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Township Board Members Dale Bradford, Supervisor Mary Burgett, Clerk Danielle Nuismer, Treasurer Rosemary Hurley, Trustee George Harrington, Trustee Planning Commission Members John Lemmer, Chairman Jack Bowen, Secretary Rosemary Hurley, Board Representative Bob Seaman, Member Tom Fry, Member
2002 plan revised 2009
2002 text prepared by: Gove Associates Inc. 2009 amendments prepared by: Michigan Township Service Inc. - Allegan
Table of Contents
Section 1 Introduction The Planning Process 1 About the Columbia Township Master Plan . ..1 The Columbia Township Planning Commission 2 How to Use the Columbia Township Master Plan .2 Section 2 Community Description Columbia Township Existing Land Use 1 Vegetation/Woodlands ..1 Topography/Physiography .. .1 Water Resources .. ..2 Lakes .2 Black River Watershed .3 Floodplains .3 Wetlands ..4 Soils . .4 Agricultural Lands 4 Other Natural Resources 5 Native Vegetation .. ..6 Woodlands . ...6 Wildlife . ..7 Transportation .. 8 Climate .8 Historical Sites 9 Social Features ..9 Male and Female Distribution .11 Racial Distribution ..12 Household Distribution .13 Persons with Disabilities ...14 Employment ..15 Socio-Economic Characteristics ..17
Section 3 Community Facilities and Structures Introduction .1 Organizational Structure ..1 Standard Operation Procedures/Staff Description ..1 Fire and Police Protection 1 Township Maintenance Staff ..1 Township Operating Budget 1 Organizational Structure .. 2 Relationship with Other Agencies ..2 Schools ..3 Parks and Recreation .3 Libraries .3 Medical Services ..3 Utilities 4 Section 4 Existing Land Use Introduction .1 Land Use Classifications ..1 Residential .1 Agricultural/Open Space/Vacant .. .1 Conservation/Preserve Area .. .2 Trends and Analysis ...2 Commercial/Retail and Service .. 4 Industrial/Manufacturing 4 Public .. 4 Quasi-Public ..4 Recreation ..4 Section 5 Community Input Introduction .. . .1 Columbia Township Community Survey Overview . .. ..2 Columbia Township Questionnaire Results . ..2 Summary of Columbia Township Questionnaire Findings ....2 Community Visioning Session .. .. 7 Summary of the 2009 Farmland Preservation Information Session.13
Section 6 Vision Statement Vision Statement 1 Goals and Objectives 2 Section 7 Future Land Use Introduction 1 Past Land Use Trends An Overview .1 Columbia Townships Future Land Use Plan 1 Agricultural Land Use ..2 Residential Land Use . ...4 Commercial/Retail Land Use . .8 Mixed Use 8 Industrial Land Use . ..8 Agriculture, Open Space, Vacant Land Use . . .9 Recreation and Conservation/Preservation Land Use .9 Future Land Use Distribution .. ...9 Section 8 Implementation Introduction .. ...1 Partnership in Implementation .. .1 Implementation Schedule .. ..4 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 originally prepared in 2001 with the assistance
of many individuals and groups throughout the Township. The Columbia Township
Planning 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. In 2008, the
Planning Commission determined that, in order to take advantage of new
information developed for the Black While using the Columbia Township Comprehensive Land Use Plan, the following points should be kept in mind; 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, unless the Township Board exercises its option, by resolution, to retain final approval under the Michigan Planning Enabling Act, adopted in 2007. 