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THESIS ' -
PLAN B OPTION

Written by:
Elaine L. Chilimigras

‘ l‘xflicihiiga‘n S’la’ta University
Urban & Regional Planning Program
Land & Mine Reclamation Specialization

Summer 1997

Oakland Sand and Gravel Operation
Oakland and Washington Townships Michigan
Edward C. Levy Corporation

 

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Abstract

Material extraction from the earth is essential for the productivity of
our very existence. Aggressive standards for living demand the
supply of countless natural resources. The extraction of sand and
grave] is one of the many resources that support our industrialized
nation through the construction of buildings and roadways. The
quantity of sand and gravel extracted in Michigan averages 8.5 tons
per capita. These massive amounts of material are essential to
support our growing population. Where there is growth, there is a
need for sand and gravel extraction. It is this method of sand and
gravel extraction which is the basis of this project thesis.

This thesis is built upon the foundation of two trends. First, there is
an increase in land value due to an increase in population and
housing needs. Second, mining operations are, by nature, temporary.
Therefore, through proper planning the land upon which a mining
operation rests can be managed today to support, both, mining and
post-mining land uses. The first harvesting of the land is the
extraction; the second harvesting is redevelopment. Reclamation is
the key to this second harvesting. Reclamation is defined as the
reformation of the land into the desired end use. (Merriam Webster)

I believe that the days have past for accepting the abandonment of
mining pits. A new philosophy for land management is on the
horizon. The mining industry should be expected to pro-actively
manage their land, accordingly. This land management demands a
responsible caretaker: one willing to leave the land in an usable
condition, just as it was found. This expectation must be established
through strict, yet empathetic, reclamation regulations and improved
attitudes of stewardship within the industry.

Until more rigid regulations are consistently established throughout
communities, I feel that the most productive manner in which to
change attitudes towards reclamation lay within the responsibilities
of individual mining companies.

The Levy Corporation of Dearborn Michigan is taking the process of
reclamation seriously. On-staff developer and landscape architect
promote a second harvesting of the land above and beyond the

legally required standards. The driving force behind their efforts is
the enhancement of the land to support post-mining residential,
commercial, and civic needs of their community.

The Oakland Sand and Gravel operation of the Levy Corporation is
the study area for my project thesis. Oakland Sand and Gravel is
currently mining a 378.86 acre parcel in the counties of Oakland and
Macomb, Michigan. The operation has been in existence since 1970
and is permitted to mine and reclaim the site through 2008. The
company anticipates a maximum of two years worth of reserves
remaining. At this time, Mr. Steve Weiner, developer, and Mr. Robert
Doyle, landscape architect, of the Levy Corporation have agreed to
participate in my study by providing information and professional
expertise. My study shall include an inventory, analysis, and
recommendations concerning the site’s reclamation potential.

The conditions of this mining operation are advantageous to
reclamation because of the on-site resources, such as earth-moving
equipment. This study shall show specific examples of how
reclamation provides efficient and effective alternatives to increasing
the land value of this disturbed site.

Wen

Oakland Sand and Gravel is an aggregate mining division of the Levy
Corporation of Dearborn, Michigan. The Oakland Sand and Gravel
(OSG) operation is located within Oakland Township of Oakland
County and Washington Township of Macomb County in Southeast
Michigan. OSG has been operating on the 378.86 acre site since 1970
and is permitted to mine through 2007; all reclamation must be
completed by 2008. OSG foresees approximately 2 years worth of
reserves remaining. This narrow time frame makes plans for
reclamation increasingly urgent. Reclamation planning shall be the
focus of this project thesis. To successfully study the site’s
reclamation potentials sufficient data must be gathered.
Backgrounds in Oakland and Washington comprehensive planning
and 086’s current and future land use visions must be coordinated.

With the site resting within both Oakland and Washington
Townships, it is necessary to acquire permit approval from both
municipalities. These differences in township standards complicate
site development and reclamation processes. Each municipality’s
master plans must be understood independently in order to
effectively develop the site.

OSG is a subsidiary of the Levy Corporation. The Levy Corporation
desires to develop the site residentially. The type of housing,
however, is dependent upon the regional growth trends which will
ultimately support this development. The site is located within one of
the most prosperous regions in Michigan. Population growth and, as
a result, construction is continually rising. This is a key factor in
projecting the success of the development.

It is important to the Levy Company to work with Oakland and
Washington Townships as closely as possible to ensure a successful
development. To do this, it is essential for OSG to become familiar
with the municipalities’ comprehensive plannings. Just as it is crucial
for the municipalities to realize OSG’s efforts to reclaim the site above
and beyond all expectations and regulations. Oakland and
Washington townships have the opportunity to work with OSG to
create the best possible development solution within existing zoning

regulations. With these relationships in mind, the topics of this study
are as follows:

PART I
REGULATORY, ZONING, AND TOWNSHIP PLANNING ISSUES
Part I includes those local plans and regulations which most
effect the reclamation and development processes. Some of
these issues include: demographic information, community
master planning, zoning, and wetland protection.

PART II
INVENTORY AND ANALYSIS
Part II of this study reviews the features on and off of the site.
Both regional growth patterns and site specific conditions shall
be discussed. In addition, a review of two case studies shall be
discussed to analyze related reclamation concepts.

PART III
RECLAMATION AND DEVELOPMENT PROGRAM
Part 111 shall include two distinct reclamation design
alternatives. Both alternatives are designed to support
residential end uses. The major distinction being the
intensities of reclamation implemented.

This study shall include maps showing on-site inventory and
analysis, reclaimed earth, and two alternatives in residential design.
The goal of this study is to identify how different levels of
reclamation impact the end land use. The two design alternatives
demonstrate how varying intensities of reclamation impact the OSG
Site.

The focus of this study is on immediate and site-specific reclamation
opportunities for OSG. Most reclamation plans evolve over time, due
to the lengthy lifespan of mining operations. This, however, is not
the case with OSG. The OSG Site requires immediate action. All
activity on the site shall cease within the next decade. The success of
this short term reclamation project relies upon effectively contouring
land forms and water bodies in support of a secondary land use. The

challenge lies in creating significant spaces with the resources that
remain on the site. These resources take the form of manpower,
machinery, overburden materials, and creative planning.

