MASTER PLAN

Up

Home
Recreation
Schools
Healthcare
Industry
Calendar of Events
Culture
Opportunities
Government
Links
Map
Business Directory
Contact Us
Lodging
Ordinances
Employment
Emergency Services

 

MAKE
UTILITY

ON - LINE

Public Hearing held January 12, 2004.
Adopted by the Crystal Falls Planning Commission on January 12, 2004.
Adopted by the Crystal Falls City Council on February 9, 2004.
City of Crystal Falls Comprehensive Plan
TABLE OF CONTENTS

1.0 OVERVIEW AND BRIEF DESCRIPTION
1.1 Introduction 1
1.2 Community Description 1
2.0 POPULATION
2.1 Introduction 3
2.2 Population Trends 4
2.3 Age and Gender 5
2.4 Racial Composition 9
2.5 Household Characteristics 9
2.6 Population Projections 11
3.0 ECONOMIC BASE
3.1 Introduction 11
3.2 Area Economy 12
3.3 Civilian Labor Force Characteristics 13
3.4 Employment by Industry Group 15
3.5 Employment by Place of Work 17
3.6 Unemployment 18
3.7 Income 20
4.0 NATURAL FEATURES AND LAND USE
4.1 Natural Features 23
4.2 Land Use Patterns 24
4.3 Factors Affecting Land Use 24
4.4 Current Land Use Pattern 26
4.5 Contaminated Sites 27
4.5 City Boundaries 28
5.0 COMMUNITY FACILITIES AND SERVICES
5.1 Introduction 29
5.2 City Facilities and Services 29
5.3 Other Facilities and Services 35
6.0 HOUSING
6.1 Introduction 39
6.2 Housing Characteristics 40
6.3 Financial Characteristics 46
6.4 Home Heating Fuel 47
6.5 Building Permits 48
6.6 Public Housing Development 50
6.7 Housing Assistance programs 50
7.0 TRANSPORTATION
7.1 Introduction 51
7.2 Road System 51
7.3 Private Roads 52
7.4 National Functional Classification 53
7.5 Financing 54
7.6 Traffic Volume 55
7.7 Transportation Planning and Improvements 56
7.8 Public Transportation 57
7.9 Rail Service 57
7.10 Air Transportation 58
7.11 Non-motorized Transportation Facilities 58
8.0 FUTURE LAND USE
8.1 Introduction 59
8.2 Future Residential Development 59
8.3 Future Recreational Development 60
8.4 Other Land Use Recommendations 60
9.0 GOALS AND OBJECTIVES
9.1 Introduction 60
9.2 Goals and Objectives

1.0 OVERVIEW AND BRIEF DESCRIPTION

1.1 Introduction

This Comprehensive Plan represents the culmination of months of discussion

and study by the City of Crystal Falls Planning Commission. The plan can be

divided into two primary areas; background information, and goals and objectives,

which will guide the City's future development.

 

The first several chapters of the plan contain background information on

 population trends, the local economy, land use, and community facilities,

among other things. Such information is useful in forming a complete picture

of the City's growth and development over time, in other words, "where are we

now, and how did we get here?" In order to set the stage for future discussions

about goals, policies and strategies, each chapter contains a brief summary of issues

 and opportunities related to each subject area.

 

The last chapters of the plan are focused on the future of the City of Crystal Falls. 

These chapters attempt to address the question of "where do we want to go in the

future, and how can we achieve those goals?" The last chapters of this plan build on

the first ones, and provide a framework for guiding the City's future development.

 

Section 6 of the Municipal Planning Act, P.A. 285 of 1931 states that a planning

commission "shall make and adopt a master plan for the physical development of

the municipality, including any areas outside of its boundaries which, in the

commission's judgment, bear relation to the planning of the municipality." It also

provides authority for the commission to "amend, extend, or add to the plan." 

Section 7 of the Act states that the plan's general purpose is "guiding and

 accomplishing a coordinated, adjusted, and harmonious development of the

municipality and its environs which will, in accordance with present and future

needs, best promote health, safety, morals, order, convenience, prosperity, and

 general welfare, as well as efficiency and economy in the process of development;

 including, among other things, adequate provision for traffic, the promotion of safety

from fire and other dangers, adequate provision for light and air, the promotion of the

healthful and convenient distribution of population, the promotion of good civic design

and arrangement, wise and efficient expenditure of public funds, and the adequate

provision of public utilities and other public requirements."  Thus, this plan provides

 guidance for the City's elected officials, boards and commissions, and staff to use when

making future decisions.  It is a "yardstick" against which proposed projects can be

evaluated. This plan serves as the basis for a relationship between elements of all other precepts and relevant efforts pertinent to best practices within this City,  and is a reference tool which can also serve to support other planning efforts, such as recreation planning, capital improvements planning, etc.

 

1.2 Community Description

The City of Crystal Falls was founded in the days of iron mining and timber exploration

in Michigan's Upper Peninsula.  Located in southeastern Iron County, Crystal Falls

occupies hilly terrain both east and west of the Paint River.  In the early 1880s,

Crystal Falls was one of the primary mining towns in the Upper Peninsula.

Solomon D. Hollister, a native of Sparta, Wisconsin, made his way to the 
Crystal Falls area in 1880.  He came associated with George Runkel 
(considered the founder of Crystal Falls), born in Germany, who also 
came to the area in 1880.  Together they discovered that there was 
much ore to be mined, and formed the Crystal Falls Iron Company.
In the spring of 1881, Hollister and Runkel were convinced they had
discovered a new iron range.  Runkel convinced the Chicago Northwestern 
Railroad to build a line to Crystal Falls, and the railroad was completed 
in June, 1882.  The location for the City of Crystal Falls had been 
selected due to its location between two mining exploration areas, as 
well as the availability of land to build the town on.  By the time the 
railroad was completed, there were six active mines in the area, and over 
42,000 tons of ore was shipped the first year.
Over 30 mines eventually operated in the area.  During the Panic of 1893,
 all but one of the mines, the Paint River Mine, shut down, but opened again
 when economic conditions improved.  By the early 1900s, the town was 
booming.  The community had been incorporated as a village in 1889, and 
as a city in 1899.  Growth continued until the 1940s, when most of the
 mines had shut down.  A few mines re-opened after World War II, but 
closed again when they could no longer compete with the large open pit
 mines and pelletized ore.  Once the mines had closed, the railroad 
into Crystal Falls was abandoned.  No active rail lines currently enter
 the City, although the Canadian National (Wisconsin Central) line from
 Sagola to Amasa runs nearby.
The business district continued to flourish until the 1960s, but like many 
other small communities has since seen the loss of many traditional downtown
 businesses.  Department stores have left the community, as have many smaller 
retail stores.
Recent development, including retail and service businesses, has taken 
place on the west edge of town, in Crystal Falls Township.  The post 
office, courthouse, city hall, Crystal Theater and Contemporary Center
 act as anchors to draw people into the downtown area, which still 
contains a mix of retail and service businesses.  While there are some
 vacant storefronts, the downtown has the advantage of being located on 
a main highway corridor.  Many communities must lure travelers off the
 highway to visit the downtown area.
The City of Crystal Falls offers many municipal services to its residents. 
 While municipal water and sewer are offered almost universally in all 
cities, Crystal Falls also offers cable television on a city-owned system, 
and generates electricity for its municipal system at a city-owned 
hydroelectric dam.  Both electricity and cable TV are distributed on a
 city-owned network of poles and lines.  An Industrial Park has recently 
been designated as a tax-free Renaissance Zone, providing incentives for 
industry to relocate or expand in the area.  The City is actively working 
to upgrade its infrastructure and market itself as an attractive location 
for new business, industry, and families, and through development of this 
plan will chart a course for future growth and development.  The city's 
strategic location at the intersection of U.S. 2, U.S. 141 and M-69 is an
 advantage for future development.
2.0	POPULATION
2.1	Introduction
Population change is the primary component in tracking a community's past 
growth and forecasting future population trends.  Population characteristics 
relate directly to a community's housing, education, recreation, health care, 
transportation, and future economic development needs.  The growth and 
characteristics of population in a community are subject to changes in 
prevailing economic conditions.
To fully understand the population issues of a community requires an analysis
 that includes surrounding areas because of the many ways in which communities 
are interrelated.  Examining trends and changes among communities and drawing
 comparisons and contrasts helps to paint a fuller demographic picture.  It is 
common for residents to work, shop, recreate and find essential services such 
as medical care in other communities.  

TABLE 2-1

1990-2000 Population Change, Iron County Jurisdictions

 

Unit of Government

Population

Population Change 1990-2000

1990

2000

Number

Percent

City of Crystal Falls

1,922

1,791

-131

-6.8

Bates Township

966

1,021

55

5.7

Crystal Falls Township

1,614

1,722

108

6.7

Hematite Township

366

352

-14

-4.0

Iron River Township

1,398

1,585

187

13.4

Mansfield Township

248

243

-5

-2.0

Mastodon Township

654

688

34

5.2

Stambaugh Township

1,224

1,248

24

1.9

City of Caspian

800

997

197

24.6

City of Gaastra

376

339

-37

-9.8

City of Iron River

2,095

1,929

-166

-7.9

City of Stambaugh

1,281

1,243

-38

-3.0

Iron County

13,175

13,138

-37

-0.3

1990 and 2000 population figures for

all Iron County jurisdictions are presented

in Table 2-1. The City of Crystal Falls

experienced a loss of 131 persons over the

 last decade, from 1,922 to 1,722 people.

This amounted to a decline of 6.8 percent,

 and continues a trend experienced over

much of the past 60 years, as shown below

in Table 2-2.

While the cities in Iron County generally

experienced a population decline during

 the 1990s, the townships surrounding

those cities increased in population. This

phenomenon was common throughout

the U.P. as well as elsewhere in Michigan,

with the incorporated communities losing

population to the neighboring townships.

 

 

 

 

Source: U.S. Bureau of the Census, Census 2000 SF-1 and 1990

Census SF-1, P1

TABLE 2-2

Population Change, 1940-2000

Year

Iron County

City of Crystal Falls

Population

% change

Population

% change

1940

20,243

--

--

--

1950

17,692

-12.6

2,316

--

1960

17,184

-2.9

2,203

-4.9

1970

13,813

-19.6

2,000

-9.2

1980

13,685

-0.9

1,965

-1.8

1990

13,175

-3.7

1,922

-2.2

2000

13,138

-0.3

1,791

-6.8

 

 

 

 

 

 

 

 

 

 

 

 

Over the 60-year period from 1940 to 2000, Iron County experienced a population decline

of over one-third. The City of Crystal Falls experienced a similar decline during this time

period, losing over 22 percent of its population between 1950 and 2000. The two decades

where the most significant population loss occurred were the 1940s, with a 12.6 percent

decline, and the 1960s, when the population declined by nearly 20 percent. The drop in

 population in the 1940s was common in the Upper Peninsula, coinciding with the

economic downturn in the mining industry and the general trend of migration to urban

areas. In Iron County, the population decline in the 1960s is probably linked to the

closure of the last of the iron mines in the region.

Source: U.S. Bureau of the Census, 2000 Census, Table DP-1; 1990 Census, SF-1;

University of Virginia Geospatial and Statistical Center, U.S. Census Historical Census

Data Browser; WUPPDR.

 After 1970, the population decline in Iron County slowed significantly, with a loss of

700 people since 1970. While this is more encouraging than continued sharp declines,

 the fact remains that the population continues to decline. Figure 2-1 compares the

 population trend in Iron County to neighboring counties in Michigan, as well as

Florence County, Wisconsin. All of the counties shown in Figure 2-1 experienced

population losses after 1940, but in some cases the trend was reversed in the 1970s

and the population is now increasing. Dickinson County, for example, has seen its

 population recover almost to 1940 levels. Statewide, the population increased in each

decade, although the growth rate during the 1980s was very small. This was a period

when Michigan as a whole was experiencing large job losses from what was then termed

 the "Rustbelt," as industries relocated to the nation’s "Sunbelt." Overall, during the

 60-year period presented in the comparison, Michigan’s population has increased

 by 89.1 percent.

2.3 Age and Gender

Median ages from the 2000 Census for selected units of government are

 shown in Table 2-3. Crystal Falls' median age has increased by 4.2

percent over the past decade to 45 years, significantly higher than the

state and national averages. Even though Crystal Falls' median age is

much higher than the state and the nation, the state and national medians

increased by a greater amount. Crystal Falls' population was already

almost 11 years older than the statewide median in 1990. Even at this

relatively high level, the City's population was still younger on average

than other areas in Iron County.

The Upper Peninsula in general tends to have a much older population

than Lower Michigan. This trend toward a higher median age is a clear

indication of the aging of the population. This aging population will in

turn affect the types of services local governments are expected to

provide, including recreational facilities, transportation, health care,

education, housing, etc. It is also related to declining school enrollment.