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 thoughout the Comprehensive Land Use Plan, a description of Columbia Townships Existing Land Use is prominently covered in Section 4. Columbia Townships 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 Townships 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 Townships Vision to Reality. It is up to each Columbia Township resident and any participant in Columbia Townships 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 is an important resource in Columbia Township. Water resources are abundant, with numerous lakes and streams within Columbia Township providing recreational and irrigation opportunities for the area. There are over 1,000 acres of lakes and over 20 miles of rivers and streams within the Township. LAKES The lakes in Columbia Township are what draw many people. Lakes are valuable for the array of recreational, agricultural and economic opportunities that they offer. Lakes provide a community with extensive opportunities for recreation in every season. People visit lakes for numerous reasons but one reason that will keep them coming back is a clean, healthy lake. Columbia Township has over 1,000 acres of lakes that contribute to the unique quality of life in the Township. This abundance of fresh water is valued highly for its contribution to the unique ecological, recreational and agricultural value that these lakes present. Lakes in Columbia Township include: LAKE NAMES ACRES Rivers in Columbia Town ship include the southern branch of the Black River, Melvin Creek and the Great Bear Lake Creek/Drain BLACK RIVER WATERSHED The Black River watershed encompasses approximately 183,490 acres in Allegan and Van Buren counties; through its rivers, lakes, streams and wetlands. Of the total watershed, 56.2% lies in Van Buren County and Columbia Township has over 1,000 acres of lakes and streams connected to the Black River Watershed. The abundance of water resources within the Township provides residents and visitors alike a vast array of water related activities that they can enjoy throughout the seasons. The importance of this resource to the community means that careful attention must be paid to its protection and conservation. The Black River Watershed Plan was completed by the Van Buren Conservation District through a Section 319 grant from the United States Environmental Protection Agency and administered by the Michigan Department of Environmental Quality. That plan focused specifically on nonpoint source pollution can be delivered by indirect means such as runoff from farms and residential lawns, paved roads and parking lots, and redevelopment or new construction areas. This type of pollution poses serious threats to water quality and the function of the Black River Watershed. FLOODPLAINS In September 2008, the Federal Emergency Management Agency (FEMA) published preliminary Flood Insurance Rate Maps (FIRMs) for Van Buren County. For the first time these maps delineated flood plains in Columbia Township. Those floodplains were mainly located along the Black River, however, several inland lakes were also included. The final maps are due to be adopted in 2009. A floodplain is defined as a land area that has a 1% chance of flooding each year. Not all of these streams are shown on the Flood Insurance Rate Maps.
WETLANDS Wetland areas, as defined by the National Wetlands Inventory, are defined as "land characterized by the presence of water at a frequency and duration sufficient to support, and that under normal circumstances does support, wetland vegetation or aquatic life and is commonly referred to as a bog, swamp, or marsh". Wetlands 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. Agricultural Lands Agriculture, Open Space, and Vacant lands make up approximately 84% of the land use within Columbia Township. Farming creates jobs, provides a product for sale, and provides vast areas of open space and scenic corridors. Farmland also provides substantial environmental benefits, including floodplain protection, groundwater recharge, and wildlife habitat. In addition, the tradition of family owned farms has been passed down from generation to generation; supporting a strong social structure focused on community and family. Based upon agricultural statistics for Van Buren County, agriculture will continue to be a prominent economic force. However, since at least 1992 there has been a loss of farmland county-wide, as well as fluctuations in the number of active farms in the value of agricultural products.
