GRANT TOWNSHIP MASTER PLAN · GRANT TOWNSHIP MASTER PLAN Prepared By The GRANT TOWNSHIP PLANNING...

GRANT TOWNSHIP

MASTER PLAN

DRAFT February 27, 1998

GRANT TOWNSHIP IOSCO COUNTY, MICHIGAN

GRANT TOWNSHIP

MASTER PLAN

Prepared By The GRANT TOWNSHIP

PLANNING COMMISSION

With The Assistance Of Mark A. Eidelson, AICP

LANDPLAN Inc.

GRANT TOWNSHIP IOSCO COUNTY, MICHIGAN

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TABLE OF CONTENTS

Chapter One: OVERViEW! 5Introduction! 5What is the Grant Township Master Plan! 5Importance and Application of the Master Plan! 6How the Plan Was Prepared ! 8

Chapter Two: PLANNING ISSUES and GOALS/OBJECTiVES ! 9Introduction ! 9Grant Township Overview! 9Planning Issues and Goals/Objectives! 11

Chapter Three: FUTURE LAND USE STRATEGY! 20Introduction! 20Overview of the Future Land Use Strategy! 20Individual Components of the Future Land Use Strategy! 21Special Land Uses! 27

Chapter Four: PUBLIC SERVICES STRATEGY! 29Introduction! 29Individual Public Service Components! 29

Appendix A: NATURAL FEATURES ! 36Geology and Topography ! 36Drainage and Water Courses! 37Groundwater! 38Vegetation! 38Soils! ! 39Environmentally Impacted Sites! 40

Appendix B: CULTURAL FEATURES! 41Regional and Historic Perspective! 41Transportation Network! 42Land Use and Development! 44Lot Splits! 46Community Facilities and Services! 46

Appendix C: DEMOGRAPHIC FEATURES! 48Population Growth Trends and Projections! 48Socio-Economic Characteristics! 50

Appendix D: INVENTORY MAPS! 55

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FIGURES FIGURE 4-1: Future Land Use Map! 28

FIGURE C-1: Grant Township Population Growth! 48

The following inventory maps are contained in Appendix D FIGURE A-1: Principal Drainage CoursesFIGURE A-2: WetlandsFIGURE A-3: Non-Wetland WoodlandsFIGURE A-4: Soil Limitations on Non-Federal LandsFIGURE B-1: Regional LocationFIGURE B-2: RoadsFIGURE B-3: General Land Use

TABLES

! ! ! !! PageTABLE A-1: Principal Lakes of Grant Township ! 37TABLE C-1: Population Trends & Growth Rates! 49TABLE C-2: Population Projections! 50TABLE C-3: Race, 1990! 51TABLE C-4: Household Type, 1990! 51TABLE C-5: Age, 1990! 52TABLE C-6: Place of, and Distance to Work, 1990! 52TABLE C-7: Employment by Industry, 1990! 53TABLE C-8: Income, 1989! 53TABLE C-9: Education Attainment, 1990! 54

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Chapter OneOVERVIEW

Introduction

This Chapter provides an overview of the Master Plan, its role and importance, how it should be used, and the process followed in its preparation. It presents the framework for what follows by defining what the Master Plan is and what it is intended to accomplish. Understanding the fundamentals of the Grant Township Master Plan will enable the residents and officials of the Township to appreciate the role it plays in assuring the future welfare5 of the Township, its residents and its resources. Embracing this Plan as a vital tool in preserving and enhancing the public health, safety, and welfare of the Township is essential if this Plan is to be effective.

What is the Grant Township Master Plan? Purpose Just as individuals and families plan for their future well being, so must municipalities. Just as individuals may open savings accounts in order to purchase new farm equipment five years in the future, or develop plans for a larger home for a growing family, municipalities must look to the future and take specific actions to address the current and future needs of the community. Such actions may involve improvements to the roadway network, improvements to the level of emergency services, and the pursuit of new local employment opportunities.

The Grant Township Master Plan is a policy document which identifies how growth within the Township, and associated land development and public services, should be guided to best as≠sure the future welfare of the community. The Master Plan can generally be described by the following key words and phrases:

FUTURE ORIENTED: The plan concerns itself with long-range planning to guide and manage future growth and land use. The plan is not only a picture of the community today, but a guide to how the community should evolve over the next ten to twenty years in response to growth and community aspirations.

