Traditional arts include music, dance, crafts and other heritage that is unique to the history of particular cultures. American traditional music is in itself unique as it is the result of the interaction of many cultures coming into the United States from all over the world during one of the greatest migrations in history. Examples of American traditional music include Bluegrass, Jazz, Cajun, Blues as well as Native American. Traditional arts also includes the many examples of folk music that arrived in this country and remain today as part of the fabric of America’s cultural tapestry. Examples include Irish, Polish, Greek, Mexican and many other ethnic forms of music and dance from around the world.

The Blissfest Music Organization has produced an annual weekend folk festival at their current location in Readmond Township since 1987. In 1992 the organization started operating their annual fundraising festival under a special use permit authorized for Howard Rice as part of his Great Lakes Outdoor Education Center. The county approved this SUP which included wording providing for one annual weekend Blissfest. However, it did not include any specifications regarding the size and scope of the festival. It did authorize primitive camp sites, storage barn, family residence, administration building and a sign to be used for the outdoor education center which was to operate primarily on weekends. Blissfest leased the property from Mr. Rice one weekend annually for their festival. In 1995 Blissfest purchased the 40 acre site from Mr. Rice who had earlier ceased operation of his outdoor center. The Blissfest organization continued to hold their one weekend annual fundraising event with the existing SUP that came with the purchase of the property. The planning and zoning office approved of this use so long as the festival continued to be the only event held on the property, that there were no concerns voiced by the community and all necessary health department permits were obtained for their temporary campground. The Blissfest also provided for professional security and emergency medical service as well. In 1998 the organization expanded its land holdings and added 80 more acres. This additional acreage along with 25 acres of adjacent leased property was used solely for auxiliary camping and parking for one weekend a year and to provide a buffer zone for the local community. There was no outdoor gathering ordinance in place that restricted use of the leased or new property. However, in response to the success and consequent gradual growth of the festival over the past 12 years, some local citizens complained to the planning and zoning office this year with concerns about the impacts of the growth of the festival. Subsequently, in the spring of 2000 an opinion was rendered by the County Zoning office that the Blissfest was in violation of its SUP. It was planning and zoning’s opinion that the scope of the festival had grown to the point that it was operating beyond the intent of the original SUP.

The Blissfest, township and county then agreed that the organization could hold their annual festival in 2000 but should develop a long-term use and facilities plan prior to any festival activity in 2001. The plan would include the annual Blissfest and any other planned educational activities and facilities envisioned for the property. The county and township recommended a PUD-1 overlay zoning district for the property. The PUD option was a preferred solution for the county and township authorities because it provides for mixed uses, a comprehensive long term plan as well as a legal contract between the parties that designates specific conditions of use. Initially, the Blissfest preferred to amend its existing SUP because it is a less expensive, more flexible option for the landowner. The Blissfest Organization argued that since it is a non-commercial educational organization, use of the property coincided with the principle uses allowed in farm/forest zoning. In fact, an amended SUP option was suggested initially by the county planning and zoning administrator as a possible course of action. The organization was also concerned about negative reaction to a PUD proposal and felt that the PUD option was not indicated in this situation as it is most often used to develop large mixed commercial and residential properties. Such a large scale development scheme had never been intended or even contemplated by the organization.

The Blissfest Organization, however, does understand the position of the local planning bodies and in the spirit of cooperation is submitting this PUD plan that includes additional educational uses and facilities for the property. An accompanying conditions of use agreement between the parties will address size and use parameters. It is hoped that this option will provide the assurances that the local community is looking for regarding the long-term use of the property. The property would then be developed in accordance with conditions set forth in the PUD plan and the subsequent use agreement with the township and county.

The Blissfest Organization has taken the time to develop a plan that it believes is comprehensive and balanced and proposes to implement it slowly in phases over a 10 year period. It has been developed and reviewed by the Blissfest Board of Directors, staff and members. The plan will also be presented to appropriate governmental agencies for their feedback and input. Specific agencies include the local fire department, county health department and the Emmet Co. Sheriff’s Department.

The goal of the Blissfest Music Organization is to balance a desire to fulfill its arts education purpose and stay economically viable while considering the economic, cultural and land use goals of Readmond Township and Emmet County. The collective challenge is to find common ground that allows enough flexibility and consideration for the Blissfest to meet its obligations and purpose while maintaining and providing for the needs of the greater community.

We believe that the Blissfest Traditional Arts Education Center will be an asset to the Northwest Michigan community and enhance our quality of life by providing educational, cultural, recreational, and economic enrichment along with open space conservation and sustainable stewardship practices to benefit future generations.

