Assessments Building & Zoning Col.Twp.Flag Delinquent Taxes Documents Facts&Figures Financial Info History Homestead Land Division Maps Meetings MobileHomes NeighborhoodWatch Officials & Staff Property Taxes Public Safety Roads Splits & Combos Township Hall Transfer Station Volunteering
COLUMBIA TOWNSHIP MASTER PLAN
Section 1 Introduction
The Planning Process.......................................................................................................................................................... 1
About the Columbia Township Comprehensive Land Use Plan......................................... 1
The Columbia Township Planning Commission.................................................................................. 2
How to Use the Columbia Township Comprehensive Land Use Plan......................... 2
Section 2 Community Description
Columbia Township Existing Land Use Plan........................................................................................... 5
Vegetation/Woodlands.............................................................................................................................................. 5
Topography/Physiography...................................................................................................................................... 5
Water Resources................................................................................................................................................................... 6
Soils ................................................................................................................................................................................................... 6
Wildlife........................................................................................................................................................................................... 6
Transportation.......................................................................................................................................................................... 7
Climate............................................................................................................................................................................................. 7
Historical Sites......................................................................................................................................................................... 8
Social Features........................................................................................................................................................................ 8
Male and Female Distribution.............................................................................................................................. 10
Racial Distribution........................................................................................................................................................... 10
Household Distribution................................................................................................................................................. 11
Persons with Disabilities............................................................................................................................................ 12
Employment............................................................................................................................................................................. 13
Socio-Economic Characteristics....................................................................................................................... 15
Section 3 Community Facilities and Structures
Introduction............................................................................................................................................................................... 17
Organizational Structure............................................................................................................................................ 17
Standard Operation Procedures/Staff Description..................................................................... 17
Fire and Police Protection......................................................................................................................................... 18
Township Maintenance Staff.................................................................................................................................. 18
Township Operating Budget.................................................................................................................................. 18
Organizational Structure........................................................................................................................................... 19
Relationship with Other Agencies................................................................................................................. 19
Schools.......................................................................................................................................................................................... 20
Parks and Recreation.................................................................................................................................................... 20
Libraries....................................................................................................................................................................................... 21
Medical Services................................................................................................................................................................. 21
Utilities.......................................................................................................................................................................................... 21
Section 4 Existing Land Use
Introduction............................................................................................................................................................................. 23
Land Use Classifications.......................................................................................................................................... 23
Trends and Analysis....................................................................................................................................................... 25
Section 5 Community Input
Introduction............................................................................................................................................................................. 27
Columbia Township Community Survey Overview................................................................... 27
Columbia Township Questionnaire Results........................................................................ 27
Summary of Columbia Township Questionnaire Findings................................... 27
Community Visioning Session............................................................................................................................ 33
Section 6 Goals and Objectives
Vision Statement............................................................................................................................................................... 39
Goals and Objectives................................................................................................................................................... 39
Section 7 Future Land Use
Introduction............................................................................................................................................................................. 45
Past Land Use Trends – An Overview....................................................................................................... 45
Columbia Township’s Future Land Use Plan....................................................................................... 46
Agricultural Land Use................................................................................................................................................ 46
Residential Land Use.................................................................................................................................................... 47
Commercial/Retail Land Use........................................................................................................................... 52
Industrial land Use........................................................................................................................................................... 52
Agricultural, Open Space, Vacant Land Use...................................................................................... 52
Recreation and Conservation/Preserve Land Use.................................................................... 53
Future Land Use Distribution.............................................................................................................................. 53
Section 8 Implementation
Introduction............................................................................................................................................................................. 55
Partners in Implementation.................................................................................................................................... 55
Implementation Schedule........................................................................................................................................ 58
The Planning Process
The purpose of a community plan is to provide guidance to public and private decision makers with regard to future changes in land use and the allocation of resources. A Comprehensive Plan contains information about physical and social features, community facilities, existing land use and economic trends.
The plan identifies key land use issues and then establishes goals and actions to address the issues. A future land use plan also becomes part of the recommendations section and guides local officials when making future zoning and land development decisions.
About the Columbia Township Comprehensive Land Use Plan
This Plan was prepared in 2001 with the assistance of many individuals and groups throughout the Township. Columbia Planning Commission, Township Board members and Township Staff worked with Gove Associates, Inc. in defining the scope and developing the overall Plan. This Plan is not a zoning ordinance, mandating specific land use codes and other enforcement measures; instead, this Plan is a guide to share existing planning desires, pursue community-supported new land use practices and implement changes to future zoning code regulations.
An essential responsibility of Columbia Township is not only utilizing the Comprehensive Land Use Plan, but updating its goals and recommendations for future development and redevelopment. Generally, a comprehensive plan should be updated every five years in a fast growing community and every 10 years for a slower growth community.
While using the Columbia Township Comprehensive Land Use Plan, the following points should be kept in mind;
 | The Plan is not permanent. It should be reviewed and updated every 5 to 10 years to ensure that its goals and objectives are being met and are still consistent with the overall desired vision of the community. |
| The Plan is not inflexible. It can be amended if such an action is deemed necessary. |
| The Plan is not a law. It documents the physical, social and land use-related features, as well as the overall community vision and land use goals and objectives of Columbia Township much like a snapshot photo done at a point in time (in this case, the year 2001). |
| The Plan's maps are not zoning maps. Instead, the maps within the Plan are a community guide for future zoning decisions (such as requests for re-zoning by property owners). |
| The Plan is not a basis for property tax assessment. All assessed property in Michigan is based upon existing land uses. |
The Columbia Township Planning Commission
The Columbia Township Planning Commission is the body responsible for developing and adopting the Columbia Township Comprehensive Land Use Plan. While highly suggested, the Township Board is not required to adopt the plan. Amendments to the adopted plan are also the responsibility of the Columbia Township Planning Commission.
How to Use the Columbia Township Comprehensive Land Use Plan
The Columbia Township Comprehensive Land Use Plan is broken into eight sections, which are influenced by two key themes: Existing Land Use and Future Land Use. While both Existing and Future Land Use issues are noted throughout the Comprehensive Land Use Plan, a description of Columbia Township's Existing Land Use is prominently covered in Section 4. Columbia Township's Future Land Use vision is covered in Section 7.
This plan is to be used as a guide for community land use decisions by the Planning Commission, Township Board, Township Staff, business people, residents, nonprofit organizations and developers. Columbia Township has developed a Vision for the Township's future, as well as specific Goals and Objectives to better define and reach the Vision (see Section 6). An Implementation Schedule of detailed projects to undertake over the next 20 years is provided in Section 8 to further guide the Township's Vision to Reality. It is up to each Columbia Township resident and any participant in Columbia Township's land use development, redevelopment and preservation, to constructively utilize this Plan and communicate its overriding intent of serving Columbia Township in maintaining and further advancing its quality, rural way of life.
Columbia Township Existing Land Use
Columbia Township is a rural community in the north-central portion of Van Buren County, occupying approximately 36 square miles or about 21,827 acres. Primary land cover is agriculture, lakes and woodlands. The Village of Breedsville is located in the southwestern quadrant of Columbia Township, and the unincorporated Village of Grand Junction is located at the intersection of CR 215 and Phoenix Road/CR 388. The current Community Development Plan for Columbia Township identifies areas along CR 215 from the Village of Breedsville to Grand Junction and east to Saddle Lake, as well as around Upper Jephtha Lake and western Great Bear Lake, as areas for Medium Density Residential development. The remaining areas of the Township are identified as Wetland and Agriculture-Low Density Residential.
Vegetation/Woodlands
In Columbia Township, various species of hardwoods exist, including Ash, Beech, Oak, Elm, Hickory, Maple, Walnut and Pine. These hardwoods are mainly second growth, and found on poorly drained mineral soils.
Topography/Physiography
Van Buren County's topography was molded by glacial activity which resulted in moraines, till plains, outwash plains, lake plains/drainage ways and areas where muck and silt deposition collected from melted glacial water activity. Columbia Township's topography ranges from a high of 753 feet above sea level to a low of 620 feet above sea level.
Water Resources
Water resources are abundant, with numerous lakes and
streams within Columbia Township pr
oviding
recreational and irrigation opportunities for the area. Lakes in Columbia
Township include:
· Mud Lake
· Coffee Lake
· Little Bear Lake
· Silver Lake
· North Lake
· Saddle Lake
· Munson Lake
· Great Bear Lake
· Stillwell Lake
· Upper and Lower Jeptha Lakes
· Lake Moriah
· Deer Lake
· Lake Eleven
· Lake Fourteen
Rivers in Columbia Township include the southern branch of the Black River, Melvin Creek and the Great Bear Lake Creek/Drain. Wetland areas, as defined by the National Wetlands Inventory, are mainly found around the Township lakes and areas adjacent to Township rivers and creeks.
