FAITH IN OUR FUTURE CITY OF WALLED LAKE, MICHIGAN INFORMATIONAL PORTFOLIO JANUARY, 1985 Prepared By: Gail M. Andersen Vice-Chairman Planning Commission . 5 . INDEX FOREWORD SERVICES WALLED LAKE HAS TO OFFER TRAFFIC INFORMATION POPULATION AND BUSINESS FACTS OF WALLED LAKE MARKET AREA AREA COMMERCIAL, INDUSTRIAL RETAIL GROWTH HOUSING LIFESTYLE AND DEVELOPMENT SOURCES FOREWORD This informational portfolio is designed to influence new development by making information available to developers, investors and realtors that would likely affect a decision to locate, build or invest in Walled Lake. We, of the City of Walled Lake, are helping to create a better business climate in Walled Lake - just the right atmosphere and geographic location in which your business can locate or expand. It's worth noting, Michigan laws permit local governments to grant tax and financial incentives. We also offer site location assistance and serve as your liaison with units of governemnt at all levels. Now, if your getting the idea that we have got ourselves one great business community, you're absolutely right. And we haven't finished growing either. Interlaced by all major freeways which provide unparalleled access to business, industrial and governmental locations within the state and elsewhere, we're a prime spot for businesses to consider for relocation. We offer businesses a strong, well-run community, room to grow and a large, skilled work force. How could any business person resist? | Businesses like Walled Lake and Walled Lake likes business. For information concerning these and other programs and how they can benefit your business, contact us and take advantage of our experience and expertise. | THE CITY OF WALLED LAKE WELCOMES YOU J. Michael Dornan, City Manager 1499 E. West Maple Walled Lake, MI 48088 313-624-4847 POPULATION DERIVING INDIRECT SERVICES Located within a radius of 8 miles reside approximately 161,519 persons deriving indirect services from Walled Lake in the form of: Walled Lake School Administrative Offices State of Michigan, Department of Social Services Offices Walled Lake - United States Post Office 52nd District Court Facility Nine (9) Churches representing most denominations 250 Merchants and Businesses offering a full compliment of goods and services VARIOUS FINANCING THAT WALLED LAKE HAS TO OFFER NEW BUSINESSES Tax Increment Financing EDC (Economic Development Corporation) General Obligation Bonds Special Assessment Bonds -Tax Abatement Utilities - Electric - Detroit Edison - Gas - Consumers Power - Telephone - Michigan Bell . Water - City of Walled Lake - Sanitary Sewer - City of Walled Lake Newspapers - Walled Lake - Novi News - Spinal Column . Oakland Press . Detroit Free Press - Detroit News Cable - TV available by 1985 safety - Walled Lake has both separate police and fire departments. - 10 Police Officers are available in the City providing over one Officer per 1,000 population ... supported by 8 Auxiliary Officers and 5 patrol cars. - 30 Firemen both volunteer and full-time are available for immediate response - Walled Lake has an Underwriter's Policy of 7 and 6. - Private Ambulance Service - Emergency run from Maple Road and Pontiac Trail (in minutes) to hospitals: | St. Josephs'....(20) Pontiac Osteopathic....(20) Providence Ambulatory Care....(10) Botsford....(15) West Oakland Ambulatory....(2) Henry Ford Hospital Annex....(5) THE CITY OF WALLED LAKE Government The City of Walled Lake was Incorporated in 1954 and adopted a Council - Manager form of Government. Character ob-tw 6,278 . Involved citizens provide a stable base for growth and provision of community services. . The historical and present rural characteristics are a strong influence on the character of the community. . The biggest asset of the city is Walled Lake itself, and its natural beauty and dynamic government make for residential, recreational, commercial and industrial growth. . The city has planned for growth to accommodate the needs of its citizens through its comprehensive Master Plan. Climate . Summer averages 73 degrees, high 90+ degrees Winter averages 25 degrees, low 18 degrees Mean yearly rainfall; 31.1 inches Mean yearly snowfall; 32.1 inches . Humidity - moderate - Altitude - 949 feet above sea level So hida-39a-/e N Jeg! OF3-AF- 5A W . Growth Season - 180 days Recreation . 5 parks incorporating approximately 15 acres . Walled Lake Recreation program for Senior Citizens and others . Summer outdoor community music concerts at the Walled Lake Villa . July 4th Fireworks over the lake . Walled Lake Market Days in the fall - October - Halloween "Hobgoblin Costume Run" 6miles . Magic square in Sims Park ._ § minutes to indoor riding stables 15 minutes to Kensington Metro Park - 4,000 acres ._ 15 minutes to Cranbrook Museum/Planetarium . 40 minutes to Greenfield Village - Henry Ford Museum FOLKLORE AND LEGEND The question, generally sooner or later, arises as to "How Walled Lake Got Its Name?" There are several versions - even more than that. But for purposes of general interest here are some to consider: Walled Lake, probably is an aftermath of glacial “bull-dozing" action that occurred eons ago. It is but one of thousands of lakes formed in that manner. Some simply think Walled Lake found its name by the "Walled" appearance due to the effect of its trees growth and "bluffs". And, still another version is that it appears at one time the Indians could have built a stone wall across the portion of the far eastern part of the lake so as to trap or hinder fish return as they entered that area to lay eggs in little eddies of water offshore. They point to the visable stones sprawled over a considerable length there. It certainly gives an apperance of a toppled wall. In connection with the above version and in full recognition that it might, indeed, only be a legend we repeat the following two accounts: Considerably before the Boston Tea Party, with a touch of our imagination, we can well see perhaps, what Walled Lake looked like then. Probably not unlike a small boy badly in need of ahaircut, the wild fastness grew tightly to the shoreline. Tangled vines of grape and sorral nut would have wound themselves over the bluffs, and up around fallen trees and draped downward into the quiet lake waters. The ageless lament of the morning dove, the splash of the spotted pike or loon and the clap of thunder following jagged lightening were the mainstays for sound hereabouts then. Encircling the lake through thickets and wooded areas but going around and about the berry bush thorns was a hard beaten Indian foot path. It would have darted toward an especially good fishing haunt and then rejoin itself a ways on. The Legend goes that in that far, far past ~- before white men had appeared that an Indian tribe had settled along the northeast portion of Walled Lake's Shoreline. It was a peaceful and good life that they lived there until one day they looked across the south shore (which is now a Township Park). There, . on the open~faced hill they saw an encampment of what they recognized to be unfriendly Indians who apparently had gained that foothold that very dawn. Promptly, a ceremonial canoe was dispatched from each side and met halfway in the lake waters with their respective V.I.P.'s to see what was to be done about the matter. Each had a healthy and deserving respect for the other. It was agreed that the lake was to be divided into north and south halves and each was to respect the territory of each other. Thereafter the path that encircled the lake still did. But different moccasins of a different tribe trod the north side and Stopped midway as did the same on the south side. Likewise the hunting territory followed the same pattern of adjustment off the lake. It became a lake divided by primative peoples separated in tribal life and ways, but united, however, in keeping their respective pledges of truce. This sullen, but determined truce went on for about a year or so until something occurred to break the restraint of the northside tribesmen. For, in that past year the southside tribesmen had cunningly and steadily piled a wall of stone, just under the water's surface along a naturally shallow Sandbar of Walled Lake which was then located, and still is, a short ways distant from what was, until recently, the Walled Lake Amusement Park. Their intention was unmistakeable. They planned to trap fish in the Spring of the year, especially those that spawned up into what is now an outlet to the Rouge River. : Abundance of fish often spelled life or death of a tribe. The northside Indians prepared for an onslaught and breaking