TABLE 2-3

Median Age, 1970-2000, Selected Areas

Unit of Government

1990

2000

Percent Change

City of Crystal Falls

43.2

45.0

4.2

Iron County

43.6

45.4

4.2

City of Iron River

48.6

46.6

-4.1

Crystal Falls Township

45.6

48.4

6.1

State of Michigan

32.6

35.5

7.9

United States

32.9

35.3

7.3

Dickinson County, Michigan

36.3

40.0

10.2

Florence County, Wisconsin

36.2

41.9

15.7

The increase in the median age is

due to several factors. The average

 life expectancy in the U.S. has

continued to the increase, with

 people living longer than ever

 before. Families also have fewer

children than previous generations,

 and more women are delaying

child-bearing until their 30s or

even 40s.

Analyzing the age structure of a

local population can aid in

decision making, and also provide some insight into future age structure. Table 2-4

shows Crystal Falls’, Iron County’s and the state’s population broken down into four

 broad categories: preschool age, school age, working age and retirement age.

Source: U.S. Bureau of the Census, 1990 Census of the Population,

STF 1A, Table 1; 1970 Census of the Population, Table 33; 2000

Census of Population and Housing, Table DP-1

While there can be variations between these age groups (e.g., one individual may enter

the work force at 18, while another does not begin working until after college), these

groups give a general representation of the age structure of a community.

A change that has occurred almost universally across the country in recent decades is

a shift from the school age and working age population into the retired age group. The

 proportion of individuals in the preschool and school age groups continues to shrink,

contributing to enrollment declines in local schools. Meanwhile, as the so-called "baby

boomers" reach retirement age, a smaller proportion of the population is in the

workforce and contributing to pension funds, etc. that help support retirees.

The percentage of preschool-aged children in Crystal Falls is the same as the

proportion countywide, but is more than two full percentage points below the

statewide average. This low figure indicates a continued decline in the number of

young children entering local schools, and eventually the workforce. Those in the

5 to 19 age group, or school-aged, make up 20.4 percent of the City’s total population.

 The proportion in the County as a whole was lower, while statewide over 22 percent of

the population was in this age group.

The working age population is significantly lower than the state average for both

Crystal Falls and Iron County, but the difference is most striking in the City. Less than

 half the total population is in the working age group, compared to 58.7 percent

 statewide.

Residents aged 65 and above comprise over a quarter of the City and County population.

 With 28.7 percent of the 2000 population 65 or older, the City of Crystal Falls

retirement age population is over twice the proportion statewide (12.3 percent).

TABLE 2-4

Population by Age Groups, Selected Areas, 2000

 

Age

City of Crystal Falls

Iron County

State of Michigan

Total

Percent

 

 

Total

Percent

Total

Percent

Under 5

77

4.3

 

559

4.3

672,005

6.8

Subtotal

77

4.3

559

4.3

672,005

6.8

5 - 9

99

5.6

School Age

712

5.4

745,181

7.5

10 - 14

122

6.8

864

6.6

747,012

7.5

15 - 19

144

8.0

865

6.6

719,867

7.2

Subtotal

365

20.3

2,441

18.6

2,212,060

22.2

20 - 34

193

10.8

Working Age

1,618

12.3

2,006,010

20.2

35 - 44

261

14.6

1,877

14.3

1,598,373

16.1

45 - 54

221

12.3

1,861

14.2

1,367,939

13.7

55 - 64

160

8.9

1,469

11.2

863,039

8.7

Subtotal

835

46.6

6,825

51.9

5,835,361

58.7

65 - 74

198

11.1

Retirement Age

1,508

11.5

642,880

6.5

75 - 84

208

11.6

1,314

10.0

433,678

4.4

85 and older

108

6.0

491

3.7

142,460

1.4

Subtotal

514

28.7

3,313

25.2

1,219,018

12.3

TOTAL

1,791

100.0

 

 

13,138

100.0

9,938,444

100.0

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Source: U.S. Bureau of the Census, 2000, Table DP-1

 

Nationally, the proportion of working people compared to retirees is shrinking, and

with the preschool and school age groups decreasing, the trend can be expected to

 continue. On a national level, this is reflected in concerns about Social Security and

other programs, as the number of working Americans decreases in relationship to

retirees. Locally, the ability and/or willingness of working-age residents to support

 facilities and programs for retirees may decrease; retirees are often perceived as

being less willing to support school millages or youth programs.

TABLE 2-5

Gender by Age Group, City of Crystal Falls, 2002

Age Group

Male

Female

Total

Number

Percent

Number

Percent

Number

Percent

Under 5

41

53.2

36

46.8

77

4.3

5-14

119

53.8

102

46.2

221

12.3

15-24

111

52.9

99

47.1

210

11.7

25-34

63

49.6

64

50.4

127

7.1

35-44

127

48.7

134

51.3

261

14.6

45-54

118

53.4

103

46.6

221

12.3

55-64

75

53.1

85

46.9

160

8.9

65-74

93

47.0

105

53.0

198

11.1

75-84

63

30.3

145

69.7

208

11.6

85 and over

39

36.1

69

63.9

108

6.0

Total

849

47.4

942

52.6

1791

100.0

Source: U.S. Bureau of the Census, 2000, Table DP-1

Age and gender composition of the City’s population in 2000 is presented in Table 2-5.

 As with the earlier information on the local population, this information helps to form

 a picture of the types of services which may be needed in a community. For example,

 Table 2-5 reiterates the information from Table 2-4 which shows that a higher than

average segment of the population is 65 and over. This table further shows, however,

that the majority of this older population is female. This may have an impact on the

 types of housing and other services needed by this segment of the population. The

general trend is for the younger age groups to have slightly more males than females,

reflecting the fact that more males are born than females. The higher life expectancy

of females, however, is the primary cause of the high proportion of females in the

 older age groups.

The smallest 10-year age group in the City is those people aged 25 to 34 years old in

 2000. By contrast, more than twice as many individuals ages 35 to 44 were living in

Crystal Falls in 2000. Rural communities in the U.P., as elsewhere in the country,

 often complain of losing their "best and brightest" young people after high school, a

phenomenon sometimes called "brain drain." The lack of jobs in rural communities is

often cited as a factor in communities being unable to retain local youth; however,

this factor may be exaggerated. It is not uncommon for young people to leave their

hometown even when jobs are available. What the relatively high proportion of

 residents ages 35 to 44 may show is something observed in other areas in the U.P.,

that is, the tendency of those raised in a local community to return later in life due to

 a desire to raise their families in the same sort of environment they grew up in. This

 trend has not been scientifically proven, but there is significant anecdotal evidence

 that this is often the reason for people returning to the Upper Peninsula.

2.4 Racial Composition

The racial composition of Crystal Falls is overwhelmingly white, a common

characteristic of the region. Non-white residents are mainly of American Indian

descent. Non-whites as a percentage of the population increased from 0.9 percent

 in 1990 to 2.0 percent in 2000. Persons of Hispanic origin do not figure in this total,

as they can be of any race. In 2000, 14 of the 22 people who reported that they were

Hispanic characterized themselves as white.

For the first time in the 2000 Census, respondents could identify themselves and

family members as being of two or more races. There is no direct comparison for

this figure in previous years, and it is probably safe to assume that some of those

who identified themselves as a member of a single minority group in 1990 are listed

in 2000 as being of two or more races. Also in 2000, separate categories were

 established for Asian and Hawaiian or other Pacific Islander. For purposes of

comparison to previous years, these figures have been combined in Table 2-6.

TABLE 2-6

Population by Race, City of Crystal Falls, 1980-2000

 

Race

1990

2000

Number

Percent

Number

Percent

White

1,904

99.1

1,756

98.0

Black or African American

3

0.2

1

0.1

American Indian & Alaska Native

12

0.6

11

0.6

Asian & Pacific Islander

1

0.1

2

0.1

Other Race

2

0.1

7

0.4

Two or more races

NA

-

14

0.8

Hispanic (any race)

14

0.7

22

1.2

Total

1,922

100.0

1,791

100.0

 

 

 

 

 

 

 

 

 

 

 

 

 

Source: U.S. Bureau of the Census, 1990 Census of the Population, STF 1A, Table

P006; 1980 Census of the Population, STF 1A, Table 007; Profile of General

Demographic Characteristics: 2000, Table DP-1

2.5 Household Characteristics

Evaluation of the changes in household characteristics in a community can often

provide valuable insights about population trends. Household relationships reflect

 changing social values, economic conditions, and demographic changes such as

increased life spans and the increasing mobility of our society. Table 2-7 and Figure

2-2 illustrate trends from 1990 to 2000.

A household is defined as all persons who occupy a housing unit, according to the

 Bureau of the Census. This can include one person living alone, a single family, two

or more families living together, or any groups of related or unrelated persons

sharing living quarters. Persons in institutional or group quarters at the time of the

Census are not included in households, but instead are counted as in group quarters.

 Examples of group quarters or institutions include prisons, jails, college dormitories,

 or nursing homes.

A family consists of a householder and one or more persons living in the same

 household who are related by birth, marriage, or adoption. A non-family household

 can be one person living alone, or any combination of people not related by blood,

marriage, or adoption.

Total households within the City decreased by 2.6 percent between 1990 and 2000,

from 816 to 795. This decrease was less than the rate of loss of total population

however, which was 6.8 percent. This can be attributed to the drop in household

 size from 2.24 to 2.13 persons per household in 2000.

The number of family households decreased over the past decade, although family

households still make up nearly 60 percent of the total households in Crystal Falls.

The proportion of married-couple families decreased, while the proportion of male

or female householder with no spouse present increased. Non-family households

 increased from 1990 to 2000, with a slight increase in persons living alone. In 1990,

 283 of the 312 non-family households were one-person households. Of these, 205

were elderly persons (65 years and older) living alone, and 168 of these elderly

 households was a woman living alone. In 2000, 177 of the 293 one-person households

 was an elderly person, and 149 of them were women.

TABLE 2-7

Household Characteristics, City of Crystal Falls, 1990-2000

 

Household Type

1990

2000

Number

Percent

Number

Percent

Family Households

504

61.8

471

59.2

Married-Couple Family

423

51.8

366

46.0

Female Householder

55

6.7

75

9.4

Male Householder

29

3.6

30

3.8

Non-Family Households

312

38.2

324

40.8

Householder 65 and over, living alone

205

25.1

177

22.3

Total Households

816

100.0

795

100.0

Average Household Size

2.24

2.13

Source: U.S. Bureau of the Census, 1990 Census of the Population and Housing, STF 1A, P003, P016 and

 H017A; 1980 Census of the Population and Housing, STF 1, 003, 016, 035; Profile of General Demographic

Characteristics: 2000 Census, Table DP-1

 

It is somewhat surprising that the number of elderly householders living alone actually

 fell slightly over the past decade. Given the increase in the proportion of elderly

residents, the expectation was that elderly households would increase. One or more

of the following factors could account for this: both spouses are living to an older age,

resulting in fewer widows and

widowers, widowed elderly are living with adult children or other family members; or

they are living in group quarters. The group quarters population is not included in the

household statistics.

In 1990, there were 98 people in group quarters in Crystal Falls, and in 2000 there

were 97. According to the 1990 Census, 86 people were in institutions, and 12 were

in other types of group quarters. In 2000, 90 were in institutions and seven in other

group quarters.

2.6 Population Projections

Population projections are useful for community planning endeavors. For instance,

 demand for certain types of public services can be anticipated by using sound

population projections. Formulating projections is complicated and fraught with

unknowns such as unforeseen economic events that can greatly influence migration.

Other considerations, like fertility and mortality data, also have an impact.

In 1996, the Michigan Department of Management and Budget prepared baseline

projections to the year 2020 for all Michigan counties using a formula that includes

the three main components of population change: births, deaths and migration. The

30-year population forecast for Iron County anticipated a continued decrease in

population, and in fact over-estimated the decrease by 2000 compared to what the

Census actually showed. Continued decreases are forecasted based on the 1990

 Census figures. Since these projections have not been updated to reflect the 2000

 Census, and because the projections based on the 1990 Census proved inaccurate,

the most recent projections are not included in this plan. When these projections are

revised to reflect the 2000 Census, however, they may prove useful for planning

purposes.

3.0 ECONOMIC BASE

3.1 Introduction

Community growth and stability are directly linked to the local economic base. Two

 major sectors make up an economy: one that provides goods and services for markets

outside the community (basic or export sector) and one that provides goods and services

 for local consumption (non-basic sector). The economic health of a community is

closely linked to the creation and retention of local basic sector jobs. Factors affecting

 a local community’s economy can be local in nature, but can also extend well beyond

local boundaries. Statewide, national and even global trends can affect the economy in

communities like Crystal Falls. In this chapter, current information from the City of

 Crystal Falls, Iron County, and the state will be presented for analysis and comparison.

Much of the economic information presented is available only at the county level. Even

where information is available for a particular community, it is often difficult to separate

 a specific community from its neighbors, due to the willingness of residents to travel

 from one community to another for employment, education, and so on. A family living

in Crystal Falls Township, for example, may include one spouse working in Iron River,

while the other works in Crystal Falls. They may utilize churches and schools in the City,

and travel outside the county to shop or for entertainment.

3.2 Area Economy

The City of Crystal Falls was founded as a result of the discovery of iron ore in the area,

 and iron mining was a mainstay of the local economy for many years. As soon as the

 Chicago and Northwestern Railroad was extended to the community, ore was shipped

to steel mills in the lower Great Lakes region, helping to fuel growth in those areas as

well. Lumbering was also important to the local economy, with the large pine forests

of the area providing logs and lumber for the building of communities throughout the

Midwest. Fur trading was important in the early days of the area as well, with the forest,

lakes and rivers yielding fur to be shipped to outside markets in exchange for money or

goods.

