than this. W: Van Eek (66) related that although spatial organization 37 and not soil is the major factor in location of towns in Holland's land reclaimed from the sea, the sandy, boulder clay and some of the peat soils are zoned for forestry. Ninety per cent of the reclaimed land is quite uniform over large expanses and is extremely fertile, and there are no poor soils in many areas where communities exist. The reclaimed northeast polder was not only a state undertaking but agricultural holdings remain the property of the government and are rented to the farmers so that inheritance cannot subdivide the farms into uneconomic units. Property in towns and villages is available for private purchase for residential, commercial or industrial purposes. Polder agricultural land areas have recently combined into districts to investigate the problem of the growing urban complexes which release each year thousands of vaca- tioners, many of whom wish to come to the polders for their recreation (67). The districts will try to avoid making the polders recreation areas of the cities by strategically locating road networks, well-landscaped bicycle paths, modern lodgings, play gardens, swimming pools, and camping places along the perimeters of the polders where the soil may be poor. Plans are to be drafted and carried out by the towns concerned, coordinating through the National Planning Headquarters in The Hague. 38 Old cities in Holland were not originally planned but today's expansion of these cities definitely is. A publication of the provincial government of the state of Overijessil notes that in 19“? only 18 per cent of the towns of the state had plans, while in 1957, 81 per cent had plans (68). DESCRIPTION OF THE STUDY AREA A Brief History of Lansing Were it not for the arbitrary establishment of the state capitol in Lansing, the present metropolis might have _ been little more than a small farm community, as Darling (69) indicates: Economically, there was no reason whatever for a city to be planned and built on the site of Lans- ing. It did not have such natural advantages as the waterway at Grand Rapids, the . . . black loam farm land of Kalamazoo or the obvious transporta- tion crossroads of Jackson and Marshall. The establishment of the new state capitol brought an influx of settlers to Lansing. Most were farmers. They purchased high-lying, oak-forested land away from the malaria- infested tamarack swamps. The land was cleared and the timber brought to the mills which were rapidly appearing along the two rivers. Lumbering diminished in importance after the forests were depleted and the Lansing region's ’main products were mainly agricultural for some time. Lansing incorporated as a city in 1859, with slightly over 3,000 inhabitants, but it was far from realizing the full potential in its resources. The big bend of the Grand River was destined to become the city's industrial center. Here, where early speculators saw waterpower possibilities, 39 no are now situated the industrial plants of the city. In 1900, with 16,000 inhabitants, the future growth and development pattern was already set.' Michigan Agricul- tural College dominated develOpment in the eastern portion of the area. Industry was firmly entrenched on the banks of the Grand River and in North Lansing. Public buildings and the shopping district made up the center of the city. It is interesting to note that even than industry located in unpopulated areas: "On August 16th, l90h, the. firm of R. E. Olds and Company was formed in Lansing on S. Washington Avenue in a sparsely settled district composed mostly of farmland.” (69) Population~ Wo-Jhe population of Michigan has grown 31.6 per cent between 1930 and 1950. In contrast, the Flint area has grown 9.8 per cent, the Grand Rapids area has increased 9.5 per cent and the Detroit area has grown 26.h per cent. The Lansing area has grown 35.8 per cent, or at a more rapid rate than the state of Michigan and a much more rapid rate in relation to the other urbanized areas as Table I will indicate. Note that data prior to 1930 are for the cities only, while the 1930 and l9u0 figures are for metrOpolitan districts, and the 1950 figures are for urbanized areas. Prior to 1930, cities kept pace with population growth by annexation. Since then, this method m.H nmoam ponanmnaam naoaaaudo mmp«HOQOAuozH g z-§I / I“ (W “I I J 0| .VSIAA . .2? Z O REFLECTOR BAFFLES AIR INTAKE LIGHT SOURCE BLOCK AIR VENTS MIRROR LID CAMERA mqmun-bum- FRONT VIEW Figure A. Aerial Photograph Projector. ‘2‘ 56 Two one-hundred watt lamps were used as.the source of light. The sockets were wired in parallel with a cord extending out through the ventilating slot. A through-cord switch was installed a foot from the box. The width of the box would have to be altered depend- ing on the size and type of sockets used in order to bring the lamp filaments into line with the center of the picture to be projected. Air space around the lamps protected the wood from excessive heat. A slit-like opening along the back and holes in each end of the box provide ventilation. The rear of the box had a rectangular opening, rabbet- ed or provided with wooden strips to receive the glass upon which the photograph to be reproduced was placed. The glass was merely placed in the recess and could be removed for cleaning or changing a lamp. The rear of the box had a hinged lid to cover the glass and was attached by metal hinges. The underside of the lid was covered with black cloth to prevent light leak- age. The lens is the most important part of the projector, for the sharpness of the image depends upon its performance. An astigmat of F h.5 speed or greater and a focal length of eight inches or more is most satisfactory. Such a lens may be procured from another projector or from an old bellows- type view camera if the latter is available. By removing its back, it was possible to build the entire camera into 57 the projection box. This at the same time, provided a very satisfactory method of focusing the image simply by moving the camera on its rail. The aperture could be changed to provide the desired brightness or sharpness of image. It is necessary that the reproduction be done in'a darkroom. Any small room having a single window can easily be made into a darkroom simply by applying several coats of black paint to a standard window shade and masking shut the sides of the drawn shade so that light leakage is at a minimum. The finished projector should be mounted on a stable rig or to a wall above the drafting table so that it may be moved up and down to produce the desired scale. All parts of the projector, rig and drafting table must be firm, for any movement of the components will be reflected in a change of scale of the projected image. Technique of Projector Utilization The aerial photograph index sheet containing the outlined information to be reproduced to the new scale was inserted between the glass and the lid. The base map was placed on the drafting table under the projector. The pro- jector was moved up or down until the image was brought into focus. The projected image would be either smaller or larger than the base map, but by raising or lowering the projector and moving the lens on its rails at each position, gradually, 58 an image was produced which corresponded with the lines of the base map. Only the center of the image was reproduced on the base map so that the distortion which was found at the perimeter of the image was avoided as much as possible. The degree of distortion could be determined by observing the coincidence of image to physical characteristics of the base map, such as roads, rivers and rail lines. Distortions due to photography (75), such as tilt, could be corrected by tilting the drafting table. By using this apparatus and these techniques, reproductions of the information outlined of considerable accuracy could be drawn to the new scale, thus substituting for the time-consuming grid-transfer method. Methods of Data Accumulation Ih§_Land_flae_uan,--Three separate parts comprised the land-use map, one for each county. The soil survey maps of each county were used as the base upon which the land-use information was superimposed for analysis. Physical features such as roads, highways, railroads, streams and lakes were traced from each soil survey map onto semi-trans- parent acetate paper, thus providing exactly the same scale and the same features as present on the soil survey maps. The acetate sheets were then used as a base upon which were projected the land-use characteristics of the area in question. Heavy plain white paper was placed on the drafting table to serve as a surface to reflect the image 59 from the projector. In this way, the land uses outlined could be transferred directly to the acetate map. Errors due to photography could be corrected as detailed previously. After the acetate land-use map was completed, the entire map was again checked for possible errors in location, areas, or interpretation against the original air photo- graphs at the Agricultural Stabilization and Conservation Commission office. Any errors were corrected before the land use map was considered complete. MWWW-"The next phase of the research required that the land use data be superimposed upon the soil survey maps and the acreage of each soil type for each land use be determined. This was to be accomplished by counting the area using a grid. Drafting a counting grid was attempted but the re- sulting degree of accuracy was not sufficient for this study. Graph paper having 256 squares per inch, was taken to an engineering laboratory where the paper was photograph- ically enlarged, to produce a diapositive having the scale of 1/62500 inches. The transparent diapositive could then be overlaid on a section of the soil survey map, and the 256 squares of counting grid would exactly correspond to the section, with each square representing two and one-half acres. In order to determine the acreages, it was necessary to devise a simplified light table. A large flat safety-glass 60 plate was purchased. This was placed upon two desk-high side supports. A desk lamp, shining upward from under the glass, served as light source. Finally then, the squares could be counted. First the soil survey map was laid on the glass surface, this was overlaid by the semi-transparent acetate land-use map which was firmly affixed to the perimiter of the soil sur- vey map. The labelled soil types, their boundaries and colors as well as land use features delineated on the ace- tate were clearly visible. The transparent counting grid could then be placed over the section, the acreages of which were to be determined. Every township within the study area was thus analyzed by counting the squares of each soil type for each land use on a section-by-section basis. Each section was counted twice and the total more closely approaching 6h0 acres was used. Analysis_2£_the_fla§a,--The following arithmetic man- ipulations were carried out on the raw data obtained by counting the squares: 1. Each soil type for each land-use type was totaled. 