Soils
The soil base in Columbia Township, as identified by the Soil Survey Conservation Service in the Soil Survey of Van Buren County, Michigan, has 22 soil types, each with its own unique characteristics and limitations for agriculture, residential and recreation development.
Wildlife
A rich variety of wildlife is present in Columbia Township, providing a truly valuable living classroom of diversity regarding Amphibian, Bird, Mammal, Reptile and Aquatic Species. Typical of wildlife found in most of lower Michigan, the diversity of species include frogs, toads, rabbits, white-tailed deer, squirrels, bats, turtles, snakes, ducks, pheasants, waterfowl, turkey and geese.
Transportation
Columbia Township is served by the Van Buren County road system, as well as a variety of private service roads leading to Township lakes. State Road M-43 is located approximately two miles south of Columbia Township, connecting the City of Kalamazoo to the east to South Haven to the west. Another major east/west roadway is CR 384, which goes through Grand Junction and the upper half of Columbia Township. The major north/south roadway is CR 215, which connects northern Columbia Township and Grand Junction with M-43 to the south.
Climate
Columbia Township, like all of Michigan, experiences seasonal changes. This means that the area can support a variety of activities from swimming in the summer to snow skiing in the winter. Table 2-1 identifies climate information for the Columbia Township area, as reported from the National Weather Service station in South Haven, Michigan.
TABLE 2-1 – TEMPERATURE AND PRECIPITATION DATA FOR COLUMBIA TOWNSHIP AREA
Month |
Average Daily Maximum Temp. (F) |
Average Daily Minimum Temp. (F) |
Precipitation (Inches) |
|
|
Average |
Average Depth of Snow on Days with Snow Cover |
|||
January |
24.8 |
18.1 |
2.05 |
18.5 |
|
February |
26.8 |
19.6 |
1.37 |
12.5 |
|
March |
36.2 |
28.1 |
2.39 |
6.2 |
|
April |
46.5 |
37.4 |
3.28 |
2.0 |
|
May |
56.5 |
46.8 |
3.02 |
0.0 |
|
June |
65.9 |
56.3 |
3.38 |
0.0 |
|
July |
70.5 |
61.8 |
3.54 |
0.0 |
|
August |
69.5 |
60.7 |
3.62 |
0.0 |
|
September |
63.4 |
54.0 |
4.20 |
0.0 |
|
October |
53.2 |
44.3 |
2.85 |
0.4 |
|
November |
42.0 |
34.9 |
3.24 |
4.3 |
|
December |
30.0 |
23.7 |
2.86 |
18.2 |
|
Annual |
48.8 |
40.5 |
35.8 |
5.2 |
SOURCE: Midwest Regional Climate Center; Gove Associates Inc. 2001
Generally speaking, January is the coldest and July is the warmest month for the area. Precipitation averages over three inches during 7 months of the year, with the wettest months being August and September.
Historical Sites
According to the Michigan State Historical Preservation Office, the Gordon Hitt Farmstead is a known state historical site within Columbia Township
Social Features
Table 2-2 shows the historical population of the Township and County between 1960 and 2000. According to Table 2-2, Columbia Township's population grew 6.3 percent between 1990 and 2000. Between 1960 and 2000, Columbia Township's population almost doubled, growing 97.5 percent. During the same period, Van Buren County grew 57.6 percent, from a population of 48,395 to 76,263.
TABLE 2-2 - HISTORIC POPULATION TRENDS 1960 - 2000
|
|
1960 |
1970 |
1980 |
1990 |
2000 |
Change 1960-2000 |
% Change 1960-2000 |
|
Columbia Twp. |
1,374 |
1,657 |
2,248 |
2,552 |
2,714 |
1,340 |
97.5% |
|
Van Buren Co. |
48,395 |
56,173 |
66,814 |
70,060 |
76,263 |
27,868 |
57.6% |
SOURCE: Southwestern Michigan Commission, 1998 Extract; U.S. Census, 2001
Table 2-3 provides population projection trends to Year 2020. It is estimated that Columbia Township will grow by 12.6 percent between 2000 and 2020, while Van Buren County will grow by 16.2 percent and the State of Michigan will grow by 6.8 percent over the same period.
TABLE 2-3 - POPULATION PROJECTION TRENDS TO YEAR 2020
|
|
1980 |
1990 |
2000 |
2010 |
2020 |
Change 2000-2020 |
% Change 2000-2020 |
|
Columbia Township |
2,248 |
2,552 |
2,714 |
2,885 |
3,056 |
342 |
12.6% |
|
Van Buren County |
66,814 |
70,060 |
76,263 |
82,440 |
88,617 |
12,354 |
16.2% |
|
State of Michigan |
9,262,044 |
9,295,297 |
9,938,444 |
10,276,351 |
10,614,258 |
675,814 |
6.8% |
SOURCE: Office of the State Demographer, Michigan Dept. of Management and Budget; U.S. Census, 2000; Gove Associates Inc, 2001
Age distribution of a community influences the types of facilities and programs needed. Table 2-4 shows Columbia Township's median age (36.8) is basically the same as Van Buren County's medium age (36.6). Approximately 28 percent of Columbia Township's population is 19 years old or younger, with an additional 57.6 percent being between the ages of 20 and 64.
TABLE 2-4 - AGE DISTRIBUTION 2000
|
|
< 5 |
5-19 |
20-24 |
25-44 |
45-54 |
55-64 |
65+ |
Median Age |
|
Columbia Twp. % of Total |
204 7.5 |
614 22.6 |
128 4.7 |
768 28.3 |
369 13.6 |
298 11.0 |
333 12.3 |
36.8 |
|
Van Buren Co. % of Total |
5,176 6.8 |
18,377 24.1 |
3,862 5.1 |
21,425 28.1 |
10,975 14.4 |
7,075 9.3 |
9,373 12.3 |
36.6 |
|
Michigan (%) |
6.8 |
22.2 |
6.5 |
29.8 |
13.8 |
8.7 |
12.3 |
35.5 |
SOURCE: U.S. Census, 2000; Gove Associates Inc, 2001
Male and Female Distribution
Many communities have a higher proportion of females since women generally have a longer life expectancy. Throughout Michigan, females account for approximately 51 percent of the state's total population in 2000. Table 2-5 shows that Columbia Township has proportionally slightly more males (50.7%) than that of Van Buren County and the State of Michigan.
TABLE 2-5 - GENDER DISTRIBUTION 2000
|
|
Male |
Female |
||
|
Population |
% |
Population |
% |
|
|
Columbia Twp. |
1,376 |
50.7 |
1,338 |
49.3 |
|
Van Buren Co. |
37,843 |
49.6 |
38,420 |
50.4 |
|
Michigan |
4,873,095 |
49.0 |
5,065,349 |
51.0 |
SOURCE: U.S. Census, 2001
Racial Distribution
According to Table 2-6 Columbia Township and Van Buren County have a higher proportion of white residents than Michigan as a whole and fewer residents in all other U.S. Census categories.
TABLE 2-6 - RACIAL DISTRIBUTION 2000
|
|
White |
Black |
American Indian Or Alaska Native |
Asian, or Pacific Islander |
Other |
Total |
|
Columbia Twp. (%) |
2,413 88.9 |
83 3.1 |
28 1.0 |
8 0.1 |
186 6.8 |
2,714 100.0 |
|
Van Buren Co. (%) |
67,051 87.9 |
4,001 5.2 |
705 0.9 |
229 0.3 |
4,268 5.6 |
76,263 100.0 |
|
Michigan (%) |
7,966,053 80.2 |
1,412,742 14.2 |
58,479 0.6 |
176,510 1.8 |
321,968 3.2 |
9,938,444 100.0 |
SOURCE: U.S. Census, 2000
Household Distribution
Household distribution can influence a community's commercial, social, and recreation needs since the distribution often identifies unique community traits. According to Table 2-7, the Township and Van Buren County have higher proportions of family and married couple households than the State of Michigan as a whole. Nonfamily household totals are, therefore, lower within the Township and Van Buren County than statewide. Persons per household and average family size all are relatively close in size for the Township, County and State of Michigan.