As the iron mines began to close to an inability to compete with the large open pit

mines with pelletizing operations, the local economy began a shift to more of a service

 economy, and the local population began to decline. This was not an uncommon

experience in the rural Midwest, as heavy industry gave way to smaller industry and

suppliers to firms in more urban areas.

Table 3-1 shows the largest employers in Iron County. As can be seen from this table,

 the largest employers are generally in the service sector, with only two manufacturers

 among this group. This trend is not uncommon in rural areas where service

employment growth has often outpaced industrial growth, and where large

industrial employers have downsized, closed, or moved from the area. Nationally,

 manufacturing employment has been virtually stable for decades, a result of several

 factors. Automation has allowed manufacturers to produce goods more efficiently,

with fewer employees. At the same time, in order to compete in the global market,

many companies have moved part or all of their operations to overseas locations

where labor is less expensive and regulations are often less burdensome.

While there are few large employers in the Iron County area, many small and

mid-sized firms are located in the area. These firms cumulatively employ many

more people than the few larger employers, and help to diversify the local economic

base.

In addition to these employers in the County, local residents may be employed in

 neighboring counties in Michigan or Wisconsin, where several other large employers

and many small employers are located.

TABLE 3-1

Major Employers, Iron County

Employer

Location

Product

Employment

Iron County Medical Care Facility

Crystal Falls

Health care

298

West Iron County School District

Iron River

Education

160

Iron County Community Hospital

Iron River

Health care

150

Lake Shore, Inc.

Iron River

Naval equipment, cranes

130

Connor Sports Flooring

Amasa

Hardwood sports flooring

120

Angeli’s Central Market

Iron River

Grocery store

110

Iron River Care Center

Iron River

Health care

85

Forest Park School District

Crystal Falls

Education

80

Source: Telephone contacts with employers, 2003

Tourism is an industry that is becoming less seasonal in nature in recent years. Whereas

 tourism formerly occurred primarily in the summer months, skiing and snowmobiling

now draw increasing numbers of winter visitors to the Upper Peninsula. Fall color tours

 attract visitors during the fall, and in many areas gambling casinos have become a

year-round attraction. Some areas also capitalize on local history to attract tourists.

Crystal Falls contains several historic buildings, including the county courthouse and

city hall, and has a rich mining and lumbering history. Three golf courses in the area,

 along with the Ski Brule ski resort near Iron River lure visitors from outside the local

area as well.

Another change in the tourism industry has been the trend away from one long family

vacation in favor of shorter mini-vacations, often extended weekends. Recent national

events have also contributed to this trend, as some travelers are reluctant to fly and

prefer to stay closer to home. Heritage-tourism and eco-tourism have increased in

popularity. Heritage-tourism draws those interested in the historic and cultural

offerings of a community or institution. In the local area, the Iron County Heritage

Trail has been designated by the Michigan Department of Transportation as a Heritage

Route. This route allows tourists to visit a variety of attractions highlighting the history

of the local area. Eco-tourism has gained popularity among those wanting to experience

 nature through activities such as bird watching, hiking, and kayaking.

 

3.3 Civilian Labor Force Characteristics

Those persons 16 years and over, currently employed or currently seeking employment

(excluding persons in the armed forces) make up the civilian labor force. As the age

composition of a local population changes, changes occur in the nature of the labor

force. The labor force can also change seasonally, such as during the summer when

high school and college students become part of the work force, and seasonal businesses

 such as resorts expand their workforce. Knowledge of a community’s labor force is

helpful in understanding the local economy. It is useful to know what skills a local

labor force may have, how many people are employed or seeking employment, etc.,

 in order to provide this information to firms which may be interested in locating in or

 expanding in a community.

The decennial Census provides information about the City’s labor force. Although

this information becomes more outdated later in the decade, it still is the most readily

available characterization of the local labor force. In 1990, according to the Census,

47.9 percent of the City’s population 16 years of age and older was in the labor force

(labor force participation rate). In 2000 the labor force participation rate was 47.8 percent.

Iron County’s labor force participation rate was 47.9 percent in 1990 and 51.1 percent in

2000. Labor force participation rate at the state level was 64.1 percent in 1990 and 64.6 in

2000. The relatively low labor force participation rates in the City and County are in all

likelihood related to the age structure of the population as discussed in Chapter 2. The

 relatively older population, compared to the state as a whole, would include a higher

 percentage of retirees who are no longer in the labor force. Later in this chapter

 information on the source of local income will be analyzed, and this data would appear

 to support this assumption (see Table 3-8).

Comparative employment information and labor force comparisons by gender are

provided in Table 3-2. In 1990 the City’s labor force consisted of 55.0 percent males

and 45.0 percent females. By 2000, the labor force was nearly equally divided

between males and females, at 50.3 and 49.7 percent, respectively. The proportion of

employed and unemployed males and females, however, is not so evenly divided,

with women showing a lower unemployment rate than men. The increasing proportion

 of women in the labor force over the past 10 years is typical of most communities,

 where the labor force participation rate of women has increased significantly in

recent decades. The availability of child care, increased educational opportunities

for women, the need for two incomes to maintain a household in many cases, and a

relaxing of societal pressures for women to stay in the home have all contributed to

this trend.

It is important to remember in making comparisons between this information and

information presented later in this chapter on unemployment rates, that this labor

force information describes persons living in the jurisdiction being analyzed. These

 individuals may actually be employed in another community. Information presented

 later in this chapter and obtained from the State of Michigan Labor Market Information

office is based on actual employment in a county or region, and the persons holding

those jobs may not live in the county where they are employed.

Source: Telephone contacts with employers, 2003

Tourism is an industry that is becoming less seasonal in nature in recent years.

Whereas tourism formerly occurred primarily in the summer months, skiing and

 snowmobiling now draw increasing numbers of winter visitors to the Upper

Peninsula. Fall color tours attract visitors during the fall, and in many areas

 gambling casinos have become a year-round attraction. Some areas also capitalize

 on local history to attract tourists. Crystal Falls contains several historic buildings,

including the county courthouse and city hall, and has a rich mining and lumbering

history. Three golf courses in the area, along with the Ski Brule ski resort near Iron River

 lure visitors from outside the local area as well.

Another change in the tourism industry has been the trend away from one long

 family vacation in favor of shorter mini-vacations, often extended weekends. Recent

 national events have also contributed to this trend, as some travelers are reluctant to

 fly and prefer to stay closer to home. Heritage-tourism and eco-tourism have increased

 in popularity. Heritage-tourism draws those interested in the historic and cultural

 offerings of a community or institution. In the local area, the Iron County Heritage

Trail has been designated by the Michigan Department of Transportation as a Heritage

Route. This route allows tourists to visit a variety of attractions highlighting the

history of the local area. Eco-tourism has gained popularity among those wanting to

experience nature through activities such as bird watching, hiking, and kayaking.

 

TABLE 3-2

Employment Status of Civilian Labor Force, Selected Areas, 1990 and 2000

Characteristics

City of Crystal Falls

Iron County

Michigan

 

1990

 

2000

 

1990

 

2000

 

1990

 

2000

No.

%

No.

%

No.

%

No.

%

%

%

Civilian Labor Force

734

100.0

684

100.0

5,052

100.0

5,515

100.0

100.0

100.0

Female

330

45.0

340

49.7

2,177

43.1

2,601

47.2

45.5

46.8

Male

404

55.0

344

50.3

2,875

56.9

2,914

52.8

54.5

53.2

Employed

673

100.0

628

100.0

4,552

100.0

4,994

100.0

100.0

100.0

Female

312

46.4

323

51.4

1,999

43.9

2,477

49.6

45.8

47.0

Male

361

53.6

305

48.6

2,553

53.2

2,517

50.4

54.2

53.0

Unemployed

61

100.0

56

100.0

500

100.0

521

100.0

100.0

100.0

Female

18

29.5

17

30.4

178

35.6

124

23.8

42.6

44.3

Male

43

70.5

39

69.6

322

64.4

397

76.2

57.4

55.7

Source: U.S. Bureau of the Census, 1990 Census of the Population and Housing, STF 3A, DP-3; 2000 STF-3,

 DP-3.

3.4 Employment by Industry Group

Employment information collected for the 2000 Census and categorized using the

Standard Industrial Classification (SIC) manual is presented in Table 3-3. The use of

 this system classifies establishments by the type of industrial activity in which they

are engaged. The census information used is based on the answers local residents

provided, and so may not correspond exactly with the SIC codes used in reporting

 information to the Michigan Employment Agency. Furthermore, the Census information

represents Crystal Falls residents only, who may work outside the City; the data in Table

 3-3 is not indicative of the types of jobs provided in the City.

At the time of the 1990 Census, the sector employing the largest proportion of local

 residents was the service sector, at 39.8 percent. By 2000, that sector employed nearly

 half of the local labor force. Retail trade, the second-largest sector in 1990 at 15.5 percent,

 had fallen to 11.3 percent in 2000. Manufacturing dropped from 13.8 percent in 1990 to

 7.0 percent in 2000, while construction employment among local residents grew from

8.8 percent to 9.2 percent to take over the third ranking in 2000. This growth of

construction employment may be countered by the current economic downturn. The

 percentage of construction employment is significantly higher than the statewide

 average, as is the percentage of people employed in agriculture, forestry, fisheries

 and mining. Local manufacturing employment was much lower than statewide levels

 in 1990, and decreased at a greater rate between 1990 and 2000.

TABLE 3-3

Employment by Broad Economic Sector, Selected Areas, 1990 and 2000

Broad Economic Sector

City of Crystal Falls

Iron County

Michigan

1990

2000

1990

2000

1990

2000

No.

Percent

No.

Percent

Percent

Percent

Percent

Percent

Agriculture, Forestry, Fisheries & Mining

18

2.7

12

1.9

4.4

4.3

2.0

1.1

Construction

59

8.8

58

9.2

10.3

7.5

4.9

6.0

Manufacturing

93

13.8

44

7.0

15.1

9.9

24.6

22.5

Transportation and utilities

25

3.7

43

6.9

4.1

6.6

5.5

6.2

Wholesale Trade

21

3.1

11

1.8

2.3

2.6

4.0

3.3

Retail Trade

104

15.5

71

11.3

20.2

12.8

18.0

11.9

Finance, Insurance & Real Estate

39

5.8

33

5.3

3.6

4.3

5.4

5.3

Service

268

39.8

298

47.5

33.5

45.2

31.8

40.1

Public Administration

46

6.8

58

9.2

6.5

6.8

3.7

3.6

Total

673

100.0

628

100.0

100.0

100.0

100.0

100.0

Source: U.S. Bureau of the Census, 2000, DP-3

A comparison of wages derived from manufacturing, wholesale and retail trade and

the service sector for all Upper Peninsula counties is presented in Table 3-4. It is

 noteworthy that the three south-central counties of Delta, Dickinson and Menominee

generated 61.5 percent of all the Upper Peninsula’s manufacturing wages in 1999. The

 percentage of wages derived from manufacturing in Iron County was higher than

many counties, but the actual manufacturing wages in 1990 were among the lowest in

the U.P. The percentage of wages derived from wholesale and retail trade, on the other

hand, was higher than any other U.P. county, while service-sector total wages were

 about average in proportion. What this example serves to illustrate is the desirability

of manufacturing jobs. While only accounting for 9.9 percent of Iron County’s

employment in 2000, manufacturing jobs generated 19.8 percent of the county’s

wages in 1999. Conversely, the service sector, with 45.2 percent of employment in

 2000, generated 28.4 percent of wages in 1999. While wages in the service sector

 have increased in recent years, and probably will continue to do so as the labor force

shrinks and demand for services such as health care increases, it is clear that these jobs

do not generate the income levels of manufacturing jobs. Manufacturing jobs, however,

 are more difficult to attract and retain, as companies downsize and move operations

out of the U.S. to take advantage of cost savings.

 

 

TABLE 3-4

Manufacturing, Wholesale and Retail Trade Wages, Upper Peninsula Counties, 1999

 

County

Total Manufacturing Wages

Percent of Total County Wages

Manufacturing

Wholesale & Retail Trade

Services

Alger

$30,324,983

55.6

12.0

14.5

Baraga

$26,498,786

44.8

10.3

29.7

Chippewa

$20,742,161

10.6

21.2

47.2

Delta

$136,410,965

42.0

16.8

22.5

Dickinson

$108,340,843

36.8

20.0

16.1

Gogebic

$18,452,828

19.7

22.4

42.0

Houghton

$32,765,144

17.1

21.5

32.4

Iron

$10,923,220

19.8

25.7

28.4

Keweenaw

$973,204

13.8

13.5*

61.8

Luce

$7,266,557

30.5

34.5

11.7

Mackinac

$2,710,985

3.4

26.8

44.5

Marquette

$27,310,979

5.1

17.0

37.4

Menominee

$85,934,604

47.2

15.7

20.4

Ontonagon

$17,342,190

43.5

17.0

14.4

Schoolcraft

$11,747,585

24.9

19.3

18.3

 

* Retail trade only; wholesale trade figures not available.