2. For each township, the total number of acres of the soil types in each of the four land-use cate- gories was calculated. 3. The sum of these totals was checked against the final sum of the land-use totals of the individual 5. 7. 61 sections for each township. This served as a cross-check against arithmetic errors. The acreages of each soil type for each land-use from all the townships were totaled. The final totals were then summarized according to their land use and their soil classes. The percentage of each class of soil in each land-use was calculated. The total acreage of each class for the entire study area was also determined. The percentage of acreage for each land-use category was determined for the study area. PRESENTATION OF THE DATA Establishment of Land Classes Thirty-nine soil types were included in the study area. To simplify the data on distribution of the various land uses in relation to the soil types, this study adopted the six land classes which Duke and Schneider (#9), organized for Southern Michigan. They were classified on the follow- ing bases: Class I was best suited for agricultural use with Class V the least suited. Classes II, III, and IV were gradations in between. Class VI was set up as a special category to include those lands that could not be placed in a particular class on the basis of soil type alone. The soils of this class, which consist only of organic soils, would have to be examined in the field in order to classify them because such characteristics as drainage, depth, under- lying materials, etc. influence their value. Soil Types of the Area A brief description of the main soil types of the area as detailed in the soil surveys of Clinton, Eaton, and Ingham Counties will permit a better understanding of the data which is presented in this part of the study. W Hiagi_L9am.--Miami loam is developed on the well-drained, 62 ' 63 smooth and nearly level to gently rolling glacial tills. The plow soil in a dry condition is a grayish-brown mellow fine-granular loam which grades into a pale yellow, more gritty sub-surface. The plow soil contains a medium supply of organic matter, is slightly to strongly acid and is con- sidered to be medium to high in fertility. The sub-soil I tends to be sticky when wet and hard when dry with a com- paratively high moisture content. £2ngyez_Lgam.--The top four to six inches of Conover loam consist of dark grayish-brown mellow loam of silt loam developed under conditions of imperfect drainage. Below . this is a pale yellow, friable, gritty loam which grades into a calcareous clay or clay-loam substratum. The land is nearly level or gently sloping, occupying plains, shallow swales or basin-like valleys. The soil has a medium content of humus and is nearly neutral in reaction. Although Con- over soils are high in fertility, tile drainage is usually necessary for high agricultural yields. Slow water perco- lation suggests caution in developing the soil for urban uses. .flzgnhstgn_£gams--Brookston loam occupies flat basin land, valleys and depressions which are or were originally wet and swampy. The surface of six to ten inches is a very dark gray or nearly black color and is rich in organic matter. Below this is a gray or yellowish-gray clayey layer which grades into a plastic or sticky clay. Brookston loam 6b is high in natural fertility with a nearly neutral reaction. Drainage constitutes the main problem in the use of land for crOps and should be a factor retarding its development for urban uses. W8. Hillsdal§_fiandy_énam.--This soil is developed on rolling or moderately hilly well-drained land. The plow layer consists of a grayish-brown sandy loam or light loam underlain by a layer of pale yellow, friable, sandy loam which becomes a friable sandy clay loam with a pervious variable sandy clay substratum. The content of humus is low and the soil reaction is medium to strongly acid with a fair natural fertility. Soils of this type do not offer particular problems to urban development. W Efillfiignlaln§_fiandx_Lnam.--Be11efontaine Sandy Loam is developed in knolly or hilly topography. Six to seven inches at the surface are grayish-brown, friable or loosely coherent sandy loam or fine loamy sand which grades into a pale yellow sandy loam. This is underlain by a reddish- brown sandy or coarse gravelly substratum which contains enough clay to form a coherent mass. The soil is of medium fertility with a medium or strongly acid reaction. It con- tains only a medium supply of organic matter. This type of soil seems well-suited for individual home sites and developments. 65 ng_5an§1_Lgam.--The plow soil of Fox sandy loam is loose brownish-gray sandy loam containing a moderate to small amount of organic matter. The subsoil is a reddish- yellow mixture of sand and gravel with some clay which is sticky when wet and brittle when dry. Below this lies un- consolidated loose beds of sand and gravel. Fox sandy loam occurs on narrow, rounded gravelly ridges. It is not as productive as Brookston, Conover, or Miami soils, and seems well-suited to non-agricultural uses. W Colgma_Lnamx_Sand.--This soil occurs on hummocky or hilly areas having smooth slopes, broad swales and shallow pit-like depressions. The plow soil is light gray loamy sand of loose consistency. A small amount of clay is found in the subsurface but it does not bind it into a solid mass. The substratum is primarily composed of sand with lenses of clay and some gravel possible. Coloma loam has a low level of fertility and is strongly acid in the plow horizon. The soil is pervious throughout, suggesting ex- cellent adaptation to uses requiring this characteristic. Q§n§§e§_E1n§_§andx_Lgam.--Genesee fine sandy loam usually occurs as alluvial deposits so situated that they are well drained. The soil does not have distinct horizons but the surface is usually a brown mellow loam. This is underlain by moist sandy loam or sandy clay. The soil is of high natural fertility but because it usually lies along 66 stream banks that are occasionally subject to floods, its use should be limited by this fact. Qahtemg_Lgamy_§anQ.--The cultivated surface soil of Oshtemo loamy sand is usually a light grayish-brown, loosely coherent loamy sand or sandy loam. This material is usually underlain, at a depth of 15 to 30 inches by a light reddish- brown clayey layer, thinner and less compact than that under- lying Fox soils. The soil is acid in the surface layer and has low to medium productivity. It occurs on leve1~ outwash-type material. Its low average moisture and high permeability limit its agricultural use and are advantageous to housing development. Class_ll_fisils £5111§1g_nnnk.--Carlisle muck occurs in areas that were formerly swamps or wet drainageways. It is character- ized by a dark brown or black coarse to fine granular surface. The organic matter becomes finer in texture at a depth of a few inches, and is hard and horny when dry, but pasty when wet. At a depth of 12 to 20 inches, the material be- comes coarser and more peaty. It is medium acid or alkaline in reaction. Drainage is required for agricultural utili- zation of the soil. Biflg_£§aL.