TABLE 2-7 - HOUSEHOLD DISTRIBUTION 2000
|
|
Total HH's |
Family Households |
Nonfamily Households |
|
||||||
|
Total |
Married CoupleFamilies |
Married Couple w/child <18 |
Female HH, No Spouse Present |
Total |
Hhder Living Alone |
Hhder 65+, Living Alone |
Personsper HH |
Average Family Size |
||
|
Columbia Twp. (%) |
981 100.0 |
723 73.7 |
576 58.7 |
228 23.2 |
98 10.0 |
258 26.3 |
214 21.8 |
74 7.5 |
2.7 |
3.14 |
|
Van Buren Co. (%) |
27,982 100.0 |
20,327 72.6 |
15,878 56.7 |
7,031 25.1 |
3,136 11.2 |
7,655 27.4 |
6,285 22.5 |
2,488 8.9 |
2.66 |
3.10 |
|
Michigan (%) |
100.0 |
68.0% |
51.4% |
23.1% |
12.5% |
32.0% |
26.2% |
9.4% |
2.56 |
3.10 |
|
* HH = Households |
||||||||||
SOURCE: U.S. Census, 2000
Persons with Disabilities
Table 2-8 provides a summary of Columbia Township's known population with mobility or self-care limitations. When planning for future public, residential, commercial and industrial land use developments, Columbia Township should ensure that all such developments/facilities are easily accessible to those with mobility limitations and meet Americans with Disabilities Act requirements.
TABLE 2-8 - PHYSICAL DISABILITIES - 2000
|
|
Total Population 16 - 64 |
Persons 16 - 64 w/a Mobility or Self-Care Limitation |
Persons 16 - 64 w/a Work Disability |
Persons 65 and Over w/a Mobility or Self-Care Limitation |
|
Columbia Twp.* (% of Population) |
1,756 64.7 |
60 2.2 |
252 9.3 |
125 4.6 |
|
Van Buren Co.* (% of Population) |
46,825 61.4 |
915 1.2 |
5,186 6.8 |
4,500 5.9 |
|
Michigan (%)* |
64.7 |
2.9 |
5.8 |
2.3 |
|
* Based on 1990 U.S. Census, Physical Disability Distribution (2000 Census Population Applied to 1990 Physical Disability Distribution % of Population) |
||||
SOURCE: U.S. Census; Gove Associates Inc. 2001
Employment
Table 2-9 identifies employment trends in Columbia Township, Van Buren County and Michigan for comparison years 1997 through May, 2001.
TABLE 2-9 - LABOR FORCE EMPLOYMENT/UNEMPLOYMENT
|
|
1997 |
1998 |
1999 |
2000 |
May 2001 |
Columbia Township |
|||||
|
Labor Force |
1,150 |
1,150 |
1,175 |
1,175 |
1,175 |
|
Employed |
1,050 |
1,075 |
1,075 |
1,100 |
1,100 |
|
Unemployed |
100 |
75 |
75 |
75 |
100 |
|
% Unemployed |
9.0 |
7.2 |
7.0 |
7.1 |
7.9 |
|
Van Buren County |
|||||
|
Labor Force |
36,625 |
36,900 |
37,550 |
37,675 |
37,925 |
|
Employed |
34,575 |
35,250 |
35,925 |
36,000 |
36,075 |
|
Unemployed |
2,050 |
1,650 |
1,625 |
1,650 |
1,850 |
|
% Unemployed |
5.6 |
4.5 |
4.3 |
4.4 |
4.9 |
|
State of Michigan |
|||||
|
% Unemployed |
4.2 |
3.9 |
3.8 |
3.6 |
4.6 |
SOURCE: Michigan Department of Career Development, 2001; Gove Associates Inc., 2001
According to Table 2-9, unemployment in Columbia Township has been consistently higher between 1997 and May 2001 than Van Buren County and the State of Michigan. Columbia Township's unemployment was, on the average, approximately three percent higher than Van Buren County and the State of Michigan during that five-year period.
TABLE 2-10 - EMPLOYMENT DISTRIBUTION 1990
|
|
Columbia Township |
Van Buren County |
Michigan |
||
|
# |
% |
# |
% |
% |
|
Employed persons over 16 |
906 |
100.0 |
29,997 |
100.0 |
100.0 |
|
Agriculture, Forestry, and Fisheries |
69 |
7.6 |
1,776 |
5.9 |
2.0 |
|
Mining and Construction |
58 |
6.4 |
1,881 |
6.3 |
4.9 |
|
Manufacturing, Non-Durable Goods |
81 |
8.9 |
3,463 |
11.5 |
5.6 |
|
Manufacturing, Durable Goods |
186 |
20.5 |
4,370 |
14.6 |
19.0 |
|
Transportation |
46 |
5.1 |
985 |
3.3 |
3.3 |
|
Communication and Other Public Utilities |
21 |
2.3 |
800 |
2.7 |
2.1 |
|
Wholesale Trade |
27 |
3.0 |
1,040 |
3.5 |
4.0 |
|
Retail Trade |
133 |
14.7 |
4,996 |
16.7 |
18.0 |
|
Finance, Insurance and Real Estate |
25 |
2.8 |
1,211 |
4.0 |
5.4 |
|
Business and Repair Services |
54 |
6.0 |
956 |
3.2 |
4.7 |
|
Personal Services |
17 |
1.9 |
830 |
2.8 |
2.7 |
|
Entertainment and Recreation |
11 |
1.2 |
268 |
0.9 |
1.2 |
|
Health Services |
73 |
8.1 |
2,482 |
8.3 |
8.9 |
|
Educational Services |
63 |
7.0 |
2,603 |
8.7 |
8.6 |
|
Other Professional and Related Services |
22 |
2.4 |
1,515 |
5.1 |
5.8 |
|
Public Administration |
20 |
2.2 |
821 |
2.7 |
3.8 |
SOURCE: U.S. Census STF3A, 1990
Table 2-10 highlights employment distribution for Columbia
Township, Van Buren County and the State of Michigan. In Columbia Township, the
largest employment category is Manufacturing of Durable Goods (20.5%), followed
by Retail Trade (14.7%), Manufacturing of Non-Durable Goods (8.9%) and Health
Services (8.1%). Van Buren County's largest employment category is Retail Trade
(16.7%), followed by Manufacturing of Durable Goods (14.6%), Manufa
cturing
of Non-Durable Goods (11.5%) and Educational Services (8.7%). It is apparent,
from this data, that the area's employment is diverse, with workers holding a
fairly even number of white- and blue-color jobs. Columbia Township's recreation
facilities and programs should be established and maintained to benefit both of
these job activity-level categories.
Socio-Economic Characteristics
According to Table 2-11, which provides a summary of socio-economic characteristics, Columbia Township's median household income and per capita income are lower than both Van Buren County and the State of Michigan. Therefore, it is not surprising that the percentage of Columbia Township's population below the poverty level is higher (at 20.4%) than either Van Buren County (at 15.1%) and the State of Michigan (at 13.1%).
TABLE 2-11 - SOCIO-ECONOMIC CHARACTERISTICS FOR 2001
|
|
Median Household Income1 |
Per Capita Income1 |
Percentage of Population Below Poverty Level2 |
Columbia Township |
33,575 |
13,834 |
20.4 |
|
Van Buren County |
36,592 |
16,125 |
15.1 |
|
State of Michigan |
44,529 |
20,318 |
13.1 |
|
12001 Income derived from 1990 Census Data = 1989 Income x (2001 CPI/1989 CPI) 21990 Census Data |
|||
SOURCE: 1990 U.S. Census; Gove Associates, 2001
Clearly, there is a need for additional economic opportunities for Columbia Township residents. The inclusion of an industrial park with adequate facilities and job training programs for the Columbia Township community could provide better and higher paying jobs for residents.
COMMUNITY FACILITIES AND STRUCTURE
Introduction
To properly address the needs and desires of Columbia Township's land use needs, as well as administer specific implementation actions identified in this Plan, a clear administrative structure and related funding is needed. The following section will identify the Township's organizational structure, services, budget and other related information.
Organizational Structure
The residents of Columbia Township elect a five member Township Board. The elected officials serve on behalf of the interests of fellow Township residents, and oversee the budget and administration of Township business.