of the truce when receding waters of the lake in summer revealed the projecting wall of stone. Great preparations were underway. The young men flexed their muscles, smeared warpaint on their bodies and leaped seemingly as high as flames they were dancing around. The old men looked stonily southward across the warm, moonlit waters. The women and children stood in the outer ring of the firelight watching the angry, leaping menfolk. At dawn, the scheduled time for attack, the southside tribesmen had broken camp and disappeared as suddenly as’ they had come. The whys and wherefores of their sudden departure will perhaps never be known. But, gone they were and the hopped up young warriors faced nothing but an abandoned camp. Suddenly, they were said to have looked towards the wall of stones and as a one they leaped, jumped, and ran into the shallow waters towards the hated, built-up stone wall. Stones were hurled, rocks rolled away and by late afternoon work that had taken the southside tribesmen weeks to construct was toppled and rendered useless. | Today, should one take a rowboat and go over this site one can see clearly underwater stones strewn along the shallow path of that Indian built stone wall. A herculean task that hate and cunning had directed and that hate and frustration at meeting no enemy had toppled. There stands today, in Walled Lake, a most ancient tree which is called the Lone Oak under which that War Dance took place. And the very bark, old timers say, was charred from heat of that fire. It could verify this, if only it could talk. Otherwise, we must rely on this account as wafted through time itself from the lips of a knowing Indian grandmother to a listening little savage and from him to his offspring, who in turn perhaps confided it to theirs and finally someone told it at the Old Town Pump and so on down to us. From the mists of time itself this legend has been wafted down to us. Perhaps it was told to someone by a grizzled old settler in the tap room of the Olde Pioneer Inn who, in turn, had heard it from the lips of a wrinkled and gnarled old Indian Squaw, who in turn ... and so on and so on through the many moons of the past as Indians counted time. Once, an incredible number of years ago when Walled Lake was simply a body of water Surrounded by miles and miles of complete wilderness the Crees and vines and grasslands grew rampant and unkempt. They began to settle about where the present high "bluff" is on the eastern shoreline of Walled Lake. It doubtless served as a "Jookout" for them over the blue waters. The legend has it that a beautiful Indian girl was stepping dutifully behind her intended husband as they gathered wild berries. Their young love was apparently one of those idyllic dream kind that the most ardent of poets would be hard put to describe. According to the legend those two were something to behold. Wherever he went her moccasin feet would follow. Then it happened. It was on an early summer's morning after gathering the berries that he, an ardent fisherman, was raising his Stone-tipped barbed spear to hurl at a fish in the clear water far down from the bluff on which he stood. Somehow his foot Slipped on a wet, dewey rock. He tumbled down the embankment and in his fall he suffered a broken neck. He died in her arms. Legend further has it that she was inconsolable. Her family and many friends gathered around her and offered to do anything and all to alleviate her deep hurt and lamentations. The girl recalled how he had one day dreamed of building a stone barrier wall across that portion of the lake to retain the fish there as food for their little tribe. There was held a Council Meeting that very night. The next morning and for many weeks afterward the tribe labored to accomplish this for her. It was, indeed, a labor of love and each rock symbolized ‘their intense grief for her loss and their determination to carry out the last wish of her departed lover. Today for all of us to see lies the now crumbled and scattered stone wall, if one were to take a rowboat offshore there and look about. Mute testimony from an incredible period of time of an Indian's unselfish dream for his THE TRUTH ABOUT WALLED LAKE Yes, Walled Lake does have a very interesting and true history, even though most of the population would rather romanticize in its Folklore and Legends. The area of Walled Lake was first settled prior to 1825 by the Potta- wattomie Indians on the Western shore of the Lake. The Lake achieved its name from an apparent stone wall rising five or six feet above the water's edge along the Western bank. The most widely accepted theory by geologists and others to explain the origin of the wall, was that it was formed by the action of the freezing weather causing the ice to accumulate on the surface of the water to a thickness of two feet or more. This, under atmospheric changes, expands from the center outwardly towards the margin, in all directions, with a force which is some- thing wonderful being sufficient on such bodies of water as Walled Lake to move boulders of tons in weight. This caused the boulders to be heaped promiscuously one upon another without regard to size. There is no semblance of regularity of the wall except that the face towards the water is toler- ably uniform in its outline. The wall's top was covered with earth and soil, while in a number of places, . trees from one to three feet in diameter forced their roots down through the interstices of the loose stones comprising it. From the best known facts, most of the settlers arrived in Walled’ Lake from New York and other Eastern states to farm the land. The old Town Pump stood at the intersections of Liberty and Main Streets and provided water for horses. The Town Pump still stands today and through some renovations to preserve its heritage in the Historical District has become Pepino's Restaurant, a fine place for dining. HISTORICAL ACCOUNTS AND LEGENDS Walled Lake was situated along the path of an old Indian Trail which bridged Grand Rapids with Detroit. The name Walled Lake comes from legends and Indian tales passed down through the years from the Pottawattomie branch of the Algonquin Tribe. 1826, - 1834, - 1831, - 1833, 1834, 1838, 1851, Walled Lake was founded by Walter B. Hewitt from New York who built a log cabin near the corner of Barnston and Walled Lake Drive, and the land sold for $2.00 an acre. Bela Armstrong settled on a farm located near Pontiac Trail and Ladd Road. His was the first death recorded, in 1827. The Walled Lake Cemetery was laid out on his farm and his remains were interred there. The first white child was born in the community, George R. Tuttle. The Baptist Church was the first church organized. The Methodist Church was Organized. The area kept in touch with news and supplies from the outside world by stage coach on the Pontiac-Milford Route owned by George C, Hungerford. OAKLAND COUNTY MICHIGAN liad ~ OXFORD 1120 GROVELAND BRANDON ADDISON 1115 SPRINGFIELD [116.94 oe OAKLAND 1973.02 WHITE LAKE 1079.01 1088.91 4080.02 1075.02 1075.03 1046.01 . SCSTT 1001 1050.04 > 1050.05 iB50.04 TRACTS Tract Number ~~~ Census Tract Boundary Municipality Commerce Twp. Highland Twp. Lyon Twp. Milford Twp. Milford Village WALLED LAKE White Lake Twp. Wixom Wolverine Lake Keego Harbor Orchard Lake Sylvan Lake SOUTH EAST. MICHIGAN COUNCIL OF GOVERMENTS (SEMCOG) CITY OF WALLED LAKE PROJECTION OF POPULATION AND HOUSEHOLDS WITHIN AN 8 MILE RADIUS Population Households Population Households Population Households Population Households Population Households Population Households Population Households ~ Polulation Households Population Households Population Households Population Households Population Households 1970 14,555 3,840 8,370 2,30) 4,495 1,347 . 2,561 646 4,698 1,325 3,758 1,066 14,305 4,023 2,008 609 4,301 1,155 3,091 1,001 1,487 410 2,217 697 1975 17,295 9 338 12,999 4,04) 6,312 2,098 2,945 931 6 ,656 2,043 4,687 1,534 18 ,389 5 5867 4,892 1,903 9-,009 1,461 3,358 1,21] 1,48] 48] 2,048 723 1980 18,782 9,853 16,819 9,170 8,010 2.5530 9,073 1,495 9,918 1,867 4,924 1,764 24,987 8,047 9,333 ~ 3,448 5,120 1,494 3,064 1,173 1,628 944 1,961 736 1985 21,880 6,992 18 ,826 6 ,038 9,617 2,988 6 ,867 2,017 9, 163 1,870 4,938 1,892 26,271 8 ,585 10,418 4,043 4,618 1,494° 2,845 1,146 1,742 992 1,864 734 1990 24,470 8 ,082 21,231 7,134 11,494 3,568 7,998 2,365 2 033 1,932 4,896 1,978 29,098 9,670 9,724 4,024 4,242 1,494 2,782 1,168 1,930 675 1,812 743 1995 26,747 9,104 23,666 8,117 15,173 4,758 8,596 2,58] 9,068 2,015 A, B87L479 2,063 31,379 . 