Part I

REGULATORY, ZONING, AND TOWNSHIP PLANNING ISSUES

The aggregate mining industry exists for the extraction of sand and
gravel from the earth. This excavation of materials results in serious
impacts on the land. For example, mineral extraction destroys
existing vegetative, habitat, and topographic patterns on the earth’s
surface. Therefore, it is important to protect the natural areas
whenever possible, for as long as possible, and to restore the
disturbed areas as soon as possible. Mine reclamation is the
restoration of land which has been altered or disfigured through the
excavation process. Reclamation can take on two forms. One, the
reclamation process can occur simultaneous with the mining process.
Two, the reclamation process can be ignored until a later, post-
mining date. Delaying the reclamation process, however, only
magnifies potential difficulties and costs. Likewise, when the mining
and reclamation processes co-exist, time and costs are drastically
reduced. This increased the end land-use potentials significantly.
For example, earth moving can be accomplished in phases. After an
area is mined the reclamation process begins, before moving on to
the next proposed mining area. Consideration for reclamation allows
for suitable slopes and vegetative re-establishment according to
municipal regulation or plans future development. This method
drastically reduces the costs of labor and equipment. The most
valuable benefit of the simultaneously mining and reclamation
processes is the ability to mold the earth’s surfaces to a specified end
land form. In long term mining operations, the goal of reclamation
shall be to create usable land. However, in short term operations,
reclamation can actually structure the land to suit a specific need,
such as a waterbody, wetland, rolling hill, or savanna. The earth
moving process has proven its worth to designers and developers of
virgin lands. However, earth moving for the sake of the
development of mined sites is a relatively recent approach. Despite
an increasing number of mining companies beginning to adopt this
reclamation philosophy, there remains feeble attempts at legislative
guidance.

Currently, the aggregate mining industry is sporadically regulated.
The only extractive legislation at the federal level pertains to coal
mining. Surface mining is regulated at the state and, most

commonly, the local levels. As a result, inconsistencies are
widespread. This complicates the permitting process, because it
leaves the reclamation success stories to the individual mining
companies and developers who take it upon themselves to create
usable spaces above and beyond regulated standards.

The focus of this study is to determine reclamation potentials for the
OSG Site. With only a few years of operation remaining, the timing of
this study is critical. The goal is to produce two conceptual
alternatives with residential end uses. This section shall discuss the
community visions and regulations of Oakland and Washington
Townships within which the site exists.

The community visions and current regulations are based upon the
demographics of the region. Current and projected growth patterns
for the townships of Oakland and Washington must be identified to
determine the success of this proposed development. The following
demographics are provided by the Southeast Michigan Council of
Governments (SEMCOG). From 1990 to 1995, both Oakland and
Washington Townships demonstrated much growth. The population
of Oakland County is ranked number one in absolute growth, with a
6.4 percent growth rate. Macomb County has increased in
population, also, with a 2.3 percent growth rate. Perhaps of greater
importance is the growth rate of households. once again, Oakland
County ranks first in growth, with an increase of 30,000 residences
from 1990 to 1995. Macomb County ranks second, only to Oakland.
(SEMCOG, Population and Occupied Housing Units Report, pg. 3)
These growth trends reflect positively on Oakland and Macomb
Counties and, ultimately, lower the risks involved in developing the
OSG Site. In addition to these current growth rates, it is important to
review the forecasts for the region. According to SEMCOG, the rates
of growth will continue to rise through the year 2020. “With the
forecasted 22 percent growth in households, the region will need to
build over 400,000 new housing units between 1990 and 2020”.
(SEMCOG, pg. 1) Within this region, Oakland and Washington
Townships have been forecasted to be among the largest growth
rates for population, household, and employment. Population rates
of growth in Oakland County are to increase by 25.5 percent;
Macomb County increase in population by 23.3 percent. This is
particularly significant because many of the adjacent counties shall

experience a decrease in population growth. The reason for this
decline is the down-sizing of families from an average of 2.66 to 2.47
per household for the entire region. The household forecasts project
Oakland and Washington Townships as having a large increase of
more than 2,000 through 2020. Also, employment rates for both
townships are projected to have moderate increases from 1,001 to
5,000. (SEMCOG, 2020 Regional Development Forecast Report)

In addition to the current and projected township characteristics,
listed above, are the regulations which mold this residential
development. The standards for reclamation are stated within the
county ordinances for Oakland and Washington Townships. Oakland
Sand & Gravel, a subsidiary of the Levy Corporation, intends to
surpass the minimum standards of township reclamation in order to
develop the site into a fine residential community. This shall be
accomplished by creating functional and aesthetically pleasing spaces
for residential units, as well as adhering to the municipal
requirements. The regulations affecting the residential development
include slope reconstruction, natural resource protection, and land
use zoning. Slope reconstruction is part of Oakland and Washington
Townships’ mining reclamation regulations. To illustrate, according
to Oakland Township’s Mining Ordinance, slopes must meet natural
grade no further than the property lines. Also, where there is no
presence of water, the slopes are not exceed one vertical foot to four
horizontal feet (25 percent); likewise, where water is present, slopes
are not exceed one foot vertical to seven feet horizontal for a
distance of ten to 50 feet. In addition, permanent water depths must
exceed ten feet below, the low water mark for a minimum of 80
percent of the entire water area. The ordinance, also, requires the
water quality to be tested through the County Health Department.
(Oakland, pg. 17) The protection of natural resources is critical to
reclamation and development of the site. Of particular importance to
the OSG Site is the regulation of wetlands. The State of Michigan
protects wetlands over five acres in size. Consequently, portions of
the OSG Site are undevelopable and are noted as sensitive areas
requiring special care. The Levy Corporation desires to work closely
with Oakland and Washington Townships to ensure a successful
development. Therefore, it is important for OSG to be familiar with
the municipalities’ comprehensive planning. In addition to OSG’s
efforts, it is important for the municipalities to realize OSG’s