Standard Operation Procedures/Staff Description
As of August 2001, Columbia Township Hall is open between 9 am and Noon Monday through Saturday. The Township Supervisor manages the over-all administration of Columbia Township's budget and on-going projects/activities. The Clerk manages Township voting, meeting and related records, as well as facilitates additional duties as designated by the Supervisor. The Treasurer manages the Township budget, billing and taxpayer records, as well as facilitates additional duties as designated by the Supervisor. The Township Zoning Administrator, manages zoning, planning, code enforcement and site plan review issues, as well as facilitates additional duties as designated by the Supervisor. One part-time secretary aids secretarial duties at the Township Hall. At this time, there are no anticipated changes to this structure in the near future.
Fire and Police Protection
Columbia Township currently has a nine member volunteer Fire Department. The Fire Department is serviced by one pumper and a brush truck. The Department maintains a station on Phoenix Road in Grand Junction. Police protection is provided by the Van Buren County Sheriff Office (with a Sheriff sub-station in Bangor) and the Michigan State Police (with a police post in South Haven).
Township Maintenance Staff
Maintenance of Township-owned facilities, including park land and the Township Hall, is done by one full-time maintenance worker and a part-time maintenance worker.
Township Operating Budget
Columbia Township operates on a fiscal year, which runs April 1st to March 31st. The funding of Township operations is mainly provided through the collection of property taxes and state shared revenue. Additional revenue from state grants and charges for services, including cemetery lot sales, occur during a typical Township fiscal year.
Columbia Township Operating Budget for Fiscal Year 2000-2002
|
Fund |
Budget Allocation |
|
|
2000-2001 |
2001-2002 |
|
|
General Fund |
$288,519 |
$451,399 |
|
Fire Fund |
$146,917 |
$162,987 |
|
Road Fund |
$133,779 |
$220,000 |
|
Ambulance Fund |
$19,533 |
$130,000 |
|
Liquor Fund |
$1,388 |
$1,420 |
|
Hospital Fund |
$18,646 |
$20,525 |
|
Housing Rehabilitation Fund |
- 0 - |
$5,600 |
|
Total Budget |
$608,782 |
$991,931 |
The increase in the General Fund between fiscal year 2000-2001 and 2001-2002, was related to the Township's securing funding for a new Ambulance Barn, which will be located at the corner of CR 215 and CR 380 in Breedsville.
|
ORGANIZATIONAL STRUCTURE |
Columbia
Township
Residents
Township Board
Planning Commission
Contractual
Volunteers
Fire Department
Township Staff
Relationship with Other Agencies
The Township utilizes the services of Van Buren County for road maintenance needs within the community. Columbia Township has an ongoing relationship with local service clubs, such as the Lions Club and VFW, concerning local volunteer and community action activities. Furthermore, Columbia Township works on a limited basis with the Bloomingdale School District to provide recreational activities to local residents.
Schools
Educational needs for Columbia Township are served by two
school districts: Bloomingdale and Bangor Community Schools. The two school
districts are shown on Map 3-1. Total enrollment within the two school
districts
is approximately 3,100 students in the 1998-1999 school year. The estimated
Pupil-to-Teacher ratio for the two school districts is 20.2, with estimated
total revenue per pupil of $5,700 in the 1998-1999 school year.
Parks and Recreation
Currently, Columbia Township maintains one park, immediately south of the Township Hall. It is an open, manicured field which can be used for baseball/ softball games. Four land preserves are within the Township; two are conservation easements managed by the Southwest Michigan Land Conservancy, one is a conservation area run by the Michigan Nature Association and one is under the direct supervision of Columbia Township.
There are 17 local lakes and p
onds
within its borders. Public boat access to many of these bodies of water is
available. The Kal-Haven State Park trailway crosses the Township from the
northeastern quadrant of Section 13 to the southwestern quadrant of Section 6.
The Cities of Bangor, Bloomingdale and Gobles have additional public parks, as
does South Haven. The Van Buren State Park is approximately 20 minutes from
Columbia Township, providing beachfront access to Lake Michigan and 434
campsites, picnic facilities, and trails.
The Bloomingdale School District operates the Grand Junction Elementary School on Phoenix Road, which has a school playground with a jungle gym and open space. The Bloomingdale Middle and High School on East Willow Street, located in Bloomingdale, includes one football field with running track, two basketball hoops and two baseball fields.
Libraries
Columbia Township currently has access to five libraries within 10 miles of Grand Junction. The Pullman Public Library is located on 56th Street in Pullman. The Bangor Public Library is located on Division Street. The Gobles Public Library is located on East Main Street. The South Haven Public Library is located on Broadway. Each library provides a wide range of reading and visual aid materials for Township residents.
Medical Services
Medical services for Columbia Township are available in South Haven Community Hospital on South Bailey Avenue in South Haven, Allegan General Hospital on Linn Street in Allegan, and Lakeview Community Hospital on Hazen Street in Paw Paw. Coloma Emergency Ambulance Service provides ambulance service under contract for the entire Township. As noted earlier, a new ambulance service barn will be built in Breedsville within the next year, providing a centralized location for ambulance service response within Columbia Township.
Utilities
Consumers Energy services Columbia Township with electricity only. Private propane providers located throughout the area provide gas service to individual businesses and residences. Currently, there is no public sanitary sewer service or public water service available within the Township.
MAP 3-1
Introduction
Before pursuing specific future land use objectives, an inventory of existing land use in Columbia Township is necessary. The inventory depicts the existing distribution and location of land uses within the Township. Understanding existing land use patterns empower the community to make an assessment of both good and bad land use practices currently found within Columbia Township. The goal is to better clarify the reasoning concerning the designation and justification of proposed future land use classifications within the Township.
Land Use Classifications
The best perspective of existing land uses within Columbia Township is gained by categorizing land uses by specific classifications. The Existing Land Use Map utilizes base map information from MIRIS data and incorporates a Township-wide windshield survey completed in early 2001. The following are the classifications used in the land use inventory:
Residential
This classification indicates an area in which dwellings with their accessory buildings occupy the major portion of the land and can include:
· Single-Family Dwelling Units
· Multiple-Family Dwelling Units, which are one or more buildings containing two or more dwelling units each. This subcategory includes duplexes, apartments, townhouses and multiple-family condominiums.
· Manufactured Homes, which include mobile homes and modular housing unit designs. These residential units are assembled primarily off-site and anchored upon paved slabs or sub-foundations
Agricultural/Open Space/Vacant
This category includes areas
used for the production of crops, orchards, or the raising of livestock. This
category also includes o
pen
space and forested land, as well as abandoned agricultural fields and flood
plains. Lands in this category consist of both suitable and unsuitable areas
for development.
Commercial/Retail and Service
This category includes areas, with or without structures, where goods are distributed or services are provided. The category includes areas in which retail and wholesale goods are sold, personal or business services are provided, or in which professional offices are located. Structures, adjacent land and parking areas dedicated for the use of employees and customers are included in the category.
Industrial/Manufacturing
This classification includes areas where raw or unfinished materials or commodities are used to produce a product or service. Manufacturing processes often produce noise, odors, vibrations, light or other emissions that may be detrimental to surrounding land uses.
Public
This category includes areas or facilities used by Columbia Township, School District, County or State agencies to meet the needs of the community. This classification includes Township offices, schools, public meeting places, public parking lots and other uses.
Quasi-Public
This classification identifies land or facilities used by a limited number of persons with particular interests and nonprofit organizations, such as churches, private schools, private cemeteries, private clubs and related activities.
Recreation
A facility or area used for recreational activities, including water parks, golf courses and ski areas. This category includes all structures, adjacent land and parking areas dedicated for use by employees and customers of such recreational areas or facilities.
Conservation/Preserve Area
An area used for the conservation and preservation of animals, waterways, wetland, trees and plant life and/or land occupying a specific parcel or parcels.
Trends and Analysis
Columbia Township covers an area of approximately 21,827 acres. The Township is primarily agricultural lands, open space and single-family residential. Water bodies are also a prominent component of the total area of Columbia Township, thereby magnifying the importance of proper land use management to preserve and protect the rural and natural beauty, and water resources of the Township.
TABLE 4-1 - EXISTING LAND USE IN COLUMBIA TOWNSHIP, 2001
|
Land Use Type |
2001 Land Use |
|
|
Acres |
Percentage |
|
|
Residential, Single-Family |
1,011 |
4.6 |
|
Residential, Multiple-Family |
7 |
< 0.1 |
|
Residential, Mobile Home |
317 |
1.5 |
|
Agriculture, Open Space, Vacant |
19,150 |
87.7 |
|
Commercial/Retail |
29 |
0.1 |
|
Industrial/Manufacturing |
36 |
0.2 |
|
Public |
81 |
0.4 |
|
Quasi-Public |
23 |
< 0.1 |
|
Recreation |
20 |
< 0.1 |
|
Conservation/Preserve Area |
226 |
1.0 |
|
Lakes |
927 |
4.2 |
|
Total |
21,827 |
100.0 |
An on-going concern within Columbia Township is the promotion of sustainable local agriculture. Farmland is a private investment by individuals or corporate agricultural concerns. Farmland, often the key retirement investment of the farm owner, can be more valuable in subdivided parcels of residential land contingent upon its location and proximity to roads, lakes, streams and other factors.