17,045 9,937 4,319 3,998 1,494 2,995 1,295 2,211 796 1,788 755 2000 25,934 9,652 25,363 8,913 22 ,346 7,155 9,174 2 ,864 4,982 — 2,032 9,269 2,280 31,986 11,562 9,908 4,502 3,865 | 1,494 3,026 1,333 2,625 974 1,822 782 COMMUNITY Commerce Township Highland Township Lyon Township Milford Township Milford Village WALLED LAKE White Lake Township Wixom Wolverine Lake Sub-total Keego Harbor . Orchard Lake Sylvan Lake Sub-total ~ TOTAL DWELLING UNITS 6301 5668 2552 1627 1778 1906 7562 3571 1616 32,581 1324 554 837 2,715 35.296 WESTERN QAKLAND COMPARISON STREET MILES (WHEEL) 119.5 126.4 95.8 71.7 20.0 22.1 168.5 33.6 20.8 678.4 10.8 20.3 39.9 718.3 lhensity is derived by dividing DU's by Street Miles (125.5) (112.9) ( 71.6) ( 75.3) DENSITY” 52.7 44.8 26.6 22.) 88.9 86.2 44.9 106.3 77.8 48.0 122.6 27.3 95.1 Ee 68.0 49.1 10/12/82 - ne en SR a ar Fo ye oe oS BRP ta A ry. . “e Ee oe ee is ual 2. aS a Rn - TRAFFIC DEPARTMENT VOLUME COUNTS ROAD NAME Pontiac Trail/Maple Intersection TOWNSHIP City of Walled Lake LOCATION Weather/Rd. ition: Clo D PONT TRAIL, Speed limit MPH | Date ~é/- NB&SB & Northbound | Southbound Total Eastbound Westbound Total SF = {8 31 71 30 30 20 45 36 15 28 14 31 115 14 14 149 195 20 20 287 466 64 64 495 916 163 534 1064 | 22 395 925 310 507 1136 | | 501 ViVi FD IEMIDIOD | OE Migs om 557 1179 513 511 1112 | 450 518 1195 564 55 5 Municipality Farmington — Farmington Hills Waterford SOUTH EAST MICHIGAN COUNCIL OF GOVERNMENTS (SEMCOG) CITY OF WALLED LAKE PROJECTION OF POPULATION AND HOUSEHOLDS WITHIN AN 8 MILE RADIUS Population Households Population Households Population Households 1970 10,516 3,131 49 ,878 13,357 99,111 1882351 1975 12,244 4,277 92,910 16,998 59,313 18 ,883 1980 11,123 4,270 65,134 21,920 66,205 22,796 1985 10,827 4,474 63,493 22.492 65,832 23,884 255,201 1990 10,357 4,514 66,721 25,323 65,499 25,095 1995 10 ,936 4.979 64 ,35/7 25 ,809 63,012 25,204 2000 10,547 9,005 67,929 28,241 65,889 27 ,045 290,665 2 eee OAKLAND COUNTY ROAD COMMISSION TRAFFIC DEPARTMENT VOLUME COUNTS ROAD NAME _Wv.. Walled Lake Drive TOWNSHIP City of Walled Lake LOCATION Between Pontiac Trail §& Anple St. We Tine | oft 3tB a gtbound 7-8 A.M 473 266 . 9 210 -10 10-11 277 ‘LA-12 32. 12-1 P.M 319 252 1-2 2-3 274 -4 Jew NO = a.m. noon -M. -Mm. -M. -m. -mMm. -mMm. -mMm. -Mm. -Mm. eM. -M. MEM EM IMIDE OE MIM I mim ® ® OAKLAND COUNTY ROAD COMMISSION TRAFFIC DEPARTMENT VOLUME COUNTS ROAD NAME Decker and Maple Intersection TOWNSHIP City of Walled Lake LOCATION Weather/Rd condition: Cloudy/Dry DECKER ROAD, Speed limit 35 MPH MAPLE ROAD MPH Date 2-14-83 NB & SB EB & WB rthbound Southbound Total Eastbound Tota 56 71 | 135 25 38 14 2 ) 15 77 2 47 e 3/3/3515] 5)5]5}3|5 OAKLAND COUNTY ROAD COMMISSION TRAFFIC DEPARTMENT VOLUME COUNTS ROAD NAME. Angie St. ___TOWNSHIP__City of Walled Lake LOCATION Between W. Walled Lake Dr. §& Ladd Date | 9-13-84 Time 700 © How Income is Derived in Social Public Oakland County Households Earnings Security Assistance Commerce Twp 93% 154% 4h Farmington 75% 342% 1Z Farmington Hills 90% 17% 2% Highland Twp 88% 17% 6% Keego Harbor 85% 20% 8% Lyon Twp 882% 19% 4% Milford 847, 22% 7% Northville 97% 11% 3% ' Novi 93% 13% 2% South Lyon 847 26% 4k Sylvan Lake 81% 27% 2% WALLED LAKE 84% 18% 8% | Wixom 93% 11% 3% “White Lake Twp 91% 15% 5% West Bloomfield 94% 12% 1% OCCUPATIONS HELD BY OAKLAND COUNTY RESIDENTS Mers. Tech Sales Farm, & & Forest & Skilled Operative Area Profess. Adm Support Service Fishing Workers Laborers | Commerce Twp 247% 33% 122% 1% 16% 15% Farmington | 31% 38% 11% 0% 10% 9% | Farmington Hills 39% 32% 10% 0% 102% 8% Highland Twp 18% 28% 12% 17% 23% Keego Harbor 18% 25% 1624 LZ 14% 26% Lyon Twp 21% 29% 12% 2% 18% 19% Milford Village 23% 29% 142 02% 18% 15% Milford Twp 29% 28% 9% 2% 18% 14% Northville 33% 39% 8% 1% 10% 9% Novi 312% 36% 9% 1 12% 11% south Lyon 19% 32% 15% 1% 14% 19% Sylvan Lake 37% 31% 14% 0% 7% 11% WALLED LAKE 23% 31% 14z 1% 14z 18% White Lake Twp 22% 30% 12% 1% 17% 17% Wixom 26% 35% 11Z 0% 13% (132 Wolverine Lake 25% 37%, 102% 1% 10% 17% OAKLAND COUNTY COMMUNITIES With Greatest % of Skilled Workers Milford Village 18% Milford Twp 18% Highland Twp 17% White Lake Twp 17% Commerce Twp 162% Keego Harbor 142% WALLED LAKE ie With Lowest *% of Skilled Workers Sylvan Lake W. Bloomfield Twp Farmington Farmington Hills Northville 7h 8% 102% OAKLAND COUNTY RESIDENTS 16 & OLDER IN THE WORK FORCE Total Civilian Not in | Persons Labor Armed Labor Area 16 & Older Force Employed Unemployed Forces Force Commerce Twp 13,663 9,574 8,614 960 0 4,089 Farmington 9,270 5,646 5,363 283 0 3,624 Farmington Hills 44,449 30,615 28,742 1,873 0 13,884 Highland Twp 11,406 7,787 6,827 960 7 3,810 Keego Harbor 2,427 1,691 1,542 149 0 736 Lyon Twp 5,212 3,584 3,190 394 0 1,628 Milford 3,602 2,442 2,224 218 5 1,155 Milford Twp 3,719 2,427 2,218 209 0 1,292 Northville 2,103 1,512 1,1442 70 0 591 Novi 16,827 12,178 11,367 811 0 4,649 Orchard Lake 1,412 841 800 41 0 571 South Lyon 3,915 2,434 2,145 289 0 1,481 Sylvan Lake 1,594 1,066 988 78 0 528 WALLED LAKE 3,489 2,432 2,193 239 14 1,043 White Lake Twp 15,484 10,593 9,630 963 g 4,883 Wixom 5,340 4,206 3,844 362 0 1,134 Wolverine Lake 3,476 2 5568 2,341 22/7 0 908 GOOD THINGS ABOUT OAKLAND COUNTY Oakland County is large - over 900 square miles Over 25,000 business establishments in Oakland County High Growth - in past decade grew more than 99% of counties in U.S. High Income - Oakland is 2nd largest, highest income county in U.S. Population is over one million | . The highest income commmity in U.S. is located in Oakland County Based on population Oakland is 2nd largest county in Michigan (83 counties) and 25th largest county (of 3,137 counties) in U-S. Room to grow - over half of Oakland is non-urban Annual payroll earned in Oakland County exceeds $7 billion Quality of Life - over 400 lakes, 50,000 acres of recreation areas: 9 county parks, 8 state parks, 3 metro parks Skilled labor force 14 colleges and universities in Oakland 8 major regional shopping centers in Oakland 31 local commmity newspapers 4 general aviation airports No toll roads ll major acute-care hospitals, 40 long tem care facilities Over 200 churches and synagogues 2 open air theaters, 5 downhill ski hills Oakland has most (552%) of the foreign firms in the metro area Corporate headquarters for American Motors, Pontiac Motor, K-Mart, Federal Mogul In 1982 over $255 million dollars of new construction put in place in Oakland POPULATION HIGHLIGHTS (from the 1980 census) OAKLAND COUNTY WITHIN. THE NATION: There are 3,137 counties in the U.S.A. Oakland County is the 25th largest. Oakland County grew more than 99% of all counties in the U.S.A. Of the 50 counties that gained the most population during the 70's, all but four are in the south and west: ‘Illinois - Dupage New York - Suffolk New Jersey - Ocean Michigan - Oakland OAKLAND COUNTY WITHIN THE STATE: . e Oakland County grew more.than any other county in Michigan What kind of growth? e Young People (18 years and younger) - Down 50,000 There are 152 fewer today than 10 years ago when we had 350,000. e@ Older People (age 65 and older) - up 30,000 _There are 50% more today than 10 years ago when we had 60,000. e Everyone Else (ages 19 to 64) - up 130,000 There are 252% more today than 10 years ago when we had 500,000. BUSINESS FACTS/OAKLAND, MICHIGAN Oakland County has: Oakland County 16% of all business establishments in Michigan 15% of all employees in Michigan | | 16% of all small business establishments in Michigan 15% of all manufacturing establishments in Michigan 11% of manufacturing payroll earned in Michigan 72% of firms are small business (fewer than 10 employees) — Over 18,000 small businesses are located in Oakland County (18,209) Payroll earned in Oakland exceeds seven and one half billion dollars per year 25% of jobs in Oakland are in Manufacturing 34% of payroll earned in Qakland is in Manufacturing 26% of jobs in Oakland are in Services 21% of jobs in Oakland are in Retail SOURCE: County Business Patterns 1981, U.S. Dept. of Commerce Issued April 1983 Prepared By: David R. Hay POPULATION AND TRANSPORTATION IN THE WALLED LAKE CORRIDOR The Walled Lake market area is undergoing dramatic growth in ten (10) specific areas from industrial to recreational. This is validated by more present and proposed square footage growth than any other area in the Detroit 7-County region. Walled Lake has a base population of 5,000 people in a 2.9 sq. mile area with 150,000 in the Walled Lake market area and 250,000 in the Walled Lake corridor out of a population of 1 million in the county. Walled Lake has spillover on all four (4) sides from Farmington Hills, Novi, Wixom and Commerce. The