opportunity to reclaim the site above and beyond all expectations
and regulations. Oakland and Washington Townships have the
opportunity to work with OSG to create the best possible
development solution within current zoning regulations. This process
shall be accomplished through OSG’s right to apply for a Planned
Residential Development (PRD). A PRD allows the mining company to
ask for leniency without altering existing zoning regulations. For
example, OSG can be granted the privilege of increasing density,
allowing for more units per acre without permanently altering
current zoning. Each township has their own standards for a planned
residential development such as this; regardless, it is much more
common for a township to permit an PRD rather than alter current
zoning regulations. Current zoning for the western portion of the site
in Oakland County is Very Low Residential Density, or VLRD. The
eastern portion of the site, Macomb County, is zoned a Rural
Residential District, R-l. The regulated density for Oakland County’s
VLRD is one unit per 75,000 square feet, without sewer. In Macomb
County, R-l is defined as one unit per two acres or more. There are,
however, variances to these ordinances to improve upon the
proposed development. As stated in Section 190.2138 of the
Washington Township Zoning Ordinance,

“(PRDs) are also intended to encourage innovation in land use

and variety in design, layout and type of structures

constructed; achieve economy and efficiency in the use of land,

natural resources, energy and the provision of public services

and utilities; encourage useful open space; and provide better

housing.” (P8. Z-208.l8 to Z-208.19)
In this case, the PRD provides the opportunity to adjust the required
densities of the townships. For example, current zoning in Oakland
Township regulates density at one unit per 75,000 square feet,
without sewer. The density required if the units had access to public
sewers is 56,250 square feet. The proposed residential development
is designed to support a community sewer system. One system south
of Inwood Road and one system north of Inwood. Therefore, the
extra square footage required through zoning is not necessary to
support a septic tank. A proposal for one unit per 56,250 square feet
shall be the basis for the Planned Residential Development.

The following points highlight the regulations that most effect the
OSG reclamation process:

o where water is present, there shall exist no slope greater than an
one to seven ratio for a distance of 10 to 50 feet

0 where there is no presence of water, slopes shall not exceed an
one to four ratio, or 25 percent
wetlands five acres and larger in size are not to be disturbed

o the property is zoned for residential land usage; the proposed PRD
density shall be 56,250 square feet

The focus of this study is to determine reclamation potentials for the
OSG Site. Therefore, it is important that these regulations are
considered to achieve the highest levels of reclamation and
development. The inventory, analysis, and implementation to follow
are based upon the guidelines of the Oakland and Macomb
Townships.

BART—LI

Inventory and Analysis

The inventory and analysis of the OSG Site elements are crucial to
site development. The more familiar the site elements and features
are to the designer, the more successful the designs. This study shall
focus on the site’s physical inventory, site analysis, and an
investigation of comparable residential developments.

This 378.86 acre site is located in Oakland and Washington
Townships, off of highway M-59. Inwood Road intersects the
northern and southern portions of the site. The site’s boundaries rest
along Dequindre Road to the east and Hixon Road to the west. The
site is best accessed from Inwood and Dequindre roads because of
their higher traffic volumes. Trends in population growth show this
region as high in population and employment. (SEMCOG) The
surrounding land is zoned, currently, for very low residential
densities. Correspondingly, the primary land use adjacent to the site
is low density residential, with the exception of a small subdivision
to the south of the site and a sand and gravel operation to the east.
Due to the rapid growth rates of both Oakland and Macomb Counties,
the townships are becoming more conservative with their permit
approval processes. This is relevant to this site’s development
because it informs us that a Planned Residential Development (PRD)
approval is much more realistic than an alteration to current zoning
regulations. This affects OSG’s proposed densities. For example, in
Oakland Township, the PRD shall propose an increase in density from
one unit per 75,000 square feet to one unit per 56,250 square feet.
The difference in square footage is the difference between the
required area for lots with and without septic. The site shall be
developed with community septic. As a result, the proposed PRD
shall suggest less acreage per lot than the zoned 75,000 square feet
for a lot without public sanitary sewer.

For site development, it is crucial to identify the infrastructure
available to the property. Without sufficient infrastructure, the site
would be nearly impossible to develop. The OSG property has
sufficient road systems to support future traffic. Utilities, such as
electric and cable shall be provided as needed. Each residence will
rely on propane tanks. There shall be individual or community

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water wells and common septic tanks. The site shall possess two
common septic fields: a three to four acre site to the north of Inwood
Road and a three to four acre site to the south. Despite the proposed
westward expansion by the Detroit Water and Sewerage Department
(DWSD) within the next 10 years in Washington Township, “this area
of the Township is not intended to be served with public utilities”.
(Washington Master Plan, pg. 138-141)

Adjacent land uses are an important part of the development
process. The current land uses have given character to the area and
may suggest future growth trends. The land uses adjacent to the site
are residential and industrial. The majority of the western, northern,
and eastern property lines juxtapose very low density dwellings. The
site’s southern property line abuts Hidden Hills, 21 one unit per one
acre residential subdivision. The northern portion of the eastern
property line borders the formerly owned American Aggregate sand
and gravel operation. The American Aggregate parcel has recently
been purchased by the Levy Corporation. Although, this study shall
not incorporate this additional parcel in the reclamation process it is
important to recognize the potential relationship between the
Oakland Sand and Gravel Site and this adjacent American Aggregate
Parcel.