Open space and forested areas, as well as wetlands and lakes, are also part of Columbia Township's rich, natural land inventory. Agriculture, open space and vacant land accounts for 87.7 percent of the entire Township land use area, while inland lakes occupy over four percent of the Township.
Therefore, recognizing the community-wide need to support sustainable agricultural and land use/water preservation practices, such as
· Soil Protection
· Crop Diversity
· Organic Farming
· Animal Waste Management
· Reduction of Groundwater Contamination
· Wetland/Water Protection Programs
· Land Saving Development Practices, like Cluster Development
should be a key priority for all Columbia Township residents. Having citizens recognize the importance of working farms in slowing the rate of development in the Township, and having farmers recognize the importance of safe and effective land use methods to preserve a healthy local environment (such as land buffers between different land uses), Columbia Township will continue to prosper as a rural, natural community.
Introduction
The Columbia Township Comprehensive Land Use Plan can only be comprehensive when it provides inclusive community input. The overall vision, goals and objectives of the plan must be based upon a foundation of statistical data, topological mapping, geological data, urban land use theory and public insight.
Regarding the Columbia Township Comprehensive Land Use Plan, community input was provided by the following:
| Distributing a community-wide questionnaire. |
| Input by members of the Planning Commission, Township Board and Township staff. |
| Holding a public visioning session on June 2nd, 2001 at the Columbia Township Hall. |
| Providing updates, memos and mapping data at the monthly Planning Commission meetings. |
The following provides a review of both the community-wide survey and public visioning session:
Columbia Township Community Survey Overview
Columbia Township Questionnaire Results
Between November 2000 and March 2001 a planning survey questionnaire was developed, distributed, collected, tabulated and analyzed by Gove Associates. The questionnaire was mailed using the Columbia Township Property Appraiser's property tax list of homeowners. Approximately 1,600 surveys were mailed, and 300 were returned as of April 2, 2001 - a good return rate of 19%.
Summary of Columbia Township Questionnaire Findings
Responses were evenly distributed in the Township. 49% of responses were done by males, 21% by females and 26.7% of responses done by more than one person.
Tenure of residency responses indicate a strong representation of respondents calling Columbia Township home for 10 or more years. Specifically, 181 respondents (or 60% of 300 total respondents) have lived in Columbia Township for 10 or more years. 27 respondents, or about 9% of respondents, also work in Columbia Township, with another 129 respondents (approximately 43% of respondents) indicating they are retired or not employed. 7% of respondents indicated they work in Kalamazoo, and 7% indicated they work in South Haven.
Of interest, Question 4 asked where the respondent(s) lived if not noted in Question 3.
· 30 responded that they live/work in the Chicago/Metro Chicago area.
· 8 responded that they work in Allegan.
· 4 responded that they work in Indiana.
Annual household income reflects a diversity of income levels. Of the total 300 respondents, 245 answered this question. 23% of respondents to this question have an annual household income of $24,999 or less. Over 28% of respondents to this question have an annual household income between $25,000 and $50,999. Approximately 30% of respondents to this question have an annual household income of $51,000 or more.
General quality of life in Columbia Township was rated as good by 45% of 270 respondents answering Question 19. In Question 19 most services and resources mentioned were rated Excellent to Fair. A concern within Columbia Township appears to be both zoning code enforcement and control of trash/litter/junk. Zoning code enforcement earned a 22.7% Poor to Very Poor response, while control of trash/litter/junk earned a 32.3% Poor to Very Poor response.
Question 20 was more specific, inquiring respondents to address issues/concerns about the future. Of note, the following issues appear to be important to questionnaire respondents:
· 48% of respondents AGREE or STRONGLY AGREE about having more single-family housing in Columbia Township. Another 29.7% are NEUTRAL concerning this issue.
· Locating mobile home/manufactured home parks in specific, designated areas earned a 43% AGREE or STRONGLY AGREE response, while approximately 16% provided a NEUTRAL response and 34% DISAGREE or STRONGLY DISAGREE with the idea.
· Encouraging apartment housing in the Township drew DISAGREE or STRONGLY DISAGREE response by 46% of respondents, while housing for senior citizens in the Township earned a 44% response, with an additional 35% responding with a NEUTRAL stance.
· New retail or other services business development drew a AGREE or STRONGLY AGREE response of 56% of respondents. Development of industry in Columbia received a mixed response. Use of public funding to attract new businesses got a 39% DISAGREE or STRONGLY DISAGREE, and a 29% NEUTRAL, response.
· Bike/hiking trails received a mixed response, while preservation of natural areas in Columbia Township earned a 44% AGREE or STRONGLY AGREE response and a 22% NEUTRAL response.
· Farmland preservation is supported by an 80% AGREE or STRONGLY AGREE response.
· Strict sign regulations in the Township drew a 86% AGREE or STRONGLY AGREE response, with an additional 29% being NEUTRAL concerning this issue.
· Over 53% of respondents AGREE or STRONGLY AGREE that family businesses should be allowed on residential property, with another 20% being NEUTRAL concerning this issue.
· 57% of survey respondents AGREE or STRONGLY AGREE that there should be a limit on the number of domestic animals permitted at a non-farm residence.
· Over 51% of respondents AGREE or STRONGLY AGREE and 30% were NEUTRAL concerning the need of more police protection.
· More fire protection earned a 48% AGREE or STRONGLY AGREE response, with an additional 33% responding with a NEUTRAL stance.
· The need for better ambulance service received a 51% AGREE or STRONGLY AGREE response, and a 35% NEUTRAL response.
· Support of recycling services earned a 54% AGREE or STRONGLY AGREE, with a 28% NEUTRAL, response.
· Promotion of public water facilities by the Township got an 6% STRONGLY AGREE, 13% AGREE, 36% NEUTRAL, 26% DISAGREE and 11% STRONGLY DISAGREE response.
· More traffic lights or stop signs in certain places of the township drew an 25% AGREE or STRONGLY AGREE, 37% NEUTRAL and 32% DISAGREE or STRONGLY AGREE response.
Question 21 asked where more traffic lights or stop signs are needed:
· CR 380 at CR 681 needs to be reviewed as a high speed, dangerous roadway, according to 3 respondents.
· CR 388 needs a 3 way stop at the CR 388/CR 384 intersection according to 3 respondents.
· Signs need repainting and roadways need better painted lines. Railroad crossings need clearer, better signage (4 respondents).
Question 22 listed current conditions, which Columbia Township residents may look at as problem. Responses were as follows:
· Division of farmland of residential development: 26% NOT A PROBLEM, 28% POSSIBLE PROBLEM.
· Loss of wetlands: 25% NOT A PROBLEM, 24% POSSIBLE PROBLEM.
· Soil erosion: 26% NOT A PROBLEM, 29% POSSIBLE PROBLEM, 14% SLIGHT PROBLEM.
· Traffic congestion on Township roads: 62% NOT A PROBLEM, 12% POSSIBLE PROBLEM, 11% SLIGHT PROBLEM.
· Motorist speeding on Township roads: 16% NOT A PROBLEM, 18% POSSIBLE PROBLEM, 17% SLIGHT PROBLEM, 20% MODERATE PROBLEM, 18% SERIOUS PROBLEM.
· Use of pesticides/fungicides: 24% NOT A PROBLEM, 29% POSSIBLE PROBLEM, 12% SLIGHT PROBLEM, 12% MODERATE PROBLEM, 11% SERIOUS PROBLEM.
Question 23 asked what are the most important items that should be dealt with in Columbia Township. Responses of 10% or higher included:
· Road maintenance at 36%
· Preservation of natural areas at 33%
· Farmland preservation at 28%
· Police protection at 26%
· Fire protection at 23%
· Ambulance service at 23%
· Code enforcement at 17%
· Loss of farmland at 17%
· Loss of open space at 17%
· Quality of drinking water at 15%
· Loss of wetlands at 14%
· Concentration of mobile/manufactured home parks at 14%
· New senior housing at 12%
· Park and recreation facilities at 12%
· Recycling services at 11%
· Limits on domestic animals at 10%
· Cablevision/internet access at 10%
Respondents willing to pay additional taxes to address one or all of the concerns listed in Question 23 were 45% YES and 44% NO (with non-response to this question making up the remaining 11%).