site is located in the Detroit to Lansing freeway growth corridor, recognized by economists, planners and developers for distribution, business, residential and light manufacturing as the strongest-fastest growth corridor in the metropolitan area of Southeast Michigan. The market area is served by three (3) major toll-free expressways; I-96 at Novi Road has a total count of 80,000 vehicles per 24-hour period, I-696 at Orchard Lake Road has a total count of 60,000, and I-275 at 9 Mile Road, coming into the Walled Lake area, carries a 70,000 per 24=hour traffic count and is within 10 minutes of the proposed site. : | Oakland County is the second largest U.S. county of over 1 million people as ranked by median household income and as validated by its recent resurgence and recovery rate from the recession with its Statistics showing 50% of the U.S. population within 500 miles of the proposed site. Business establishments of 25,000, 14 colleges and universities, 4 general aviation airports and $255 million of new construction took place in 1982. The area has two (2) new hotels: The Sheraton at 12-Oaks and the Hilton at Orchard Hills Place within four (4) miles with meeting rooms available plus two (2) budget hotels proposed for the area. Trip times from the Walled Lake market area is as follows: 40 minutes to Detroit 45 minutes to Metro Airport 45 minutes to Ann Arbor 45 minutes to Flint 70 minutes to Lansing, the State Capital 10 minutes to 12-Oaks Mall 20 minutes to Northland Mall 20 minutes to Pontiac COMMERCIAL - INDUSTRIAL RETAIL GROWTH A four year trend is established in Oakland County as commercial and industrial property rise. The value of industrial real estate in Oakland has increased 2 percent Since 1982 and over 10 percent since 1980. The value of commercial real estate increased 3 percent over 1982 figures and 15 percent since 1980. Oakland County is attracting more Hi-Tec, research oriented industries than any other county in the State of Michigan with Walled Lake | industrial growth having paralleled residential growth with national and international firms locating in the area. There are also five (5) industrial parks and two (2) industrial- research office parks in the Walled Lake market area plus free- standing industrial plants ranging from Ford-Wixom to Guardian Industries, Excello, Gay Toys and Williams International which provides a degree of sophistication. National and International employers of TRW, Bosch, Digital, CBS/Fox, Jervis B. Webb, Texas Instruments, Alexander Hamilton, and Manufacturer's Hanover find this a viable market. . Activity generators in the market place include 12-Oaks, West Oaks, Kensington Park, Mt. Brighton, Walled Lake, Meadowbrook and Farmington Country Club. | Retail stores of K-Mart, Kroger and Farmer Jack have some of their highest retail sales per square foot in the region. Private investors are presently investing heavily in the market place from small medical clinics to the multi-millon dollar, church sponsored Glen Oaks high-rise apartment building at 12-Oaks. The Walled Lake market area has attracted more industry than any other minor civil divisions in the Detroit 7-county region in the Suburban area, which is indicative of its tax rate. VALUE OF INDUSTRIAL/COMMERCIAL REAL ESTATE IN MARKET AREA NOVI WIXOM WALLED LAKE WOLVERINE LAKE COMMERCE TOWNSHIP LYON TOWNSHIP SOUTH LYON MILFORD | MILFORD TOWNSHIP FARMINGTON FARMINGTON HILLS INDUSTRIAL — 58,233,250 39,922,270 4,761,400 22,917,300 —_ «ne an 1,399,300 15,422,000 5,941,430 58,671, 300 ~COMMERCTAL 93,598,100 23,547,650 12,378,700 20,035,900 10,839,500 15,562,400 34,684,890 138,196,300. INTERNATIONAL INVESTMENT @ OAKLAND COUNTY is the international investment center of the fifth largest metropolitan area in the United States. @ More than half of all foreign firms in metropolitan Detroit are located in OAKLAND COUNTY. @ They employ nearly 8,000 people. @ The products and services of these foreign firms include: - Chemicals - Electronics - Automotive Products - Airline Service - Computers - Marine Equipment - Machine Tools : - Heavy Machinery - Metal Products - Office Equipment - Industrial Robots Prepared By: David R. Hay "RANKED MEDIAN HOUSEHOLD INCOME FOR ALL U.S. COUNTIES OF OVER ONE MILLION PEOPLE OONDUEwHE County Nassau OAKLAND Santa Clara Orange Suffolk Harris King Middlesex . Cook 10. Alameda ill. Wayne 12. Dallas 13. Cuyahoga © 214. Allegheny 15. Maricopa 16. Los Angeles 17. Erie | 18. San Diego 19. Queens 20. Broward 21. Dade 22. New York 23. Philadelphia (24. Kings 25. Bron SOURCE: 1980 U.S. Census State New York MICHIGAN California California New York Texas Washington Massachusetts Tllinois California Michigan Texas Ohio Pennsylvania Arizona California New York California New York Florida Florida New York Pennsylvania New York New York Median Household Income $26 ,090 25 323 23 ,369 22,557 22,359 20,805 -20,717 20 ,433 19 ,187 18 , 700 18 ,629 18,571 18 ,009 17 ,944 17,728 17,551 17,119 17 , 106 17 ,028 16 ,580 15,571 13 ,904 13 ,169 11,919 19,947 Households 423,795 356 ,132 458,914 687 ,059 385 ,753 871,570 498 ,221 475 ,639 1,880,486 427 ,372 824 ,872 577 ,939 563 ,277 541,204 545 ,503 2,735,091 365 , 177 670 ,634 712,342 418 ,464 611,237 706,015 620 ,639 829 ,304 430,468 © Ee 1129 BRANDON ee ADDISON 1111.02 PONTIAC 1084.03 1113.06 | ) 1086.01 1087 1079.01 108 &/1084.01 1110 1109 4113.01 1112.03 1103 1080.02 to6i02 ™ COMMERCE] 1953 92 1061.01 76.04 1001.01 1050.01 (ait a1 1041.01 1050.05 Median Household Incom by Census Tract » INCOME IN DOLLARS 32,450 ~ 75,000 eat) a 24,835 - 32,249 [ 20,663 - 24,834 [___] 0- 20,662 [___]| 1980 CENSUS TRACTS 1000 Census Tract Number ————- —- Census Tract Boundary Source: 1980 U.S. Census OAKLAND COUNTY, MICHIGAN Oakland County Planning Division i & Ww NH PF wn & WwW NY PF Oakland County Jobs Gained Medical Health | Misc. Retail Trade Stores Rubber, Misc. Plastic Products Eating & Drinking Places Legal Services Jobs Lost . Machinery, Nonelectrical Transportation Equipment Wholesale Trade-Durables Fabricated Metal Products Special Trade Contractors im & W Db Ye Un WH HF Detailed Data available from Plaming Division SOURCE: Michigan Employment Security Commission, Bureau of Research & Statistics ES202 Michigan Jobs Gained Business Services Eating & Drinking Places Medical, Other Health Social Services Misc. Retail Trade Stores Jobs Lost Machinery, Nonelectrical Primary Metal Products Transportation Equipment Wholesale Trade-Durables Fabricated Metal Products OAKLAND COUNTY CIVILIAN LABOR FORCE —— | Percent of Classification Number of Workers Civilian Labor Force Administration 68 ,008 13.5 Professional 104 ,138 | 20.7 Technicians 25 ,256 5.0 Protective Service 5,487 | 1.1 Paraprofessionals 10,941 2.2 Office/Clerical 110,540 22.0 Skilled Craft 54,648 10.9 Service/Maintenance ~ 123,736 24.6 502,754 100.0 SOURCE: 1980 U.S. Census, E.E.0. File QAKLAND'S TOP FIFTY EMPLOYERS GMC Pontiac Motor Division 26. Pontiac Osteopathic Hospital! GMC Truck and Coach Division 27. Walled Lake Schools Michigan Bell | | 28. Royal Cak Schools K Mart | | 29. Rochester Schools William Beaumont Hospital 30. Huron Valley Schools Cakland County 31. International Business Machines Providence Hospital 32. Kroger Company Ford Motor Company - Tax Dept. 33. Bloomfield Hills Schools GMC Fisher Body 34. Sears Roebuck Company Dayton Hudson Corporation 35, Martin Place Hospital E. Pontiac Schools 36. Oakland Community College St. Joseph Mercy Hospital, Pontiac 37. William Beaumont Hospital - Troy Elias Brothers Restaurant — 33. Ferndale Schoo! District Pontiac General Hospital 39. Volkeswagen of America Little Caesar Enterprises 40. Ford Motor Company - Tax Depart. Southfield Schools al. Pontiac City Williams International! Corporation 42. Federal Mogul Corporation Waterford School District __ 4&3. Hazel Park Schools Valeron Corporation 44, Bendix Corporation Crittenton Hospital — 45. G. B. Webb Company Birmingham Schools 46. Southfield City Oakland University &7. Clinton Valley Center Farmington Schools 48. Modern Engineering Service Troy Schools 49. Vickers Incorporated Babcock Wilcox 50. Royal Oak City ; MESC Second Quarter 1982 COMPILED BY: Oakland County Planning Division "9SbQ XE} JY) IZTTIQEIS pue ajze. 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POPULATION TRENDS -_ 1970 - 1980 Novi Wixom WALLED LAKE Wolverine Lane Commerce Township Lyon Township South Lyon Milford Township Milford Farmington Farmington Hills 1980 POPULATION CHANGE % INCREASE 0 - 18 1980 Change ~ 6,910 2,884 1,656 867 1,499 ~131 1,770 -~160 6,365 -127 2,256 480 1,511 440 1,746 -292 1,814 727 2,324 -1,634 17,003 73,303 44,854 -255 149,292 41,944 28% 19 - 59 _1980 Change _ 13,480 4,507 2,674 2,879. 