Source: Michigan Covered Employment Statistics, Private (ES-202), Michigan Labor Market

Information, 1999 Annual Data

3.5 Employment by Place of Work

In 1990, according to the Census, about 84 percent of Crystal Falls’s working population

was employed in Iron County; in 2000 the proportion employed in the County remained

 nearly identical. The proportion of local residents who worked outside of Michigan

more than doubled, although the number remained small. While most of those who

worked outside of Michigan probably commute to Wisconsin, more detailed Census

information available at the County level shows Iron County residents working in

Colorado, Indiana, and the Chicago area. It is interesting to note that just over half of

he employed Crystal Falls residents worked in the City. 199 local residents found

 employment in Iron County, but outside of Crystal Falls. This information is

summarized in Table 3-5.

The workplace is changing as technology changes, with workers having more mobility

 than ever before as a result of technology. While many businesses will always

require employees in an office or retail location to serve customers, and industries

will require workers on site to manufacture goods, for example, more and more

employees can work from a satellite location or even from their home. Laptop and

ablet computers, cell phones, pagers, fax machines, and video conferencing are among

the technologies that make this flexibility possible. Individuals in such positions will

find that they can live where they choose, needing only Internet access, reliable

telephone service, and perhaps quick access to an airport if frequent travel is required.

 For rural areas such as Crystal Falls, these residents can contribute to the local economy,

 send children to local schools, etc., while working for an employer whose office may

be on the other side of the country. It also means that Crystal Falls must compete against

 other communities to attract such individuals to Crystal Falls rather than another

location.

TABLE 3-5

Residents Aged 16 or Older by Place of Work, City of Crystal Falls, 1990 & 2000

 

Characteristics

1990

2000

Number

Percent

Number

Percent

Total City Residents Employed

666*

100.0

618*

100.0

Worked in Michigan

659

98.9

603

97.6

Worked in Iron County

559

83.9

519

84.0

Worked in City of Crystal Falls

NA

--

320

51.8

Worked outside Iron County

100

15.0

84

13.6

Worked outside of Michigan

7

1.1

15

2.4

Source: U.S. Bureau of the Census, 1990, STF 3A, P045, P048; 2000 DP-3, P045, P048.

* Totals do not match those in Table 3-2, probably due to sampling error

3.6 Unemployment

County unemployment and labor force data are collected and analyzed by the Michigan

 Employment Security Agency, formerly known as the Michigan Employment Security

Commission (MESC). Actual unemployment information is reported by county, and

rounded to the nearest 25. Comparative data are presented in Table 3-6 and Figure 3-1.

Iron County has generally recorded higher unemployment rates than the rest of the

Upper Peninsula, which in turn are higher than statewide and national unemployment

 rates. However, in recent years the gap between the county unemployment rate and

averages in wider areas has decreased.

The size of the labor force and the proportion of unemployed persons are of course

related to economic conditions. While unemployment rates in recent years have been

 among the lowest ever, it appears unemployment is increasing. The labor force,

 meanwhile, has shrunk to its lowest level since 1991. A shrinking labor force can lower

unemployment rates by removing persons from the labor force, and can be an indication

 that residents have exhausted their unemployment benefits, have moved to other areas

to seek work, or have given up the job search.

TABLE 3-6

Labor Force and Unemployment, 1970-1999

 

 

 

Iron County Labor Force

Unemployment Rates by Percent

Employed

Unemployed

Total Labor Force

Iron County

Upper Peninsula

State of Michigan

United States

1970

4,325

675

5,000

13.5

9.3

7.0

4.9

1975

5,650

775

*6,450

12.1

12.3

12.5

8.5

1980

5,400

725

6,125

11.8

12.2

12.4

7.1

1985

5,025

875

5,900

15.0

15.1

9.9

7.2

1990

4,800

475

5,275

9.1

9.2

7.5

5.3

1991

4,750

600

5,350

11.3

10.7

9.2

6.7

1992

4,875

625

5,500

11.4

11.0

8.8

7.4

1993

5,025

575

5,600

10.2

8.7

7.0

6.8

1994

5,000

625

5,625

10.9

8.7

5.9

6.1

1995

5,000

525

5,525

9.5

8.9

5.3

5.6

1996

5,125

475

5,600

8.4

7.9

4.9

5.4

1997

5,250

425

5,675

7.3

7.3

4.2

5.0

1998

5,225

350

*5,600

6.4

6.5

3.9

4.5

1999

5,250

375

*5,650

6.8

6.3

3.8

4.2

2000

5,125

350

*5,450

6.4

5.8

3.6

4.0

2001

5,100

350

*5,475

6.4

6.8

5.3

4.8

2002

5,000

350

5,350

6.7

7.3

6.2

5.8

Source: Michigan Employment Security Agency for years cited

*indicates that employed and unemployed as published differ from total labor force by 25

 

3.7 Income

An analysis of local income trends and sources of income is helpful in understanding

 the local economy. This information can give an idea how much disposable income is

available in the local population, the ability and willingness to pay for services, and

provides a point of comparison between the local area and statewide trends.

The U.S. Census gathers information on income on the so-called "long form," and

compiles that information in several different ways. Per capita income is calculated

 by dividing the total aggregate income for all persons in an area by the number of

 persons in that area. Family income is the total income for all members of a family

 household; family households exclude one-person households and households whose

members are not related through blood, marriage or adoption. Household income

 includes all types of households, both family and non-family.

Historical Census information present income information based on that year’s dollar

values. When comparing income across the decades, this can be somewhat misleading,

as the increases in income can seem fairly large. To adjust for this, the Census Bureau

 calculates an inflation factor which can be used to adjust for the effect of inflation over

the 10-year period between censuses. Adjusting incomes for inflation gives a more

accurate picture of whether or not buying power or disposable income actually

increased, and whether residents’ financial condition improved. For example, many

 communities in Michigan saw significant increases in income between the 1980 and

1990 census years. When inflation was taken into account, however, it could be seen

 that actual incomes dropped in many cases. This meant that in those areas, people

actually had less money to spend when the increased cost of goods and services was

 taken into account. Between 1990 and 2000, most areas saw actual increases in incomes

after inflation, reflecting the general economic prosperity of the late 1990s. Table 3-7

depicts the income trends for several local units in Iron County, along with statewide

averages.

 

TABLE 3-7

Income Levels, Selected Areas, 1989-1999

 

 

1989 Actual Income

Income Adjusted for Inflation

Percent of State

1999 Actual Income

Percent of State

Percent Change 1989-1999 (adjusted)

Per Capita Income

City of Crystal Falls

$9,694

$12,385

68.5

$14,538

65.6

17.4

Crystal Falls Township

$9,388

$11,994

66.3

$18,213

82.2

51.9

City of Iron River

$8,004

$10,226

56.5

$15,728

70.9

53.8

Iron County

$9,077

$11,597

64.1

$16,506

74.5

42.3

State of Michigan

$14,154

$18,084

100.0

$22,168

100.0

22.6

Florence County

 

10,352

 

13,226

 

78.0

 

18,328

 

86.2

 

38.6

Median Household Income

City of Crystal Falls

$17,885

$22,850

57.7

$26,637

59.6

16.6

Crystal Falls Township

$18,670

$23,854

60.2

$34,688

77.7

45.6

City of Iron River

$12,290

$15,702

39.6

$23,438

52.5

49.3

Iron County

$16,307

$20,834

52.6

$28,560

63.9

37.1

State of Michigan

$31,020

$39,632

100.0

$44,667

100.0

12.7

 

Florence County

 

22,416

 

28,640

 

76.1

 

34,750

 

79.4

 

21.3

Median Family Income

City of Crystal Falls

$24,395

$31,167

66.6

$35,000

65.5

12.3

Crystal Falls Township

$23,875

$30,504

65.1

$41,600

77.8

36.4

City of Iron River

$16,464

$21,035

44.9

$33,942

63.5

61.4

Iron County

$16,307

$20,834

44.5

$37,038

69.3

77.8

State of Michigan

$36,652

$46,828

100.0

$53,457

100.0

14.2

Florence County

 

26,637

 

34,032

 

75.9

 

40,840

 

77.2

 

20.0

Source: U.S. Bureau of the Census, 2000 DP-3, 1990 STF 3A, P080A, P107A, P114A.

As can be seen from this table, the City of Crystal Falls enjoyed modest gains in income
during the 1990s, roughly equivalent to the percentage gains statewide. This means that
on average, local residents have slightly more money to spend than they did in 1990,
although local incomes still lag well behind statewide averages. Iron County as a whole,
as well as Crystal Falls Township and the City of Iron River, saw much greater gains in
income between 1990 and 2000, with incomes increasing from 36 to almost 78 percent.
 This could be a result of upscale housing development in some areas, such as Crystal
Falls Township, which means higher-income households in the area. Another factor may
be the high proportion of residents of Crystal Falls with retirement or Social Security
 income; these residents receive cost-of-living increases, but do not generally see
significant gains in income.

Table 3-8 illustrates the sources of income for local households, according to the 2000
 Census. Since a household may have more than one type of income, the columns will
not total exactly. For example, one person in a household may receive SSI due to a
disability, while another household member may earn income from employment.

TABLE 3-8

Households by Type of Income, Selected Areas, 2000

Type of Income

City of Crystal Falls

Crystal Falls Twp.

Iron County

Michigan

Number

Percent

Number

Percent

Number

Percent

Percent

Earnings

491

62.2

517

68.6

3,673

64.1

80.2

Social Security

383

48.5

298

39.5

2,547

44.1

26.2

Supplemental Security Income

30

3.8

25

3.3

251

4.4

4.2

Public Assistance

40

5.1

12

1.6

230

4.0

3.6

Retirement

220

27.9

196

26.0

1,642

28.6

19.2

Total

789

100.0

754

100.0

5,734

100.0

100.0

Source: Source: U.S. Bureau of the Census, 2000 SF-3, DP-3.

With the exception of the proportion of households receiving public assistance, the
numbers are fairly consistent for Crystal Falls, Crystal Falls Township, and iron County.
Crystal Falls Township has a much lower percentage of residents receiving public
 assistance, which would be expected in a community with overall higher incomes. The
comparison of most interest, however, is between the state averages and the local figures. Statewide, 80.2 percent of households have some type of earned income, while the City’s proportion is nearly 20 percentage points lower.
 Only 26.2 percent of the state’s households receive Social Security, while in Crystal Falls
 nearly half of all households receive Social security. The proportion of households with
 retirement income (other than Social Security) is much higher locally, with nearly 28
 percent of Crystal Falls’ households receiving retirement income compared to 19.2
percent of households statewide.

4.0 NATURAL FEATURES AND LAND USE

4.1 Natural Features

One of the most obvious features of the City of Crystal Falls is the steep topography of
the area. The main business district is located on a hillside west of the Paint River.
Approaching the city from the east on M-69, visitors to the community can see the
entire downtown area rising before them along Superior Avenue. From the top of the
 hill, looking east, the Paint River and the hills across the river can be seen, with the
business district in the foreground. Elevations in the city range from approximately
1,300 feet above sea level along the Paint River to over 1,540 feet in the highest areas
west of the river.

While offering scenic views and providing an attractive entrance to the community,
 these steep slopes can present challenges to development as well. Construction
techniques must be adapted to compensate for the steep terrain, potentially adding
 expense. Provision of municipal services can be made more difficult in cases where
water or wastewater must be pumped to its destination, rather than relying on gravity.
In some steep areas, runoff from storms or melting snow can present drainage problems.

Due to its inland location in one of only two counties in the Upper Peninsula that do
 not border directly on the Great Lakes, Crystal Falls does not feel the influence of
 Lake Superior or Lake Michigan the way communities closer to the shoreline do.
 "Lake effect" snows typically do not reach this far inland, and the lakes are too far
away to moderate temperature extremes. The climate is generally characterized as
a continental climate, with cold winters and short, relatively cool summers. The
average minimum temperature in January is 1 degree Fahrenheit, while the average
maximum temperature in January is 22 degrees Fahrenheit. In July the average
minimum is 52 degrees, and the average maximum is 79 degrees. A few miles north
 of Crystal Falls along U.S. 141 lies the community of Amasa, locally known as the
 home of extremely cold winter temperatures.

The growing season in Iron County averages between 60 to 100 days, precluding
the growing of many crops which require long growing seasons. Average annual
precipitation is about 32 inches, and snowfall across the County ranges from 70 to
 140 inches per year.

The waterfall which gave the city its name is no longer visible due to the construction
of the dam which now provides a third of the city’s electrical needs. However, the
Paint River remains one of the significant water features in the community, bisecting
 the city as it flows in a southeasterly direction across the city. Other nearby water
 features include Runkle Lake, which lies partly within the city, and Fortunes Lakes,
Michigamme Reservoir, and the Peavey Falls Reservoir. The city takes advantage of
 these natural features for recreation, with a park at Runkle Lake, a boat launch and
barrier-free fishing pier, and a River Walk along the Paint River.

