Lapeer County Government
Planning Department

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Planning Department LAPEER COUNTY TRENDS AND CONDITIONS Population Trends Lapeer County's population increased from 70,038 to 74,768 (+6.75%) from 1980 to 1990. Oakland County, which grew by 7.1% was the only adjacent county to have a faster growth rate. The fastest growing areas in the county between 1980 and 1990 were the Cit of Lapeer and Almont Village (1990 U.S. Census). Projections made before the 1990 U.S. Census estimated the county population will increase by 25% by 2010, to 101,200; a faster growth rate than for any other county. The county population dipped in the early 1980's associated with work force reductions in the Flint area, but population growth began again in the mid 1980's primarily related to residents moving from the Detroit area in search of a rural living environment. The age of the average county resident increased from under 25 in 1970 to just under 27 in 1980 and almost 32 in 1990. Between 1980 and 1990 the highest percentage growth was person age 30 - 44. Significantly, the percentage of those aged 20 - 29 dropped from 16.1% to 5.1% (1990 U.S. Census). Employment/Economic Development The unemployment rate for Lapeer County has consistently been higher than the state average for the past several years. In the early 1980's Lapeer had 1361 farms averaging 161 acres; sales and size per farm were slightly below statewide averages (1982 Michigan Department of Agriculture). The U.S. - Canada Free Trade Agreement may spur economic development along the I-69 corridor. Industrial value as a percentage of total property value in Lapeer County (2.0%) is significantly less than the statewide (8.9%) or even the typical "rural" Michigan County (4.9%) average. Clinton and Barry are the only counties in southern Michigan which had lower percentages of industrial valuation (Michigan Department of Treasury, 1989). Manufacturing employment accounts for about one-third of the earnings in Lapeer County (Michigan Department of Commerce). Commercial value as a percentage of total property value in Lapeer County (8.2%) is less than the statewide (15.0%) and typical rural Michigan County (9.9%) average (Michigan Department of Treasury, 1989). The poverty level in Lapeer County is among the lowest in Michigan (Michigan Department of Commerce). The state economy is shifting from manufacturing jobs to service sector jobs. Since the average service employee makes about half the salary of a manufacturing employee, more dual wage earner households have formed. While the percentage of Lapeer County residents employed in the service sector is increasing, it is still lower than the average for the state or rural counties. One report found the average earnings per employee in Lapeer County were about 60% less than employees in Genesee, Oakland and Macomb County; 20% less than in St. Clair County; and about 10% higher than in Tuscola and Sanilac County (Michigan Department of Commerce 1990 report). Natural Features Lapeer County has an abundance of prime farmland. There were 69,527 acres in the county enrolled in the Michigan Farmland and Open Space Preservation Program (P.A. 116) in early 1990. The geologic history of Lapeer County has resulted in numerous lakes, streams and wetlands. Lapeer County was once covered with forests. After the lumbering of the mid-1880's the cleared land was converted to farmland. The elevation of most of the county varies from 900 to 1,000 feet above sea level. The highest point in the county is 1,260 feet. * Lapeer County includes 250 lakes totaling about 6,000 acres. * The Michigan Department of Natural Resources estimates there are almost 20,000 acres of wetlands in the county, about 4.6% of the total land area. * Most of the soils in the county pose only slight to moderate constraints to development. Soils along the northern and eastern border, in the center of the county and scattered other locations are very wet. These wet soils may severely limit development potential without expensive mitigation. Agricultural areas in the southern part of the county are being gradually transformed into low density single family estate uses. Land Use and Housing About 72% of the developed parts of the county are single family. Countywide housing is affordable. Based upon analysis of income and house sales data, a family with a median income should be able to find a home which they can afford somewhere in the county. Residents moving into the southern part of the county are escalating prices. Overall property value in Lapeer County increased 32.3% from 1981 to 1989, less than the statewide increase of 40.3% (Michigan Department of Treasury). Residential construction has increased markedly in Lapeer County in the last few years. In 1989 the county rated 7th of the 87 Michigan counties in the value of new construction as a percent of total State Equalized Value (Michigan Department of Commerce). * The percentage of mobile homes is higher than Michigan overall (10% and 7.5% respectively). The percentage of multiple family units in the county (10.6%) is well below the state average (19.6%). Only the City of Lapeer (48%) and Imlay City (43%) have a high percentage of multiple family units (1990 U.S. Census). The future land use plans of most townships provide for little multiple family residential or industrial development. The lack of sanitary sewer limits most townships to low intensity uses. Transportation Traffic volumes along major roadways are increasing at a much higher rate than the population growth. The highest increases are being experienced along M-24 south of the City of Lapeer and M-53 south of Imlay City where volumes increased by about 50% from 1983 to 1989. Volumes along I-69 remained virtually constant over the same period. Improving road maintenance was considered to be a high priority by most townships in the county (based on surveys of township boards and planning commissions). Access (the number of driveways) along most major roadways is not managed effectively. Townships should assume a greater responsibility in assisting the Road Commission in controlling driveways. Improvements to M-24 (to a boulevard) and M-53 (freeway) south of I-69 are considered to be important needs for the future. There are two airports in the county; Almont Airport and Dupont-Lapeer Airport (Mayfield Township). Facilities and Services Few areas outside cities and villages are served by public water or sanitary sewer service. The Lapeer County Department Sheriff's Department provides police protection for most of the county. The two cities and four villages have separate police departments which typically also serve an adjacent township. There are eight fire departments within the county and four from adjacent counties which serve Lapeer County communities. There are five school districts and the Intermediate School District within the county. Some parts of western Lapeer County are within the Lakeville School District which is primarily in Genesee County. Lapeer Schools spend less per pupil than the average Michigan county or rural county, but high school graduation rates and test scores on the state Educational Assessment Program are higher in the county than the statewide and rural county average. Higher education opportunities are within a short commute for most county residents. Lapeer County is rich in historic sites and buildings. The County maintains two parks, There are also numerous state recreation areas, nature centers, municipal parks, private parks and golf courses. The Lapeer County Drain Commissioner maintains 261 drains throughout the county running about 500 miles. There are several areas in the county with drainage problems, particularly flat areas in the south. SOURCE: The Lapeer County General Development Plan, 1992 The WBDC Group