10,825 9,053 2,841 2,777 2,825 3,998 34,155 87,014 8,732 3,894 785 738 3,771 1,868 1,559 496 1,645 955 9,263 60 & Over 1980 Change | 2,135 1,241 542 334 575 335 319 95 1,599 589 769 230 862 540 518 138 507 217 2,700 1,372 6,898 3,402 8,493 33,706 17,424 PERSONS, FAMILIES, HOUSEHOLDS, In PRIMARY, SECONDARY, TERTIARY MARKET AREA PERSONS FAMILIES HOUSEHOLDS © Novi 22,525 6,118 7,990 Wixom 6,705 1,622 3,052 WALLED LAKE 4,748 1,251 1,806 Wolverine Lake 4,968 1,310 1,570 Commerce Township 18,784. 5,015 5,980 Lyon Township 7,080 1,909 2,439 _ South Lyon 5,212 1,470 1,998 Milford 5,041 1,338 1,772 Milford Township 5,146 1,325 1,548 Farmington 11,022 3,079 4,496 Farmington Hills 58,056 15,416 20,178 — — __ __ 149,287 39,853 52,829 Oakland 1,011,793 269,390 355,187 > « « 150,000 POPULATION - 20,000 HOUSEHOLDS! ! MONTHLY RENT BY COMMUNITY IN MARKET AREA Novi Wixom WALLED LAKE Wolverine Lane Commerce Township Lyon Township South Lyon Milford Milforga Township Farmington Farmington Hills MONTHLY RENT MEDIAN MEAN 302 299 264 257 239 220 259 266 244 242 265 245 253 241 250 230 192 189 337 325 356 351 VALUE OF HOME MEDIAN MEAN 80,700 81,368 65,360 65,264 45,080 © 46,207 61,340 62,786 64,280 70,865 69,590 73,669 58,340 55,048 54,440 53,193 79,340 83,771 68,900 71,576 87,460: 91,625 INCOME POSITION AV .FAMILY INCOME Novi 32,860 Wixom 26,501 WALLED “LAKE 24,629 Wolverine Lake 32,788 Commerce Township 31,403 Lyon Township 27,222 south Lyon 23,782 Milford 27,714 Milford Township 34,015 Farmington 32,891 Farmington Hills 40,651 Oakland 34,006 AV .H.H. INCOME 29,664 22,018 21,087 31,239 29,738 24,579 21,049 24,632 31,634 28,262 36,064 30,226 MED .FAM. INCOME 30,169 25,012 24,163 31,323 28,811 25,531 23,942 25,916 30,194 30,006 35,197 28,806 MED.H.H. INCOME 26,906 19,902 20,159 30,289 27,146 22,418 21,409 22,651 27,658 25,064 30,807 25,325 PER CA INCOM 10,68 10,06 7,93 9,92) 9,54. 8,46: 8,18( 8, 36: 9,89( 11,685 12,731 10,718 WHAT ARE HOUSEHOLDS AND INCOME BY TRACT TRACTS _ HOUSEHOLDS MED. FAM. PER CAP. INCOME _ _INCOME Novi 1050.04 3,516 35,985 12,057 1050.03 1,439 30,700 10,146 1050.05 703 24,808 8,726 1050.01 2,332 21,852 9,199 WIXOM 1,052 3,052 25,012 10,065 1060 1,806 24,163 7,930 WOLVERINE LAKE 1,576 31,323 9,920 COMMERCE TOWNSHIP 1057 3,167 28,811 9,543 1058.02 1,414 18,196 9,514 1058.01 13,994 29,093 9,401 LYON TOWNSHIP 1054 2,439 8,462 SOUTH LYON 1053 1,989 MILFORD 1055 1,712 25,916 8,369 MILFORD TOWNSHIP 1056. 1,548 30,194 9,890 continued... FARMINGTON _ WHAT ARE HOUSEHOLDS AND INCOME BY TRACT 1049.01 1049.02 FARMINGTON HILLS 1044. 1044. 1045. 1045. 1045. 1046. 1046. 1047 1048. 1048. 1048. OL 02 Ol 03 04 Ol 02 O01 03 04 1,342 3,154 2,784: 1,987 1,510 2,097 1,942 633 2,312 2,179 1,074 1,579 2,081 30,006 30,703 38,283 40,304 38,295 37,973 42,008 43,111 (34,372 32,792 20,362 22,169 18,066 11,864 11,954 16,344 12,488 13,707 14,288 13,468 14,417 14,981 12,483 8,251 7,708 9,229 WHAT ARE REAL ESTATE VALUES Novi Wixom WALLED LAKE Wolverine Lake Commerce Township Lyon Township south Lyon Milford Milford Township Farmington Farmington Hills SET BY MARKET 1982 393,823,795 104,683,095 46,397,024 41,692,600 238,004,132 77,788,884 44,450,792 48,3017884 87,423,866 145,604,681 891,157,212 REAL ESTATE VALUES BY SQUARE MILE R. E. AVERAGE SQUARE MILE Novi . 12,602,361 ‘Wixom 11,160,244 WALLED LAKE 19,412,980 “Wolverine Lake 24,670,177 Commerce Township 8,451,851 “Lyon Township —— 24,432,422 South Lyon 17,296,098 “Milford | 19,167,414 “Milford Township 2,485,751 Farmington , 55,574,305 Farmington, Hills 26,729,370 Single-family Construction dominates in Oakland County which has maintained its role as the largest provider of new housing in the region, absorbing 457% of the regional total. Residential development in Oakland County exceeded 3,650 building Permits in 1983 as Single-family units accounted for approximately 74% of the county Cotal, followed by multi-family (25%) and Cwo-family units (1%). Residential building Permits issued in 1983 rebouned from four previous years of declining Tesidential construction. . Oakland County experienced a 53% increase in new Construction (3,655 permits) compared to 1982 (1,727 permits), approximating the level of construction recorded in 1980. | : In 1983 the average selling Price of a Single-family residential dwelling unit in Oakland County was $71,200 and condominiums $69,600. The average selling price is based on the total number of units Sold and recorded in each community, exclusive of Sales through creative financing. A total of 9,709 single-family units and 1,000 condominiums were Sold in 1983. A total of 10,709 residential units were sold and recorded in 1983 which represents a reversal of the downward trend of the Proceeding four years. [In 1979 approximately 18,700 units were Sold, followed by 11,700 units in 1980, 9,000 units in 1981 and 6,400 units in 1982. All major developers of Rose, Slavik and Sloan construction are investing in the Walled Lake market. Household trends from 1970 to 1980 show the Walled Lake market has been generating an estimated 2,500 units per year with 607% Single- family, 40% multiple in the 5 Co 36 square mile area, There are two Segments in the market place. Primarily the Cop end is the Single-family housing market evident in the Walled Lake School District with a sample of "Country Ridge" to Pulte Priced product in Comparison. Top end of the line condos are selling well, as well as the bottom end, based upon the $600,000 condos on Pine Lake to those in Novi and Walled Lake. The Walled Lake market area ranks number 2 in Proposed condominium in the Detroit 7-County region. Outranked only by the West Bloomfield market which has continuously ranked number one. Walled Lake has Lake Village - Pulte - Levin located at 14 Mile Road. Pulte, the third largest home builder in the United States, has completed the sellout of 208 condominium quads, originally developed in Keatington and Chicago, selling from $48,000 to $50,000 with 870 square feet to 1,000 Square feet for $49.70 to $57.47 Per square foot. Since the first of the year, they have achieved four (4) Sales per week and based upon this success were Proceeding with the next phase of I3 acres and 137 units at Decker Road in Walled Lake next to "Roycroft" Apartments. At this time the Property is being actively pursued by other investors for this type of development Since Pulte has announced its move to the Southwest United States. | OAKLAND PRESS TRIVIA LISTS Sunday May 6, 1984 Ge f nN - 8 so " 2 wn W) a 3.4 5 5 - a rd joa o 4 5 a 5 = § © 4 5 Oo > 0 re e o wo C & ou wc s. és e 2 2 88 Housing Units 3 Fs 4 5 fog 5 F x uy Oakland ‘o O oe a © oO Maccomy 285 c§ 332 &2 Z 6 Commerce 5980 5414 — 70865 566 91% Farmington Hills 20178 1447] 91625 5707 72% Highland Twp $285 4828 61984 437 Keego Harbor 1250 686 33209 564 Lyon Twp 2438 2049 73666 389 Milford Village 1712. 1173 53193 539 Northville 850 781 80759 69 Novi - 8036 6617 81368 1419 South Lyon 1999 1310 55048 689 Sylvan Lake 801 — 695 58428 106 WALLED LAKE _ 1806 1022 46207 784 Wixom 3052 1150 65264 1902 White Lk. Twp 7036 6211 04835 825 West Bloomfield 12877 12087 113692 799 Farmington 4496 2967 Ss: 71576 1529 Milford Twp 1548 1449 83774 99 TABLE II RESIDENTIAL BUILDING PERMITS ISSUED IN OAKLAND COUNTY: 1979 - 1983 Community I 2 3. 4 5 6. 7 8 9. 10. Il. 2. 13. 14, 15. 16. 17. 18, 19, 20. — 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. Farmington Hills Avon Township Novi Troy West Bloomfield Township Waterford Township Pontiac Southfield Bloomfield Township Commerce Township Orion Township WALLED LAKE White Lake Township Independence Township Royal Oak Bingham Farms Wixom Oakland Township Springfield Township Lyon Township South Lyon Bloomfield Hills Oxford Township Milford Township Highland Township Addison Township Brandon Township Oxford Wolverine Lake Birmingham 1983 654 «584 315 289 258 227 22! 130 113 70 64 63 56 53 48 48 46 45 33 30 28 26 23 21 21 21 19 18 17 17 Number of Permits Issued 1982 287 315 1 79 252 43 29 46 37 10 32 16 10 226 18 10 11 10 1979 1,622 840 251 693 705, 600 160 362 453 164 201 56 146 [80 36 79 76 53 151 66 [3] 38 44 58 103 4] $1 I] 10 25 Continued Community 31. 32. 33. 34, 35. 36. 37. 38. 39. 40. 41. 42. 43. 44, 45. 46. 47. 43. 49. 50. D1. 52. 53. D4, D5. 56. 