--The surface soil of Rifle peat is gran- ular, woody, loamy and dark brown to nearly black in color. Below a depth of 6 or 8 inches, it is not very decomposed and the material is coarse in texture with either a fibrous 6? or woody spongelike mass. It is usually acid or neutral in reaction. The undecomposed nature of the peat attests to a rather high water table under natural conditions. Drain- age is necessary for agricultural utilization. Distribution of Soil Types in each Land Class by Uses Tables III through VII show the distribution of the soil types which make up each land class and their distri- bution according to land uses. 68 TABLE III DISTRIBUTION OF SOIL TYPES IN EACH LAND'CLASS FOR THE TOTAL STUDY AREA Class I Class II Soil Type Acres Soil Type Acres Brookston clay loam 227 Bronson loam 2,729 Brookston loam 7,107 Brady loam 3,2h6 Conover loam 36,60h Fox loam 909 Conover silt loam 67 Gilford loam 2,027 Hillsdale loam 1,799 Miami loam 57.223 Miami silt loam _1‘525 Total 10ns723 Hillsdale sandy loam 18.933 Maumee loam 1,2b9 Parma loam Total 29.191 W Class III Class IV Soil Type Acres Soil Type Acres Berrien fine sandy loam “62 Berrien loamy fine sand 997 Bellefontaine sandy ham 6,309 Brady sandy loam 3,hb7 Fox sandy loam 5,2hl Griffin clay loam 18 Griffin loam 2,271 Gilford sandy loam ___505 18.253 Bellefontaine loamy and 2,173 Brookstm-Wathtemv cupx. 14,019 Coloma loamy fine sand 62“ Coloma loamy sand 2,039 Genesee fine sandy loan2,252 Granby loamy sand 27? Griffin sandy loam 192 Oshtemo loamy sand ,6141 Ottawa loamy fine Band 807 Wallkill loam 2,160 Washtenaw loam 2,228 Total 21,h79 Class V Class VI Soil Type Acres Soil Type Acres Greenwood that 116 Carlisle muck 9,856 Kerston muck 969 Houghton muck 982 Plainfield sand __&1§, Rifle peat Total 1,503 Total 23,082 69 TABLE IV DISTRIBUTION OF SOIL TYPES IN EACH LAND CLASS FOR AGRICULTURAL LAND IN THE STUDY AREA *J— I Class I Class II Soil Type Acres Soil Type Acres Brookston clay loam lhh Bronson loam 2,161 Brookston loam 4,2h3 Brady loam 2,375 Conover loam 2h,085 Fox loam 523 Conover silt loam 58 Gilford loam' 1,297 Hillsdale loam 1,118 Hillsdale sandy loam 10,800 Miami loam “1,821 Maumee loam 61h Miami silt loam _1‘521, Parma loam ____35 Total 72,990 Total 17,805 M Class III Soil Type Acres Class IV Soil Type Acres Berrien fine sandy loam 315 Benefontaine sandy loam h,329 Brady sandv loam Fox Sandy loam Griffin clay loam Griffin loam Gilford sandy loam Total 1,650 3.393 1:13 10,326 Berrien loamy fine sand #31 ‘ Banefontaine loamy sand 939 Bookstcn-khshtenaw chm. 3,282 Coloma loamy fine sand #52 Coloma loamy sand 1,029 Genesee fine sandy loam 1:73 Granby loamy sand 63 Griffin sandy loam 90 Oshtemo loamy sand 1,868 Ottawa loamy fine sand 589 Wallkili loam 1,19h Washtenaw loam , _Jgjgg, Total 12,000 W Class V Class VI Soil Type Acres Soil Type Acres Greenwood past 5 Carlisle muck h,985 Kerston muck ‘3hh Houghton muck 327 Plainfield sand _125, Rifle peat Total 52h Total 10,95h W 70 TABLE V DISTRIBUTION OF SOIL TYPES IN EACH LAND CLASS FOR WOODLAND IN THE STUDY AREA Class I Class II Soil Type Acres Soil Type Acres Brookston Clay loam 81 Bronson loam 238 Brookston loam 838 Brady loam #89 Conover loam 2,hh5 Fox loam ' 78 Conover silt loam 7 Gilford loam uzu Hillsdale loam 187 Hillsdale sandy loam 1,292 Miami loam 2,62h Maumee loam . 20h Miami silt loam ___13, Parma loam 13 Total 6,255 Total 2,738 Class III Class IV Soil Type Acres Soil Type Acres Berrien fine sandy loam l5 Berrien loamy fine sand 131 Bellefcntaine sandy loam hlz Bellefcntaine loamy sand 213 Bradv sandv loan 1:03 Brookston-Washtenaw cmpx. 335 Fox sandv loam 3h0 Coloma loamy fine sand 52 Griffin clay loam 6 Coloma loamy sand 193 Griffin loam 9H5 Genesee fine sandy loam 639 Gilford sandy loam __25_ Granby loamy sand 22 ' Griffin sandy loam 50 Oshtemo loamy sand 132 Ottawa loamy fine sand Wallkill loam 235 Washtenaw loam .__135 Total 2,1“6 Total 2,2“2 Class V Class VI Soil Type Acres Soil Type Acres Greenwood past 93 Carlisle muck 1,787 Kerston muck 295 Houghton muck 3&9 Plainfield sand __3_1 Rifle peat _LZ‘LQ Total #19 Total 5,376 W TABLE VI DISTRIBUTION OF SOIL TYPES IN EACH LAND CLASS FOR IDLE LAND IN THE STUDY AREA W ,1 71 Class I Class II . Soil Type Acres Soil Type Acres Brookston clay loam -- Bronson loam 131 Brookston loam 1,013 Brady loam 280 Conover loam 2,939 Fox loam 83 Hillsdale loam Zhb Gilford loam 279 Miami loam 3,012 Hillsdale sandy loam 2,967 Miami silt loam Maumee loam 361 Parma loam -- Total 7,23h Total h,101 W Class III Class IV Soil Type Acres Soil Type Acres Berrien fine sandy loam ‘83 Berrien loamy fine sand 1h6 Bellefcntaine sandy loam 836 Bellefcntaine loamy sand 661 Brady sandy loam 835 Brookston-Washtenaw cmpx. 276 Fox sandy loam 551 Coloma loamy fine sand 61 Griffin clay loam 12 Coloma loamy sand 0A Griffin loam 726 Genesee fine sandy loam 62 Gilford sandy loam _135, Granby loamy sand 1 9 Griffin sandy loam 7 Oshtemo loamy sand 625 Ottawa loamy fine sand #3 Wallkill loam #38 Washtenaw loam __252 Total 3,188 Total 3,u59 Class V Class VI Soil Type Acres Soil Type Acres Greenwood peat 3 Carlisle muck 2,703 Kerston muck 283 Houghtcn muck 268 Plainfield sand _138, Rifle peat 2.236 Total n #2“ Total 5,907 W 72 TABLE VII DISTRIBUTION OF SOIL TYPES IN EACH LAND CLASS FOR URBAN LAND IN THE STUDY AREA Class I Class,II Soil Type Acres Soil Type Acres Brookston clay loam 2 Bronson loam 199 Brookston loam 1,013 Brady loam 102 Conover loam 7,135 Fox loam 225 Conover silt loam 2 Gilford loam _ 27 Hillsdale loam 250 Hillsdale sandy loam 3,87“ Miami loam 9,766 Maumee loam 70 Miami silt loam 26 Parma loam “59 Total 18.2““ Total “,5“? Class III Class IV Soil Type ~Acres Soil Type Acres Berrien:fine Sandy Loam “9 Berrien loamy fine sand 289 Bellefcntaine sandy loam 732 Bellefcntaine loamy sand 360 Brady sandy loam 559 Brookston-Washtenaw cmpx. 126 Fox sandy loam 957 Coloma loamy fine sand 59 Griffin Clay loam -- Coloma loamy sand 513 Griffin loam 187 Genesee fine sandy loam 678 Gilford sandy loam ,__199 Granby Loamy sand 53 Griffin sandy loam 5 Oshtemo loamy sand 955' Ottawa loamy fine sand 131 Hallkill loam 293 Washtenaw loam m 116 Total 2,593 Total 3,778 W Class V Class VI Soil Type . Acres Soil Type Acres Greenwood peat 15 Carlisle muck 381 Kerston muck “7 Houghton muck 38 Plainfield sand _Zi. Rifle peat 7&26 Total ' . 136 Total 8“5 m 73 TABLE VIII DISTRIBUTION OF LAND USES IN TOTAL STUDY AREA Land Use Total Acreage Per cent of Total Agriculture 12“,599 62.9 Woods 19.176 9.7 Idle 2“,313 12.2 Urban M .1542 Total 198,231 100.0 W Ww-me area within a ten mile radius of the capitol building in Lansing is still dominated by agriculture while only slightly more than one-seventh of the area is in urban usage, as Table VIII indicates. The pattern of urban usage can be observed by examining the appendix map illustrating the land use pattern of the study area. Slightly less than one-eighth of the area is idle. Note the idle acreage concentration around the urban agglomerations. Since about 85 per cent of the area within ten miles of the capitol is not in urban use, the question arises if it would notbe possible to build in those areas which are best suited for development, perhaps utilizing some of the 20 per cent of the land that is in Classes III and IV for homesites. 7“ TABLE IX DISTRIBUTION OF LAND CLASSES IN TOTAL STUDY AREA i: I Land Class Acres Per Cent Class I .- 10“,723 52.8 Class II 29,191 1“.7 Class III 18,253 9.2 Class IV 21,“?9 10.8 Class V 1,503 0.8 Class VI .11.2 Total 198,231 100.0 WWW IX shows the distribution of all the land classes in the total study area. Over 50 per cent of the area consists of three Class I soil types. They are: Miami loam - 28.8 per cent, Conover loam - 18.5 per cent, and Brookston loam - 3.6 per cent. These soils make up 96.“ per cent of the Class I soils. Almost two-thirds of the Class II soils consist of Hillsdale sandy loam which makes up 9.6 per cent of the total study area. ‘ Class III is dominated by two soil types: Bellefcn- taine sandy loam - 3“.6 per cent and Fox sandy loam - 28.7 per cent. Together they comprise 5.8 per cent of the study area. Almost two-thirds of the Class IV soils are comprised of five soil types: Coloma loamy sand, Griffin sandy loam, Oshtemo loamy sand, washtenaw loam and Brookston-washtenaw complex. These make up 7.1 per cent of the total study area. Carlisle muck and Rifle peat comprise 95.8 per cent of the Class VI soils. For 8011 types within classes see Table IV. 75 TABLE x DISTRIBUTION OF AGRICULTURAL LAND IN EACH LAND CLASS IN TOTAL STUDY AREA W Land Class Acres Per Cent Class 1 72,990 58.6 Class 11 17,805 l“.3 Class 111 10,326 8.3 Class IV a 12,000 9.6 Class V 52“ 0.“ Class VI __§‘§ Total 12“.599 100.0 Agzicnltnzal_Land.--Class I and II soils are by far the most important agricultural soils of the area. Although 67.5 per cent of the total study area is in Class I and II soils, 72.9 per cent of the land used for agriculture is in Land Classes I and II (compare Tables x and IX). Conversely, a smaller percentage of soils in Classes III to V1 are used for agriculture than the percentage of these classes which exist in the total study area indicating that they are less desirable for agricultural usage, as one would expect. Or- ganic soils require drainage before they can be developed for agriculture, therefore a smaller proportion is used for agriculture than the proportion of organic soils existing in the study area. 76 TABLE XI DISTRIBUTION OF WOODLAND IN EACH LAND CLASS IN TOTAL STUDY AREA Land Class Acres Per cent Class I 6,255 32.6 Class II 2,738 . 1“.3 Class III - 2,1“6 11.2 Class IV 2,2“2 11.7 Class V “19 2.2 Class VI .1325. .2819. Total 19,176 . 100.0 HQQ§§§_LanQ.--Nearly half of the woodland of the study area is on Class I and Class II lands and,although, less than 10 per cent of the study area is in woodland, that portion which is on Class I and Class II land is not allowing for most efficient utilization of the good soils. Some of this could probably be cleared for agricultural I development. Most of the 28 per cent of woodland that is on Class VI land is on swampy soils which are difficult to improve. 77 TABLE XII DISTRIBUTION OF IDLE LAND IN EACH LAND CLASS IN TOTAL STUDY AREA Land Class Acres Per cent Class I 7.23“ 29.8 Class II “,101 16.9 Class III ‘ 3,188 12.1 Class IV 3,“59 l .2 Class V “2“ 1.7 Class VI _jgggz _anl Total 2“,3l3 100.0 Mun-The distribution of idle land (see Table above) in each land class is somewhat similar to the appor- tionment of land classes in woodland (see Table XIII). Al- though more Class I and Class II land is idle than is in woodland, approximately the same percentage of idle land is in these two classes as is in woods under the same classes. A rather high percentage of Class VI land is idle, reflecting the difficulty in developing it for agriculture. These soils would probably be most efficiently used as wild- life refuges and as recreational areas. 78 TABLE XIII DISTRIBUTION OF URBAN LAND IN EACH LAND CLASS IN TOTAL STUDY AREA Land Class Acres Per Cent Class I .18,2““ 60.5 Class II “,5“? 