Table 2-1 Van Buren County Farmland and Agricultural Statistics 1987-2002
Source: 1987, 1992, 1997, 2002 U.S. Census of Agriculture
Other Natural Resources There are features in any community that any resident would readily recognize as important to the character of the area and to their personal quality of life. These features are often the ones that residents will use to identify or connect themselves with a community. Some of these features may be cultural, such as a rural village business district, centennial farms, or similar man-made features. Other features used to connect a community to its residents will be natural; lakes, woods, wildlife, views, and other similar features. How these elements are included in the fabric of Columbia Township have a profound influence on the communitys value. NATIVE VEGETATION Native vegetation refers to the plant life that exists as a natural part of the landscape. It is increasingly recommended that native plants (vegetation that grows naturally in climate zone II and more specifically within 40 miles of Lake Michigan) be used because of their performance, site enhancement, and life cycle cost-benefits. Native plants typically cost more initially (depending on local availability); however, they are most cost-effective in the long run because they require less water and fertilizer, and are more resistant to local pests diseases than managing storm water runoff. Native plants provide habitat for birds, butterflies and other wildlife, help to buffer noise, filter air pollution and provide us with beautiful scenery. WOODLANDS Woodlands act as a type of buffer and moderator of flooding, erosion, and noise and air pollution. Woodlands are important to the townships quality of life. Much of the woodlands within Columbia Township are either in small parcels, usually left from agricultural clearing, or large areas where farms have not been established and where intensive development has not yet occurred. Various species of hardwoods exist, including Ash, Beech, Oak, Hickory, Maple, and Walnut. These hardwoods are mainly second growth, and found poorly drained mineral soils that were not suited for agricultural needs. Roadside rows of Sugar Maple are often found near old farmsteads. These "sugar-bushes" are an important feature left over from the settlement period of Columbia Township. There are also stands of pine, on sandy soils and Cedar or Tamarack in wetlands. These may be second growth but the evergreens may be isolated reminders from virgin pre-settlement forests. Aesthetically pleasing roadways with natural vegetation tend to be more popular than roads with little vegetation or highway clutter. Trees within the public domain should be managed for their aesthetics and for the critical role that they play in air quality mitigation through the filtering of air and noise pollution. Mature roadside trees are sometimes considered hazardous, but they are always seen as attractive and valuable and should be managed and maintained as part of the community identity. To the extent possible, roadside improvements should respect and maintain these important landmarks. 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 lower Michigan, the diversity of species include frogs, toads, rabbits, white-tailed deer, squirrels, fox, bats, turtles, snakes, ducks, pheasants, turkey and a variety of waterfowl species. The presence of an array of wildlife means that protection of their habitat is necessary to ensure their survival. Michigans wildlife is one of the most precious resources. Surveys consistently show that residents value wildlife as part of their quality of life. In addition, wildlife is valued throughout Michigan for the contribution it makes to tourism, recreation, hunting, and fishing. As a result, there is an increasing appreciation of the role that wildlife contributes to the economy and quality of life of Michigan residents. As with other natural features, it is important to remember that wildlife does not respect jurisdictional boundaries. As a result, it is important to coordinate activities with other local governments on the basis of biological or ecological boundaries rather than on purely political ones. In rural areas, there are significant opportunities for wildlife management, simply because of already existing, abundant wildlife habitat. This makes planning for wildlife habitat protection possible, by identifying areas of high wildlife value and encouraging development elsewhere. Even with the development of scattered rural areas, large open spaces still may be found throughout the Township. This means that there is ample opportunity for movement of wildlife among habitat locations. It will require strong coordination of local governments and private landowners to ensure that wildlife considerations are included in the review of development plans.
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. 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. Table 2-2 identifies climate information for the Columbia Township area, as reported from the National Weather Service station in South Haven, Michigan.
TABLE 2-2 TEMPERATURE AND PRECIPITATION DATA FOR COLUMBIA TOWNSHIP AREA
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 2-3 shows the historical population of the Township and County between 1960 and 2000. According to Table 2-3, 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 2-3 - HISTORIC POPULATION TRENDS 1960 - 2000
SOURCE: Southwestern Michigan Commission, 1998 Extract; U.S. Census, 2001
Table 2-4 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 2-4 - POPULATION PROJECTION TRENDS TO YEAR 2020
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 2-5 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 2-5 - AGE DISTRIBUTION 2000
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 2-6 shows that Columbia Township has proportionally slightly more males (50.7%) than that of Van Buren County and the State of Michigan.