The purpose of the Blissfest Traditional Arts Education Center is to provide opportunities for families, individuals and groups to participate in cultural heritage programs. The programming will focus on education in the form of workshops, demonstrations and individual instruction in musical instruments, dance, crafts and cultural history. Planned programming will include performances that showcase traditional folk arts, including the annual Blissfest and a limited number of smaller traditional music events. The proposed education center will also provide opportunities for the participation of local schools and community groups to benefit from traditional arts workshops and other educational programs, community fundraisers and retreats held at the center. The center will be slowly developed over a span of 10 years and will include 4 separate phases of development that are detailed in Section C.

The property proposed for this PUD is located in Readmond Township in Emmet Co. and legally described as the West ½ and the Northeast ¼ of the Northwest ¼ of Section 12, Township 37 North, Range 6 West. The property consists of 115 acres total with 80 acres of field and 2 areas of mixed hardwoods 22 acres and 13 acres respectively. The soils are predominantly represented by the Emmet sandy loam series with a small amount in the Blue Lake loamy sand series. The property is gently rolling with slopes that are primarily in the 2-6 degree range and some areas in the 6-12 degree range. There are no wetlands, waterways or other outstanding natural features on the property. There is an existing 5 acre spruce planting that is approx. 7 years old in the south sector and recent plantings of white pine along the north and west perimeters. Existing facilities and site conditions are detailed in the Existing Conditions Graphics #1 and #1A. Graphic #1A is an exploded view of the area that contains existing structures. The graphic includes neighboring residences located along the property perimeter. The 40 acre parcel to the east of the Blissfest property is a certified forest reserve (CFR). All other surrounding property is zoned FF (farm forest).

Barn: Currently used for storage of equipment, tools and merchandise as well as auxiliary office space and staff hospitality during the Blissfest Festival. Size: 30’ x 55’

Main Stage: Currently used as a performance space and artist’s hospitality area. Size: 24’x24’

Second Stage: Located near the barn, this is an open air platform that is covered by a tent during the festival. Size: 10’ x 14’

Second Stage Dance Floor: This is a 24’ x 32’ weatherized dance floor used during the festival. It is typically covered by a tent during the Blissfest Festival weekend.

House: This is a 3 bedroom home that is currently rented as a private residence.

Apartment: This 2 bedroom apartment is located under the main stage and is currently rented as a single residence. Size: 24’ x 36’

Children’s Stage: Currently used as a performance area and storage. Size: 16’x16’

Auxiliary Shelters:

1. Information Booth: This open-air structure is currently used for support and security services during the Blissfest Festival.
2. Gate Shelter: An open-air structure currently used to assist with on-site traffic flow primarily for the Blissfest Festival. Plan to continue this use. 8’ x 8’

Workshop areas: Workshop areas are located in the woods located south of the current activity area and designated in the existing conditions map.

1. Workshop area #1: This is a workshop education area with benches and a stone fire pit. The fire pit is 40’ from the east property line and may require a variance from the 50’ setback restrictions.
2. Workshop area #2: This is a workshop area without any permanent facilities.

Utilities:

1. There are 12 security/safety lights on poles distributed in the events area and temporary parking area.
2. There is a 6" well on the property near the 2 residents with additional water outlets in the barn and in the events area.
3. Each residence has their own separate septic system.
4. There are 2 electric services located on the property.

Easements:

1. There is a Great Lake Energy transmission line easement that bisects the middle of the west 80 acre portion of the property

Roads:

1. The site includes 4 access points onto the property that have a culvert and gravel base.
2. There are unimproved roads(two tracks) within the property boundaries that are used only during the weekend festival and for maintenance designated by dotted lines.
3. There are several unimproved single lane roads within the woods designated by dotted lines as well as some walking trails.
4. The property is bordered by 1 ¼ miles of county road. One quarter mile is paved, ½ mile is gravel and another ½ mile is improved gravel ready for paving in 2001 or 2002.

Landscape Features:

1. There were 2,000 white pine saplings planted along the west and north perimeter of the property in the past two years. These are designated in the graphic.
2. There is a small spruce planting of about 5 acres in the south 40 of the west ½ of section 12 planted about 7-10 years ago. This is also indicated in the graphic.

The preliminary plan graphic #2 shows the PUD encompassing 95 acres of this 115 acre parcel owned by the Blissfest Music Organization. The 20 acres located in the Southwest corner of the property will remain designated FF-2(farm/forest) use and will not be part of the PUD plan. The preliminary master PUD plan graphic shows proposed land use areas described in detail below in section B.