15.1 Class III 2,593 8.6 Class IV 3,772 13.; Class V 1 . Class VI ____§g5. ._2.5 Total 30,1“3 100.0 ,flzhan_Lanfl,-—Over 60 per cent of the urban land in the study area is Class I soil, while for the entire study area, only 53 per cent of all the soils were in Class I. This is to be expected because developers seek out level, well-drained soils of which the greater portion of Class I and Class 11 land is composed. About the same percentage of Class II and Class III soils are occupied by urban uses as are in the study region. as a whole. However, 12.5 per cent of the land used for urban purposes consists of the sandy, well-drained soils of Class IV, while of the total study area, only 10.8 per cent is Class IV land. Note that almost 12 per cent of the study area con- sists of Class VI land, but that less than 3 per cent of the land in urban use is Class VI land. High water tables and difficulty in securing solid footings are major problems -79 in utilizing these soils for building purposes. nzhsn_ans_Idls_Land_in_flzhanizsd_fissiisnss--Stat18t1oz thus far presented indicate that those sections under more direct urban influence may have a different land-use pattern than data for the area as a whole shows. This is particularly true in the Urban and Idle use-categories. To investigate further the facts which may be clouded by presenting data for the entire study area, a more select sample was sought. By graphical methods, it was determined that typical agricultural individual sections of land had about 20 acres devoted to farmsteads and related uses (urban use-category). The trough of the curve representing the number of land sections having a given acreage in urban use was reached at “0 acres. It was felt that this would be a convenient divid- ing line between land sections under urban impact and those still without apparent urban influence. The distribution of Urban and Idle land in all in- dividual land sections having more than “0 acres in urban uses was determined and are presented in the tables which follow. 80 TABLE XIV DISTRIBUTION OF URBAN LAND IN ALL SECTIONS HAVING MORE THAN FORTY ACRES IN URBAN USES Land Class Acres Per Cent Class I l“,63“ 60.6 Class 11 3,761 15.6 Class III 2,039 8.“ Class IV 2,993 12.“ Class V 101 .“ Class VI “__”§l§ ._Zafi Total 2“,l“6 100.0 TABLE XV DISTRIBUTION OF IDLE LAND IN ALL SECTIONS HAVING MORE THAN FORTY ACRES IN URBAN USES Land Class Acres Per Cent Class I 3,9“3 3“.0 Class II 2,057 17.7 Class III 1,5“0 13.3 Class IV 1,788 15.“ Class V l“5 1.3 Class VI _z.121 _lflai Total 11,59“ 100.0 81 WW Lignfi.--The percentage of land in urban use in the various land classes is almost the same for the sections under urban influence as for the study area as a whole [60.6 per cent versus 60.5 per cent]; (See Tables XIV and XIII). This indicates that the patterns of land used for urban purposes in the various land classes are similar whether they are under direct urban influence or not, when considering land class-use distribution. This is not true for the pattern of land that is idle in the various land classes. Land not in use which is under urban influence has a greater percentage (51.7 per cent) in Land Class I and 11 than the “6.7 per cent of idle land in the same classes for the area as a whole. (Com- pare Tables XV and XIII). This is probably due to the fact that some land in the sections under urban influence is being held for speculation and other acreages, belonging to urban- type establishments,is part of the urban parcel although it is idle. Note that a higher percentage (2“.3 per cent) of unused land falls into Class VI in the total study area than is in Class VI in the sections under urban influence (18.3 per cent). This is apparently due to the fact that it is less desirable to develop these organic soils than to leave them idle under the given circumstances. 82 Land Utilization in the Townships General Relationships The map on the background of the figure at the top of page “5 will give the reader a picture of the location in relation to one another of the townships that fall with- in the study area. In addition to the townships shown, several sections of the eastern parts of Oneida Township in Eaton County (directly west of Delta Township) is included within the study boundaries. Also included are several sections of the Clinton County townships of Eagle, Riley, Olive and Victor, north of the townships of Oneida, Water- town, Dewitt and Bath respectively. The land use map in the appendix presents an illus- tration of the land use patterns of the area. The township of Lansing is largely urbanized and considerable acreages of Meridian, Delta, Dewitt and Windsor townships are also in urban uses. Observe that wooded swamps occur along the meanders of the Red Cedar river and along the flood plain of Sycamore Creek in the townships of Lansing, Delhi and Alaiedon. A similar pattern prevails along portions of the Red Cedar River in Meridian Township and along the Grand River in Windsor and Oneida Townships as well as in areas along the Looking Glass River in Clinton County. Large areas of wooded or swampy lowlands occur east of Lake Lansing, in the 83 eastern half of Bath Township and south of Dobie Lake in Alaiedon Township. Another distinctive pattern occurs in the better drained soils of the more rural areas. Woodlots appear regularly in the centers of sections and seem more related to accessibility than to soil conditions. Generally,.wood- lots border roads only where drainage conditions are poor. Areas of idle land surround most of the area in urban use and appear along roads and highways. Some relationship between idle land in urban areas, or where the expectation is that the land will be in urban usage in the future is apparent. In the more rural areas, however, the acreage of idle land is more closely associated with the less accessible woodlots or poorly drained areas than with other characteristics. These areas are probably unimproved pas- tures which are being allowed to revert to brush and woods. The following tables will give the distribution of all land uses in each land class for the townships or parts thereof included in the study area. Acreage data from which .the percentages were calculated are presented in Tables XXVI through XLV of the appendix. 8“ TABLE XVI DISTRIBUTION OF LAND USES BY TOWNSHIPS IN LAND CLASS I ._.; «_jkulluuna:_ Township Agriculture Woods Idle Urban Total Alaiedon 80.6 9.1 7.9 2.“ 100.0 Bath 78.1 “.1 10.1 7.7 100.0 Delhi 65.3 6.1 13.0 15.6 100.0 Delta 75.5 6.7 6.3 11.5 100.0 Dewitt 76.0 6.5 “.“ 13.1 100.0 Eagle 83.5 6.8 6.6 3.1 100.0 Lansing 16.8 1.6 10.9 70.7 100.0 Meridian 53.2 “.8 15.1 26.9 100.0 Olive 86.2 7.“ 3.2 3.2 100.0 Oneida 75.1 7.2 “.0 13.7 100.0 Riley 85.7 8.“ 3.3 2.6 100.0 Victor 91.3 -- -- 8.7 100.0 Watertown 87.2 6.5 1.6 “.7 100.0 Windsor 85.7 6.5 2.9 “.9 100.0 Land_alass_l_!sss_hx_Tsunshins.--Lan81ns and Meridian townships including their cities are, of course, the areas with the highest percentage of Class 1 land in urban useage, followed by other deve10ped portions of townships in Delhi, Delta, Dewitt and Oneida (Grand Ledge city). Note that more than 10 per cent of the land Class I areas in Bath, Delhi, Lansing and Meridian townships is idle. Alaiedon, watertown, Windsor and the remainder of the townships which are at the perimeter of development are,on the other hand, still largely agricultural and have smaller percentages of idle Class I land and higher percentages in agricultural. usage. As expected, Lansing and Meridian have the smallest Percentage of Class I land in woodland use while the more rural townships have somewhat larger amounts in that use. 85 TABLE XVII DISTRIBUTION OF LAND USES BY TOUNSHIPS IN LAND CLASS II 1m Township Agriculture Woods Idle Urban Total Alaiedon 72.“ 12.“ 10.8 “.8 100.0 Bath 56.“ 13.0 23.1 7.5 100.0 Delhi 58.5 8.8 18.2 l“.5 100.0 Delta 67.0 15.“ 13.0 “.6 100.0 Dewitt 75.7 10.0 5.2 9.1 100.0 38816 10000 -- -- -- 10°e0 Lansing 2“.8 2.6 21.9 50.7 100.0 Meridian 59.6 7.7 16.5 16.2 100.0 Olive 83.6 11.8 2.3 2.3 100.0 Oneida 59.“ 7.9 7.1 25.6 100.0 Riley 72.8 31.0 -- 1.2 100.0 Victor 5 08 3.2 "N' -- 10000 Watertown 76.7 13.“ 8.0 1.9 100.0 Windsor 77.5 8.2 7.6 6.7 100.0 ==._.--.nuua-I-aan-a--uI-a-I-uuI-------.----- W.--Class 11 land use patterns are similar to land Class I. There are somewhat smaller percentages of the soils in urban usage than in Class I and larger percentages of Class II land are idle than in Class 1. Compare Tables XVI and XVII. The greater per- centage of idle land is also evident in the more rural townships, perhaps reflecting the natural conditions which restrict their potential compared to land Class I soils. The percentage of land in woodland is considerable higher than in land Class I. This is no doubt a result of the fact that the land is less desirable for agriculture. Tables XXVI through XLV in the appendix present the actual acreage in each townships that is in each use for each land class. 86 TABLE XVIII DISTRIBUTION OF LAND USES BY TOWNSHIPS IN LAND CLASS III M W - Township Agriculture Woods Idle Urban Total Alaiedon 53.8 28.2 16.0 2.0 100.0 Bath 71.7 7.9 1“.0 6.“ 100.0 Delhi ““.3 13.9 25.2 16.6 100.0 Delta 63.“ 10.“ 16.0 10.2 100.0 Dewitt 76.5 3.1 5.5 1“.9 100.0 Eagle -- -- -— -- -- Lansing 18.2 10.2 25.3 100.0 Meridian 55.1 11.1 2“.6 100.0 Olive 70.6 17.8 5.8 5 8 100.0 Oneida 38.“ 26.2 1“.3 1 1 100.0 Riley 100.0 -- -- - 100.0 Victor 93.0 -- -- 7 0 100.0 Watertown 77.