Racial Distribution According to Table 2-7 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 2-7 - RACIAL DISTRIBUTION 2000
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 2-8, 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 2-8 - HOUSEHOLD DISTRIBUTION 2000
SOURCE: U.S. Census, 2000
Persons with Disabilities Table 2-9 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 2-9 - PHYSICAL DISABILITIES - 2000
SOURCE: U.S. Census; Gove Associates Inc. 2001 Employment Table 2-10 identifies employment trends in Columbia Township, Van Buren County and Michigan for comparison years 1997 through May, 2001. TABLE 2-10 - LABOR FORCE EMPLOYMENT/UNEMPLOYMENT
SOURCE: Michigan Department of Career Development, 2001; Gove Associates Inc., 2001 According to Table 2-10, 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 2-11 - EMPLOYMENT DISTRIBUTION 2000
SOURCE: U.S. Census SF3, 2000; MTS-Allegan, 2008 Socio-Economic Characteristics According to Table 2-12, 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 18.0%) than either Van Buren County (at 11.1%) and the State of Michigan (at 13.2%). TABLE 2-12 - SOCIO-ECONOMIC CHARACTERISTICS FOR 2001
SOURCE: 2000 U.S. Census;2005 American Community Survey; MTS, 2008 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.
Introduction To properly address the needs and desires of Columbia Townships 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 Townships 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 a.m. and Noon Monday through Saturday. The Township Supervisor manages the over-all administration of Columbia Townships 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 (2001), 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 the typical Township fiscal year. Columbia Township Operating Budget for Fiscal Year 2000-2002
Organizational Structure Columbia Township Residents
Township Board
Planning Commission Volunteers Contractual
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 was approximately 3,100 students in the 1998-1999 school year. The estimated Pupil-to-Teacher ratio for the two school districts was 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 ponds 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 northeast quadrant of Section 13 to the southwest quadrant of Section 6. The cities of Bangor, South Haven and Gobles have additional parks, as does the village of Bloomingdale. The Van Buren State Park is approximately 20 miles 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. a new emergency services barn was built at the intersection of C.R. 384 and 52nd Street, 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. 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: Agricultural/Open Space/Vacant This category includes areas used for the production of crops, orchards, or the raising of livestock. This open space and forest areas, as well as wetlands and lakes, are also part of Columbia Townships rich natural land inventory. Agriculture, open space and vacant land account 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 like Cluster Development should be the 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. 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
Category also includes open space and forest land, as well as abandoned agricultural fields and flood plains. Lands in this category consist of both suitable and unsuitable areas for development. Clearly there are some resources which, if lost, would significantly detract from the environment and the community as a whole. Natural features such as native vegetation, woodlands, wildlife habitat and wildlife corridors add to the natural features that lure people to Columbia Township. Removing these natural features will not only alter the landscape of the community but it can also lead to water quality issues such as increased runoff, erosion and flooding. Development in these areas should be discouraged. 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: The following provides a review of both the community-wide survey and public visioning session, the Black River Watershed stakeholder concerns and the farmland information session, as well as comments from a re-zoning hearing in 2009: 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. 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: Question 21 asked where more traffic lights or stop signs are needed: Question 22 listed current conditions, which Columbia Township residents may look at as problem. Responses were as follows: Question 23 asked what are the most important items that should be dealt with in Columbia Township. Responses of 10% or higher included: 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?: Question 26 was a broader inquiry, asking if there are conditions at a particular location in the Township those surveyed feel should be improved. Question 27 asked what population target should the Township be prepared to accommodate by the year 2020. 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.
Black River Watershed Stakeholder Concerns The watershed-wide stakeholder and public participation meetings held in 2004-2005 identified the following desired uses for the Black River Watershed: Maintain and protect wildlife habitat, specifically Great Blue Heron population near Breedsville Increase awareness and stewardship ethic in the watershed It must be kept in mind that these sessions involved public participation from all fourteen townships, cities and villages within the three branches of the Black River. The following table lists the stakeholder concerns identified through a series of watershed-wide public meetings, interviews and other forms of public participation.