While the City of Crystal Falls itself is an area considerably altered by human use,
with manmade structures predominating, the surrounding areas provide a natural
setting for the community. The rural areas around the city are primarily mixed forest,
 which replaced the white

pine, spruce and hemlock harvested in the late 1800s and early 1900s. These rural
 areas are dotted with lakes, and concentrations of human habitation consist primarily
 of homes and cottages along lakeshores and residential areas close to incorporated
cities. This natural environment surrounding the city provides scenic beauty, fish
 and wildlife habitat, raw materials for natural resource-based industries, and
generally contributes to the quality of life in the area. A wide variety of fish and
 wildlife species inhabit these lakes and forests, providing recreational opportunities
 to hunters, fisherman, and those who enjoy viewing wildlife. Common wildlife
 species include deer, bear, moose, foxes, rabbits, squirrels, coyotes, raccoons,
 porcupines, and the like. The gray wolf, a federally-listed Threatened species,
is found in forested areas throughout the Upper Peninsula, and probably inhabits
the areas around the city. The bald eagle, classified as Threatened, can also be found
 in the area. Walleye, northern pike, muskellunge, bass, trout and a variety of panfish
 inhabit area lakes and rivers.

4.2 Land Use Patterns

Land use patterns in Iron County have developed largely as a result of natural
 resource extraction. The City of Crystal Falls, for example, was founded as a result
of the deposits of iron ore in the area, and the roads and railroads which serve the
community were established to transport raw materials and materials into and out
of the area. Lumber mills were established along the rivers used to bring logs in from
distant forests, and communities sprang up around them. Records indicate at least 79
mines in Iron County, and a recent estimate places the number at around 115.
 Thirty-four lumber camps were in operation around Crystal Falls in 1884, further
evidence of the area’s dependence on natural resources. Recent land use trends are
less dependent on natural resources, and new developments have resulted in
residential and other uses being established in areas that would have previously
been considered undesirable for development.

The City of Crystal Falls has evolved from a mining and lumbering town to a
 community with a manufacturing base of several small firms, a growing health
care sector, and a downtown which has shifted from predominately retail stores
to a mix of retail and service businesses. The recent trend has been towards
 development on the edges of the community, with both residential and commercial
 development extending farther towards the city limits and into Crystal Falls
 Township.

Thus, it is evident that land use is not static, but is continuously changing. Changes
 in land use have been the result of various decisions made by individuals, families,
 businesses, or governmental/public agencies. It is important to note, however, that
land use changes cannot be attributed to a single set of decisions made by one group
 or individual. Rather they are generally due to a combination of decisions made by a
 number of individuals, organizations, or public agencies.

4.3 Factors Affecting Land Use

Decisions which affect land use are made at many different levels, including the
 home buyer, developer, land speculator, or governmental unit.

The home buyer tends to base decisions on location, quality of surroundings,
available public services, and personal satisfaction, among other factors.

Land speculators or developers make decisions to hold land in expectation of
realizing a profit later or developing or selling at the present time. These decisions
 are influenced by the supply and demand for various types of housing and the home
lending market, demand for goods and services, or industrial needs, among other
 factors.

It is significant to note the decisions made at these levels serve primarily a person’s
own interests and often do not consider the effect of development on surrounding
land uses, utilities, services, and so on. This decision-making process in itself has the
potential to lead to discontinuous development or incompatible arrangements of land
 uses.

Public agencies, such as federal, state, county or local governments, play an important
role in land use changes. Various laws, rules, and regulations attempt to coordinate
 development for overall community improvement.

The federal government exercises a number of responsibilities that affect land use
 through various loan and grant programs for such purposes as planning, housing,
economic development, and water and sewer systems. Other than funding, they have
little control over the direction and magnitude of land use changes. However, it is
 evident these programs do have an effect on development; for example, some
funding programs will not allow funds to be used for extension of utilities to new
areas, but will only upgrade facilities in the existing service area.

Federal regulations concerning environmental protection, fair housing, etc. can impact
 land use patterns. However, many of these federal regulations are actually enforced
 by the state, as in the case of the Safe Drinking Water Act, a federal law which
regulates public water systems. In Michigan, this and other federal laws are actually
enforced by the Michigan Department of Environmental Quality. Federal agencies
such as the U.S. Army Corps of Engineers enforce some federal regulations, such as
those dealing with wetlands on the Great Lakes shoreline.

The role of the state has traditionally been limited to enacting enabling legislation to
 local governments to regulate growth and development, and to administering federal
 grant programs and regulations. However, State laws regarding land division, wet
lands protection, farmland preservation, etc., can have a direct effect on local land
use decisions.

Local governments can probably exert the most effective influence on land use
 changes through public investment in projects such as schools, parks, roads, and
municipal utilities. Growth and land use can also be regulated by local governments
through zoning ordinances, subdivision regulations and building codes. Local
planning efforts that seek to define the most suitable uses of an area, anticipate and
prepare for future growth can help guide land use decisions.

Among other factors, the transportation system has a great deal of influence on land
use. As the interstate and local highway systems throughout the country expanded
and vehicle ownership became more common during the 20th century, land use
patterns changed on response. Rather than living the majority of their lives in a
 single community, or even a neighborhood in that community, people now travel
routinely between communities daily for employment, health care, shopping,
recreation, educational opportunities, etc. This has contributed to urban sprawl
 and the out-migration from urban areas. The transportation system is also vital
to business and industry as a means of moving goods, raw materials, and customers.

However, it should be noted that these are not the only decisions influencing land
use changes. Taxation, land values, proximity to industrial areas, and terrain all play
a part in land use changes. Changing technology, including e-mail, the Internet, fax
 machines and teleconferencing, means that some businesses and industries can now
consider locating in areas where they would previously have been too far from their
markets, or from a central facility. It is expected that telecommuting and working from
 home or a small satellite office linked electronically to a central office will become
more common. Changes in lifestyles, family size, shopping habits and other attributes
also affect land use patterns.

Thus, it is clear that many factors and decisions made by various individuals, groups,
 and agencies influence land use changes.

4.4 Current Land Use Pattern

The majority of land within the City of Crystal Falls is developed as residential,
commercial, or other uses, with a relatively small proportion of the community
remaining undeveloped. The city contains a mix of uses within its approximately
1,900 acres, as well as some areas which are currently vacant. The effects of the mining
 era can be seen in the city, with the remnants of structures and pits in some areas. The
general trend in recent years has been towards development along the U.S. 2 corridor
on the west side of the city.

Commercial Uses: The commercial areas of the city are primarily concentrated along
the main transportation routes. The traditional "downtown" area is along Superior
Avenue (M-69) west of the Paint River, and contains public uses such as City Hall,
post office, etc., as well as commercial uses. These public uses help attract people to
the downtown area. Most of the structures in the downtown are relatively old, and
parking is somewhat limited. Some of the buildings are historically and architecturally
significant, such as City Hall and the Iron County Courthouse. Commercial uses are
also located along Crystal Avenue (U.S. 2 and 41), although most are in Crystal Falls
Township. The commercial uses in the outlying areas of the city tend to be those
which require larger lots for parking and/or display of merchandise, or in some
cases are highly dependent on drive-by traffic and so desire a highway location.
While many communities have seen the construction of new or upgraded highways
 result in bypassing of the traditional business district, in Crystal Falls the main
thoroughfare continues to bring visitors directly through the downtown.

Residential Uses: East of the Paint River, there is a residential area north of M-69. On
the west side of the river, residential neighborhoods lie behind the central business
district along Superior and Crystal avenues, and on both sides of U.S. 141 and 2 in the
southern part of the city. The vast majority of the residential structures are single-family
homes on a residential lot. As

reflected in the Census data, the residential neighborhoods in the City of Crystal Falls
are generally made up of older housing. In the areas which were first platted in the
 early days of the city, lot sizes are generally very small by today’s standards. The
 small lots are often less desirable to those people who wish to build a larger home,
 since two or more lots may be required to provide the necessary space. For existing
 housing, the small lot size can limit the ability to add on to the structure, or to
provide garages or other outbuildings. In contrast to residential areas along lakes
 or in the rural parts of nearby townships, relatively few seasonal homes are found
in the city. Mobile homes are generally not found within the city, the result of a zoning
 ordinance that effectively prohibits their presence. Chapter 6, Housing, provides further
 information on the type, age, and occupancy status of housing in the city.

Industrial Uses: The City of Crystal Falls has established an industrial park on the
 city’s west side. The park has excellent access to the major highway corridors, as it
is bounded by U.S. 2 and 141 on the south and by U.S. 141 on the west. Utilities are
readily available, and several firms have located in or committed to the park. The park
 has been designated as a Renaissance Zone by the Michigan Economic Development
Corporation, which results in significant tax savings for property owners in the park.
 Specifically, all state taxes, such as the real and personal property tax, are waived for
properties inside the Renaissance Zone, for a period of 10 years after the establishment
of the Zone. This is intended to serve as a powerful incentive to lure new and
 expanding firms to the area, as well as assist local residents who start a business.

Public Uses: Public uses include publicly-owned facilities as well as those
privately-owned facilities that are generally open to the public. These uses are
located throughout the city. Chapter 5, Community Facilities and Services, discusses
the type and location of public buildings and other facilities in the city. These uses
 include governmental buildings such as City Hall, schools, and public lands such
as parks.

4.5 Contaminated Sites

The Michigan Department of Environmental Quality is required by the Michigan
 Natural Resources and Environmental Protection Act to identify, evaluate and rank
all sites of environmental contamination in Michigan. Environmental contamination
means the release of a hazardous substance, or the potential release of a discarded
 hazardous substance, in a quantity which is or may become injurious to the
 environment, or to the public health, safety or welfare.

In those areas where hazardous substances have been identified, future development
is restricted. An environmentally contaminated site can potentially affect a much larger
area if contaminants enter groundwater sources. Moreover, surface waters used for
recreational pursuits such as swimming and fishing are potentially subject to
 contamination. Table 4-1 shows the sites currently listed in the City of Crystal Falls,
and their status.

TABLE 4-1

Sites of Environmental Contamination, City of Crystal Falls

 

Site Name

SAM Score

 

Location

Contaminant(s)

Status

City of Crystal Falls Dump

16

NW Ľ, NE Ľ, S21, T43N, R32W

Domestic waste

No Action Taken

Crystal Falls Township Disposal

10

NE Ľ, NE Ľ, S19, T43N, R32W

Domestic waste

No Action Taken

122 N. Runkle Shore Road

NA

City of Crystal Falls

Petroleum spill

Partial cleanup, site not closed out

Lakehead Pipeline Leak – MP1286

NA

Crystal Falls Township

Natural Gas Leak

Groundwater contamination being monitored

Source: Michigan Department of Environmental Quality, 9/2003

NOTES TO TABLE 4-1:

Site Name: The site name is assigned for identification purposes
only and is not necessarily a party responsible for contamination.

SAM Score: A numerical risk assessment model, known as the Site
Assessment Model, is used to rank all Act 307 sites, except leaking
underground storage tanks. The SAM has a scale of 0 to 48 points,
with 48 points representing the highest level of contamination.
Therefore, a site with a SAM score of 25 would present more risk to
 the environment, health, safety or welfare than a site with a score
 of 20.

Status: Sites are placed in one of seven categories, depending on
the action, if any, which has been taken towards cleanup.

Environmental and public health concerns surrounding leaking underground storage
tanks have led to more stringent requirements with installation and monitoring. Many
 fuel tanks that complied with earlier standards have degraded and leak contents into
the surrounding soil. The Michigan Department of Environmental Quality maintains a
 list of Leaking Underground Storage Tank (LUST) sites in Michigan, and cleanup of
these sites is being actively pursued by the MDEQ.

From a land use standpoint, the presence of environmental contamination represents a
constraint on future development, as well as a threat to human health and safety. In
addition to affecting a specific site, some contaminants can enter groundwater and cause
 more widespread problems, such as water well contamination. It is desirable to identify
 and remediate contaminated sites in a timely manner, in order that potential hazards
 and land use constraints be removed.

4.6 City Boundaries

The corporate limits of the City of Crystal Falls define a very irregular outline of the
community, particularly on the western and southern boundaries. Along U.S. 2 and 141
 west, for example, the areas south of the highway are located in Crystal Falls Township.
North of the highway, the area between Tobin Street and Krempasky Road (about Ľ mile),
 north to just north of Harrison

Avenue, is in the Township. West of Krempasky Road to where U.S. 141 splits off from
U.S. 2 and heads north (also about Ľ mile), the city boundary generally runs along the
northern boundary of the lots fronting on the highway. The southern boundary of the
city encompasses an area extending about Ľ mile south along the east side of U.S. 2, as
well as a long, narrow area extending along the western edge of the Paint River for about
 a mile. Due to this discontinuous boundary along U.S. 2 and 141, municipal services
such as water and sewer lines, electrical lines, etc., must be routed through portions of
 Crystal Falls Township. In these areas, service is provided to businesses and residences
 in the Township.

 

5.0 COMMUNITY FACILITIES AND SERVICES

5.1 Introduction

Services such as public safety, water, wastewater systems, street, park operations, and
solid waste disposal are essential to a community’s homes and businesses. Facilities,
such as government buildings, schools, hospitals, parks, etc. are the physical structures
required for these services. The condition, efficiency and capacity of services and
facilities are indicators of community’s governance and administration.