“ 11.9 6.7 “ 0 100.0 Windsor 5“.3 15.2 21.3 9.2 100.0 M Wo-Jm percentage of urban use in land Class III is generally less than is in the same use in the better land classes. A greater per- centage of the land is idle, probably being held for spec- ulative purposes, or is not suited for agricultural develop- ment when in competition with better lands in the same area. The amount of land in woods is roughly equivalent to that in land Class II and higher than land Class I. The table above verifies the fact that land Class III is less favorably suited to agriculture and better suited to woods than the higher land classes. The use for agriculture seems to be restricted by the natural limitations of the soils. 87 TABLE XIX DISTRIBUTION OF LAND USES BY TOWNSHIPS IN LAND CLASS IV ._Ear_£sni__ Township Agriculture Woods Idle Urban Total Alaiedon 67.9 9.7 18.2 “.2 100.0 Bath 67.8 8.9 15.8 7.5 100.0 Delhi “1.“ 13.6 28.3 16.7 100.0 Delta 55.2 27.2 15.“ 2.2 100.0 Dewitt 77.2 6.3 10.2 6.3 100.0 Lansing 16.8 8.0 17.3 57.9 100.0 Meridian 33.8 13.5 2“.1 28.6 100.0 Olive 85.3 6.7 “.0 “.0 100.0 Oneida 26.5 16.7 33.3 23.5 100.0 Riley 93.9 6.1 -- -- 100.0 Victor 93.“ “.8 -- -- 100.0 Watertown 81.1 10.0 6.9 2.0 100.0 Windsor 69.6 5.9 12.1 12.“ 100.0 Land_Qlass.l!1flsss_hx_Tssnshias.--Soils.primarily having textures of fine sandy loam, sandy loam, fine sand and sand, comprise land Class IV. They are generally well suited to urban development providing excellent drainage and permeability. These natural factors are reflected in the statistics which show that a greater part of land Class IV is in urban use than is found for the same use in Classes 11 and III. Generally, however, not as large a portion is in housing as is in urban use in Class I land. Amounts in other uses are somewhat similar to the percentages in land Class III. 88 TABLE XX DISTRIBUTION OF LAND USES BY TOWNSHIPS IN LAND CLASS V Township Agriculture Woods Idle Urban Total Alaiedon 2“.5 50.“ 2“.8 -- 100.0 Bath 23.7 12.“ 62.2 1.7 100.0 Delhi 53.1 18.5 26.2 2.2 10 .0 Delta 2 .8 “0.9 21.8 12.5 10 .0 Dewitt “8.1 26.6 13.9 11.“ 100.0 Eagle -- -- -- -- -- Lansing 2.8 52.2 '19.7 25.3 100.0 Meridian 37.2 '8.“ “1.3 13.1 100.0 Olive -- 100.0 -- -- 100.0 oneida “5.0 30.0 25.0 '"I' 10000 Riley -- -- -- -- -- VIOLOI‘ 9509 '1'" I". “01 10000 Windsor -- -- -- -- -- Ww-Mwh of the area in land Class V, which occupies less than 1 per cent of the total study region is predominantly in the categories of- woodland or idle. Their agricultural utilization is less than in higher land classes and only Plainfield sand is suitable for building sites without constructional amelior-' ations, provided it occurs in upland areas. Where there is a pressing need for space, as in the urbanized portions of Lansing, Meridian, Delta and Dewitt townships, soils of this class are utilized for development, their deficiencies being overcome by technology. 89 TABLE XXI DISTRIBUTION OF LAND USES BY TOWNSHIPS IN LAND CLASS VI -:__._ a - 232.9sni T°Vn3h1P Agriculture Woods Idle Urban Total Alaiedon 29.8 27.5 “2.7 -- 100.0 Bath “3.“ 3“.“ 21.3 0.9 100.0 Delhi 32.6 19.7 “3.1 “.6 100.0 Delta 70.1 18.3 8.2 3.“ 100.0 Dewitt 59.6 1“.O 21.3 5.1 100.0 Lansing 39.0 5.9 “0.7 1“.“ 100.0 Meridian 36.6 29.8 29.2 “.“ 100.0 Olive 65.6 32.6 0.9 0.9 100.0 Oneida 65.9 18.8 10.2 5.1 100.0 Riley -- -- 100.0 -- 100.0 Vietor 28.2 7108 “'- ‘D- 10000 Watertown 50.2 25.0 2“.1 0.7 100.0 Windsor 75.“ 8.2 l“.8 1.6 100.0 ILand_Qlsss.11.flsss_bx_lssnshins.--Class VI land con- sists entirely of organic soils. Only in high density de- velopment.such as is found in Lansing, is over 10 per cent of this class used for urban purposes. The percentage of these soils that is not used is much higher in most town- ships than percentages of idle land in other land classes. Significant amounts of this land class have been drained and are being used for agricultural purposes. In considering the statistics for the townships of Victor, Riley, Olive, Oneida and Eagle, recall that only several individual sections of each of those townships came within the study area boundaries and that the percentage figures are for those individual sections only and not for the entire township. 90 Agricultural Census Land Use Data for the Lansing Area - 195“ United States Bureau of the Census data for 195“ reflect the degree of urbanization to some extent. While the townships of Alaiedon, Watertown, Eagle and Olive have between 19,000 and 20,000 acres of land in farms, Lansing township has only 1,000 acres and Meridian township has only 7,500 acres of land in farms. The other townships which are under direct urban influence have acreages somewhat in-between (see Tables XXII, XXIII, and XXIV). Comparisons made between the study data and census statistics should bear in mind that only parts of some of the townships at the perimeter of the study area were in- cluded. Areas not in farms, particularly those idle, are not reported in the census data although they might be more than three acres in size. They must meet agricultural census requirements to be enumerated. Only for the rural townships which are almost completely included in the study area (Alaiedon and Watertown) are the statistics similar. Note that the definition of "Lansing City and Adjacent Areas," includes portions of Meridian and Delhi townships and that the land area in farms in the city area is larger than the area in farms in Lansing township and is only 1,200 acres less than the land in farms in Meridian township. 91 E ~nm.a meH.m mno was.” ees.aa mem.ma am~.e~ .asa soooaeae Ahpao wounded wcapzacxmv Hoe.a new.” new ano.a mam.a o:n.ea aoe.ea .aza Agata Ahcdo wmamsmq . wmdosacwov Lee was man ~H~.H ema.n men.“ Hea.a .ase assessor Ahpdo wnammmq wsaosacwov mas no em moa nae Heo.a oem.a .csa momenta “mono uneconom cam hpaov man man moo Hmm.a Heo.m waa.n am~.o moansoq cued mahmm sonoo ocmacoos mama oHpH casuemm empmobamz ommamoao ad a mannasoe mo moacm no mowed ho meao< mo moao< noao< mo moac< no wowm< r amseuaoamo< ao mamzmo emma-aez:oo zemcza so maem mmeaaoao mu used no no nosed mo mowed mo nonc< mo noao< moao< no moao< no moao< aunmssos ampeaooamee mo mamzmo enmauaezsoo zoa nom.~ ~nm.a mam nno.~ Hem.aa omm.ea www.ma osaao Hee.a noe.~ mam Hoe.~ aoe.na omm.oa oe~.- sedans omen mammm aenvo emsapooz omen oapH oasueem pepoo>aem camaooao ma coma nasmmzca no «0904 no nowo< no coacm no eoao< emac< no moao< «o moac< mMDBADUHmu< mo mowzmo :MQHIHBZDOU zoaquo mo mHxx mqm<9 9“ Farmland Removed from Farm Use by urbanization in the Lansing Area The exact number of acres taken out of agricultural production each year would be of great interest to this study because it would indicate how far-reaching the effects of suburban development are in the Lansing region. Unfor- tunately, only incomplete records of this type of information were available. WWW Datg.--Listing sheets and program records of the Agricultural Stabilization and Conservation Committee of the United States Department of Agriculture were consulted for informa- tion relative to the number of acres of agricultural land sub-divided, platted, or sold in lots or to institutions. Unfortunately these records varied a great deal from county to county with the staff in Ingham County scrupulous in their efforts to enter each reason for deletion, presenting rather good data, while the Clinton County staff entered primarily only the fact that the acreage was deleted from the program with only a few notations relative to reasons for the parcels being deleted. The same was found to be true of the Eaton County records, only occasional notations were made as to reasons for withdrawal from the program. Table XXV shows the data recorded from the listing sheets and program records for the period 1950 to 1956, inclusive. A total of “,790 acres of farmland was reported withdrawn III: . 95 from the stabilization program in order to be subdivided, platted or sold to institutions, industry or for housing. Of this 3,177 acres were considered cropland. If the 6“l acres sold to schools, institutions or factories is dis- regarded, a total of “,l“9 acres was subdivided, platted or sold in lots. Since 9,875 new dwelling permits were issued in towns reporting such data, and these same towns report “,l“9 acres retired from agriculture to go into housing and related uses, there would be slightly more than O.“l acre per new dwelling required. This is rather high considering the size of lots in most subdivisions. ' However, it must be remembered that premature sub- division is a phenomenon associated with most land specula- tion and undoubtedly plays a part in this area. One could therefore,assume that if develOpment is allowed to continue in the present manner, that about 0.