Summary of the 2009 Farmland Preservation Information Session In December 2008, the Township mailed about 240 postcard surveys to all property owners with more than 20 acres of land in the Township. The postcard asked if the property owner would be interested in farmland preservation. There were 51 cards returned in response (39%). Of those, the majority expressed an interest in farmland preservation. The Township Planning Commission invited all respondents to a public meeting on March 16, 2009, to determine the amount and degree of interest in the countys farmland preservation program. About 12 persons attended with and taking an active part in the discussion. All but one of the participants expressed interest in the county program but no one was ready to apply at this point in time. The consensus was that the opportunity should be made available for anyone who might want to apply in the future.
Grand Junction Area Commercial Re-Zoning Hearing June 2009. Residential property owners within the existing Grand Junction residential zones acknowledged that there is a need for rezoning to commercial but objected to blanket rezoning. The primary issue centered around problems experienced with the sale of residential use property that has been zoned commercial. Even though the non-conforming use sections of the zoning text are very liberal as to the reconstruction of non-conforming use structures lending institutions have become very reluctant to grant loans in such situations. The result is a lowering of property values due to a perception of uncertainty and/or increased regulation.
C:\My Documents\Columbia master plan\Sec. 5- Community Input-Plan 4 20-09.doc Updated: June 2009 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. Goals and Objectives Goal #1 Columbia Township will work to preserve its rural character and open space. Objectives Goal #2 Columbia Township will work to preserve the area's valued farmland. Objectives Goal #3 Promote, develop and maintain a safe and efficient roadway network. Objectives 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 Goal #5 Columbia Township will encourage commercial and industrial development to concentrate, in clustered locations to preserve an over-all rural, agricultural environment to live and work. Objectives Goal #6 Columbia Township will continue to work with existing agencies to provide adequate public services and community facilities. Objectives 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 Goal #8 In order to preserve the historic character of the Grand Junction community, Columbia Township will provide for mixed uses commercial/residential and industrial/commercial in the village. Objectives C:\My Documents\Columbia master plan\Sec. 6- Goals and Objectives-Plan 4 20 09.doc Updated: June 2009
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 influencing 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: 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. There are a number of non-zoning strategies for farmland preservation. These include: As a matter of policy Columbia Township has chosen not to utilize exclusive agricultural zoning, large-lot zoning, or a township PDR and/or TDR program. The Township supports applications for P.A. 116 agreements, and in the Columbia Township Zoning Ordinance Article IV General Provisions, Section 4.14 Planned Unit Development, could provide for conservation easements, plat dedications, deed restrictions, or covenants to preserved open space. These tools could be provided for in order to encourage preservation of both farmland and land in an undeveloped state by providing development incentives to land owners/ developers. Other incentives that these tools could allow for include bonus divisions and bonus lot sizes. The main benefit to the developer would be to allow possibly higher density. Additional bonuses could include zero lot line setbacks or reductions in dimensional or infrastructure requirements. The Township will allow participation in the Van Buren County Farmland Preservation program provided that the property owner meets or exceeds all of the Countys requirements and the property is in conformance with the Columbia Township Master Plan. Part of the Countys requirement includes support from the Township. The Township has determined that in order to support applications to the Van Buren County Farmland Preservation program the applicants property must: In determining eligibility for the County Farmland Preservation Program, the scoring of all applications and scoring criteria are established by the County without involvement by the Township. 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