Some of these facilities and services are provided directly by the City of Crystal Falls,
sometimes under joint arrangements with other units of government or by contract.
Other facilities and services are provided by other local, county, state or federal agencies,
 or by the private sector.

As part of the comprehensive planning effort, these services and facilities are described
 and evaluated as to their present condition and adequacy to meet present and future
needs of the City.

 

5.2 City Facilities and Services

City Hall

The Crystal Falls City Hall is located at 401 Superior Avenue. Built in 1914, the City Hall
 houses most City offices, including the City Manager, City Clerk/Treasurer, City
Council chambers, police and fire departments, electric department, and public works
 department. Shop and garage facilities for the fire, electric, and public departments are
 also located at City Hall, as is a mechanic shop and garage. The entrance on the west side
 of City Hall is handicapped accessible, and accessible restrooms are located on all three
 floors of the building. An elevator was installed in 1994, at the same time as the accessible
restrooms. As a result of the move of the library to a separate facility, the former library is
now being used as the Council chambers and a map room. The current map room will be
converted into a new office for the City Manager. The complex is adequate for current
 needs, but additional storage space for records and similar items is needed.

Other City Offices/buildings

The Cemetery office is located at the cemetery. City-owned buildings at the Crystal
View Golf Course include a shop/garage, clubhouse, and two buildings for storage
 of golf carts. A caretaker’s cabin, bathrooms, wigwam, and changing house are located
 at Runkle Lake Park, and there is a warming house at the municipal ski hill. The electric
and public works department store equipment and materials at a warehouse at the
 former Bristol Mine site.

Law Enforcement

The Crystal Falls Police Department is housed at City Hall and provides 24-hour law
 enforcement protection to the City. The department is staffed by five full-time officers,
a chief, sergeant and three patrol officers. The Crystal Falls Police Department assists
the Iron County Sheriff’s Department by providing backup as needed for incidents
outside the City, and the Sheriff’s Department provides backup in the City. The Iron
County Sheriff’s Department also provides County-wide animal control services,
 marine, ORV and snowmobile patrol, and supports the volunteer search and rescue
 team. The Sheriff’s department office and 50-bed correctional facility are housed at
the Iron County Courthouse Complex in Crystal Falls. The animal shelter is located
in the City of Iron River. The snowmobile patrol is provided in cooperation with the
Michigan Department of Natural Resources and the City of Crystal Falls.

Fire Protection

The Crystal Falls Fire Authority was formed in 1990 and provides fire protection for
the City of Crystal Falls, Crystal Falls and Mansfield townships, and parts of Mastodon
 and Hematite townships. Four full-time drivers and 23 volunteer firefighters staff the
 authority, offices and equipment are located in Crystal Falls at the City Hall complex.
In addition to responding to calls within the area served by the authority, response is
provided through mutual aid to other departments as needed.

Other Emergency Services

Ambulance service is provided by Marquette General Hospital. The primary base for
this service is near the Iron River Community Hospital in Iron River. An ambulance
 garage is also located in Crystal Falls Township at the U.S. 2/U.S. 141 intersection,
with volunteers on call during the week. On weekends, the ambulance is dispatched
from the Iron River garage.

Iron County is served by an enhanced 911 system, wherein a single call to 911 serves
to dispatch the appropriate emergency services. The dispatch center is located at the
Iron County Sheriff’s Department, and is staffed 24 hours per day, seven days a week.

Municipal Water and Wastewater Systems

The City of Crystal Falls provides municipal water and wastewater treatment services
to City residents as well as some residents of Crystal Falls Township.

The municipal water system obtains water from wells located in the northeastern corner
 of the City. Water is pumped to the filtration plant near the power plant at the northern
 edge of the City, then to the 200,000-gallon elevated storage tank located behind the
 Iron County Courthouse. The tank provides gravity flow to the entire service area for
the system. The City is currently undertaking a water system improvement project, and
 is exploring the development of a new water source on property located west of the
City in Crystal Falls Township. This area has been determined to be the best source of
 water for the system. Water rates have recently been increased in order to build a
 reserve account to help pay for water system improvements. Funding in the form of
a grant and/or loan will be requested from U.S.D.A. Rural Development to combine
with these local funds to accomplish needed improvements.

The wastewater treatment is a lagoon system, constructed in approximately 1968. The
system is currently in compliance with state and federal standards. There are areas in
the City that are not served by the wastewater system, and these residents must rely
 on on-site systems such as septic tanks. These areas are generally too low and/or too
 sparsely populated to justify sewer service.

Separation of storm and sanitary sewers has been underway since 1993-94. The first
phase of the project was along Crystal Avenue, followed by a phase two project
encompassing the remainder of the City with the exception of Superior Avenue.
Superior Avenue sewer separation work is planned to be completed soon, perhaps
 during the 2004 construction season in conjunction with a planned downtown
 streetscape project using MDOT funds.

The areas outside of the City limits which are served by City water and sewer are
those areas along U.S. 2 west where the irregular corporate limit results in areas
 under the jurisdiction of the Township being intermingled with the City.

A comparison of wastewater rates with other Upper Peninsula communities is
provided in Table 5-1; a comparison of regional water rates follows in Table 5-2.
 The rates for the City of Crystal Falls shown in the tables do not reflect the current
rates paid by customers, but have not been changed in order to maintain comparability
of the figures in the various communities. The current monthly charge for unmetered
residential water service is $25.00 per month for City residents, and $26.50 per month
in those areas of Crystal Falls Township served by the system. Metered services are
charged $25.00 per month for the first 3,740 gallons or 500 cubic feet in the City, and
$26.50 in the Township. Additional water usage is charged at a per-gallon or per-cubic
 foot rate, depending on the type of meter used. Sewer rates are $24.00 per month in
the City, and $26.25 in the Township. Additional charges apply for water usage over
5,800 gallons.

TABLE 5-1

Wastewater User Rates, Selected Upper Peninsula Communities, 1999

Community

Population

Fixed Charge

Cost Per 1,000 Gallons

Cost Per 5,000 Gallons

1990 Median Household Income

% of MHI Charged for Wastewater

Year of Last Upgrade

City of Iron Mountain

8,700

$ 1.34

(5/8" meter)

$ 1.10

$ 5.49

$ 24,293

0.27

1996

City of Kingsford

5,280

 

$ 0.65

(5/8" meter)

$ 2.20

$ 11.00

$ 24,293

0.27

2001

City of Norway **

3,000

$ 3.44

$ 4.00

$ 23.44

$ 21,875

-

1994

City of Bessemer

2,272

$ 14.15

$ 3.95

$ 33.90

$ 15,472

2.63

1998/99

City of Crystal Falls

1,920

$ 21.00

-

$ 21.00

$ 17,885

1.41

1998

City of Escanaba

14,000

$ 3.28

$ 1.38

$ 10.18

$ 19,982

0.61

1998

City of Gladstone ***

4,700

$ 7.50

$ 2.10

$ 18.00

$ 22,134

0.98

1974

City of Ironwood

7,000

$ 12.91

$ 4.72

$ 36.51

$ 16,857

2.60

1988

City of Ishpeming

7,200

$ 11.69

$ 2.90

$ 26.19

$ 21,199

1.48

1984-86

City of Manistique

3,874

$ 5.00

$ 5.54

$ 32.70

$ 17,581

2.23

`996

City of Marquette

20,000

$ 5.00

$ 2.86

$ 19.30

$ 24,365

0.95

1981

City of Menominee

10,000

$ 22.41

$ 2.28

$ 33.81

$ 20,829

1.95

-

City of Munising ****

2,733

$ 2.00

$ 6.90

$ 36.50

$ 21,010

1.70

1990

City of Negaunee

4,740

$ 6.70

$ 5.25

$ 32.95

$ 23,345

1.69

-

City of St. Ignace

2,700

$ 16.29

$ 2.63

$ 29.44

$ 20,024

1.76

1986

Source: Michigan Department of Environmental Quality, 1999 Upper Peninsula Wastewater User Rate Survey; City of Kingsford

* rates effective January 2001

** rates effective October 2000

***collection system upgrades continuing

**** corrected data per city of Munising

TABLE 5-2

Residential Water Rates, Selected Upper Peninsula Communities, 1997

Community

Source & Treatment

Population Served

Residential Services

Billing Cycle

Minimum Per Month

Gallons Per Minimum Rate

Cost/5,000 Gallons/Month

Percent Production Sold

Rates Adopted

City of Iron Mountain

G

8,500

3,600

B

$ 11.50

(5/8" meter)

0

$ 8.67

71%

02/99

City of Kingsford

G

6,700

2,291

B

$ 2.50

(5/8" meter)

0

$ 5.60

(5/8" meter)

80%

07/95

City of Norway*

GM

3,000

1,463

M

$ 18.50

4,000

$ 20.00

49%

07/98

City of Bessemer

G

2,272

1,295

M

$ 10.15

100

$ 17.50

68%

01/97

City of Crystal Falls

GCM

1,922

972

M

$ 7.50

3,740

$ 12.50

NA

03/95

City of Escanaba

SFM

13,659

4,200

M

$ 4.90

0

$ 10.50

70%

06/98

City of Gladstone

SFM

4,396

1,678

M

$ 9.21

1,000

$ 16.05

80%

01/97

City of Ironwood

GC

9,000

3,000

M

$ 6.65

748

$ 16.03

51%

07/95

City of Ishpeming

BGM

7,145

2,492

M

$ 9.20

2,000

$ 23.00

56%

12/90

City of Marquette

SFM

22,196

4,897

M

$ 6.73

748

$ 22.25

72%

07/96

City of Menominee

SFM

9,398

3,500

Q

$ 6.04

748

$ 14.23

75%

07/97

City of Munising

GM

2,783

822

M

$ 9.46

1,000

$ 17.30

27%

10/88

City of Negaunee

BGM

4,741

1,500

M

$ 8.00

1,000

$ 43.20

75%

01/97

City of St. Ignace

SFM

2,900

1,100

M

$ 18.96

1,000

$ 28.40

53%

01/95

Source: Michigan Department of Environmental Quality, August 1999; City of Kingsford

Abbreviations: B = Buys, F = Filters, M = Miscellaneous (fluoride, etc.), C = Chlorinates, G = Groundwater, S = Surface Water

* Rates indicated are as of October 2000

Electric Department

The City of Crystal Falls owns a hydroelectric dam on the Paint River. The dam and
associated hydroelectric power plant produce about one megawatt of electricity, which
 provides approximately one-third of the City’s needs. Additional power is purchased
from WE Energies, and all power is distributed on City-owned lines. The hydro plant
and dam are in good condition, and the City plans to automate the plant over the next
 year or two. Production of hydroelectric power allows the City to keep electrical rates
 low, and offer an attractive rate to large users such as industrial concerns.

Cable TV

The City of Crystal Falls owns the cable television system which serves the City and
 some areas of Crystal Falls Township. The cable system shares utility corridors with
the City’s electrical system. Twenty-six channels are offered for a cost of $13.00 per
 month for City residents and $13.50 per month for Township customers of the system.
HBO can be added for an additional $8.00 per month. Customers desiring additional
 channels use satellite dishes, as no other cable system is available within the City.

Solid Waste Disposal and Recycling

Weekly curbside garbage pickup is provided to all City residents and businesses on
Monday of each week. The City contracts with Waste Management to provide this
service, which is paid for by residents who buy stickers to place on their trash bags.
 Only trash bearing these stickers, which currently cost $2.10 each, will be collected
by Waste Management crews. Refuse from the City is then hauled to a transfer station
 about seven miles west of Crystal Falls on U.S. 2. Recycling collection is provided on
the last Saturday of each month at a drop-off site on Cloverland drive. Yard waste is
picked up in spring and fall by the City, as these items are not picked up by Waste
Management.

Cemetery

The City of Crystal Falls maintains a cemetery, known as Evergreen Cemetery, in the
eastern part of the City. A variety of sizes of lots are available for purchase. Costs for
burials from outside the local area (the City of Crystal Falls, Crystal Falls, Mansfield
and Mastodon townships) are higher. The cemetery is of adequate size to provide for
the area’s needs.

Parks and Recreation

The City of Crystal Falls maintains a five-year Recreation Plan in accordance with
Michigan Department of Natural resources guidelines. This plan more fully describes
all recreational facilities and programs in the City, and maintains City eligibility for
 MDNR recreation grant programs. While it is not the purpose of this plan to reiterate
the information found in the Recreation Plan, a brief summary of some of the major
 City-owned recreational facilities is included here.

The Runkle Lake Recreation Complex is located in the eastern portion of the City on
the shoreline of Runkle Lake. Facilities include 57 campsites, 17 with water, electric
and sewer hookups and the remaining sites with water and electric hookups only.
 Restrooms and showers are available. Softball and Little League fields, tennis,
 basketball and volleyball courts, horseshoe pits, a playground and picnic area,
guarded swimming beach, and a public boat launch and fishing pier are also located
 at the park.

The Crystal View Golf Course is a nine-hole course located at 602 Wagner Street on
 the City’s east side. A clubhouse, concessions, and golf cart rentals are available, and
 membership costs are lower for City residents. The recently-completed Riverwalk
connects Lincoln Park along M-69 at the Paint River to the golf course, offering a scenic
 boardwalk and pathway along the river. The Crystella Ski Hill, located in the southern
 portion of the City, offers two rope tows, a lighted hill, lodge/warming building, and
an ice skating rink.