The inventory of the site’s natural or existing features, listed below,
illustrates those site characteristics that potentially effect the
reclamation process. Included among these features are: geology,
topography, vegetation, and water table. The site’s soil composition
is, primarily, sand and gravel. This combination is very suitable for
residential development. There are areas where clay is existent. The
soil is unlikely to perk enough to support wells and septic tanks.
However, this issue is avoided with community water and septic
systems. The post-mining topography of the site varies from 875’ to
960’ above sea level. The higher elevations exist to the south. The
mining process has created slopes exceeding reclamation standards,
both, south and north of Inwood Road. Slopes as steep as 90% border
the lake north of Inwood. There are three lakes on the site: a ten
acre lake north of Inwood Road, and a ten acre and a 20 acre lake
south of Inwood. The on-site lakes have been created through the
mining process. There is, however, a stream entering and exiting at
the southwest corner of the property. This stream is connected with

 

 

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Michigan State University

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a mining-created lake. In addition, there are pre- and post-mining
wetlands to the south and east of the southern lake which are
regulated by the State of Michigan. The northern and western
portions of the site have been cleared of all vegetation. However, the
eastern and southern portions of the site remain entirely natural, as
there are no plans to mine these areas. The water table slopes
significantly from west to east across the site. This is demonstrated
with the different lake elevations. The characteristics of the water
table are important because without proper forethought, the stream
cutting through the southwest corner of the site could be destroyed.
Hence, the mining limits have been altered to protect this stream.
Another site feature, although not natural, is the Edison Easement.
This 200’ wide easement, owned by Detroit Edison, runs east and
west across the site. The overhead electrical transmission lines
easement includes six towers. Parallel to Inwood Road is the
Michcon Easement. This underground pipeline easement is 25 feet
wide, south of Inwood. In addition, rights-of-way for Hixon, Inwood,
and Dequindre Roads are 120 feet.

In addition to these naturally occurring or existing features are those
site features that have been produced as a result of the mining
process. These features include: tailing ponds, ground water
condition, and overburden storage. The importance of inventorying
these mining-induced features is to analyze and, ultimately,
determine the best ways for these features to be included into the
final design. The tailing ponds are to be redistributed over the soil
where they are currently located. In concentrated quantities, the
tailings ponds have little or no value. However, when the materials
are combined with sand and top soil, the mixture has enough fines to
support grass. Ground water conditions are to be tested by local
authorities and financially supported by OSG, according to local
ordinance. There is, however, little risk of contamination because,
unlike coal mining, there are no contaminants in sand and gravel.
Overburden storage locations and quantities are inventoried and
redistributed throughout the site. It is this overburden that opens
the doors to creative land forming. The key to effective reclamation
is the ability to grasp a presumably negative condition and generate
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The analysis of these features is the foundation of the reclamation
process. This analysis of their potentials in site development play an
important role in reclamation. For example, it is important to realize
the potential value of the created lakes. An analysis of these water
features tell us that land values increase with the presence of water.
Therefore, the proposed residential community shall be oriented
toward and benefit from the presence of these water bodies. Other
site features that are of particular value are the existing woodlots on
the southeast portion of the property. Due to the destructive nature
of the mining process, special attention must be given to the
preservation of the remaining natural features. A study was done of
these wooded areas in 1986 by Smith, Hinchman & Grylls Associates,
Inc. (SHG). The results of this study show that the “forested
communities are all second growth woods with evidence of cutting
and harvesting in the past”. (SHG, pg. 1) The dominant species of the
forested communities are cottonwood and large-toothed poplar, and
oak and hickory. White pine, beech, sassafras, and birch can be
found at the higher elevations. At the lower elevations, red maple,
box elder, and elm are present. “The mixture and diversity of the
species reflects the past history of disturbance and the topographic
diversity on the site”. (SHG, pg. 1) The type of vegetation present on
the site aids in determining the type of wildlife present. The Smith,
Hinchman, & Grylls Report indicates the following species as
observed:

White—tailed deer Raccoon

Red Fox Fox Squirrel

Cottontail Rabbit Chipmunk

Morning Dove Black-capped Chickadee
Red-tailed Hawk Starling

Other species not observed but potentially existent based on existing
vegetation include:

Woodchuck Opossum

Skunk White-footed Deermouse
Meadow Vole Common Shrew

Sparrow Hawk Garter Snake

Leopard Frog Wood Frog

Songbirds (i.e. Robin, Cardinal, Tufted Titmouse, and Downy
Woodpecker)

Again, residential lots shall benefit from the existence of these
wooded areas and the rolling topography upon which they rest.

Another site feature which requires special treatment is the Edison
Easement. No construction can occur with this 200 foot easement,
nor can the towers be isolated from vehicular access. This means
that backfilling will have to occur near the base of one of the towers,
on the island in the southern lake. Aside from these easement
regulations exists the need for special design considerations. The
Edison Towers detract from the overall aesthetics of the site.
Although complete masking of these towers is unrealistic, an attempt
has been made to minimize the visual and physical intrusion.

Determining the locations of disturbed soils is another important site
characteristic. The construction of a home requires a firm base upon
which to build. As noted earlier, the overall geology of the site is
adequate for construction. There are, however, less suitable areas
due to the mining process. Areas have been mined for valuable
materials and then backfilled with the overburden. This top layer of
disturbed soil cannot support a residential structure without pylons
reaching to the undisturbed soils below. The use of pylons increases
the cost of constructing a home by as much as $30,000. Therefore,
construction of such an area of land can only be justified if the lot
can be sold at a high price. For example, the value of a lake-front lot
may be worth the extra $30,000 in construction costs. The cost of
pylons is absorbed into the value of the lakefront lot which may be
sold at three or four times the cost of a non-lake-front lot. The
remaining stockpiles of overburden materials totals 182,300 cubic
yards, on the parcel north of Inwood Road and 71,000 cubic yards
south of Inwood Road. These 253,300 cubic yards of material are to
be distributed throughout the site to enhance existing conditions.
These, and the features listed throughout this section are illustrated
within the Existing Site Features and the Mining Site Features Map.

Areas have, also, been analyzed for their development potentials,
based upon existing conditions of slope, area of land, soil suitability,
and orientation to water. Moreover, the question was asked: could
these development potentials be improved with the additional
deposition of overburden materials and, if so, to what extent. To
answer this, a matrix was formed to analyze low, moderate, and high
development potentials, according to the above site characteristics.
A slope that was between 2 percent and 15 percent is considered
ideal for development. Land areas wide enough to support

 

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residential lots and roadways are also considered to have high
development potentials. Soil history, also, determines the
development capacities. Property that has not been backfilled is
considered to have the highest capacity for development. Finally, an
area’s orientation to water is analyzed for development potentials.
An area within 300 feet, or more, of the shoreline has the highest
potential. The land within the Edison Easement is assumed to have
very little development potential.