Question 25 asked if not all the issues noted in Question 23, which issues would the questionnaire respondent be willing to pay for?:
· Additional police protection earned 9 responses
· Additional fire protection earned 7 responses
· Road maintenance earned 6 responses
· Additional ambulance protection earned 5 responses
· Code enforcement earned 4 responses
· Recycling services earned 3 responses
· Quality of drinking water earned 3 responses
· Parks and recreation facilities earned 2 responses
· Farm preservation earned 2 responses
· Preservation of natural areas earned 2 responses
· Trash collection earned 2 responses
Question 26 was a broader inquiry, asking if there are conditions at a particular location in the Township those surveyed feel should be improved.
· Road improvement concerns (more paved roads, better signage, speed limits) were expressed by 30 respondents.
· Need for stronger zoning code/blight enforcement in Columbia Township earned 29 responses.
· Concerns about Breedsville and/or Grand Junction looking "junky" and needing better zoning code/blight enforcement earned 6 responses.
Question 27 asked what population target should the Township be prepared to accommodate by the year 2020.
· No growth = 10.7%
· 2,900 - 3,000 = 11.3%
· 3,000 - 3,500 = 18.7 %
· 3,500 - 4,000 = 13.3%
· 4,000 - 4,500 = 7.0%
· 4,500 - 5,000 = 5.0%
· 5,000 or more = 9.0%
· (The remaining 25% did not respond to this question.)
Community Visioning Session
On June 2, 2001 a public visioning concerning public input on future land use in Columbia Township was held at the Township Hall. A presentation on Columbia Township's past and future population, housing and overall land use by the consultant was followed by dividing attendees into three specific work groups. Each work group was provided with Township maps, land use issue notepads and markers to both write and illustrate Residential, Commercial, Industrial, Public Land, Open Space, Agricultural and any other land use issue within Columbia Township.
An interest in pursuing a more community-oriented environment was expressed, where Columbia Township would become more "neighborly" and a stronger spirit of community would evolve. The preservation of agricultural land and preserving the rural environment/atmosphere of Columbia Township was also promoted by the participants. Finding a means to protect the Township lakes from the impact of development, as well as overuse by boaters and visitors from other communities, was another concern expressed.
Residential Development Concerns |
Group One |
|
1. Concern of single-family homes around lakes only in RI areas 2. Current survey stake 3. Discrimination on housing; height, building 4. Mobile home parks on main thoroughfare and must go through variance procedure 5. Mobile home area – see map 6. 90 day permits should be changed to 30 days on camper until septic permit is applied for |
|
Group Two |
|
1. Mobile home developments – regulated 2. Blight – ordinances – enforced 3. Better zoning to protect property values and more attractive for better housing 4. Split size – increased minimum lot size - 3-5 acres 5. Increase minimum road front – 200’-300’ minimum |
|
Group Three |
|
1. Zoning/blight enforcement 2. Subdivision of lands need to be looked at having larger parcels Restrict subdivision to 1) developers, 2) mobile home parks, apartments/condos |
|
Commercial Development Concerns |
|
Group One |
|
1. Main thoroughfares 2. Gas stations should have public toilet or be available along CR 388 – 215 3. Street lights on “T” and commercial areas (need to be moved to better area) |
|
Group Two |
|
1. Phoenix Road from Grand Junction west zoned commercial (CR-388) 2. CR-215 from Grand Junction south to Bend 3. Spot zoned commercial – doesn’t go along with future zoning to be changed to appropriate zoning |
|
Group Three |
|
1. Zoning restrictions enforced (49th Auto Repair across from 14th Avenue) 2. Blight enforced 3. Improve/develop area around Township Hall i.e. concentrate – basketball court, pavilion, etc. 4. Grills made available to public 5. Maybe access from Kal-Haven Trail to Park |
|
Industrial Development Concerns |
Group One |
|
1. Main thoroughfares 388-215 |
|
Group Two |
|
1. See no need for an industrial zoned area |
|
Group Three |
|
1. Zoning restrictions enforced – do not want 2. Blight problem addressed/enforced |
|
Agricultural Concerns |
Group One |
|
1. Aerial spraying on lakes |
|
Group Two |
|
1. Tax incentives to keep farms intact 2. Zoning to protect farms from being split-up |
|
Group Three |
|
1. Zoning restrictions enforced – do not want 2. Blight enforced |
|
Public Land Concerns |
|
Group One |
|
1. Silver Lake = no acquisitions for new land 2. We want to know what areas are public lands – county, state, federal – all in Columbia Township |
|
Group Two |
|
1. |
|
Group Three |
|
1. Need to show Kal-Haven Trail on Township Map 2. North Lake Park – why?? Is it public or S/B discussed under next section – keep as wildlife preserve |
Open Space/Forested Land Concerns |
Group One |
|
1. Turkey population 2. No more accesses on lakes |
|
Group Two |
|
1. Public – donated to or buy acreage to set aside for |
|
Group Three |
|
1. Designate more lands for wildlife |
Transportation/Roadway Network Concerns |
Group One |
|
1. More and better signage at corners 2. 25 mph on roadway slow down to Breedsville 3. More signs – 45 mph |
|
Group Two |
|
1. Better ‘road side’ maintenance – that would look better instead of spraying or brush hogging large trees - leaving mess |
|
Group Three |
|
1. Maintenance on Silver Lake Road (gravel) between Beauty Ln to pavement (south). Gravel and water drains into lake 4. Railroad grade crossing bad after 1 year 5. Road (215) into Breedsville bad shape after 1 year 6. Keep roadside as natural 7. Eliminate spray for roadside cleanup – weeds – have mowing and cutting replace pesticides |
Environmental Issues/Concerns |
Group One |
|
1. Aerial spraying and lake spraying 2. Clean up of tree trimming – who is in charge |
|
Group Two |
|
1. Mining – controlled – protect roads – truck’s size 2. Blight controlled 3. Disposal of hazardous waste 4. Landfills restricted 5. Septic waste - controlled disposal - around lakes higher |
|
Group Three |
|
1. Crop dusting – spraying S/B more closely examined by DNR 2. People dumping garbage on roadway – any method to pickup 3. Recycle S/B addressed 4. Free dump day – more than once –result great 5. S/B – ľ times during summer |
|
Specific Land Use Concerns |
|
Group One |
|
1. Recycling center at dump site 2. New utility 3. Blight! |
|
Group Two |
|
|
|
Group Three |
|
1. Do not want a public access on Silver Lake because of parking, excess number of boats and jet skis and traffic on the lake |
|
Other Comments or Concerns |
Group One |
|
1. Web page for out-of-towners |
|
Group Two |
|
1. |
|
Group Three |
|
1. Blight, Blight, Blight! |
Vision Statement
A Vision Statement identifies the overall goal of the Master Plan by establishing Columbia Township's preferred future. While general in nature, the Vision Statement provides an essential foundation upon which Goals and Objectives can be established.
Columbia Township values its rural, agricultural environment. Therefore, it is the intent of this Master Plan to, wherever possible, preserve both Columbia Township's natural features and agricultural activities. The preservation of farmland, wetlands and open space will be the underlying community issues upon which future development and community planning decisions will be based, therefore ensuring a continued rural quality of life for Columbia Township residents into the future. Furthermore, the Township will strive to provide a quality living environment for all of its residents, supporting fair and equitable housing regulations, while not impeding upon the rights of its current and future residents. Underlying all land use planning actions, Columbia Township commits itself to promote community pride and upholding property values of its Township landowners.
Goals and Objectives
Goal #1
Columbia Township will work to preserve its rural character and open space.
Objectives
· Designate areas for residential and commercial development along currently "built-up" areas and along Phoenix Road and adjacent to the hamlets of Grand Junction and Breedsville. Tie these designated areas with regulations reducing conventional plat and land division development using land use management techniques that will promote better design and concentrated development (such as cluster development), to help aid in the preservation of farmland, wetlands, woodlands and open space.
· Identify areas for residential development in non-prime farmland areas and other valued rural open space areas.
· Preserve large parcels in areas of prime farmland.
· Encourage concentrated commercial development in Grand Junction to complement existing business activity and discourage scattered, sprawling strip development throughout the Township.
· Promote the establishment of conservation easements in appropriately identified areas whenever possible and financially feasible.