“l acre of farmland" will drop out of production to be sub-divided or platted for each three persons added to the population of the area with the figure approaching 0.5 acre for each three additional persons if institutional and industrial needs are also in- cluded. In referring to Table XV, please note that the category institution includes acreage sold to schools, governmental units, factories, or for gravel pit operation. TABLE XXV 96 AGRICULTURAL LAND REMOVED FROM PRODUCTION FOR URBAN DEVELOPMENT W ' W Alaiedon Bath Delhi Delta Dewitt Lansing Meridian Windsor Totals 221 .162 381 100 183' -16 298 .125 “19 15 336 351 80 80 601 227 ._512 1.367 10 366 2,012 20 60 80 662 1,688 II.790 Cadillacs Caressa --‘ Institution 152 Platted 125_ subdivided 277 Total -- Institution 92 Platted -- Subdivided 92 Total 16 Institution 185 Platted _fifi, Subdivided 267 Total 15 Institution 211 Platted -- Subdivided 226 Total -— Institution 6“ Platted -- Subdivided 6“ 377 Institution 207 Platted Subdivided 922 Total 10 Institution 255 Platted 1.96“, Subdivided 1,329 Total S -- Institution -- Platted -- Subdivided -- Total ““8 Institution 1,166 Plotted 1‘52: Subdivided 3,177 Total 97 Evaluation of 3,“15 acres which were listed "delete”, ”idle" or ”out of production" for the study area is rather difficult. Some of the acreage belonged to small farms which dropped out of the A.C. and 8.0. program. Some of the operators undoubtedly gave up a marginal production to find employment elsewhere, but continued to use the small farm- stead as a residence; while others bought small holdings to use solely as residence in the country. Data from Moore and Barlowe (“7) pointed out that only 12 per cent of the rural residents in select Okemos and Williamston areas own more than thirty acres of land. Their study bring to light some interesting details on the socio-psychological factors involved in choosing a rural area for residential purposes, and their effects on economic factors such as family income, taxes, agricultural production and land use. Perhaps more important is the fact that 3,177 or about two-thirds of the “,790 acres removed from agricultural production, was classified as cropland in the A.C. and 3.0. records. There is little doubt that suburbanization has had some influence in this pattern but one must remember that the agricultural picture was clouded by some very special considerations.. Including farmers in the social security program may have kept some farmers in production a few additional years in order to become eligible for benefits. The soil bank program may have induced some farmers to place a portion of their acreage into that reserve, 98 thus removing it from production. Price support programs may have permitted some marginal farms to remain in pro- duction while the drOp in farm prices since the immediate post-war years may have caused others to cease production. However obscure the reasons may be, the fact remains that some acreage is being removed from agricultural production for reasons other than subdivision, platting, or directly related urban influenced factors. 99 Figure 5. Photograph of Typical Developments in the Study Area. Figure 5 shows a new development in the foreground, at the perimeter of an older portion of the city of Lansing. The development is located in Lansing Township off Grand River Avenue, between Coolidge Road and Wood Street. The shopping center can be seen to the left center, and East Lansing in the upper left. The golf course in the lower right hand corner is clearly outlined. This is an example of the contiguous spread of the city. 100 Figure 6. Photograph of Typical Developments in the Study Area. Figure 6 is‘a picture of the village of Okemos with the new Indian Hills development in the foreground. This is an example of a development which is being added to a village situated within the direct urban influence zone of Lansing. The urban area in the upper left is East Lansing and Meridian Township. J '" “' “ >v '”"i 101 Figure 7. hotograph of Typical Developments in the Study P Area. Figure 7 is a photograph of the Okemos and Sandhill Roads crossroad. Sandhill Road is horizontal to the reader and on the left side of Okemos Road on Sandhill, one can see new rural residences. In the foreground are several farmsteads. This represents a typical situation of new ' rural non-farm homes, where a farmer has sold some road frontage to the home builder. DISCUSSION AND EVALUATION OF THE RESULTS Most predictions and projections indicate that our pOpulation will continue to increase. Additional demand for food seems likely to result, while at the same time, more space will be required for non—agricultural uses. This poses the question of whether our decreasing land area will be able to supply our food needs and whether our standard of living can be maintained under these circumstances. The problem may be sufficiently important to cause us to con- sider the advisability of preserving our better agricultural lands for agricultural use. Under present circumstances, with the current sur- pluses of some agricultural commodities caused in part by our rapid technological advances in food production, it .does not seem to be an urgent problem.‘ However, it is also recognized that no community benefits from irrational and haphazard development. It is Just as important to discourage building on soils not suited to development because of high water tables or poor soil stability, as to consider dedicat- ing some of our better soils to permanent agricultural use. Nor is the scattered checkerboard development necessarily undesirable, if community and social facilities can be pro- vided,and the development occurs on land particularly well suited to it. 102 103 Many of our communities originally deve10ped in areas of excellent agricultural lands because they provided the service centers needed for agricultural enterprises. As industry gained in importance, the urban centers grew and today, where industry is expanding, they are growing rapidly indeed. A shift in emphasis from two or multiple dwelling units to single story single family ranch style units with garages and large lawns require considerably more land than the expansion which occurred in the 1920's. It may often prove inadvisable or impractical to use small parcels of non-agricultural land for development. At the same time, however, it might be reasonable to consider the need for preserving large tracts of good agricultural land if only to provide areas of open space to supplement parks or to provide fresh produce near the markets. Research in the area within a ten mile radius of the capital building at Lansing has shown that the dominant agricultural use of the area is being altered by the en- croachment of urban uses. It is recognized that space for homes must be available but it may be questioned whether our best agricultural soils must be expended for this use when other soils less well suited for farming might be utilized for these purposes. The data in this study have shown that urban uses actually seem to seek out Class I land for development. The preference of urban developers for the well-drained 10h sandy soils of Class IV has also been shown as well as the disinclination to use the Class VI organic soils which are developed with considerable difficulty. This pattern does not change appreciably when individual sections of land under intense urban influence are considered. Concomitant to urban development is the increase in acreage of idle land as is clearly apparent if one examines the Land Use Map of the area. The percentage of Class I land idle occurring in the study area is 52.8 per cent.. Of the idle land, 29.8 per cent is in Class I land. Class VI lands on the contrary make up only 11.7 per cent of the study area but of the idle land, 2h.3 per cent is in land Class VI. However, if one considers only the individual sections of land under more intense urban influence9a greater percentage of the better class lands are idle than are in these lend classes for the entire study area. This indicates that owners in urbanized sections are more willing to permit good agricultural land to remain idle than the owners in the more rural areas who depend upon their land resources for income. The reverse situation is probably responsible for the fact that a greater per- centage of Class VI land is idle in the more rural sections than in the more urbanized areas. Although less than ten per cent of the study area is in woodland almost one-half of it is on Class I or Class II land indicating that some of the woodlot acreage could 105 be placed in agricultural production if land were to be used in its highest capacity. More than 25 per cent of the woodland occurs in lowland or swampy areas which probably constitutes their best use. Almost 20 per cent of the area in agricultural use is Class III and IV land and while it may not be possible or perhaps even desirable to remove from agricultural pro- duction the small areas of this land some of the larger acreages might be better adapted to urban, woodland or. recreational uses than for agriculture. While many soil surveys have been made in the United States and some have been made to assist in giving direction to urban develOpment, the author knows of no publication similar to the work that has been done in Germany. [Special soil maps showing suitability of land for develOpment as well as agriculture are supplemented by specific percolation, permeability, stability and other soil data. It would seem that with our rapid urbanization and continued development that this might become one of the functions of the soil survey. The methods and system of the soil scientists of Germany might well be adapted for use in this country in future soil surveys or at least in interpreting our present soil survey information for urban development. LITERATURE C IT ED 11. 12. 13a LITERATURE CITED US Bureau of the Census. 1.3.19- W W. Vol. 1- US Bureau of the Census- 1.2.551;- WM Wo V01. 1- Bennett, H. H. Soil Conservation. McGraw-Hill Book Company, Inc., New York. 1939. Stapleton, B. G. The Land New and Tomorrow. Faber and Faber Ltd. London. 1936. Allen, F. L. The Big Change. Harper and Brothers, New York. 1952. Abrams C. Urban Land Policies. Housing and Town and Country Planning. Bull. 2, United Nations, New York. 1953- Bozman, D. Part-time Farming in Massachusetts. Mass. Agr. Exp. Sta. Bull. 266. Amherst, 1930. Bozman, D. Interrelationships of Land Uses in Rural Massachusetts. Mass. Agr. Exp. Sta. Bull. 352, Amherst l9 1. Raup, H. E. Land Use and Water-supply Problems in Southern California: Market Gardens of the Palos Verdes Hills. Geog. Review. 1936. McKain, W. C. Jr., Whetten, N. L. Occupational and Industrial Diversity in Rural Connecticut. Storrs Agr. Exp. Sta. Bull. 261, l9h9. Hanlon, E. E. Twenty Years of Changes in a Portion of the Rural-urban Fringe of Syracuse, New York. Assn. of Am. Geog. Abstracts. Afi. 1956. Conklin, H. E., and Lucas, B. F. An Economic Classi- fication of Farm Areas: Lewis County, New York. Cornell Economic Land Classification Leaflet A, 1954. Nobe, K. C., and Conklin, H. E. An Economic Classifi- cation of Farm Areas: St. Lawrence County, New York. Cornell Economic Land Classification Leaflet 5, 1957. 