The Crystal Falls Contemporary Center offers youth recreation and classes, as well as
arts and cultural activities for the entire community. The Contemporary Center is
located in the downtown area at 200 Superior Avenue. The Crystal Falls Theater is a
 renovated movie theater, built in 1927. Restoration began in 1988, and the renovated
facility opened in 1991 following extensive volunteer effort. The theater seats over 500,
and is used for concerts, plays, and other performances. The Harbour House Museum
is located in the former residence of the Harbour family, built in 1900, and is open from
 Memorial Day through Labor Day. All three of these facilities are housed in
 City-owned buildings, are carried on the City’s insurance policy, and receive some
 funding from the City. Each facility is operated by a board, which does fundraising
and charges fees for events and services to help cover operating costs.

5.3 Other Facilities and Services

Educational Services and Facilities

The Forest Park School District provides education for students in grades kindergarten
 through 12 in the City of Crystal Falls as well as in Crystal Falls, Hematite, Mansfield
and Mastodon townships. Both the elementary and high schools are located in the City
 of Crystal Falls, at 801 Forest Parkway. The high school was constructed in 1970, and
the elementary school in 1998. As with many districts in the Upper Peninsula, declining
 enrollment has resulted in decreased funding for the local school district. In 1998 the
total enrollment in the Forest Park Schools was 732 students in grades K-12. The
decrease in enrollment was relatively small in 1999 (729) and 2000 (723). In 2001 the
student count was 691, and for the 2002-03 school year 660 students were enrolled.

As enrollment declines, the amount of revenue received from the state also declines,
as the state foundation grant is awarded on a per-pupil basis. When state aid declines,
districts often resort to taking money from the fund balance to continue programs and
 maintain facilities. Such appears to have been the case in the Forest Park School District,
 as reserves dropped form 30.5 percent of spending in 1998 to 0.3 percent of spending in
2001, according to the Standard and Poors School Evaluation Services. While this decline
 in enrollment is not a result of City policy, nor is it

directly affected by City actions, it is reflective of the general aging of the population.
The population decline in the City is negated by population gains in Crystal Falls and
 Mastodon townships, with the population of the district declining by only eight people
 between 1990 and 2000. It is critical to the City that the local school system remains
 financially solvent and continues to offer a high quality education to local students.
School systems are critical in attracting new residents to an area, especially families
with children, and local schools foster community spirit and pride.

Local residents desiring to continue their education beyond high school must travel
 from the community in order to do so. Several community colleges and universities
serve residents of the Upper Peninsula, with the closest located more than an hour’s
drive away. Some classes are offered in the Iron Mountain/Kingsford area through
Bay College and Northern Michigan University, but course offering are limited.
Post-secondary educational facilities within the region and approximate distances
from Crystal Falls are shown in Table 5-3.

TABLE 5-3

Educational Institutions Serving the Upper Peninsula

Name of Institution

Location

Distance (mi.) from Crystal Falls

Bay de Noc Community College

Escanaba

82

Northern Michigan University

Marquette

72

Michigan Technological University

Houghton

85

Finlandia University (formerly Suomi College)

Hancock

90

Gogebic Community College

Ironwood

98

University of Wisconsin-Green Bay

Green Bay

130

University of Wisconsin-Marinette

Marinette

105

Northland Baptist Bible College

Dunbar, WI

**

Health Care

A variety of health care professionals, including doctors, dentists, home health care, and
other specialties, serve residents of Crystal Falls. The Iron County Community Hospital,
located in Iron River, provides in- and out-patient services; Dickinson County Memorial
 Hospital in Iron Mountain, about 30 miles away, is also close enough to provide services
 on a routine basis. Marquette General Hospital in Marquette provides regional health
care services, with access to specialists which might not be available locally.

Long-term skilled nursing care is provided at the Iron County Medical Care Facility
about two miles west of Crystal Falls. The Medical Care Facility has services for
 Alzheimer’s patients and those suffering from dementia. The Crystal Manor in
 Crystal Falls currently also provides long-term residential care, but residents of
 Crystal Manor are scheduled to move to an expanded iron County medical Care
facility in 2004. At that time the Crystal Manor building will be available for re-use.
This historic former hotel has nearly 28,000 square feet available on five floors including
the attic and basement. Marketing efforts for this structure are currently underway.

The Iron County Medical Care Facility also provides the Victorian Heights Assisted
Living facility, with 13 studio and 12 1-bedroom units. Assisted living offers residents
the opportunity to live independently with maintenance, most utilities, light
housekeeping and other services included in the monthly cost. While some personal
care is available, assisted living is designed for those still able to live on their own,
 rather than requiring assistance with daily activities. Meals are available, although
 each unit has kitchen facilities and residents may prepare their own meals. Assisted
 living is a relatively recent phenomenon, and may become more commonplace as the
population ages. This level of care is not currently licensed or regulated by the State of
Michigan, beyond normal building codes, food service regulations, etc.

Other Utilities

Natural gas is provided throughout most of the City by DTE Energy, formerly known
as Michcon. Availability of natural gas in Iron County is generally limited to the cities
 and the primary highway corridors.

Local telephone service throughout the City is provided by Ameritech and by Baraga
Telephone. A variety of long distance providers also serve the community, and
customers can select their own provider based on rates, quality of service, etc.

Dial-up Internet access is available to all telephone customers through various
 providers. Baraga Telephone has also installed DSL Internet service throughout
much of the City, offering much higher connection speed and freeing up telephone
lines for other uses.

Library

The Crystal Falls District Community Library is located at 237 Superior Avenue in
Crystal Falls, after having recently moved from City Hall. In addition to its collection
of books and magazines, the library offers a copy and fax machine, laminating,
 interlibrary loan for books not available locally, and six computers with Internet
access available for use by library patrons. The library is open Monday-Saturday.

Iron County Courthouse

The historic Iron County Courthouse is located in Crystal Falls, at the top of the hill
overlooking the Paint River. Built in 1890, the Courthouse was designed by architect
 J. C. Clancy and cost about $40,000 to construct. The clock tower and bell were added
 later. The courthouse and associated buildings house Iron County offices, and the
Courthouse is currently undergoing a renovation process designed to preserve the
historic structure. The location of the Courthouse in Crystal Falls draws county
 residents to the community to conduct business, and the unique structure is an
 attractive feature of the community.

Elderly Services

Nutrition, social and information programs are provided through centers operated
 by the Dickinson-Iron Community Services Agency. Senior centers are maintained
in several locations in Iron County, including the Crystal Falls location at 601 Marquette
Avenue. The Center is open Monday through Friday and Sunday; hours of operation
 vary depending on the day of the week and the programs offered.

6.0 HOUSING

6.1 Introduction

Housing is one of the key factors to consider when planning for a community’s future.
The location and type of housing help to determine where public infrastructure must
be located and public services provided, while at the same time the location of new
housing can be determined in part by the availability of such infrastructure and
 services. Housing characteristics also reveal information about a community’s
economic and social condition and history.

The cost of housing and the type of housing offered are typically determined by
market factors. Outside of operating a housing authority or in some cases serving
as developers of residential property, most local units of government do not become
directly involved in the provision of housing. However, through zoning and other
 land use controls, the provision of infrastructure and services, and efforts to attract
new residents to a community, local governments can have a significant effect on the
 housing in an area.

National statistics show that home ownership is at an all-time high, encouraged by
the current low mortgage interest rates. At the same time, the number of households
renting is growing nationwide. While personal income is a strong factor in many
 families’ decisions regarding renting or purchasing a home, other considerations
make renting a preferred choice for some households.

Neighborhood conditions reflect past and current choices. Well maintained structures
are indicative of healthy neighborhoods that residents find worthy of investment. In a
sense, neighborhoods within a community compete with one another and, as such,
 represent products that people buy.

 

The information contained in this chapter reflects the most recent housing data available.
 Age, type and occupancy related to existing housing are included for analysis. This
information will help City officials assess housing needs and determine appropriate
 measures to be undertaken in addressing those needs.

 

6.2 Housing Characteristics

Trends

The Census Bureau recorded a total of 922 housing units the City of Crystal Falls in 1990,
and 913 housing units in 2000. Between 1990 and 2000, the number of housing units
 decreased by nine units or 0.1 percent.

In the 1990s, the total number of housing units in Iron County decreased from 9,039 in
1990 to 8,772 in 2000, a decrease of 3.0 percent. In Crystal Falls Township, however, the
 total number of housing units increased from 1,169 in 1990 to 1,198 in 2000, an increase
of 2.5 percent. In the City of Iron River, the number of housing units decreased 10.5
 percent, from 1,107 in 1990 to 991 in 2000. The decrease in the number of housing units
 locally was occurring at the same time that the housing stock statewide was growing at
a rate of 10 percent between 1990 and 2000.

While the decrease in the number of housing units in the City and County were
 unusual, the trend of stronger growth in housing stock in the surrounding
unincorporated areas is not. Most urban areas, large and small, have seen new housing
 developed at a greater rate in the surrounding townships. This trend will be explored
 further later in this chapter, using building permit data as a measure of housing
development in the area.

Housing unit totals as recorded in official census data for the years 1980, 1990 and 2000
are presented in Table 6-1.

TABLE 6-1

Total Housing Units, Selected Areas, 1990-2000

Unit of Government

1990

2000

Percent Change, 1990-2000

City of Crystal Falls

922

913

-0.1

Crystal Falls Township

1,169

1,207

2.5

City of Iron River

1,107

988

-10.5

Iron County

9,039

8,772

-3.0

State of Michigan

3,847,926

4,234,279

10.0

Source: U.S. Bureau of the Census, 2000 Census of Population and Housing,

SF-3, H3, and 1990 Census of Population and Housing, STF-3, H3.

It should be noted that the data presented in Table 1 is derived from the 100 percent
count, or "short form" of the Census. Much of the housing information presented in this
 chapter is derived from the "long form," received by one in six households, and is
subject to sampling error. The numbers have not been corrected for small units, and
where sampling error causes differences in totals, the tables will be footnoted.

Occupancy and Tenure

According to the 2000 Census, 87.1 percent of the City’s housing units were occupied,
 with the remaining 12.9 percent listed as vacant. Nearly one-third of the vacant units,
 however, were shown as being for seasonal, recreational or occasional use, bringing
the vacancy rate for year-round housing to just over nine percent. County-wide, over
a third of housing units were vacant, but the vast majority of these were for seasonal
use, resulting in a year-round vacancy rate of under six percent, nearly equal to the
statewide average of 5.4 percent. It would be expected that a much higher proportion
of seasonal residences would be found outside the City, and the figures for Crystal Falls
Township bear that out, with about 400 housing units held for seasonal or related use.
When the seasonal units are factored out, however, the Township still showed growth
 in the number of housing units, as opposed to a decrease in the City between 1990 and
2000.

Nearly 80 percent of Crystal Falls’ occupied housing units were occupied by their
owners, with 21.5 percent occupied by renters. This compares with 82.4 percent
owner-occupancy in Iron County. Statewide, 73.8 percent of occupied housing units
 were owner-occupied. The proportion of renter-occupied housing is typically higher
 in cities than in rural townships, due to the presence of infrastructure to support
multi-family developments. The proximity to shopping, health care and other services
is also a factor in the location of multi-family housing.

TABLE 6-2

Housing Occupancy & Tenure, Selected Units, 2000

Housing Units

City of Crystal Falls

Iron County

State of Michigan

Number

Percent

Number

Percent

Number

Percent

Total Units

913

100.0

8,772

100.0

4,234,279

100.0

Occupied

795

87.1

5,748

65.5

3,785,661

89.4

Owner

625

78.5

4,737

82.4

2,793,124

73.8

Renter

171

21.5

1,011

17.6

992,537

26.2

Vacant

118

12.9

3,024

34.5

448,618

10.6

For seasonal, recreational or

occasional use

32

3.5

2,377

27.1

233,922

5.5

Source: U.S. Bureau of the Census, Profile of General Demographic Characteristics, Table DP-1, 2000

In 1990, according to the Census, householders in owner-occupied housing tended to
be older than householders in rental housing. In fact, householders 75 years of age and
older were the largest single age group of householders in Crystal Falls in 1990 and 2000,
 according to the Census, as shown in Table 6-2. Over 40 percent of the householders in
owner-occupied housing were 65 years of age or older in 2000. In renter-occupied
housing, a higher proportion of householders were 34 years old or younger; however,
householders 75 years old and older were still the largest group. In 2000, over 40 percent
 of householders in renter-occupied housing were over 65.

As mortality becomes a factor for these older households, questions about the future of
 this housing stock may arise. If these homes are passed on to younger family members,
 these family members may already have their own homes, or may want a newer, larger
 home. In either case, if the heirs do not need or want the house, it will likely be placed
on the market, and/or be converted to rental property. Since many of these homes are
likely older homes, given the number of homes 50 years old and older, the City may see
a relative "glut" of older housing on the market in years to come. The number of rental
properties may also increase, as homes are offered for rent either as single-family homes
 or divided into apartments.