 

DEVELOPMENT POTENTIALS MATRIX

 

 

 

 

 

 

 

 

DEVELOPMENT PERCENT AREA OF SOIL ORIENTATION
POTENTIALS SLOPE LAND STABILITY to WATER
Low 0% to 1% <100' wide Backfilled a No Lakefront <100'
& 33%+
Moderate 16% to 32% 100' to Backfilled & Lakefront; 100' to 300'
300' wide No Backfill & No Lakefront .
Hig_h 2% to 15% >300' wide No Backfill & Lakefront _ >300'

 

 

 

 

 

 

 

This matrix is an important part of site analysis. By ranking the
development potentials, it is possible to determine the locations that
would benefit the greatest from topographical regrading. This
regrading includes the alteration of existing topography and the
placement of overburden materials. The Development Potentials
Map illustrates the low, moderate, and high development potential
zones throughout the OSG property. These zones are based upon the
rankings of the site characteristics described in the matrix. “The
ranking process depends upon all four elements being met for an
area of land to have a high potential for development. A lack in any
of the four elements decreases the overall potential of the area. It
must be noted that the entire site is considered to have much
potential for development because each proposed lot is oriented
toward an amenity, be it water, woodlot, or access to open space.

Mining Site Case Studies

Two examples of successful mining and reclamation practices can be
found within the following case studies. Spring Lake (photo 1) and
Blue Heron Pointe (photo 4) are residential subdivisions that have

been reclaimed from previous mining practices. Evidence of past
excavation can be seen in the following photographs; this is most
apparent with the shoreline topography (photos 3 & 5). Spring Lake
is an older single family residential development. Blue Heron Pointe
is a multi-family development.

Spring Lake is located in Oakland County, Michigan, near Dequindre
Road. This single family development has incorporated the basic
principals of reclamation. Slopes have been regraded to support
residential structures around the community lake. The Spring Lake
development should be commended for its attempts at restoration.
However, Spring Lake lacks a creative landscape architectural layout
(photo 2). The value of the Spring Lake development can be seen
most in its textbook reclamation design.

Blue Heron Pointe, located off of Beck Road, Novi, Michigan, takes
reclamation and design principals a step further. In addition to
textbook reclamation practices, Blue Heron Pointe has incorporated
the mining site features into the final land use development. A
pedestrian bridge connects the mainland to a mining-created island,
which now holds a gazebo (photo 6). Another successful usage of
existing mining features is the nature trail. The nature trail
incorporates wildlife and natural features with the jogging path
featuring bird identification charts and the boardwalk raised over
the wetland area (photo 7).

The basic reclamation principals seen in, both, Spring Lake and Blue
Heron Pointe are utilized within this OSG site reclamation project.
This principals include: slope reconstruction, lake access, and the
incorporation of existing site features. The purpose of these case
studies is to provide examples of reclamation, either positive or
negative, and to further encourage the creation of reclaimed spaces
of greater quality.

Inventoring and analyzing the site and sites similar to OSG are
essential to developing sound reclamation practices. The information
represented above is the foundation upon which this study is built.
Part III begins the reclamation and development processes.

Photo 1.

 

  

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Reclamation and Development Program

The site is to be reclaimed to provide the most usable land for the
proposed residential land use. There is, however, a delicate balance
between the quantity of earth to be moved, the cost of moving that
earth and the amount of usable land gained. Therefore, assuming the
redeposited overburden creates a suitable foundation for
development, this reclamation process has been divided into two
categories. These categories are moderate reclamation and extensive
reclamation. Each reclamation category possesses an alternative site
plan to create usable land.

In outline form, the reclamation and development program shall be
composed of the following:

MW Alternative One illustrates the

most cost efficient method of site reclamation. This alternative is
strictly dependent upon post-mining site conditions. Essentially, this
alternative shows the redeposition of overburden stock-piles to
create the highest land values.

W Alternative Two explores the

possibilities of planned reclamation. Planned reclamation is defined
as providing sufficient forethought to the final deposition of
overburden. This occurs throughout the entire mining process in
order to take advantage of the existing earth moving processes. The
focus of Alternative Two is placed on the possibilities of creating
effective land forms without the cost constraints of unnecessary
handling of materials. The significance of Alternative Two lies
within the realization of what could have been accomplished through
simultaneously planned mining and reclamation.

W The Master Plan illustrates the end land uses on the
site. In addition, an illustration is made of the differences in land
formations and related costs of alternative one versus alternative
two.

W This site plan is an expansion of the

designed land forms created in Alternative One Reclamation Plan.

This Alternative One Site Plan maps out the roads, easements,
residential lots, and other land uses pertinent to this residential
development.

Tw ' l n This plan is based upon the land forms
created in the Alternative Two Reclamation Plan. This site plan
illustrates the end land uses, as described above for the Alternative
One Site Plan.

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Alternative One is a study of the most cost efficient means to site
reclamation. The purpose of Alternative One is to examine the
existing mining conditions and determine the most appropriate
locations for the stockpiled overburden. The goal is to enhance
existing topographical grades to increase suitability for development.
The primary design constraint is the lack of reclamation forethought
during the stages of mining. If sufficient forethought was given, the
reclamation process would have already been occurring. This,
however, does not mean that simultaneous mining and reclamation
would complicate the process. The desire for a residential
development does not have to alter the mining and reclamation plans
to a large degree. The purpose of reclamation is to create usable
land. The damages of the mining practices have done little to
prepare the land for future use. An example of this destruction is
seen along the shoreline of the lake north of Inwood Road. The
northern lake boundary has slopes as steep as 90 percent. Township
regulations demand slopes no greater than 20 percent along
shorelines. Furthermore, overburden materials available for
backfilling the shoreline to acceptable slopes have been stockpiled
along the eastern shoreline of the lake. This means that earth
moving equipment must return to move the stockpiled material, a
second time, to its final resting place. This earth moving process is
an added cost to the company that could have been avoided. Earlier,
plans, as shown in Alternative Two, should have been arranged to
deposit the overburden directly along .the shoreline, eliminating the
100,000 cubic yard stockpile. These issues shall be further analyzed
in the Master Planning process, which shall compare the created land
and cost issues of this Alternative One and Alternative Two.