The proposed events/commons and permanent camping use areas, where the majority of activities will take place, are located on Blissfest’s original 40 acre parcel. The rationale for concentrating events and facilities in this area is to efficiently use existing access, utilities and facilities. Also, limiting the majority of events and facilities development to the events/commons area will provide an opportunity to designate a large portion of the remaining auxiliary camping and parking area as a no-build open space area. This centralized concept will allow for additional buffer area around the property, increase open space in the township and provide for a "rural atmosphere" at the Educational Center. The proposed permanent camping area is positioned adjacent to the events/commons to provide for ease of access to the events area and to allow for some small workshop areas within the camping area.

The plan will be phased-in taking into consideration the need to manage the costs in development of the property and to provide a certain amount of flexibility for both the Blissfest and the planning bodies to assess and evaluate as we go along. Each phase will include a master plan/site plan. A PUD conditions of use agreement will also be developed that will address use specifications for each phase. This PUD agreement between the Township, County and Blissfest will include conditions of use that cover issues such as number of participants, number of campsites, parking, lighting, traffic flow, landscaping, sanitary services, security and other operations. See phase development detail in Section C below.

• Events & Commons Use Area

The use designation for 13 acres will be for an events and commons area. This use area will be for the primary activities of the Traditional Arts Center including performance, workshop and other educational components. The area will also be used for children’s activities, craft sales and demonstrations as well as concession areas for food and product sales. The area will provide access for the physically challenged population and include appropriate lighting, landscaping and footpaths. There will also be auxiliary and permanent parking facilities adjacent to the events/commons area. Current facilities are designated in the existing conditions graphic and listed in Section A. Additional proposed new facilities are listed in section B.

• Auxiliary Camping and Parking Use Area

The use designation for 60 acres will be as an auxiliary temporary camping and parking area during the Blissfest and a limited number of other events. Specific camping areas will be designated in the phase 1 master/site plan for the Blissfest Festival and will meet health department temporary campground guidelines. Designated auxiliary parking areas will meet minimum county requirements of 300sq.ft. /vehicle. Other than the Blissfest Festival weekend, this 60 acre area will be held primarily as open space for the majority of the year. There will no buildings constructed in this area except for a small building proposed near the main entrance gate on the North end. There will be additional landscape enhancements made to the auxiliary camping and parking use area. This area will maintain a minimum of 50 foot setback around its border. During the annual Blissfest a variance is requested from the 50’ setback to allow for parking along the north property line in designated parking areas only. This area will also include landscaping enhancements and soil conservation enhancements including plantings of conifer, hardwood, fruit, nut and wildlife trees as well as light agriculture, pasture and soil enrichment cover crops. Plantings will assist in providing a visual barrier around the perimeter of this area as well.

As part of phase 1 of the PUD plan, additional auxiliary camping and parking are proposed on 25 acres of adjacent leased property. This adjacent property has been leased as part of the Blissfest Festival for a number of years and is indicated on the preliminary graphic. It will be used only during the annual weekend festival and only for auxiliary camping and parking. The organization has an ongoing renewable lease with the landowners for use during the festival weekend.

• Permanent Camping Area

This use area will encompass 20 acres and be developed as a permanent camping area and will also include complimentary utilities and facilities typical in a rustic campground. This permanent camping area will also be adjacent to the events/commons area and include some minor workshop educational uses in designated camp area shelters. One existing workshop area in the woods may require a minor setback variance as it is 40 ft. from the eastern property boundary and should be 50 ft. from the boundary. The existing facilities map shows current facilities in this area and indicates some of the main trails through the woods. See sections B & C for listing of proposed facilities and phased development of this area.

• Permanent Parking Area

This area will encompass approximately 2 acres and be used for up to 250 permanent parking slots based on a minimum 300 sq. ft./vehicle. The Blissfest will request a variance from the 50’ setback to allow parking along the property line only for the Blissfest Festival Weekend.

The Blissfest Traditional Arts Education Center will include the following new facilities as part of the education center. These facilities will be phased in over approximately 10 years and master/site plans will be provided for each phase. Section C provides details of the phase development portion of the plan. Existing facilities are already included on the existing conditions site map but any possible use alterations of existing facilities over the 10 year phase in are included here.