57. Orchard Lake Rose Township Pontiac Township Groveland Township Farmington Rochester Holly Madison Heights Clawson Pleasant Ridge Holly Township Lake Orion . Sylvan Lake Beverly Hills Franklin Oak Park Northville Hazel Park Milford Berkley | Lake Angelus Clarkston ' Huntington Woods Ferndale Ortonville Lathrup Village Keego Harbor TOTAL — 1983 pot pee peek = — boo ee ee eee eee ence ee fs Number of Permits Issued 1982 © 7 11 0 I] 0 2 33 a oOo Oo.6UODlUmhmRhlUhr KC OC OU OOUlUhr RCL NS FTF NHN ON ON ON ry Le. h 1979 36 61 21 46 173 13 5 45 22 0 32 5 12 8 23 256 124 13 SOURCE: Preliminary report; authorized dwelling units based on building permits issued in the Detroit Region: Southeast Michigan Council of Governments. U.S. Dept. of Commerce, Bureau of the Census, Construction Statistics Division. OAKLAND COUNTY MICHIGAN CITY Village TOWNSHIP ot ee ee eee 4 0 1 2 3 4 5 MILES Lz 1983 Residential Building Permits Issued Level of Intensity HIGH a Cover 500 permits /community ) AML. MEDIUM LisHihhe Cbetween 200 and 325 permits/ community) LOW Cless than 150 permits “community) Total Permits: 3655 Source: SEMCOG Authorized dwelling units based on residential building permits in the Detroit Region (monthly printout) U.S. Department of Commerce, Bureau of the Census, Construction Statistics Division OAKLAND COUNTY MICHIGAN mg Ortonville Leonard OXFORD BRANDON ADDISON SPRINGFIELD iD ORION OAKLAND PONTIAC PONTIAC CITY Village TOWNSHIP SOUTHFIELD : Beverty Hills Mi pase YF Oo. e, MADISON HEIGHTS ROYAL OAK BERKLEY RIDGE HAZE! FERNDALE PARK 1983 Platted Subdivisions Level of Intensity Total Plats: 19 HIGH a (over 1 plat /geographic township) (4 plat / geographic township) Source: Oakland County Planning Division Sermons 10. Il. 12. 13. 14, [5. l6. 17. 18. 19. 20. 21. 22. 23. 24, 25. 26. 27. 28. 29. 1983 AVERAGE SELLING PRICE AND RECORDED SALES OF RESIDENTIAL DWELLING UNITS Community Lake Angelus Bloomfield Hills | Bingham Farms Orchard Lake Franklin Village Bloomfield Township West Bloomfield Township Novi Township Oakland Township Beverly Hills Avon Township Farmington Hills Birmingham Milford Township Troy Independence Township Lathrup Village Northville Novi | Addison Township Groveland Township Huntington Woods Farmington Clarkston Village Lyon Township Commerce Township Springfield Township Southfield Oxford Township TABLE Xill Single Family Units Sold L 25 13 29 42 590 517 60 218 560 641 405 30 841 175 66 30 223 17 10 91 109 10 23 182 D2 340 34 Ave. 5 310,000 299 ,600 175,300 151,400 141,700 134,900 105,000 98,000 96,800 95,900 90,000 89,400 88,900 87,600 82,700 81,100 78,500 74,800 74,300 73,200 72,900 71,200 69,900 69,900 68,400 67 , 300 67,000 66,000 63,800 Condominium Units Sold 12 Ave. 5 103,000 174,400 -—- 107, 300 116,200 Single Family Condominium Community: Units Sold Ave.$ —-Units Sold = = Ave. $ 30. Wixom - 50 63,000 -- : -- 31. Brandon Township 39 61,800. = -- 32. Highland Township 92 60,500 -« -- 33. Orion Township 168 60,100 9 30, 300 34, Pleasant Ridge 37 59,900 -- -- 35. Rochester 63 59, 100 7 47,000 36. White Lake Township 162 58 , 900 -- -- 37. Holly Township 17 58,700 “- -- 38. Sylvan Lake 28 54 , 800 -- -- 39. Oxford Village 16 53,000 -- -- 40. Waterford Township 538 51,200 23 35,100 41, Rose Township 38 50,000 -- -- 42. Wolverine Lake | | 35 49,700 -- -- 43, Milford Village 36 49,200 -- -- 44, South Lyon | 42 48, 500 5 40,700 45. Royal Oak 862 47 , 500 77 44,100 46. Clawson : 160 45,700 = -- 47, WALLED LAK 32 45,000 16 48,000 4g, Pontiac Township 86 44,400 | 15 41,500 49, Holly Village 36 42,300 -- -- 50. Lake Orion Village : 20 41,400 -- -- D1. Berkley 225 41,200 -- -- 52. Oak Park 306 40 , 300 2 32,500 53. Madison Heights 296 40,000 12 37 , 500 54, Leonard Village 2 39,000 -- -- DD- Ferndale 284 29,700 -- -- 56. Keego Harbor 10 28, 400 -- -- 57. Hazel Park 194 28,300 -- -- 58. Royal Oak Township 2 28,300 -- -- 59. Pontiac 270 27 , 500 l 20,000 TOTAL 9,709 $71,300 1,000 S 69,600 Ave. County $ Value - $71,200 Total County Sales - 10,709 OAKLAND COUNTY MICHIGAN ROCHESTER PONTIAC WATERFORD PONTIAC NAV LAKE, WHITE LAKE CLAWSON MADISON HEIGHTS ROYAL OAK BERKLEY HAZEL PARK FERNDALE ice/ Res. Dwellings ing Pr 1983 Average Sell Level of Value luded) INIUMS exc (Condom CITY ity ) 000/ commun S 3 $495 | (over tiage TOWNSHIP Vv HIGH $ 125, 000/community) 000 and 3 75 z 2 \ \N . \ sures UPPER 4 MIDDLE 000/community ) ’ 75 OOO and $ CC) (less than $60,000/community ) County Ave. Value: $74 ,300 3 O © A c ® ® > jut ® 2 ivision Oakland County Planning D Source OAKLAND COUNTY MICHIGAN CG G 5 et ete erie ee es eee e veers e * were ter etelene ate eee ae ee eee its Sold ial Dwelling Un 83 Resident Level of intens 19 ty TOWNSHIP CITY V | (over 600 sales/commun ty) (between 250 and 600 sales/commun HIGH ity ) Y, Tey Jf YY} Ly EL 5 MILES MEDIUM 4 ity ) (less than 250 sales /commun 10,709 Oakland County Planning D Total Units Sold Source s Ivision WALLED LAKE SCHOOL DISTRICT and MAJOR LENDING INSTITUTIONS The Walled Lake School District covers 66 square miles and educational trends show the Walled Lake School District and the recent ACT scores validate that the Walled Lake School District is reputed to be on a par with Farmington Hills, as validated by a recent U of M study for "Country Ridge" ~ Walled Lake. Institutional growth in the area has 11,000 students at Oakland Community College, five (5) new medical clinics under construction totaling over 150,000 square feet and new libraries and churches totaling over 300,000 Square feet in the Walled Lake Market area. The market area is at a normal rate of unemployment and due to its trade school training at local high school level, unemployment has been held to a minimum with Oakland County being more diversified than any other county in the Detroit 7-county region as validated by its high income and high employment. : - Personnel directors, employment agencies and social service agencies report a higher than previous years' number of skilled laborers entering the market place, indicating an improvement. The local Walled Lake market area is looked upon with increasing favor by major lending institutions as validated by Occidental, Aetna, Alexander Hamilton, MSHDA and others. The Walled Lake market is acceptable to most major funders in the Detroit 7-county region at the present time, based upon the funding of the two recent hotels, condominium and apartment developments. Financial branch growth indicates four (4) new bank and S&L branches have been added in the primary area in the past four years, plus four (4) additional branches have been added in the next one mile area. Financial branches validate the growth of the area. AREA RECREATION AND OTHER ATTRACTIONS The image and character of a community are often more important than brick and mortar. The market area offers a variety of lifestyle attractions validated by its sporting licenses, boat registrations, sporting goods stores and other activities. Recreational diversification shows Oakland County with 400 lakes, 50,000 acres in recreational land and 9 county parks, 8 state parks, 3 metro parks, 4 ski areas and 2 outdoor theaters. Recreational growth shows increased attendance of golf courses, country clubs, Kensington Park, Walled Lake and restaurants that validate growth in the Walled Lake market area. The Walled Lake swimming, boating and fishing has returned as its waters have improved to the extent that you can now see the bottom in many areas. The Sheraton Hotel is currently attracting gourmet and food connoiseurs from all over the state due to its fine quality as well as attracting local celebrities. Library circulation for the Walled Lake, Novi, Farmington Hills area has a higher than normal library circulation for 100,000 population with Walled Lake having an annual book circulation over 65,000. The addition to the library in 1983 has given the city unlimited services. The market area has an estimated 20% more churches than other comparable market areas on a per 100,000 population basis. Neighborhood watch and other controlling factors have held crime to a minimum in the market area. ‘There are NO adult book stores, adult theaters or topless bars in the - market area. The lifestyle of the market area contains 40% 2-car ownership, first car - 1980 or better, second car - 1978 or better; 11 travel agencies serve the area, zip codes for the market area in comparison to credit card mailings reveal it as a Class "B" area. Communities join hands to promote tourist trade NOVI — There is a movement afoot _ ~ to make Novi, Farmington and Far- Mington Hills places where people __|- ". will stop, rather than pass through, . as they travel area freeways. A group of local business and com- - munity leaders are brainstorming — ', methods to convince people to visit -, the three communities and spend " Money by shopping, dining and stay- . _, ing in area