Without sufficient forethought to reclamation, Alternative One is
bound to the constraints of simply redistributing the overburden
materials throughout the site to create the most useful land possible.
Cost constraints prohibit the redistribution of overburden from the
parcel north of Inwood to the parcel south of Inwood. Thus, the
182,300 cubic yards north of Inwood remain north of Inwood. Basic
regrading of berms shall occur south of Inwood Road.

Reclaimed as a separate entity, the parcel north of Inwood Road
requires regrading of slopes along the north and east shorelines of
the lake. These portions of shoreline require the most attention, as
they are well below township standards. To meet reclamation
standards, 100,000 cubic yards are backfilled along the shoreline.
The remaining 82,300 cubic yards are deposited to the west and to
the south of the lake. The deposition of material over these areas
adds interest and fluidity to the topography. South of Inwood Road,
71,000 cubic yards is to be redistributed. To comply with Edison
Easement regulations, backfilling must occur at the base of the
isolated tower, located in the center of the eastern lake. The mining-
created island, upon which the tower rests, is not compliant with
regulation. Regulation requires land access to the tower. Fifteen
thousand cubic yards of material must be backfilled to turn this
island into a peninsula. The remaining overburden is deposited
along the shoreline of the western lake to create areas wide enough
to support residential lots. The primary costs of earth moving have
been minimized by shortening the hauling distances. As much as
possible, the overburden materials have been deposited nearest to
their existing locations.

The Alternative One Reclamation Map shows the areas of overburden
materials, the areas where the overburden materials are to be
deposited, and the existing areas of land whose development
potentials increase because of the adjacent land created through the
reclamation process. The placement of the overburden materials is
dependent upon the development potentials of an area of land. The
overburden stockpile labeled 1A on the Alternative One Map is
deposited at the IB location because the most land is created for the
least hauling costs. In addition, area 18 possesses slopes as steep as
90 percent. Under township regulation, these slopes must be
reclaimed to suitable and safe percentages. Because Alternative One
is restricted in reclamation by the cost of moving materials, 2A, 2B,
and 2C overburden piles remain north of Inwood Road. The
materials are distributed over the 2D area. South of Inwood Road,
3A, 3B, and 3C materials are deposited along the shoreline of the
western lake. This creates additional lakefront lots for greater profit.
The 4A stockpiled material is deposited at 4B to provide vehicular
access to the Edison Tower. The Alternative One Reclamation Map
indicated those areas of land that are not, themselves, reclaimed but

benefit from adjacent reclamation. Adjacent lands north of Inwood
have in increase in land value because they can be sold as lakefront
lots with the deposition of materials to the 1B area. South of Inwood,
the existing land is not wide enough to support a roadway and
residential lot. However, lakefront backfilling at the 3D area
transforms the low development potential area into high
development potential, lakefront lots.

The reclamation process of Alternative One effectively illustrates an
increase in land values for residential development. Despite the
constraints of the existing mining conditions, this reclamation process
succeeds in increasing development potentials. This increase in
development potentials results in financial gain for OSG.

 

 

 

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As with Alternative One, Alternative Two plans for the redeposition
of overburden materials to prepare for the end land use, residential.
The Alternative Two Reclamation Plan, however, needs not address
many of the constraints of Alternative One. Alternative Two
assumes that there are no unnecessary costs involved with the
reclamation process. This reclamation plan explores the land shaping
possibilities as if sufficient forethought had been given during the
stages of mining. The disadvantage of this alternative is this plan is
of little use to OSG, this late in the game. The advantage of
Alternative Two is it demonstrates the development potentials that
have been forced to remain unseen because of careless mining
practices. These potentials are revealed in this chapter and the
master planning chapter to follow.

The motivation for the placement of the overburden materials is to
create the most valuable additional land for the proposed residential
development. The 100,000 cubic yards east of the lake north of
Inwood Road has been distributed along the shoreline. This

shoreline backfilling creates suitable slopes and allows for eight
additional residential lots. All other overburden materials are taken
south of Inwood to create additional shoreline land. The combination
of 82,300 cubic yards from north of Inwood and 56,000 cubic yards
south of Inwood, totaling 138,300 cubic yards, creates enough land to
support four additional residential lots.

The significant cost reductions of a planned reclamation process
makes it financially possible to move overburden materials from the
north of Inwood Road to the south. Alternative Two’s reclamation
plan eliminates the need for stockpiling large quantities of material.
Alternative Two assumes that the designated deposition areas are
available to the mining company at the time of excavation. Resulting
in overburden materials that are excavated from one area and
immediately deposited in another, final, location. If this procedure
had been followed with the OSG Site, there would not have been a
need to redeposit 135,000 cubic yards of stockpiled materials; the
bulk of the reclamation planning would be to relocate existing berms,
totaling 103,300 cubic yards. The difference in reclamation is the
handling of 103,300 cubic yards or 238,300 cubic yards. Of course,

there are instances when stockpiling is necessary. However, to
demonstrate the differences in cost, it is assumed that all 135,000
cubic yards of stockpiled materials could have been relocated at the
time of excavation. ‘

Creating the most potential for residential development was the
number one consideration in the redepostion of the stockpiled
materials. The 100,000 cubic yards of material shown in 1A are to
be placed at the 1B location. Just as in the Alternative One
Reclamation Plan, the backfilling of the shoreline meets township
standards for reclaimed slopes and creates additional lakefront lots.
Overburden materials from locations 2A, 2B, and 2C are hauled south
of Inwood Road to create additional lakefront lots. All of the
overburden from locations 2A, 2B, 2C, 2D, 2E, and 2F are deposited at
the 2G and 2H locations. No materials need to be moved from the
Edison Tower Peninsula because Alternative Two suggests that no
mining take place at this location.