1. Auxiliary Camp Store: This facility will serve as camp store during the annual Blissfest weekend festival and also as a camp store during other events. It will be located in the event/commons area as per the preliminary site plan graphic. The store will be open only to Blissfest Traditional Arts Center event participants and not available to the general public. The store will sell limited refreshments and food items, T-shirts and festival items, artist’s recordings, crafts, educational materials and other miscellaneous camping necessities. This building may also house administration/office facilities. Proposed for phase 2 or 3.
2. Entrance building: A small building is proposed at the entrance to the Traditional Arts Center.This would be a small cabin structure use primarily during the Blissfest Festival to assist with parking and camping during events. Proposed for phase 2 or 3
3. Permanent Rustic Camping Area: A permanent camping area to provide accommodations for program participants will be located in the proposed permanent camping area. The camping area would conform with Department of Environmental Quality requirements and be monitored by the local District #3 County Health Department. The camping area will look very much like a state forest rustic style campground. Sites would consist of a minimum 1,200 sq. ft. with a picnic table, a possible fire ring and parking. There may be a few sites with electrical hookups. The camping area would include vaulted(pump) toilets in accordance with DEQ specifications(min 1 toilet/sex/25 camp sites). Water outlets would also be provided in accordance to DEQ and Health Department specifications. Placement of the camping area will be within the original 40 acre parcel using 10 acres of woods with additional sites on 10 acres of field to the west of the woods as indicated on the preliminary plan graphic. There will be up to 90 of these drive in sites. We are also proposing an additional 25 walk-in sites in the woods. The campground would meet or exceed sanitation facilities requirements as provided for in the Public Health Code as per Act 368 0f 1978. Proposed for phase 3 and 4.
4. Second Stage Building: This building will be developed for performance, workshops and dances in the events/commons area. This would be primarily a pole building with dance floor and stage. Orientation, partial walls and landscaping will be use to abate any sound. Size will be approximately 50’ x 80’. Proposed for phase 3.
5. Camping Area Shelters: Up to 4 small open air structures are proposed, inter-spaced within the permanent camping area, to provide for gathering places for campers. They would also be used for workshops and classes. Proposed for phase 2 & 3.
6. Cabins: We are proposing building a series small cabins in the permanent camping area. Some would be used as classrooms for crafts and music instruction as well as a library/museum. Others would be used as rentals for guests. There would be up to 10 of these cabins phased in over a 7 year period of phases 3 and 4. The cabins would be located in the camping use area. The cabins would conform to D.E.Q. campground requirements that allow for only temporary seasonal use and limit the size to under 400 sq. ft. with only electric utility allowed.
7. Children’s Area Shelter. This building will be in the events/commons area and used for children’s activities during the Blissfest Festival and during other events. It will also be used for workshops and other educational functions as part of the Traditional Arts Center. Proposed for phase 3 or 4.
8. Multi-Purpose Building: This structure to be used for workshops, instruction and to showcase traditional arts, dance and crafts. The facility would include restrooms, kitchen and meeting rooms as well as a concert/meeting room area and possibly administration or library rooms. The building may also incorporate security, storage, and first aid services. Proposed for phase 4.
9. A Shower Building. The building will be incorporated into the permanent camping area to provide showers for the campers. It would be phased in later in the implementation process and be built according health department and building code specifications. Placement would be next to or within the permanent campground use area. Proposed for phase 4
10. Landscaping: The plan proposes to continue improvements in landscaping and tree plantings to further develop a visual barrier along public roads and improve the aesthetics of the property. Landscaping enhancements and soil conservation enhancements will include plantings of conifer, hardwood, fruit, nut and wildlife trees as well as light agriculture, pasture and soil enrichment cover crops. Proposed for phases 1-4.
11. Roads and walkways: Additional access points onto the property will be proposed to improve traffic flow and allow for easier maintenance. There will also be improvements on the main roads in the proposed campground area. Improved walkways will be developed in the events and commons area. Proposed for phase 3 & 4.
12. Signs: A sign for the Traditional Arts Center is proposed for the Northwest corner of the property and will comply with the county sign ordinance. Temporary signs to assist with parking and traffic flow on site with be used during events. Proposed for phase 1 or 2.
13. Sanitary Station: A camping area sanitary station consisting of a septic tank and small drain field will be constructed and will comply with DEQ campground standards. Proposed for phase 3.

1. Barn: Plan to continue current existing use until administrative and other functions are incorporated into a multi-use or other auxiliary building during phase 3 or 4.
2. House: Plan to consider converting the house into administrative use and staff/musician lodging during phase 3 of the plan.
3. Apartment: Plan to consider converting to office/ administration use in phase 3-4.
4. Information Booth: The plan calls for these services to be housed in the multi-use building or camp store building to be built in phases 3 or 4. Booth would be converted to storage and/or workshop area.