· Work with existing property owners and community developers to inform them of the value of preservation and enhancement of open space in site design and construction of residential, commercial and/or industrial developments.
Goal #2
Columbia Township will work to preserve the area's valued farmland.
Objectives
· Inventory existing farmland areas, both active and inactive, to promote as potential preservation/open space areas.
· Encourage farmers to participate in existing farmland preservation programs, especially programs that help retain large parcels of land for agricultural production.
· Identify and designate areas suitable for residential, commercial and industrial development where such development has already occurred.
· Utilize natural vegetation buffers separating active farmland from other activities on adjacent parcels.
Goal #3
Promote, develop and maintain a safe and efficient roadway network.
Objectives
· Work with the Van Buren County Road Commission to identify existing and growth related weaknesses on County-maintained facilities.
· Correct poorly marked intersections and blind spots in Columbia Township using appropriate signage ("Stop Ahead", "Cross Traffic does not Stop", etc.).
· Work with the Michigan Department of Transportation to identify existing and growth related weaknesses on State-maintained facilities.
· Develop specific regulations for private roads to ensure proper signage, as well as meet appropriate construction and maintenance standards.
· Work to provide better lighting at key Township intersections, identified by the Township Planning Commission and Township Board.
Goal #4
Columbia Township will continue to work with the State of Michigan's Bureau of Construction Codes to enforce what is required and/or applicable. Furthermore, Columbia Township will continue to seek out effective and cost-efficient means to enforce community zoning ordinances.
Objectives
· The Township will adequately enforce established building and zoning codes.
· The Township staff will work with property owners to encourage and enforce compliance with building and zoning codes.
· The Township will update the zoning ordinance to support the findings of the comprehensive plan.
· The Township will regularly review the existing ordinances to ensure they meet the community's needs.
Goal #5
Columbia Township will limit commercial and industrial development to concentrated, clustered locations to preserve an over-all rural, agricultural environment to live and work.
Objectives
· The Township will identify specific areas suitable for commercial and industrial development, especially adjacent to existing related development and utilizing existing infrastructure.
· The Township will encourage commercial development in planned, concentrated clusters. Commercial development will provide shared, small parking facilities with adjacent existing businesses whenever possible to minimize an urbanized, "asphalt jungle" community environment.
· The Township will identify and address the impact of commercial and industrial development upon its environment and overall rural character. The intent will be to ensure that the impact of commercial and industrial development will not be at the expense of Columbia Township's residents, environment and tax base.
Goal #6
Columbia Township will continue to work with existing agencies to provide adequate public services and community facilities.
Objectives
· Utilize, whenever possible, appropriate technological tools and training to improve the operational efficiency of Township operations.
· Continue cooperation/communication between Columbia Township and both the Van Buren County Sheriff's office and the Michigan State Police.
· Continue cooperation/communication between Columbia Township and participating fire departments and ambulance services.
· Promote better communications and exchange ideas with neighboring units of government.
Goal #7
Columbia Township will emphasize in its planning efforts the special, valued aspects of the Township's natural areas, including its many lakes, streams, rivers and woodlots throughout the Township.
Objectives
· Identify areas along Township lakes, streams, rivers and woodlots to set aside for future community use or preservation.
· Preserve surface water quality by establishing appropriate buffers and land uses near the Township's waterways.
· Seek community input for all land use and recreational planning and development.
Introduction
Upon designating an overall vision and specific community goals and objectives, a future land use plan and map can be developed to better implement and envision the before-mentioned Township vision, goals and objectives.
The intent of this section will be to review the effects of past land use trends common to rural communities and present proposed future land use in various land use categories.
Past Land Use Trends - An Overview
Before the future land use plan is presented, the effects of past land use trends common to rural communities will be reviewed.
Land use practices within Columbia Township are reflective of land use practices found in rural communities throughout Michigan and the United States. For example, with 14 lakes within its borders, Columbia Township has an abundance of flag lots. Flag lots are interior lots with either a narrow easement lane road access or no road frontage but having a guaranteed access via a permanent right-of-way across an adjoining parcel. Flag lots often cause difficulty due to an abundance of curb cuts along rural roadways (with high speeds and blind-spots that are often associated with such roadways), property use disputes between adjacent property owners, access issues for emergency service vehicles and non-conforming setback issues related to a community's zoning code.
The placement of homes fronting rural Columbia Township roads is another typical rural land use practice. Locating homes on sub-parceled agricultural or open space land fronting rural roadways is an inefficient method of residential development. This method depletes usable agricultural property, increases driveway/roadway traffic, and builds residential "walls" around agricultural property which impacts farm equipment ingress/egress. Furthermore, this form of residential development often leads to difficult residential vs. agricultural land use complaints, such as complaints concerning chemical use, organic smells, and noise of farm equipment. A proven solution to this form of residential development is the promotion of cluster development, which will be explained later in this section.
Columbia Township's Future Land Use Plan
The future land use plan for Columbia Township is tied to issues raised from community input as well as the vision statement and specific community goals and objectives as noted in Section 6. The underlying objective of the future land use plan will be to preserve the overall rural, agricultural and water resources of Columbia Township.
It is essential to note that any area designated on the future land use map for a specific land use DOES NOT guarantee such land use will actually occur in the future. Instead, the designation is a proposed future use to further advance the land use planning vision, goals and objectives of Columbia Township. Beyond applying specific public or nonprofit land use controls, or the outright purchase of land, Columbia Township is limited in dictating the future development of private property.
Agricultural Land Use
The proposed agricultural lands were selected based upon existing land practices and the desire to preserve large agricultural property and open space. Given this perspective, the preservation of large agricultural areas in Columbia Township is best accomplished by considering the application of specific zoning concepts when updating the Township's existing zoning code to this Comprehensive Land Use Plan. Zoning concepts to consider include:
Agricultural Buffer Zone: A buffer, or transition, zone created
between agricultural land and adjacent unrelated development (residential,
commercial, industrial). The buffer zone protects existing agricultural
operations from problems and complaints generated by neighboring residential,
commercial and/or industrial land uses.
Point/Numerical Zoning: Zoning which establishes objective standards in which a proposed lot must meet for development approval. The standards are defined by a point system, and the proposed lot must accumulate a minimum number of points for development to occur. Standards may include setback requirements, existing density of development considerations, availability of public utilities, police/fire protection, trip generation, etc.
Exclusive Farmland Zoning: Zoning in which on-farm residents are not allowed and properties may be split into larger parcels of at least 40 acres or more.
Quarter-Quarter Zoning: Allows for one non-farm residential dwelling for each 40 acres of land.
Sliding Scale Zoning: Better associates parcel size to development of residential units. The number of allowable non-farm residences increases as the size of the parent parcel increases. However, proportionally fewer dwellings are allowed the larger the parent parcel. For example, one dwelling may be allowed for the first 10 acres, another dwelling for the next 20 acres, a third dwelling for the next 30 acres.
Often, communities apply a combination of these zoning concepts to address the preservation of agricultural land. Regardless of the type implemented, effective zoning codes and administration can be a valuable instrument in Columbia Township's goal of preserving agricultural land, open space and the community's rural character, while ensuring landowner rights concerning resale value and development.
Residential Land Use
The development of residential land within Columbia Township will create many related issues in the future. For example, more residential property will require additional community services, such as fire and police. Also, additional residential property around lakes will further impact the introduction of chemicals, sewage and boater noise upon Township waterways. Most of all, additional residential development could further erode the areas overall rural environment, agricultural land and open space.
Table 7-1 presents population projections for Columbia Township over the next 20 years. The estimates presented use a methodology blending constant proportion, the Michigan Department of Management and Budget growth rate and insight/input from the Columbia Township Planning Commission. Clearly, population projections are not always accurate. However, they do provide some guidance on the potential future needs of Columbia Township.
TABLE 7-1 - POPULATION PROJECTION TRENDS TO YEAR 2020
|
|
1980 |
1990 |
2000 |
2010 |
2020 |
Change 2000-2020 |
% Change 2000-2020 |
|
Columbia Twp. |
2,248 |
2,552 |
2,714 |
2,885 |
3,056 |
342 |
12.6% |
|
Van Buren Co. |
66,814 |
70,060 |
76,263 |
82,440 |
88,617 |
12,354 |
16.2% |
SOURCE: Office of the State Demographer, Michigan Dept. of Management and Budget; U.S. Census, 2000; Gove Associates Inc, 2001
Viewing the projections presented in Table 7-1 it is estimated that 342 additional residents will reside in Columbia Township by 2020. The estimated 2020 population of 3,056 represents a 12.6 percent increase in Township residents from the year 2000.