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; growth. 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. 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: 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, landowners 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: 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. The Township will allow home-based businesses as a special use within Ό mile of C.R. 388, 384 and 215. The intent is to provide for start-up entrepreneurship and to allow the market to determine appropriate locations for neighborhood business districts to develop while at the same time protecting residential uses in the vicinity. 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 developments 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. In 2009, the 2020 Plan was amended to propose an increase of 215 acres providing for Commercial/Retail Land Use, representing a 162 percent increase over 2001 commercial/retail land available. Commercial/retail land use will account for 1.2 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 4, 5, and 6 along and 300 feet either side of CR 388 and in Section 20-21, at the 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. To the west of Grand Junction, commercial re-zoning will start at the CR 681 intersection. Re-zoning to commercial along this stretch of roadway should be adjacent to and expand upon existing commercial zoning spreading out from the two existing starting points (Grand Junction and the CR 681 intersection with CR 388). Non-sequential or "Leap-frog" commercial re-zoning should not be allowed in this area in order to promote the integrity of the commercial uses and avoid isolated commercial uses that fail to promote local business. Mixed Use Within the Grand Junction area, the zoning ordinance will provide for attached residential uses. That is, new dwelling units will be allowed above and attached to the rear of commercial uses within the same structure. Existing dwellings will be allowed to continue as permitted uses and may be altered to include commercial uses. These provisions are included both to encourage walkable communities and ease the costs of start-up small-scale commercial businesses. In order to avoid adverse effects upon existing residential owners rezoned to commercial, non-sequential rezoning, commonly termed "leap-frogging" will be permitted as a matter of policy within the Grand Junction Mixed Use planning area. 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
SOURCE: Gove Associates, Inc. 2001; SWMC, 2008; MTS-Allegan, 2009 In this plan are discussions of sensitive and valuable land and resources in Columbia Township, including prime agricultural soils, wetlands, surface water, wood lots and potential areas of contamination. Maps illustrating these areas are included. These are intended to form a basis for discussion and decisions regarding the suitability of land for particular uses and the designation of lands best left open as open space.
C:\My Documents\Columbia master plan\Sec. 7-Future Land Use-plan 4 20 09.doc updated: June 2009 Implementation The greatest challenge for Columbia Township will be the implementation of the Comprehensive Land Use Plan. Maps, tables and text regarding both existing and proposed future land use within Columbia Township have been presented, but such information is irrelevant without ACTION. Community cooperation and commitment to the Comprehensive Land Use Plan's Vision Statement, Goals and Objectives are vital ingredients to truly creating a successful, vibrant and rewarding future within Columbia Township. This section will highlight the implementation steps that Township citizens, leaders, business owners and interested community groups can take to support the identified Goals and Objectives of the Columbia Township Comprehensive Land Use Plan. Specifically, the Implementation section will present specific programs, tools and actions that can help the Township move towards a sustainable rural, agricultural community in the years to come. Partners in Implementation A partnership of people and institutions provide the essential fuel to propel any land use strategy forward. Cooperation between individuals, organizations and governmental agencies are in the best interest of Columbia Township as it strives to preserve and enhance its rural character, natural environment and agricultural heritage. Support an open, but civil dialog regarding land use planning. Welcome individual residents concerns, but also seek Township resident solutions when any issue of concern is raised. Strive to weigh individual and community interest equally when molding solutions to Township land use issues. Local Government, Policymakers and Intergovernmental Cooperation: State and Federal Governmental Cooperation: Financial Institutions: Developers and Builders: Advocacy and Service Organizations: Implementation Schedule The implementation schedule ties the Objectives of each of the Goals with the participants responsible for completing the actions. While the schedule is not comprehensive, it does highlight primary actions needed to accomplish the Plan's overall Goals. It is the responsibility of the Township to ensure Objectives are completed and Goals are met regarding this Comprehensive Land Use Plan. The implementation schedule lists participants that include local and state agencies or groups. Often, an action will require several participants in order to accomplish many tasks. The timing of implementation actions is broken down into three categories: Short-range/On-going Actions (one to three years), Medium-range Actions (three to 10 years) or Long-range Actions (10 years or more). Actions often take a considerable length of time to complete, so the schedule may identify two or more time periods for certain Actions. It also identifies timing and potential funding sources for each action. COLUMBIA TOWNSHIP IMPLEMENTATION SCHEDULE: Growth Management
Land Use
Housing
Economy
Public Facilities/Utilities/Services
Transportation
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