GENERAL: The plan establishes broad principles and policies to address future growth, land use, and public services.

COMPREHENSIVE: The Plan is comprehensive in that it addresses all principal types of land use and the practical geographic boundaries of each.

A PLAN: The Plan is a specific tangible document which consists of both text and maps, a key portion of which presents and illustrates the Township's policies regarding its planned future land use pattern and delivery of public services.

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DYNAMIC: The Plan is intended to be continually evolving in light of the aspirations of local residents, changing conditions in the Township, and new strategies to manage growth, land use, and public services.

The Grant Township Master Plan was prepared by the Grant Township Planning Commission, under the authority of the Michigan Township Planning Act, P.A. 168 of 1959. The Act provides for the development of plans by a Planning Commission for the purposes of, in part:

" ... to promote public health, safety, and general welfare; to encourage the use of resources in accordance with their character and adaptability; to avoid the overcrowding of land by buildings or people; to lessen congestion on public roads and streets ... and to consider the character of each Township and its suitability for particular uses judged in terms of such factors as the trend in land and population development. "

This Master Plan is not a regulatory document, but a ''policy plan" to be implemented through regulatory tools. For example, though the Master Plan is not a zoning ordinance, the Master Plan's recommendations and policies will serve as a basis for updating the current Grant Town≠ship Zoning Ordinance. In fact, the Michigan Township Rural Zoning Act which provides Grant Township with the statutory authority to adopt zoning regulations, stipulates that a municipality's zoning ordinance "shall be based upon a plan. .. " This Master Plan has been prepared, in part, to meet this statutory requirement and maintain a strong legal foundation for the Township's zoning regulations.

Elements of the Master Plan The Grant Township Master Plan consists of four key components: 1) ! An overview of the Township as it exists today, important planning considerations, and associated goals and objectives (Chapter Two). 2) ! The planned future land use pattern for the Township (Chapter Three). 3) ! The planned future delivery of public services in the Township (Chapter Four). 4) ! Background studies that provide a review of conditions and trends in the Township (Appendix).

Importance and Application of the Master Plan

The importance and application of the Grant Township Master Plan are reflected in both the long term interests of the Township and the day-to-day administration of the Township's planning and zoning program.

Long Term Interests There are a number of interests shared by residents and officials of Grant Township today that can be expected to continue for years to come and be similarly shared by new future residents and Township officials. Some of these key interests include:

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- Minimizing increased tax burdens. - Protecting open spaces, natural resources, and rural character. - Assuring appropriate land use and adequate services to protect the public health, safety, and welfare of Township residents and visitors.

The Grant Township Master Plan supports these long term interests by providing a future-oriented strategy which aggressively seeks to protect them. Intensive development without adequate public services to meet the demands of such development, as well as development which places excess demands upon the Township's natural resources (on-site sewage disposal, potable water quality, etc.) can lead the Township into a future of tremendous social and environmental risks. These risks will seriously threaten the public's health, safety, and welfare. Chapters Three and Four establish specific future land use and public services strategies to secure these and other long term interests.

Day-To-Day Administration The Grant Township Master Plan plays an equally important role in the day-to-day planning and zoning efforts of the Township:

- Advisory Policies: The Plan is an official advisory policy statement which should be readily shared with existing and prospective landowners and developers to inform them of the long term intentions of the Township regarding land use and public services. These actions will encourage development proposals more closely integrated with the policies of the Plan. - Regulatory Programs: The Plan establishes a practical basis for the Township to revise, update, or otherwise prepare regulatory programs intended to assure that the policies of the Plan are implemented, including zoning and land division regulations. - Review of Rezoning Requests: Chapter Two includes Township goal and objective statements that should be reviewed as part of the evaluation of zoning requests. Equally important, Chapters Four and Five provide policies regarding the planned future land use pattern and public services in the Township. These Chapters also provide valuable reference points upon which such rezoning requests should be evaluated. - Public Services Improvements: The cost-effective use of Grant Township's tax dollars requires the identification of a planned future land use pattern in order to pinpoint future population centers in the Township and areas planned for commercial and/or industrial growth. While some areas in the Township may require future improvements to public services and infrastructure, such as roads and fire protection, population centers and commercial and industrial areas typically require higher levels of public services. This Plan provides the Township with the ability to plan ahead and better pinpoint areas of future need, rather than always playing "catch-up" while the Township's health, safety, and welfare may be at risk. Chapters Three and Five are invaluable in this regard.