107 1h. 15. 16. 17. 18. 19o 20. 21. 22. 23. 29. 25a 26. 270 28. 108 Wohlrat, B. Verdraengt der Braunkohlenbergbaus den Bauern? Die Auswirkung des Abbaus im Rheinishohen Braunkohlenrevleu auf Landbedarf und Wasserhaushalt. Uebersicht Big): 127-130. 1957. Clawson, M. Agriculture and Urban Industrial Growth. Farm Policy Review. QLll: 2-6. 1957. Belser, K. J., and Schulman, S. J. Urbanism and the Country. Planning: Amer. Soc. Plan. Off. Proc. .1252. Bogus, D. J. Metropolitan Growth and Farm Land. Farm Policy Forum. 9131: 6-10. 1957. Adams, R. L. Our Shrinking Farm Lands. Agr. Eng. 35; Ala-#16. 1954. Norton, E. A. Vanishing Crop land. J. Soil Water Cons. 11: 187—188. 1955. Wolfanger, L. A. Our Biggest Rural Problem; City Employed Peeple are Flocking to the Country. Prairie Farmer 122: 8-30. 1955. Wolfanger, L. A. Modern Living and Land Use. Mich. Cnnserv. 2&Lfil: .2-5. 1955. Suggitt, F. W. Land Use Changes Linked to Highways. J. Soil Water Conserv. 11: 28u-288. 1956. Solberg, E. D., Strout, S., and Belser, K. J. Planning and Zoning in Rural Areas 1-3. Am. Soc. Plan. Off. Proc. 1251: 163-l6h. Gregor, H. F. Urban Pressures on Salifornian Land. Land Econ. allgl: 311-325. 1957. The Claims of Housing on Agricultural Land, a Municipal Journal Survey. The Municipal Journal 59: l7UO-l7h3. 1952. Busfield, J. E. Agricultural Land: The Housing View- point. Municipal Journal. 59: 185A. 1952. Bourdon, J. L'exode Rural ct ses Causes. 'World Pop. Conf. Proc. 2: 511-515. 1955. Wilkins, E. B. Problems in Relation to Rural and Urban Land Planning. J. Soil Water Consv. 1252): 60-6“. 1957. 29. 30. 31. 32. 33- 3“- 35. 36. 370 380 39. no. “1. 42. #3. 109 Ely, R. T., and Wehrwein, G. S. Land Economics. The Macmillan Co., New York. 19u9. Whiteside, E. P., and Krumbach, A. W. Jr. Soil in Relation to Land Use in a Northern Michigan Farm Com- munity. Mich. Agr. Exp. Sta. Quart. Bull. 22121: 259 267. 1957. Wolff, E. Wieviel Flgche Braucht ein Mensch in Statischer Wchnform? Baumeister $511: 1951. Hartke, W. Eie ”Sozialbrache" als phanomen der Geo- graphischen Differenzierung der Landschaft. Erdkunde 12.5-é: 257-2690 Aschman, F. T. Dead Land. Land Econ. 1222: 2h0-2h5. Barlowe, R. Appraisal of Certain Economic and Fiscal Aspects of the Pittman-Robertson Land Purchase Program in Southern Michigan. Mich. Agr. Ex. Sta. Quart. Bull. 32131: u92-502. 1950. Corty, F. L. Comparative Levels of Assessment for Farms and Rural Residences in Fifteen New York Towns in l95h. Cornell Dept. of Ag. Econ., A. E. 225: 1955. Barlowe, R., and Limberger, O. A. Relationship of Tax Assessed Valuations to the Sales Values of Real Properties, Ingham County, Michigan, 1950-1953. Mich. Agr. Exp. Sta. Quar. Bull. 32111: 1943-162. 1956. Engelbert, E. A. Land-Use Planning for ”Rurban” Areas. Farm Policy Forum. 2131: 27-32. 1957. Smith, S. C. The Process of County Planning: A Case Study of Henry County, Indiana. Land Econ. 26: Adams, A. H. Subdivision Regulations at the County Level. Am. Soc. Plan. Off. Proc. 1222: 101-104. Gilkey, M. R. Agricultural Zoning. Am. Soc. Plan. Off. Proc. 1222: th-109. Solberg, E. D. Rural Zoning in the United States. USDA Agr. Inf. Bull. 52: 1952. Muthman, W. Das Land Muss Planungspartuer Sein. Innere Kolonisation. 5: 197-199. 1956. Mocine, C. R. Suburban Development Problems. Am. Soc. Plan. Off. Proc. 1256: 77-78. an. #5. 46. #7. b8. #9. 50. 51. 52. 53. 5“. -110 Fairchild, H. W. Some Relationships Between Land Use and Selected Natural Land Types in the Lansing Region of Michigan. Unpublished Ph.D. Dissertation, Michigan State College, 1950. A Humphrys, C. R. The Evaluation of Physical Factors in Relation to Land Use: A Study of Gogebic and On- tonagon Counties, Michigan. Unpublished Ph.D. Disserta- tion, Michigan State College, 1952. Moore, E. H. The Effects of Suburbanization on Land Use in a Selected Segment of the Lansing Rural-urban Fringe. Unpublished Ph.D. Dissertation. Michigan State College, 1953. .F===fl?fi Moore, E. H., and Barlowe, R. *Effects of Suburbaniza- tion Upon Rural Land Use. MSU Tech. Bull. 253; 1955. Thaung, M. P. Agricultural Land Use in Cayuga County, New York. A Quantiative Study of the Degree of Coin- cidence in Distribution between Agricultural Uses of Land and Physical Land Types. Unpublished Ph.D. Dis- sertation, Syracuse University, 1955. Duke, E. L. Land Utilization as Influenced by Rural Zoning Ordinances in Relation to Land Character in Selected Rural-urban Fringe Areas in Southern Michigan. Unpublished Ph.D. Dissertation, Michigan State Univer- SltY. 1955- Honzatko, G. J. Macomb County: A Study of the Expan- sion of Urban Uses and the Absorption of Farmland. Unpublished Ph.D. Dissertation, Michigan State Univer- sitY. 19570 Ritchie, A. Jr. and Swanson, C. L. W. Soils and Land Use in Hartford County, Connecticut: An Area of Specialized Agriculture and Rapid Suburbanization. Conn. Ag. Ex. Sta. Bull. 625: 1957. Dale, T. under All Is the Land. Soil. Cons. 2313]: Blucher, W. A. The Cost of Procrastination . . . What Planned Land Use Means to'the People. An Address at the Conference on National and Human Resources in Area Development. Ann Arbor, Michigan. January 28-29, 1958. Hecker, H. Bodenkartierung und Iandesplanung: Not- wendigkeit der Bodenkartierung im Rahmen der Landes- planung: Veruntersuchungen. "Briefs” des Landesplan- ungsverbande. NE_21. Duosseldorf. 1931. 55- 56a 57. 58. 59. 60. 61. 62. 63. 64. 65. 66. 67. 68. 69. 111 Stremme, H. Die Bodenkartierung als Wichtigste Vorarbeit der Generalplanung. A Muesmann, Berlin. 1932. Hacker, H. and Mueckenhausen, E. Analyse der Land- schaftsstruktur als Grundlage der Bodenausnutzung fuer Landwirtschaft, Wohnungswesen und Industrie. Extraits des Comptes Rendus du Congress Internationale de Geographie Amsterdam, 1938. Landesplanungs Behoerde: Nordrhein-Westphalen. Grund- lagen der Landesplanung Heft. ‘8. 1949. Roesch, A. and Kurandt, F. Reichbodenschaetzung in Reichskataster. Henmanns Verlag, Berlin. 1939. Mueller, R. Die Kartierung nach Bodentypen als Grund- lage Systematischen Vorarbeiten fuer Siedlungsplanungen. Verlag Rudolph Mueller, Berling. 1938. Gerdes, E. Raumordnung und Landwirtschaft in Indus- triegebiet. Landwirtschaftlichen Wochenblatt fuer Westphalen und Lippe. TG 114A. 1957. Muechkenhausen, E. and Mueller, E. Geologisch-Bodenkund- liche Kartierung des Stadtkreisses Bottrop I.W. fuer Zwecke der Stadtplanung. Geol. Jahrbuch 66: 179-202. 1951. Institut fuer Bodenkunde. Field Trip with E. Muecken- hausen to Zuelpich, Germany, November 24,1956. Niedersachische Amt fuer Landesplanung und Statistik. Personal Interview with Dr. F. Wenzel, August 27, 1957. Dittrich, E. Sitzt die Industrie auf den Besten Bceden? Informationen 2; 3355-3359. 1956. Pounds, N. J. The Ruhr. Faber and Faber, London. 1952. ZuiderZee Folders Deve10pment and Colonization Author- ity. Zwolle. Netherlands. Personal Interview with Dr. A. D. Van Eck, Chief Architect, August 13, 1957. Pouldergebied als Recreatieoord vor de Randstadt Holland. Bouw 12. 1957. Provenzial Verwaltung von OverIJssel. Tien Jaar P.P.D. in Over Ijssel. Zwolle. 1957. Darling, B. City in the Forest: The Story of Lansing. Stratford House, New York. 1950. - 7o. 71. 72. 73. 74. 75- 76. 77- '78. 79. 112 Consumers Power Company, Lansing, Michigan. Personal . Interview with R. H. Lawlor, Ass't. to Division Manager. February 11, 1958. Board of Water and Light, Lansing, Michigan. Personal Interview with C. M. Bellows, Office Manager. February 11, 1958. US Bureau of the Census. Illustrative Projections of the Population of the United States by Age and Sex, 1960 to 1980. Series P-25. No. 187. 1958. Veatch, J. O. Soils and Land of Michigan. Michigan State College Press. 1953. Whiteside, E. P., Schneider, I. F. and Cook, R. L. Soils of Michigan. Mich. Agr. Exp. Sta. Spec. Bull. H22: 1956- Smith, H. T. U. Aerial Photographs and Their Applica- tions D. Appleton-Century-Crofts, Inc. New York, 1943. Costello, R. B. Possibilities for Utilizing Airphoto Interpretation in the Cornell Economic Land Classifica- tion System. Land Economics 21; 24-30. 1951. Henrigues, D. E. Practical Application of Photogrammetry in Land Classification as Used by Bureau of Land Manage- ment. Photogram. Engin. 15: 540-545. 1949. The EXploding Metropolis . . . The Editors of Fortune. Doubleday and Co., New York. 1958. Dept. of the Army Technical Manual. TM5-244. Multiplex Mapping. Dept. of the Army. Washington D. C. 1954. APPENDIX 114 ABBREVIATIONS FOR THE SOIL TYPES 91:35.1 Bc--Brookston clay loam Br--Brookston loam Cl--Conover loam Co--Conover silt loam H1--Hillsdale loam Ml--Miami loam Ms--Miami silt loam .Class_III Bf--Berrien fine sandy loam Bs--Bellefontaine sandy loam By--Brady sandy loam F --Fox sandy loam Gc--Griffin clay loam Gl--Griffin loan Gs-—Gilford sandy loam maul Gp--Greenwood peat Km--Kerston muck Ps--Plainfie1d sand £1,131.11 Bm--Bronson loam Bo--Brady loam Fl--Fox loam Gd--Gilford loam Hs--Hillsda1e sandy loam Mm--Maumee loam Pl--Parna loam Class IV B --Berrien loamy fine sand Bl--Bellefontaine loamy sand Bw--Brookston-Washtenaw complex Cf--Coloma loamy fine sand Cs--Coloma loamy sand Gf--Genesee fine sandy loam Gr--Granby loamy sand Gy--Griffin sandy loam 01--Oshtemo loamy sand Os--0ttawa loamy fine sand Wa--Wallkill loam Wl--Washtenaw loan 91333.11 Cm--Carlisle muck Hm--Houghton muck Rp--Rif1e peat 115 Nam.ms Hmm.a Hum.ae mH-.H mm mmo.:~ ns~.: sea Hence a nu an «Haul null manual dual null 3353 Hem.aa mmn.a mam.m as an Nae.~ owe «a excesses: Hm nu ma nu nn m un nu nopoa> Hem mos ms: nu un mam om ea . madam mne.m un was.” was nu san.a mm uu meaoeo mme.m nu omm.m m un new so an o>aao omm.n nn moo.a nn nn mom.- ms: nu assesses mmH.