TABLE 6-3

Tenure by Age of Householder, City of Crystal Falls, 1990 and 2000*

 

Age of Householder

Owner-occupied Units

Renter-occupied Units

1990

2000

1990

2000

Number

Percent

Number

Percent

Number

Percent

Number

Percent

15-24 years

4

0.6

14

2.2

19

9.3

18

10.5

25-34 years

53

8.6

41

6.6

47

23.6

25

14.6

35-44 years

99

16.0

113

18.1

34

17.1

29

17.0

45-54 years

67

10.9

117

18.8

12

6.0

16

9.4

55-64 years

99

16.0

75

12.0

7

3.5

14

8.2

65-74 years

140

22.7

111

17.8

24

12.1

12

7.0

75 years and over

155

25.1

153

24.5

56

28.1

57

33.3

Total

 

100.0

 

.0

 

100.0

 

100.0

* Data based on sample and subject to sampling error

Source: U.S. Bureau of the Census, Profile of General Demographic Characteristics, Table QT-H2, 2000 and
1990 Census of Population and Housing, STF 3A.

Units in Structure

The vast majority of Crystal Falls’ housing stock, according to the 2000 Census, was
 single-family detached homes. Eighty-six percent of the City’s housing units were of
this type, compared to 86.4 percent Countywide and 70.6 percent for the State of
Michigan. Following single-family detached units, two-family units (duplexes) were
next most common, at 5.2 percent of the City’s units. Few mobile homes were shown in
the City, compared to the County as a whole, while units in structures with 10 or more
units made up a higher proportion than in the County as a whole. Crystal Falls Township
 showed a high proportion of mobile homes. The City’s current zoning ordinance places
 significant restrictions on mobile homes in the City, which accounts for the low number
of such dwellings in the City.

TABLE 6-4

Units in Structure by Percentage, Selected Areas, 2000*

Unit Type

City of Crystal Falls

Crystal Falls Township

City of Iron River

Iron County

State of Michigan

1, detached

86.0

90.7

76.4

86.4

70.6

1, attached

0.9

0.5

0.4

0.4

3.9

2

5.2

0.0

13.7

3.0

3.5

3 or 4

1.7

0.2

3.3

1.0

2.8

5 to 9

1.1

0.0

0.4**

0.6

4.0

10 to 19

0.2**

0.0

0.8**

0.3

3.4

20 or more

4.3

0.0

2.5

1.7

5.1

Mobile Home

0.6

8.3

2.4

6.4

6.5

Other

0.0

0.4

0.0

0.3

0.2

Total

100.0

100.0

100.0

100.0

100.0

* Data based on sample and subject to sampling error

** Fewer units shown than in type of structure; sampling error

Source: U.S. Bureau of the Census, Profile of General Demographic Characteristics, Table DP-4, 2000

Age of Housing

According to the 2000 Census, over half the housing units in Crystal Falls were built
prior to 1940, and another 12 percent were built between 1940 and 1949. This means that
 nearly 65 percent of the City’s housing stock was 50 years old or older in 2000. The
median age of housing units, according to the Census, was prior to 1940. While older
housing is not necessarily inadequate or of poorer quality than newer structures, it is
more prone to deterioration if not adequately maintained. Since a relatively large
 number of householders are over the age of 65, when maintenance also may become
more difficult, much of the City’s housing stock may be vulnerable. Older housing units
 often lack the amenities desired by more affluent, younger households, such as multiple
bathrooms, large bedrooms, family rooms and large garages. These older units often
have narrow doorways, steep stairs, and other features which make them difficult for
older residents to enjoy, and increased maintenance demands may also make these
 homes less desirable to an aging population.

The high proportion of older housing in Crystal Falls reflects the City’s heritage as one
 of the earliest communities in the area. Countywide, 44.5 percent of the housing stock
is 50 years or older, and the median year built for housing units was 1954. In Crystal
 Falls Township, and the median year built was 1963, 35.8 percent of the housing units
are 50 years old or more. The City of Iron River, on the other hand, has an even higher
 proportion of older housing units than Crystal Falls, with 70.8 percent built prior to 1949.
 Table 6-5 illustrates the relative proportion of housing units by year built.

TABLE 6-5

Housing Units by Year Structure Built, Selected Areas, 2000*

Unit of Government

% 1990 to 2000

% 1980 to 1989

% 1970 to 1979

% 1960 to 1969

% 1950 to 1959

% 1940 to 1949

% 1939 or earlier

Total

City of Crystal Falls

3.8

4.0

12.7

4.0

11.0

12.0

52.6

100.0

Crystal Falls Township

11.9

12.2

14.9

7.7

11.5

8.4

27.4

100.0

City of Iron River

2.4

1.4

7.6

4.8

13.0

19.6

51.2

100.0

Iron County

12.1

8.9

14.1

7.3

13.1

12.2

32.3

100.0

State of Michigan

14.7

10.5

17.1

14.2

16.7

9.8

16.9

100.0

* Data based on sample and subject to sampling error

Source: U.S. Bureau of the Census, Profile of General Demographic Characteristics, Table DP-4, 2000

 

Household Type and Relationship

Information on household type and relationship was presented in Chapter 2 (see Table
 2-7). This information shows that the number of Family households, especially
 married-couple families, has decreased over the past decade. At the same time, the
number of non-family households has increased. Over 20 percent of the City’s
households in 2000 consisted of an elderly (65 years of age or older) person living
alone.

The number of people living in a household, as well as the age and relationship of
 those people, all influence the type of housing needed in a community. The general
trend across the United States in recent years has been to build larger and larger homes,
often with multiple levels and on large lots. At the same time, the population is aging
and households are getting smaller.

Household Size

TABLE 6-6

Persons Per Household, Selected Areas, 1990-2000

Area

Persons Per Household

1990

2000

City of Crystal Falls

2.24

2.13

Crystal Falls Township

2.31

2.18

City of Iron River

2.10

2.05

Iron County

2.27

2.19

State of Michigan

2.66

2.56

The number of persons in a household has
 been decreasing in this country over the
past several decades, and the City of Crystal
 Falls is no exception, as shown in Table 6-6.
 The average household in the City now
contains slightly more than two people.
Several factors contribute to this trend,
including families having fewer children,
 an increase in the number of single parent
families, and increasing numbers of elderly
residents living alone and staying in their
own homes.

 

 

 

 

Source: U.S. Bureau of the Census, Profile of General

Demographic Characteristics: 2000, DP-1 and 1990, DP-1

Housing Values and Rents

In 2000 the Census reported that the median housing value in the City of Crystal Falls
was $46,500. This figure was close to the County-wide median value of $47,500, but
was much lower than the median value of $68,300 reported for Crystal Falls Township.
These comparisons are presented in Table 6-7, which also compares the median gross
rent as reported by the 2000 Census. The median housing value was much lower than
 the statewide value of $115,600.

TABLE 6-7

Median Housing Values and Rents, Selected Areas, 2000

Area

Median Housing Value

Median Gross Rent

City of Crystal Falls

$46,500

$341

Crystal Falls Township

68,300

353

City of Iron River

43,100

345

Iron County

47,500

346

State of Michigan

115,600

546

Gross rent refers to the total cost of
rent plus basic utilities. This is
differentiated from contract rent,
which is used elsewhere in the
Census and represents only the
actual cash rent paid or (in the case
of vacant units) the rent asked for a
unit. In the City of Crystal Falls the
 median gross rent was $341, lower
 than the County median and significantly
 below the state median of $546.

 

Source: U.S. Bureau of the Census, 2000, SF-3

 

 

Gross rent refers to the total cost of rent plus basic utilities. This is differentiated from
contract rent, which is used elsewhere in the Census and represents only the actual cash
 rent paid or (in the case of vacant units) the rent asked for a unit. In the City of Crystal
 Falls the median gross rent was $341, lower than the County median and significantly
below the state median of $546.

 

Source: U.S. Bureau of the Census, 2000, SF-3

It should be noted that the information on housing values and rents is based upon
 residents' answers to questions on the Census form, not from landlords or records
of real estate transactions. Some residents who have not been involved in buying or
selling property in many

years may tend to underestimate the value of their home, while others may
overestimate. In the case of contract rent, utilities or other costs may be included
in some instances but not in others. Since these errors tend to occur throughout all
 communities, however, there is still value in comparing the data across several areas.

6.3 Financial Characteristics

As discussed in Chapter 3, median incomes in local areas are significantly lower than
statewide averages. While this can be offset somewhat by lower housing costs locally,
the ability of local households to afford housing is impacted by these lower incomes.

A common method used to gauge the affordability of a community’s housing stock is
the percentage of income spent on housing related expenses. A general rule of thumb
is that housing costs (mortgage, taxes, etc.) should consume no more than 25 to 30
percent of gross household income. Although the census data is limited, Tables 6-13
and 6-14 show higher percentages of income directed to the cost of housing from
households with lower incomes. For example, among those households with the
lowest income (under $10,000), 68 percent of renters and 73 percent of homeowners
spent 30 percent or more of their income for housing costs. Among those households
 with incomes from $10,000 to $19,999, 37 percent of renters and 30 percent of
 homeowners spent 30 percent or more on housing. Renter households with annual
 incomes over $20,000 all indicated they spent less than 30 percent of their income
for housing, and very few homeowners with incomes over $20,000 spent 30 percent
or more on housing. Overall, about 17 percent of The City’s households spent more
 than 30 percent of their income for housing costs, and this amount was
disproportionately skewed towards the lower income groups. It can also be seen,
in examining Tables 6-12 and 6-13 that the incomes of home-owning households tend
to be more evenly distributed in the higher income groups, while renter households,
 at least in the City of Crystal Falls, are generally in the lower income brackets.

 

 

TABLE 6-8

Selected Monthly Gross Rent as a Percentage of Household Income, City of Crystal Falls, 1999

Household Income

< 20%

20 - 24%

25 - 29%

30 - 34%

> 34%

Total

< $10,000

3

4

11

11

27

56

$10,000 to $19,999

9

6

14

4

13

46

$20,000 to $34,999

29

7

3

0

0

39

$35,000 to $49,999

13

0

0

0

0

13

$50,000 or more

7

0

0

0

0

7

Total

61

17

28

15

40

161

Source: U.S. Bureau of the Census, Profile of General Demographic Characteristics: 2000, Table H-97

TABLE 6-9

Selected Monthly Owner Cost as a Percentage of Household Income, City of Crystal Falls, 1999

Household Income

< 20%

20 - 24%

25 - 29%

30 - 34%

> 34%

Total

< $10,000

0

4

5

4

20

33

$10,000 to $19,999

47

14

10

9

22

102

$20,000 to $34,999

143

31

16

4

6

200

$35,000 to $49,999

118

5

10

2

2

137

$50,000 or more

95

2

2

0

0

99

Total

403

56

43

19

50

571

6.4 Home Heating Fuel

Natural gas is by far the most common means of heating the City’s housing, according
to the 2000 Census. Over 90 percent of the City’s housing units were heated in this
manner, reflecting the availability of gas throughout the City as well as its cost
efficiency. Electricity, fuel oil and bottled gas followed in popularity. Countywide,
natural gas was used in less than 60 percent of occupied households, reflecting the
 fact that this fuel is primarily available in relatively urban areas. Bottled gas, fuel oil,
 and wood were more commonly used in the County as a whole than in the City or in
 the state overall, again reflecting the rural nature of the area and the availability of
these fuels.

TABLE 6-10

Heating Fuel for Occupied Housing Units, Selected Areas, 2000

 

Source

City of Crystal Falls

Iron County

State of Michigan

Number

Percent

Number

Percent

Number

Percent

Utility Gas

723

90.1

3,340

58.1

2,961,242

78.2

Bottled, Tank or LP Gas

21

2.6

1,167

20.3

357,502

9.4

Electricity

19

2.4

204

3.5

251,208

6.6

Fuel Oil, Kerosene, etc.

23

2.9

538

9.4

130,933

3.5

Coal or Coke

0

0.0

0

0.0

659

--

Wood

14

1.7

487

8.5

54,608

1.4

Solar Energy

0

0.0

0

--

641

--

Other Fuel

2

0.2

12

0.2

18,413

0.5

No Fuel

0

0.0

0

0.0

10,455

0.3

Total Units

802

100.0

5,748

100.0

3,785,661

100.0

Source: U.S. Bureau of the Census, Profile of Selected Housing Characteristics: 2000, DP-4

6.5 Building Permits

Before beginning construction of a new residential or commercial building, placement
 of a mobile home, or remodeling or alteration of an existing structure, a building
permit is required. These permits are obtained from Iron County, which keeps a record
of the number of permits issued. This information is valuable in assessing where
building activity is taking place in the County, and provides insight into development
patterns.

Table 6-11 summarizes building permit information for the local units in Iron County
over the past five years. This information shows that relatively few building permits
for new residential homes have been issued in recent years. Of the 52 permits for new
 residences in Iron County in 2001, and 55 in 2002, only one each year was issued in
Crystal Falls. Only five permits for new residential homes were issued in the past five
 years in the City. By contrast, Crystal Falls Township alone accounted for just over 22
percent of new residential permits over the past five years, with a total of 57 permits
for new construction.

TABLE 6-11

Residential Building Permits, Iron County, 1998-2002

Area

1998

1999

2000

2001