The plan will be phased-in taking into consideration the need to manage the costs in development of the property and to provide a certain amount of flexibility for both the Blissfest and the planning bodies to assess and evaluate as we proceed. Each phase will include a master site plan. PUD conditions of use agreement will also be developed that will address use specifications for each phase. This PUD agreement between the Township, County and Blissfest will include conditions of use that cover issues such as number of participants, number of campsites, parking, lighting, traffic flow, landscaping, sanitary services, security and other operations as well as address local community concerns.

• Phase 1: 2001

This phase will provide for the annual weekend Blissfest Festival. This is the primary fundraiser for the organization and has been ongoing at this site for 12 years. This Festival phase will also include the annual pre-festival folkscool on the Thurs. prior to the festival weekend for a limited number of students. This initial phase will also include a request for 1or 2 small single evening events of up to 500 participants.

The organization plans to upgrade utilities, improve roads and landscaping as well as possibly repair or remodel some existing facilities in phase 1. No additional facilities are planned in this initial phase except to accommodate small structures required for any water and/or electrical upgrades. The master site plan for this phase will include temporary tents for performance, workshop, security and concession uses in the events/commons area. Temporary camping areas will be designated for the Blissfest Festival weekend. Sanitary, recycling, water and solid waste disposal facilities will also be represented on the master/site plan. This phase also calls for the continued use of up to 25 acres of additional adjacent land to be use annually for auxiliary camping and parking as part of a lease arrangement with the landowner. The organization has a contingency option that does not include leased land though the lease option is preferred as it provides for an optimum buffer zone and has been used for a number of years with the agreement of the owner. Option B would be to put all auxiliary camping and parking on the Blissfest property. Both options will provide for the same number of temporary campsites. The Blissfest will also request a variance from the 50’ setback requirement to allow for temporary auxiliary parking along the north property line in designated parking areas for the annual festival weekend event only. A conditions of use agreement between the Blissfest, Readmond Township and Emmet County will be developed that will include each of the 4 phases and will consider the number of participants and number of campsites as well as specifications for services, security and all other pertinent operations.

• Phase 2: 2002

In phase 2 the Blissfest proposes to add up to two additional small weekend events at the Traditional Arts Education Center. The size of these events are proposed to be approx. 1/4 the size of the annual Blissfest. They would be developed slowly over a number of years starting with one event and possibly adding another later. No additional new facilities are proposed except possibly a main gate entrance building and a camp store. Additional facilities specifics will be included in the master/site plan for this phase. The proposed use will be limited to the 40 acre event/campground area with an additional 25 acres used in the auxiliary camping and parking use area. The remaining acreage in the auxiliary camping and parking area would not be used. The Blissfest would like to propose a weekend event featuring a cultural heritage theme such as Irish, Native American or other cultural group with music, dance and oral tradition events included. The event could also be phased in to start as a day event prior to becoming a small weekend event. A master/site plan will be presented for this phase and conditions of use will be covered in the PUD agreement between the Township, County and Blissfest that addresses number of temporary campsites and participants as well as services, security and other pertinent event operations. See section B for additional details of proposed facilities.

• Phase 3: 2003-2006

Phase 3 will add to the first two phases with the development of a permanent camping area as well as additional facilities in the events/commons use area. The proposed permanent camping area adjacent to the events/commons area will be built in accordance with Dept. Environmental Quality guidelines and be monitored by the local District #3 Health Department. Phase 3 would provide for the development of up to 50 rustic campsites. Additional proposed facilities for this phase include a second stage building, camp store and some open air shelters and some cabins in the permanent camping area for use as workshop and gathering facilities. This phase may also include consideration of long term use options for the existing house and apartment rental units. This phase may extend over a period of up to 3 years to accommodate for capital fund development. A master/site plan will be presented for this phase. See section B for additional details of proposed facilities. The comprehensive PUD agreement between the Township, County and Blissfest will include this phase. This phase intends to provide programming in traditional arts for small groups of between 100 to 500 participants who would participate in educational campouts primarily on selected weekends during the summer. This phase will also include additional single day educational activities for local schools and other arts organizations. Only the events/commons area and the permanent camping and parking areas plus the small 5 acre auxiliary camping and parking area on the original 40 acre site would be used for these smaller educational activities.

Phase 4: 2006-2010

Phase 4 continues further development of the campground and events areas. Additional proposed facilities in the events/commons area include a multi-purpose building, shower building, kids pavilion and possible small auxiliary buildings. Additional proposed facilities in the permanent campground include additional shelters and cabins as well as a shower building and additional campsites. A master/site plan will also be presented for this phase. The phase will conform to conditions of use established in the PUD conditions of use agreement between the Township, County and Blissfest. Again the use agreement would address density, services, security and other pertinent operations. This phase would only use the original 40acre site for the smaller events. See section B for additional details of proposed facilities.