~ nu Adm nn nn mmm.a Hnm un manages mmm nu mam un nu saw ms nu cameo nnm.m on som.w an mm own.” man mm nausea ems.aa nu oom.m Ham nn msm.s so: nu undue soo.o nu maa.~ un un mmm.m ms: nu assoc amm.m uu emo.m uu nu oew Hod un spam soe.e uu nun.m uu un _onm.m mom nu noemamfl< «nude men nu: an 00 Ho Alum. am nasmnsoa mmHmmzzoB Hm mmD AdMDBADOHmw< 2H mmmwe AHOm H mmdqo H>xx mqm<8 I u. mnm.e ms smm.m ems A n::.~ was as sauce NNNuun nun mmnun «an _uun aduun nudu dau posses: was we as: nn A mma mas mm meanness: nn un nu nn nu nn nu nn noood> em nu ms nu nu as a as soaam Hem nu ooa mm nu mma om nu «cameo mam nu «mm un nu «n Hm oa o>aao mom nu mm nu nn mma mm nu nmdodamz sow un Hm nu nu me on nu wsdmsmq on nu ma un nu ed on nu mammm was m mom m nu oma as m possum eao.a uu «mm was uu use and un mason mam nu . mam nu nu man on uu assoc and nu was uu nu em m un _ spam com nu mea nu nu mm: «ma un noemamae adage nu: nae, Hm. owmoao< Ho nunm, om censuses i mmHmmzzoa Hm 02449003 zH mmmNB AHom H mmdqo HH>XX mum mm nu mm nu nu HH nn nn amass mma nu me an nu mm mm nu «cameo ems nu ema nu nu oa m nn mAdHo «mm un sow nn un AHm. mmm nu assuage: mH:.H nu mm: nu un mmw 5mm nn mnemsmq we nn s . nn nu m on nu mamas can nn mmm A uu mm en un panama mom un mm: sow nn Hmm mm nn mason sam.a un mos nu un smA ans un «same 0:: 0H AAm nu nu an nu nu spam owe nn mma nn un own NNH nn poem-ma< _dquH, Ina, nimwu Hm” ummmmwXX mqm .mm 0H m nu nu oa nu nn hoadm Ann nn mam ma . nn mom . mm nu «cameo ens nn ems nu nu as m nu o>aao wmo.a nu NAA nn nn NmA «AH nn unseat»: mam.m nu mum.e nn nu wum.n new nu wsnmsmq mm nn om nu nu ms nu nu mammm mmn.a nn ewe NA N Am: am A panama 23A.H nu smm mom nn 3mm Hm nu spasm «Am.a nu 3mm nu nn mmA ma nn «sane nmm un can nn nu mm un nn spam cam nn mes nu nn no N nn access-4 Hades has as am uuumon< do um um canmszoa mmHmmZSOB Hm was z ema nu nn nn om nu At an Assam mmA mm A: .maa Am un men :A seduce men nu nu Adm nu nu m: sea o>aao emA.n un «AH mmm.m nn om nn nu sausage: mum un mm Nom nn nn nu un msamsmq om un nu nu un nu ma mm mamas mmm.H nn m: emu mm mm was mam uoazon smm.a nu oH Aom mom as am: an: assoc mon.m nu mes mma.m nn m un nn assoc Ana nn om mom AM we OAH mm spam ooa.a nn A mao.a nu mA nu nn cocoaadd j 1%: use dwwwno.“ HM Lane a” masses“. XXX mqm<8 mmHmmzaoa Hm QZdA A an un nu nn as nn an m Assam AA. un om m ms nu «m un «cameo an un nn om nn nu em m updao Hm: nn mm mm: nn oH nu nn assesses Am nn nn Am uu nn un nu wedged nu nn nu nn nn nn nn nn 3me How nn 0H mm nu as we we season om: nn un mm mas nu mm as space own nn ems mam nu ms nu nu «name mam ma uu mod n m an on comm med nu nn mas un nn un nu noemama< dance Jam. .naw an. o no, ummw om unmanu assesses ul‘lnllnl‘l’ll,’ In mmHmmzzoa Hm QEQOOB 2H mmmwa AHom HH mgo Hg 39;. 121 HOH.¢ nn Hem Amm.N mAN mm omN HmH Hence Nfll ....qu 3| «ml 9.1 «....I uul ..Hn .3353 oHN nn nn mm on mH Am nA meanness: nn nn nu nn nn nu nu nn noooa> nu un nu nn nn nn nn nn moHHm Am nn a nu mN nn mm nn weHmno oH nu nn 0 nn nn nn : oAHHo mmo.H nu A: AAA nn A nu nu nsHeHnoz mam nn 3 mmA nu om nn nn wsHmsmq nn un nu nu nn nu nn nn mawmm mOH nn nn Hm nu N Am nH uszoo Ann nn un AHN we 0H NN Nn muHma mmA nu eAN mm: nn A nu nn HnHoe man nn uu HNN nn AH om m spam 30H uu uu .mnH nn m nu nu noeonH< Handel, Hmuu.u, uaa.u .Hmw .unnmmmwnn name \dm .umw stmnmwa mAHmmzzoa Hm azeq mHaH zH mamas HHom HH mm AN nn nn un AH nu A nn ANHHN ANH nn 0N nn NA nu AA NN aeHmco AAH nu nn nn mA nu AHH un . oAHHo NAH.H AHH as nn weN .HeA HA: nn aneHnmz AHA on :H nn 0N AH eoN nu msHmsaH nu un nn nn nn nn nu nn memm omH.N nn NH nn Nmo.a nu wmo.a nu pszon Hoe nn no nu omH nu AHA HOH mnHma NNA.H AA AA nn men 2AA HAH nu HnHoa eAA.H nn nn un NHA un AAA nu scam Hoe nu NNH nu AA AAA AA nn noesHaHe .dqmmw unmmu do 00 omuwnoe yam» numuuu uwunu‘ aHsmnzoa mmHmmzxoB Hm_QzHxxx mam<9 124 AHH.N AN AAA A oeA Ace NH: AH Hence Ndal .nuul .AAII .....nnl .mnl .nunln Maul «a! . .83.sz NAH nu HH 3 AA nn AAH nn escapees: nn nu nu nn un nn nu nn aouoa> nn nu nu un nn nu nn nu aoadm AA un a: nu 0N uu AN . nu meHono A: nn nu. nu A nn AA ‘ nn oAHHo AAN . AN AN nu AA AoH NN nn aneHnoz wAH nu «ma nu m . ma w. . nn wsamnmq nu nn nn un nn nu un nu oHAmA AA nu nu nu. AN A AA nu oszoa AOH nu AA nu A nu NN A upra HAA N AAN nu AA AHN N nu HsHmc eAH nu N N AA nu AA nu spam Ann nn Amm nu nn ow nn nu soooama< 30H l Wan l law l 06 luuumufiqldv ulmq ludl “a 93m 939 mmHmmz3OB Hm QZ¢AQOO3 2H mmmHB AHom HHH mmdqo >xxx qude AAH.A AAH ANA NH HAA AAA AAA AA Hence all Hal final n...unl. .ndl unqul ddl .QNI scoped: AA nn N nn AH nu AA un nzopnnssz nn nn nn nu nu nn nn nu a090H> nn nu nn nn nu nn nu nu hoadm As nn nn nn AH nu AA nn aeHono AH un nn nn nn nu AH un oAHHoA ANA :A AA nn AAH AHH AAH nn aneHnoz AA: AH NoN nn AA AA AA un mnHman nn nu un nn nu nn un nn onAm AAH un nu un nn N AAH nn uszoa AAH un AHH nu AA nn sH A AAHon AHo.H NA AAH nn AAH AAA HA nu HsHoo AoA un nn NH om un AAN nu spam AAH nn AA nu AH AA NH nn noAmHmH< HANNA me Hey co «aumnoa AA uuum‘ HA AHnmpzoe g mmHmmzzoe Nm Qz<4 MAQH 2H mmmHB qHOm HHH mmxxx mqm nn nu nn nu nu un nn nu Aoadm HA un nn nu mm nn 3 m moaono AH nn nn un nn nu AH nn NAHHo AAH A A nn AN AoH A: nn cNHAHnoz AAA . AA . AHH nu 00A AAH AAH nu AAHAANH nn nu nn nn nn nn nn nu oHAmm AN: nu . nu nu :AH .A HAN nu pszoa AAH nn AA nn NH nn o: AH NpHoa AAA AH A nn AAN ANA AA nn HsHma osH nn un un AAH nn AA nu spam AN nu A nn A A A nn coemHAH< Emma 3 He cu m Arm lumen om 3.3869 llu mmHmmzzoB Mm QzXXX mqmH mmjo HHHBOOA wage ’ 128. NAN.N AAH AAN AA AAH AA _NN AAA .AAH NA AAA AHN HAH HAAoa Owl]. flflun nunnl unlunu ......qu “I "nu Mfll .....flnl NA! n....n..nun n .mlnu Nll hamondz NAN AA AA nn A AN nn nu A nu AHH nu nn nsopnopmz HH nn N un A nu nn nn nu nn un nn nn popoH> A nn N nu nn nn nu un nn nu A ‘nn nn AAHHA AH nu nn nn nn nu nu AH N nn nn nn nu AAHAAA AA . AH AH nn nu uu nn un un nn AH nu nu A>HHA NAA AN AN nn AA .nn nn AAH AAH nu nn AA AAH AAHAHAAA ANN A AH nn AA un nn AAH A nn nn AN nu AAHAAAH HH nn nn nu nn nn nn nu nu nn N. nu A . AHAAA AAN NH AN N AA AN nu AH A un AA NH AH .pquon AAN nu nu A nn nn nn AAN nn AA un nn nn AAHAA AAN AA AA nu A un nn AA N nn nn AA un HAHoo AAA A AH AA AA nn NN nn N nn AHH AA A spam AA nu HA nn AH nu nn un AH nn un un nn nvoHAH< duallldilnlldwunljlo W0 fin”? Lmul no a an M 359338 E mmHmmZzOB Mm mm: 944.5003 2H mmmHB AHom >H mgo XHVOOA NAQSH. HAA AA: .3 Ann NAH ANA AAA AoH AAA AA AA AAH AA mMH mm: "an. “Nu AN A AA .. un AAH nn AA NA nu nu AAH nu ON A A AaAaHIIIJaaIIlaafllnlaxfllllddflnllflunn no «u mg whim—4308 Hm Q25 MAGH 2H mmmfia .HHOm. >H mmjo ax mumSH. AAA HA AAN HAA AAH Hmpoe uul “Al .....nul flu .Adl nomczaz II II 0: ma II Bzophmpm3 nu nn nn nn nn popoH> nn nn nn nn nn AAHHA nn nn nn nn nn AAHAAA nu nn A nu nn o>HHA ANN nu nn HAN NA AAHAHAoz AA nu nn AA AH AAHAAAA nu nn nu nn nn AHAAA nn nu NA AA AH puHson nn A un nn nn ApHmo un nn un AAN AA HAHAA HA un NAH AA HN spam nn nn nu NH nn noAAHmH< :3 3388A. AAA.A AHA AAN HAH AAA A AA AAA AHA AA ANH AAA AAN Hmpoe flfllll ”HI "I un..n.unnl N.l HUI ...nuunuu. Alml Huhun .mwl n....Inn| NMI Nll homvnfla AA A nn nu AN nu nu A N nn AH nn nn Azopnoums A nn nu nu A nn nn nn nn nu nn nn nu nopoa> nu nn nu nn un un nu nu nn nu nu nu nu Aoaam AN nu un nn nu nu AH A nn nn nn nn nn AAAAAA AN AH nu un A nn nn nn nn nn A un nu AAHHA NAH.H AN AA nn AAN nu nu ANH AAA un nn AA NAH nAHAHAmz AAA.H AAN AAH AN NAA nn un AHA HA nn uu AAH AN AnHAAAq nu nn nu nn nn nu nu nu un uu nn nn nu mamwm HHN AA AN AH AN A NA N nn nn AA NN nn AszoA AN nn nn HH nu nn nn NH nn un nn nu nu AAHAA HHA AH AA AH AA nn nu nu A nn nn AA HA , HAHAA AAN ,nn N AA AA nn A nn AN nn. AA AA nn spam AN uu A un AH nu un nn A nn nu nn N noAAHAH< Hflqfinlflllfll: AA «A AA L3 3 AA 3 A A2359 , mwdwwo¢ mmHmmz3OB Hm mmD zH mm un nu nu AoHAm un AH nn AAHAAA nn un uu A>AHA AA AH un AAHAHnoz nn nn A mnHmnmA nn nn nn onAA AA AA nn ppHsmn un AA un AAHoa nu AA nu HAHAA AA A nn spam nu AN nn :voHAH< nunnl: 3586A. mmHmmzzoa am 9244 A Qz< >.mmmm<flo HHQX mqmda ‘1' 1|. AAA.A AAN.A AAA AAA.H AHHnnnn Adunnnn. nu amnu ANN ANH HN HA HA AA A nn AA AH nu NA AA AN un AA AAN.H AAA nu AAA AA NA un AN A un nn A AAA AAA AN HA AAA AAH nn AAH AAA AA A AAA AAA.H AAA.H NAN AAN AHN NA nu AAH dance .Auwnnnnnndgfi Jean in; I‘u’l'ill.‘ -.. In" ‘t'lllllliln'. 'II. n. AHA HA AAN .AA proe .lnn...n..l nudl ......ul ...nunIu heaved: HN nu HN nn azopaouwz nn nu un nn pouoH> nn nn un nn AoHHm NH nn NH nn AAHAAA A nn A nn oAHHo AH A HH nn naHAHaoz AA nn nu AA AAHAAAH nn nu nn nu AHAAA NA NH AA nu AAHAAA ANH un ANH nu upHma AH nn AH nn HsHoA AA AH AH nu spam AA nu AA nn nvoHmH< nauqunn wmuuuwu an nu no anmnzoe I‘llill Ii- 1...: n mmHmmzzoB Nm.nz 92¢ > mmmmdqo HHHAX mqm<8 133 AAA.N AAN AAA.N ANA _Hannu .Amnnn un1n. AAHnn. unnn. AHN AAH AH AA HH AH nn nn . AH nn AA A vn AA AH N N nn nu nn NHN.H NAA AA AAA .AA NAA AHA A AAN AA AA un un AA nu AAA AAA AA HA NN AAH AA nn AA AA AAN.H AAH nu AAA.H AN AAH.H AAA HAH ANH AAH ANA NA nn AAN AN nauqaa am nAaw An. auuoa HHAnAAAHA mmHmmzaoB Hm Qz4q mADH 2H mmmfie AHom H>_Qz< > mmmmqu mqm nu nu -n AAHAA nn 0H nu wvHoso nu nn nn m>HHo nu AA un sttho: nu Nm m mcnman nn uu nn AHAAA AH A nu pausoa nn AA un pr09 un AN nu «name NNH wN nn spam nn AN nu novchad 4% do flanges n\‘ I'll" un 13h IIIIlIIIIlIIIIIIlIIlIIlIlIllIllIIlIIlIIlIlIIllIllllIlIlIllIIIlIIIIlllllllllllllllllllllll. AAA ANA AA HAA AAH AA AA AH Hwaoa NNn nun nun NNu HI .....un nun an... .833: A N nu A un nu un nn pzopampmz nu nn nn nn A A un un AAAAH> un . nn nn nu nn nn nn . un AOHAm AN AN nn nn nn nn nn . nn AAHono N N nn nu nn nn nn nn AAHHA NAH AAH nu AA AN AH nn AH nAHAHnA: AAH ANH nn AA AA AA A nn AnHAan nn nn nu nn nu nu nn nu AHAAA AAH ANH AN AN AH AH nn nu AAHsoA AA NH nn HA AA nn . AA nn AAHAA HAH nn nu HAH N nn N nn HsHon m: mm 3H m a 3 nu nn Spam II ll _ II II II II II II cocvdwfl< Haws $1 an a Hfloa AM new a? A2323 mmHmmZBOB Hm Qznoz< > mmmmdqu >HX mqm<9