The reclamation process of Alternative Two demonstrate a large
increase in land values for OSG and the proposed residential
development. The value of the land and the financial gain which
results is proof that reclamation practices such as this benefits all
users of the property.

 

 

 

 

 

 

    

 

 

 

 

 

    

 

 

 

 

 

 

 

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The Master Plan is based upon the Alterantive One and Alterantive
Two Reclamation Plans. The primary end land use is residential. The
Master Plan illustrates the distribution of residential land and other
land uses, such as: open space, community septic facility, and
wetland. In addition to these end uses, the Master Plan highlights
those areas of land that have been created through the Alternative
Two Reclamation Plan that differ from the Alternative One
Reclamation Plan. As a result of the Alternative Two Reclamation
Plan’s overburden deposition, eight additional lakefront residential
lots have been created at no added cost to OSG. Seven of these eight
lots are also shown in the Alternative One Reclamation Plan;
however, they are at a reclamation cost of $1 for every cubic yard of
material moved. Assuming that one lakefront lot, approximately
56,000 square feet, sells for $100,000, the OSG reclamation process
already produces an added $800,000 for the Levy Corporation. It is
important to note that the entire $800,000 is profit for OSG because
the deposition of materials is a cost already incurred during the
mining process. The reclamation plan has, simply, designated where
to place these materials to create the most valuable land. In this
case, the deposition of all overburden materials, 238,300 cubic yards,
is most valuable along the shorelines of the northern and western
lakes.

The value of this Alternative Two Master Plan can be shown through
further cost analysis. There are three comparisons that can be made
between Alternative One and Alternative Two that specifically
illustrate the economical benefits of planned reclamation.

First, the 100,000 cubic yards stockpiled to the north is to be
deposited along the shoreline. It is important to realize that this act
is the second handling of these materials; the first being the
stockpiling. The cost of handling these materials is, roughly, one
dollar per one cubic yard. At one dollar per one cubic yard, the
added cost of redepositing this overburden is $100,000. This is
$100,000 that must be spent in the Alternative One Reclamation Plan
but was not spent in the Alternative Two Reclamation Plan.

Second, a comparison can be drawn between Alternative One and
Alternative Two concerning the Edison Tower island. Alternative
One is responsible for backfilling a portion of the lake to bridge the
gap for vehicular access. Fifteen thousand cubic yards of material is
necessary to backfill this area. This results in an additional $15,000
to reclaim this area, according to regulations. Alternative Two steps
back to the time prior to the excavation that created this island. An
analysis must be made to determine whether it is more economical
to mine the area for profits or whether it is more profitable to not
mine the area. The argument for not mining the area is the lack of
profit made through extracting these materials. Alternative Two
proposes that these materials are not to be excavated. Although,
$15,000 in sand and gravel profits disappear, the $15,000 in
reclamation costs disappear along with them. OSG gains nothing by
mining this area of earth.

Third, Alternative One is forced to handle all berms and overburden
stockpiles and berms because it is dependent upon the existing
mining conditions. Alternative Two, however, can more freely select
how the site is to be reclaimed. The total quantity of post-mining
overburden material to be reclaimed in the Alternative One
Reclamation Plan is 253,300 cubic yards. The total post-mining
overburden material in Alternative Two is 103,300 cubic yards. This
is based on the elimination of unnecessary stockpiling, as discussed
earlier. By directly depositing the bulk of the overburden to a final
resting point, Alternative Two needs only to handle existing berms in
the reclamation process. There is a difference of 150,000 cubic yards
to be handled in Alternative One and Alternative Two’s reclamation
plans. The reclamation costs demonstrate this drastic difference. To
reclaim the site, according to Alternative One, the earth moving cost
is $253,000. The cost to reclaim Alternative Two is $103,300; a
difference of $150,000.

The following cost analysis is proof of the value of the planned
reclamation of Alternative Two. Two hundred fifty-three thousand
three hundred dollars are spent on reclaiming the berms and
stockpiles of Alternative One. Alternative Two requires $103,300 to
reclaim the berms. Alternative Two creates enough additional land
to support eight more lakefront lots at no additional cost than
Alternative One. For simplicity sake, let’s assume that one lakefront

lot sells for $100,000. Alternative Two produces an added profit of
$800,000 in lot sales. In total, Alternative Two accumulates
$950,000 for OSG. These figures are rough estimates and do not take
into account the additional, unforeseen reclamation costs or the costs
of manpower and time. Clearly, the planned reclamation process
demonstrated in the Alternative Two Reclamation Plan increases the
financial and development potentials of this OSG Site.

 

 

 

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Alternative One and Alternative Two Site Plans are detailed designs
of the land uses proposed in the Master Plan. The purpose of the
plan is to demonstrate how a residential development can fit within
this reclaimed landscape. The lot densities parallel those discussed
in the Parts I and II of this study. A proposed Planned Residential
Development (PRD) suggests 56,000 square foot lots, with community
septic systems. All lakefront lots are 56,000 square feet and all lots
with no lakefront are approximately 80,000 square feet. Where ever
possible, residential lots are oriented towards the waterbodies: lakes
and wetlands. These developments also take advantage of the
existing woodlots to the southeast. Homes are tucked into the
wooded hillsides, with fewer lots and existing wetlands for buffering.
In addition to orienting lots towards aesthetically pleasing views, lots
are oriented away from the Edison Towers running east and west
through the site. The wetlands to the south of the lake buffer the
lots, southeast of the easement. The lots most affected by the towers
are those nearest to Hixon and Inwood Roads. The far eastern
portion of the property is left undeveloped. Existing wetlands,
proposed community septic facility, and buffer zones maintain the
natural visual quality of the area. Likewise, the far northwest corner
of the site shall house the second community septic facility and
buffer zone. Both locations have vegetative growth for visual
barriers and suitable soil to support the two to four acre facilities.
Throughout the lot layouts, areas have been designated as open
spaces. The most important functions of the open spaces are, one, to
add interest to lot layout and, two, to provide lake access to the
residences without. In addition to access within the property, access
is planned for adjacent properties. The parcel newly purchased by
OSG, to the east, is accessible from the residential roadway running
parallel to the property line. This adjacent parcel provides an
exciting opportunity for residential development expansion. Another
opportunity to expand this development is to connect with the
existing residential development, Hidden Hills, along the southern
property line.