hotels. _” The committee is working to change the area’s image as simply a _ “pass through’”’ point on the way to - other places. oe | - _ It’s an idea that didn’t spring up overnight. “I’ve been thinking about this for years,” said John Anhut, in- Dkeeper of the Botsford Inn. | ._Anhut decided to take action‘on the * idea at the beginning of the year by © calling a meeting of 18 city officials, organization heads and public rela- - tions experts to form: a travel and ‘ tourism committee. The committees’ ‘make-up ranges from city managers. and historical society members, to hotel managers like Sheraton Oaks’ Ray Biggs. The group was organized ‘by Anhut to investigate the potential ‘for attracting tourist trade to the " area. * “Our goalis to actively participate ' in the tourist dollar and get a rub-off - of the dollars people are spending in - other areas,” said Anhut. en _ During the Detroit Grand Prix, ' many visitors stayed in the suburbs, _ Anhut said, and if more people know what these communities have to of- _ fer, it would happen on a regular basis. | | Novi City Manager Edward -Kriewall concurred that the focus of the committee is to ‘find the finan- cial benefit for existing businesses _ that could be generated from tourist trade that is passing through our communities” on their way to. another destination. ‘““We want to be included in tour packages as a stop-off point for a _ group that’s on its way to Franken- muth, for example,” Kriewall said. “With something like the mall (Twelve Oaks) we have a good stop- | off point to offer. People can stop at: _ the Sheraton for lunch and then go to the mail for a‘couple hours of shopp-’ ing. If we can’t be a destination point, like Greenfield Village, we can be a. Kriewall: ‘The idea goes beyond . tourism and travel — it’s really com- munity promotion. Travel and tourism are a part of it.’ piace where people stop as they travel to another place.’’ Another idea the group has discuss-_ ed is planning a tri-community event, such as Plymouth’s balloon festivat and Traverse City’s cherry festival. “Right now we don’t have any preconceived ideas of what it might be,” Kriewall said. “‘It could be some kind of shopping event.”’ . - Soon members of the committee will be appearing before the city councils of each of the three par- ticipating municipalities, seeking funding. for the travel and tourism program. The money will be used to investigate and analyze the potential of travel and tourism in the area by establishing an understanding of tourism among political leaders, businesses and residents. Funds also would be used to pay the salary of a part-time director for Continued on 12 | Tourist trade eyed” terest. Implementing - hospitality training and developing a means of. - tracking and evaluating tourism are WALLED LAKE EDITION | THE NOVI NEWS the program. Kriewall noted : the: WEDNESDAY JULY 18, 1984 group has not yet determined the pro- gram’s. cost. The committee may seek. funding from Economic - Development Corporations in. the three’ communities, if local legislators would rather handle the. program that way, Kriewall added. _ “If the council feels more com- fortable with it this way, we may go tothe EDCs,” Kriewall said. _ Through its meetings the ad hoc committee has established a number of goals for the program, including. development of ideas for luring visitors by creating a major tri- - community event and providing tour ‘packages and developing points of in- other committee suggestions. “‘This ad hoc committee is another example of the private sector and government working together to: create a public image for this area,” Kriewall said. ‘“The idea goes beyond tourism and travel — it’s really com- munity promotion. Travel and tourism are a part of it.”’ The concept of developing tourism . in the three communities is surfacing at a time when the state as a whole is reaching for the traveler’s dollar. Slogans like ‘“‘Say Yes to Michigan” are promoting new attractions like. Auto World in Flint and the river- front changes in downtown Detroit. Walled Lake rail service - gets approval from ICC By PATRICIA N. BOWLING walled lake editor WALLED LAKE — The Interstate - Commerce Commission (ICC) has approved Franklin resident Larry Coe’s purchase of six miles of Grand . Trunk Western railroad from Wixom | to:Walled Lake. The ruling came just one day after the ICC announced its approval of Grand Trunk’s abandonment of its. Wixom to Keego Harbor line in July. Coe said last week he is extremely pleased with the ICC’s action. Includ- ed in his purchase of the 5.7 miles of rail is the historic Walled Lake depot off Pontiac Trail. In addition to main- taining rail service to local industry, Coe has said he plans to restore the depot. One year ago when Coe first announced his intentions to purchase the rail, he spoke of the possibility of historic. steam engine rides on the Wixom- . running ‘‘picturesque’’ Walled Lake line. Coe said he has purchased and restored a - steam engine which will be arriving in Walled Lake soon. He also has a coach car and diner in the process of being reconditioned, he said. Coe, a.10-year resident of Franklin Village, where he has been active in historic restoration projects, first ap- before city officials in July last year. In addition to maintaining a local rail service for customers such as Gay Toys and Haggerty Lumber, Coe said the rail option would promote new industry in Wall- ed Lake. : Coe told officials last year that the . Walled Lake depot would play an im- portant part in his plans for purchas- | ing the portion of Grand Trunk. railway. The tax credit from owning historic: property would make his plans for maintaining the local rail service possible, he said. - The city had planned to purchase the depot from Grand Trunk for $1, transport it to the park behind city’ hall, and: restore it to a museum for: WALLED LAKE EDITION THE NOVI NEWS WEDNESDAY AUGUST 1, 1984 local artifacts. The arks and recrea- tion commission organized a “Save ' the Depot”’ committee to plan the ‘restoration. But following Coe’s argument, the commissioners voted to abandon their claim to the depot and recom- mend that the city council cooperate - with Coe. The Michigan Department of Transportation, Lakes Area Chamber of Commerce, Oakland County Board of Commissioners, Commerce Township Board and Gay Toys all filed letters of protest against Grand Trunk’s abandonment’ of the railway. These groups alleged that the abandonment would have an adverse impact on th economic ' stability of the area. But the ICC - found these objections to be un- - substantiated and noted the parties also indicated they would withdraw their objections and support Coe in his purchase of the property if the abandonment was inevitable. Walled Lake rail service gets approval from ICC | By PATRICIA N. BOWLING walled lake editor WALLED LAKE — The Interstate - Commerce Commission (ICC) has approved Franklin resident Larry Coe’s purchase of six miles of Grand | Trunk Western railroad from Wixom | to:Walled Lake. The ruling came just one day after. the ICC announced its approval of Grand Trunk’s abandonment of its. Wixom to Keego Harbor line in July. Coe said last week he is extremely — pleased with the ICC’s action. Includ- ed in his purchase of the 5.7 miles of rail is the historic Walled Lake depot off Pontiac Trail. In addition to main- taining rail service to local industry, Coe has said he plans to restore the depot. One year ago when Coe first announced his intentions to purchase. the rail, he spoke of the possibility of running ‘‘picturesque’’ historic steam engine rides on the Wixom-.— Walled Lakeline- = Coe said he has purchased and restored a steam engine which will be arriving in Walled Lake soon. He also has a coach car and diner in the process of being reconditioned, he said. _ Coe, a 10-year resident of Franklin Village, where he has been active in historic restoration projects, first ap- peared before city officials in July last year. In addition to maintaining a local rail service for customers such as Gay Toys and Haggerty Lumber, Coe said the rail option would promote new industry in Wall- ed Lake. : , Coe told officials last year that the - Walled Lake depot would play an im- portant part in his plans for purchas-- ing the portion of Grand Trunk railway.’ The tax credit from owning historic property would make his plans for maintaining the local rail service possible, he said. . - The city had planned to purchase the depot from Grand Trunk for $1, {fansport it to the park behind city hall, and:restore it to a museum for" WALLED LAKE EDITION THE NOVI NEWS WEDNESDAY AUGUST 1, 1984 local artifacts. The parks and recrea- tion commission organized a “Save - the Depot” committee to plan the restoration. — | But following Coe’s argument, the commissioners voted to abandon: their claim to the depot and recom- mend that the city council cooperate . with Coe: | The Michigan Department of: Transportation, Lakes Area Chamber of Commerce, Oakland County Board of Commissioners, Commerce Township Board and Gay Toys all filed letters of protest against Grand Trunk’s abandonment’ of the railway. These groups alleged that the abandonment would have an adverse impact on th economic _ Stability of the area. But the ICC _ found these objections to be un- substantiated and noted the parties also indicated they would withdraw their objections and support Coe in his purchase of the property if the : abandonment was inevitable. . EDITION WEDNESDAY August 8, 1984 + 1983. By PATRICIA N. BOWLING . walled lake editor WALLED. LAKE — Larry Coe, owner and operator of “Coe Rail,” - gaid last week he is moving toward ‘an end of August start-up date for his private rail service. Despite a thicket of red tape, the Franklin resident made “Coe Rail’ a reality in just over one year. He first announced his plans for the private rail service to city officials in July of “There were so many problems,” ‘he said of the paperwork involved in ’ purchasing the rail. “I'd heard about _ it? people had warned me. But I | ” didn’t believe it would be to this ex- tent. Everyone's been cooperative, though — the state, the ICC, Grand Trunk” Hardly aware that a full year has passed since he. first began his crusade, Coe’s zeal for the project has not flagged in the least. “I’m still very enthusiastic about doing something that makes sense.”’ Gay Toys, Haggerty Lumber and. é Coe: ‘We want to get operating and do a good job before we make any decisions on (the depot).’ _ ‘Marco Brothers are among the local businesses that formerly used Grand Trunk Western Railroad and now will ‘have access to continued rail service ‘through Coe’s operation. Grand Trunk’s abandonment of its Wixom to Keego Harbor line is effective Thursday, August 9. 7 The Interstate Commerce Com- mission (ICC) approved Grand Trunk’s abandonment of the line after determining that the company had experienced significant losses in its operation due to declining traffic. “yn balance, we believe that neither the speculative prospects for future economic development of the area, nor the adverse effects on pre-. sent shippers, offsets the actual | burdens which continued operation of the line will impose upon (Grand | Trunk) and interstate commerce,” ~ ICC officials concluded. . : _ Meanwhile, Coe is predicting bet-. ter service for local customers and | ‘ increased potential for industrial growth in Walled Lake as a result of ° - his operation. He bought an added stretch of track — bringing the total | miles to eight — in anticipation of | new industry on Haggerty Road, he noted. Coe’s cars will interchange with the Chesapeake and Ohio (C&O) - Railway in Wixom. Grand Trunk cars serving local businesses inter- _echanged in Pontiac. The new ar- rangement will serve local — | Continued on8 cars in Winnipeg. One is an old Cana- Local rail service to begin operations _ Continued from Walled Lake,1 ctistomers better, Coe suggested. - Coe has purchased: a Whitcomb switch engine of 1942 vintage which he has completly restored. Initially, Coe said he hopes to run two or three | carsontheline. | 7 ‘In addition to the engine, Coe said he purchased two other historical. , dian National Railway diner car, the other a coach car. Both are of 1950s vintage, he said. - “They really don’t look old,” Coe added, noting that he plans to restore ; both cars to their period. — Although Coe is notably enthused - about his purchase and renovation of the cars, he noted that “getting in operation’’ is his first priority. The second priority will be renovation of ' the cars.and the Walled Lake depot, he added. | The city originally planned to pur- chase the depot from Grand Trunk for $1. The parks and recreation com- mission organized a “Save the Depot” committee to raise funds for transporting the depot to a site behind city hall where it would be renovated and used for a city museum. Coe said he has no definite plans’ - for the depot. yet, although he has “a - whole bunch of ideas.” ‘“‘We want to get operating and do a good job before we make any decisions on that,” he added. “I really hope to -. have something nice for Walled _ ake.”’. : | } WEDNESDAY August 8, 1984, Husky Envelope moves into city WALLED LAKE — Three new business or in- dustrial operations are moving into the city, br- inging with them a few more jobs for area residents. Ace Hardware Store will be closing Friday, August 24, and moving across the street into the former D&C Department Store location in Maple Plaza. The store has been purchased by ACO Hard- ware, which plans a Tuesday, August 28 opening. Dave Granbach, ACO’s director of properties, said four new pecple have been hired for the expanded Store. Most of the Ace employees have been retain- ed for the ACO store, Granbach noted. In addition to extensive interior remodeling, a 3,500-square-foot addition has been added to the former D&C building to accommodate ACO: Im- provements to the site have been estimated at $192, 000. Granbach said several retail operations are in- terested in the soon-to-be vacated Ace Hardware building. Although no deals have been finalized, in-~ terested parties include a food market ~ a meat market and a fruit market. Also on Maple Road, Husky Envelope Products of Commerce Township has purchased the former A- Line Plastics plant at 1225 East West Maple Road. President William Settle said he hopes to double his’ operation over the course of the next two years. This will include doubling the number of employees — — presently there are 25. Husky moved from a 12,000-square-foot building at 8234 Goldie just across the border in Commerce | Township, The 46,000-square-foot building on East West Maple will enable Settle to consolidate his operations, moving his warehouse under the same roof as the plant. ‘We will be growing as the ‘economy lets us grow,” Settle said. Husky has been | in business about 10 years. A-Line Plastics has completed its move to a. 168,000-square-foot facility on Plymouth Road in- Plymouth Township. The majority of A-Line. — employees moved with the firm. Just down the road, Rick and Phillip Bastianelli of at Livonia plan to open a Maaco Auto Paint store at 1625 East West Maple. The brothers were out of | ‘ cown last week and could not be réached for com-: FFL FLL eee Or Oe 4 ge Te FT ae eke of vv +e “Sw oy = 4 wag - s* 28 ’ ment, but a family member said they are shooting -, i fora September opening date. SOURCES J. Michael Dornan, City Manager of Walled Lake Tod J. Kilroy, City Planning Consultant Population Projection (SEMCOG's) Southeast Michigan Council of Governments, June 30, 1980. - The Oakland Press, May 16, 1984, Oakland Trivia Lists, Pontiac, MI. 1980 Census ~ Income and Population for Oakland County, Michigan, Document PUB-159, July 1983, Department of Public Works, Division of County Planning, Oakland County, Michigan 48053. 1980 Census - Population by Census Tract for Oakland County, Document PUB-142, August 1981, Department of Public Works, Division of County Planning, Oakland County, Michigan 48053. Small area forecasts Version 80, Document PUB-132, August 1980, Department of Public Works, Division of County Planning, Oakland County, Michigan 48053. Summary Report - Development in Oakland County - 1983 - preliminary draft unpublished July 1984, Department of Public Works, Division of County Planning, Oakland County, Michigan 48053. -ADVO System Inc., Marriage Mail TM/Network Mail/T: Merriman Industrial Complex, 12052 Merriman Road, Livonia, MI 48150. Oakland County Road Commission, Traffic Department February 14, 1983, and March 27, 1984. Summary of Development, Oakland County, Michigan, 1983; Department of Public Works, Division of County Planning Oakland County, Michigan 48053, Document June PUB-165, 1984, Prepared by Marlon Reuben. Walled Lake Legend, Harry G. Champe. The Story of a Village Community by H.O. Severance, 1931. Bruce Robinson, Robinson Reports. Thanks to the City Clerk, Deputy Clerks at the Walled Lake City offices for their help. Thanks to my Sister, Carol Hall, for the front cover. Thanks to my husband, Ken, for support and help on final typing. (ACO made MICHIGAN'S LARGEST RETAIL HARDWARE CHAIN OFFERS .... 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