Assuming an average household size of 2.5 persons per housing unit, the 342 new residents by 2020 will create a need for 137 additional housing units. Given the desirable environment and geographical location of Columbia Township, the addition of 137 housing units over a 20-year timeframe could be low. Therefore, this Plan will consider the measure of 137 units as a minimum numerical basis upon which to determine the location and type of residential housing. Furthermore, any identified areas on the Future Land Use map, especially regarding residential housing, will require sensitivity to the existing rural, agricultural environment of Columbia Township. Therefore, the Township has determined that consideration of more progressive, proactive residential land use development tools should be considered. Addressing the demand for future residential development requires;
1. Identification of the number and size of parcels required to accommodate expected growth.
2. Identification of appropriate parcel locations and general acreage to specifically accommodate expected growth.
Based upon community input, public discussion and review of existing land use practices within Columbia Township, residential development priorities were identified as follows:
1. Single-family housing around lakes should be at a low density.
2. Mobile home parks/manufactured housing should be located in designated development areas along main thoroughfares and be under strict site planning procedures.
3. Any development of residential housing should have a minimal impact upon existing farmland, open space and natural areas.
The average single-family residential lot size in Columbia Township is 1.67 acres (72,745 square feet), with residential lot sizes ranging from over 15 acres in rural areas to .07 acres (3,049 square feet) adjacent to lakes. Mobile home residential lot size on average is 1.48 acres (64,469 square feet), and have a range in lot sizes from over 10 acres to .11 acres (4,792 square feet).
Utilizing the before mentioned identified priorities and existing zoning ordinance regulations, and applying them to the proposed future land use map, indicates the following:
♦ Additional areas designated as Single-Family Residential will be provided on 374 acres in Sections 4, 5, 9, 20, 28, 29 and 33.
♦ Additional areas designated as Multiple-Family Residential will be provided on 44 acres in Sections 4 and 28.
♦ Additional areas designated as Mobile Home Residential will be provided on 55 acres in Sections 4 and 28.
In order to provide for reasonable options for developers and landowners who choose to engage in residential development, this Plan has allocated additional acreage in the Township exceeding the minimum amount required for such development. While there is no desire by Columbia Township to actually build upon all the designated areas over the next 20 years, the Township intends to provide a large and diversified selection of areas upon which future residential development can be located.
Clustered
housing development is a valuable residential planning tool, providing an
attractive alternative to traditional, sprawling, linear and land-consuming
"tract" residential development. Clustered development promotes the preservation
of large areas of open space while still providing the landowner financially
valuable developmental rights. Essentially, residential development is allowed
within a smaller area of the larger undeveloped or agricultural parcel.
Promoting higher density development is more cost-efficient for developers, land owners and taxpayers, and is more environmentally sensitive than rural large lot residential zoning, or traditional subdivision development, both of which allocate the entire parcel to private development and easements for streets and related infrastructure. In contrast, cluster developments allow the same number of housing units as a traditional subdivision by allowing a decreased lot size, the remaining undeveloped area of the parcel creates a permanent natural/open/ recreational/agricultural space, thereby preserving the overall rural character of the community.
The underlying principles when reviewing any future residential development in Columbia Township should be based upon identified impact criteria, as defined within the Vision Statement, Goals and Objectives found in Section 6. Specifically, criteria should include:
| Sustainability of residential development over time. |
| Develop residential housing adjacent to or in existing "built-up" areas and upon non-prime farmland areas, avoiding development upon larger farmland, wetlands and large open space areas. |
| Impact of residential development upon Columbia Township's infrastructure, tax base, rural environment and Township services. |
| Project affordability in relationship to the overall housing market for the area. |
| Feasibility of residential development: the relationship of the parcel designated for development to adjacent parcels current and future land use classifications. |
| Public input to the proposed residential development. |
| Project access to, and impact upon, existing primary roads. |
Future land use for residential development is explained in detail below:
Within the Single-Family Residential the Land Use Map identifies approximately 374 acres for future development, increasing the total land use area dedicated to Single-Family Residential from 4.6 percent in 2001 to 6.3 percent. These areas reflect an interest in preserving the Columbia's overall rural character by being located near the hamlets of Breedsville and Grand Junction, along major Township roadways. Specifically, new Future Land Use Single-Family Residential sites have been placed in Sections 4, 5 and 9 adjacent to Grand Junction, Sections 20, 28, 29 and 33 adjacent to Breedsville.
Multiple-Family Residential, only 7 total acres within the entire Township in 2001, will increase by 44 acres (or 0.2 percent of the total Columbia Township area). Multiple-Family Residential may reflect a variety of future residential development within Columbia Township. Apartments, duplex housing, senior citizen housing, homes with accessory, adjacent living quarters (so-called "Granny Flats") and types of clustered housing developments could be classified under Multiple-Family Residential. Within Columbia Township, Multiple-Family Residential sites have been added in Section 4 adjacent to Grand Junction and Section 28, immediately east of Breedsville.
Mobile Home Residential has been identified as a viable housing option. However, the location and development of Mobile/Manufactured housing is best done in a clustered, concentrated planning approach, to better facilitate the special development needs and impacts such residential housing places upon Columbia Township. Future Mobile Home Residential housing sites within Columbia Township have been identified in Section 10 near Grand Junction and Sections 28 and 29 adjacent to Breedsville, increasing Mobile Home Residential dedicated land by 55 acres.
Commercial/Retail Land Use
As of August, 2001, commercial land use in Columbia Township consisted of 29 designated acres. The 2020 Plan proposes an increase of 34 acres dedicated to Commercial/Retail Land Use, representing a 117 percent over 2001 commercial/retail land available. Commercial/retail land use will account for 0.3 percent of the total land area of Columbia Township by 2020, versus only 0.1 percent of the total Township land area in 2001. Specifically, new Commercial/Retail Land Use will be located in Sections 5, and the Section 20-21, CR 384/CR 215 intersection. Both areas will complement existing commercial/ retail land use, with Section 20-21, CR 284/CR 215 providing a logical, centralized area for Columbia Township residents to be served by future commercial/retail businesses.
Industrial Land Use
As of August, 2001, industrial land use in Columbia Township consisted of only 36 acres. An additional 73 acres are provided in the Township's future land use, representing an increase of 197 percent over 2001, but just 0.5 percent of the overall land use area of Columbia Township. The additional industrial land use area is located directly south of North American Blueberry's facility in Section 8, Grand Junction, to better address infrastructure needs associated with industrial development.
Agriculture, Open Space, Vacant Land Use
Agriculture, Open
Space, Vacant land use will decline by only 3.0 percent as proposed future land
use changes are implemented over the next 20 years. If implemented, this would
be a substantially lower decline in agricultural/open space acreage than what
occurred between 1992 and 1997 (the most recent Census agricultural land use
data). According to the 1997 Census of Agriculture, Van Buren County saw a
decline of 14.2 percent (or 29,421 acres) of farmland between 1992 and 1997, or
11.2 percent more agricultural land lost than what is proposed within the 2020
Columbia Township Comprehensive Land Use Plan.
Recreation and Conservation/Preserve Land Use
The Columbia Township future land use plans for Recreation Land Use will involve an increase of this important community land use by 12 acres, representing an increase of 150 percent over current land dedicated to recreational use. Conservation/Preservation Land Use will increase by 40 acres to a total of 286 acres, representing approximately 1.3 percent of the total Township land use by 2020. The 40 acres dedicated for Conservation/Preservation use is located in Section 32, in the southwestern corner of Breedsville. The area is mainly a wooded and floodplain area, and is adjacent to the Black River Nature Sanctuary, and would be a beneficial buffer between Breedsville and the valuable farmland immediately south of Breedsville.
Future Land Use Distribution
Table 7-2 presents the statistical breakdown concerning land uses associated with the accompanying Future Land Use Map.
TABLE 7-2 - PROPOSED FUTURE LAND USE DISTRIBUTION IN COLUMBIA TOWNSHIP
|
Land Use Type |
Land Use Distribution |
|
|
Acres |
Percentage |
|
|
Residential, Single Family |
1,385 |
6.3 |
|
Residential, Multiple Family |
51 |
0.2 |
|
Residential, Mobile Home |
372 |
1.7 |
|
Agriculture, Open Space, Vacant |
18,488 |
84.7 |
|
Commercial/Retail |
63 |
|