The designs of Alternative One and Alternative Two are similar to
one another. The text above tells of the design intent for both
alternatives. The differences, however, lie in the methods of
reclamation. Part UPS Alternative One and Two Reclamation Plan
describes in detail the differences in reclamation methodology. The
variation in this methodology results in the creation of one additional
lot in the Alternative Two Site Plan. Other variations between the
two plans are seen in the cost analysis discussed with Part III’s
Master Plan. Aside from this one additional lot, Alternative One and
Alternative Two possess similar physical characteristics.

To further represent the reclaimed surfaces, the Alternative Two Site
Plan shows two section lines cut through the property. The following
sections illustrate the development possibilities of the land. The land
has been reclaimed to support lakefront residential units which
would be nonexistent without the reclamation process. Section A
shows an area of land north of Inwood Road that supports a larger
wooded lot and a lakefront lot. Section B shows a lakefront
residential unit south of Inwood Road. The disturbed soil is
reclaimed into a foundation capable of supporting development.

The Alternative One and Two Site Plans take advantage of the
existing natural features as much as possible. This is of particular
important because the mining process has eliminated much natural
topography and vegetation. On the other hand, the mining process
has preserved and created many water features which are of great
value to this development, both aesthetically and financially. The
Site Plans are an illustration of how site characteristics and
reclamation practices can work together towards a successful
development.

 

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Michigan State University

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State University
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The mining industry is an essential part of our society. However, the
goal of this project thesis has been to demonstrate that proper
reclamation of the mining sites is of equal importance. Land is an
increasingly valuable commodity and demands to be treated with
great care. Reclamation practices are the key to this land
conservation.

Discussed within this thesis are reclamation guidelines illustrating
the values of land reclaimed for residential development purposes.
There are, however, additional issues to be addressed beyond the
scope of this study. Understanding the technical aspects of the earth
- moving process determines the success of the reclamation. When
reclaiming, measuring the degree of soil compaction is critical. This
can be very difficult to determine. At what point is the land
considered stable enough for future development? A key component
is the length of time allotted for the settling of soil. Another
consideration is the type of fill material used. An understanding of
the soil’s structure and composition provides insight to the land’s
capabilities. There is, also, a strong correlation between the type of
material and the method of depositing that material. Depositing
materials by spreading thin seams across the land and then
compacting the soil with machinery is the most effective method. An
exploration as to the degree and type of machinery used is
imperative. The availability of suitable soils and compaction
machinery are the factors most affecting this process. These are
some of the additional factors influencing the earth moving process
and, significantly, determining the success of the reclamation.

The goal of mine reclamation is to create usable land. This is
applicable for, both, long term and short term mining operations. For
long term operations, reclamation planning provides a general
guideline that enhances the developmental carrying capacity of the
land. For short term operations, reclamation planning provides a
specific alternative for land use. By way of illustration, this project
thesis transforms the OSG Mining Site into a residential development.

Reclamation planning is the incontestable positive alternative for
land transformation. The success of reclamation planning is apparent
in the mining industry and the community within which it operates.

The mining industry profits through societal acceptance. Many
communities do not welcome extractive industries. Much of the
opposition exists because of a fear of the land demolition involved
with extraction. Guaranteed restoration of the land by the mining
company minimizes community objections. Acceptance by the
community opens doors for the mining industry. Commitment to
reclamation and environmental consciousness is the key to this
acceptance. Another opportunity for the mining industry is financial
gain. When planned reclamation is consistently practiced as a part of
the mining process the land values drastically increase. The goal of
planned reclamation should be to create usable land above and
beyond municipal standards. As demonstrated throughout this
thesis and the Spring Lake and Blue Heron Pointe Case Studies, land
restoration increases the productivity and profitability of the land
immensely.

Communities benefit from effective reclamation through a proper
understanding of the mining industry. Communities demand the
products that the industry provides and must, therefore, partake in
the extractive processes. The community must demand a high
standard of reclamation. This is accomplished by a realistic
understanding of the earth moving practices. Reclamation is the link
between the industry and the community for establishing goals
towards effective land stuardship. The common goal must be land
restoration and reuse. The standards are set by the community; the
methods are accomplished by the mining industry.

In conclusion, mine reclamation promotes the care of our most
valuable resource: land. It is the responsibility of the mining
industry and the community to conserve this resource for present
and future use. It is my hope that this study will be serviceable in
the process of effective land and mine reclamation.

Wt
“Aerial Photo Map of Land Holdings”, Lyon Sand and Gravel Co.,
October 7, 1996.

Amended Censent 1ndgement, Washington Township, Macomb
County, State of Michigan, 1996.

“Base Aerial Photo”, “Existing Site Conditions”, “Operations Plan”,
“Reclamation Plan”, and “Site Cross-Sections”, Lyon Sand and
Gravel Co., October 7, 1996.

Cdmnrehensive Develdnment Regulating Plan, Oakland Charter
Township, Oakland County, Michigan, Oakland Township

Planning Commission, January 1995.

W, Oakland Sand and Gravel, Lyon Sand and
Gravel, December 12, 1991.

“Existing Contours”, “Original Contours”, “Proposed Reclamation
Contours”, Oakland Sand and Gravel, 1995.

Hall, Cal, SW, A Conceptual Planned Single Family Community,
Washington Township, Michigan, 1991.

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in R1 rvln hrMinrl

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