- Intergovernmental Coordination: This Plan provides the basis for Grant Township to communicate effectively with its neighbors regarding both the impact of neighboring planning and zoning issues and opportunities for mutual gain through coordinated efforts in the areas of land use and public services.

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How the Plan Was Prepared

During the early 1990's, the Grant Township Board grew increasingly concerned about the proper management of future growth and development in the Township, and the ability of its zoning regulations to assure the type of future Township character that its residents supported. In order to focus greater efforts in the area of long term community planning, the Township Board initiated the transfer of the powers and duties of the Grant Township Zoning Board to a Planning Commission, pursuant to the Michigan Township Planning Act, P.A. 168 of 1959, and the subsequent preparation of a Master Plan by the newly established Planning Commission. The Grant Township Planning Commission was formerly established in 1996. The Township sought the expertise and experience of a professional planner to assist them in the establishment of the Planning Commission and the preparation of the Master Plan document. A strategy with multiple tasks was developed to guide the Plan's preparation and the tasks followed a purposeful sequential process which took approximately two years. The Planning Commission's initial efforts were directed at establishing a data base about the Township for use during the planning process. This involved a review of physical and cultural conditions in the Township including soils, topography, road network, existing land use patterns, public services, and demographic characteristics. In the fall of 1996, the Planning Commission held a Town Meeting to establish an understanding of the local residents' desires and aspirations for the Township. The Planning Commission then directed its efforts at the development of goals and objectives statements upon which more specific land use and public services policies could be founded. Several alternative future land use patterns were then developed based upon the data collected to date, and the goal and objective statements. These alternatives were presented at another Town Meeting in the summer of 1997 to solicit additional public input. Based upon the selected alternative, the Planning Commission assembled a complete draft of the Plan suitable for presentation to the residents of the community. The Planning Commission held a public hearing on the draft Plan in April of 1997 and, based upon the comments expressed at the public hearing and the comments of the Planning Commission and Township Board, the draft Plan was finalized and adopted in _____ of 1998.

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Chapter TwoPlanning Issues

& Goals/Objectives

Introduction

A fundamental purpose of this Plan is to establish a basis for future land use and public services in the Township. Prior to the preparation of this Plan, Grant Township adopted the position that it wanted to be actively involved in guiding and shaping future growth and development in the community and not allow the community to evolve merely by chance. To effectively plan for the Township's well being with regard to future land use and public services, it is necessary to identify important planning issues facing the Township and clarify the long term goals and objectives of the Township.

The purpose of this Chapter is to present important planning issues facing the Township and re≠lated goals and objectives. This discussion is preceded by a brief overview of the Township to place the planning issues and goals/objectives in their proper perspective. A more detailed discussion of existing conditions in the Township can be found in the Appendix.

Grant Township Overview

Grant Township is a quiet rural community located in the south central region of losco County, ten miles west of the shores of Lake Huron near the entrance of the Saginaw Bay. Established in 1867, the Township has grown from 329 persons in 1920 to an estimated 1,299 persons in 1994. The Township experiences a considerable population shift during the year as many individuals re≠side in the Township during the warmer months only.

All Population Statistics

Regional access to and from Grant Township is provided principally by Michigan highways M-55 and M-65. M-55 cuts across the southern third of the Township and M-65 travels within two miles of the Township's western border, intersecting with M-55. Regional access is further bolstered by U.S.-23 which intersects with M-55 in Tawas and M-65 in the Saginaw Bay area, and by Interstate 75 which provides access to M-55 in West Branch. M-55 and Sand Lake Road are the backbones of the Township's local roadway network. Sand Lake Road intersects with M-55 in the southern half of the Township and provides north-south movement through the Township from the Township's southern boundary to Sand Lake. Except for the heavier traveled roads in the Township such as M-55, Sand Lake Road, Vaughn Road, Indian Lake Road, and Old State Road, nearly all of the roads are of a dirt and/or gravel surface.

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Grant Township's overall land use pattern reflects a comparatively low level of development and substantial areas of open spaces and abundant natural resources. The vast majority of the Township is characterized by woodlands, wetlands, open fields, and agricultural crop land. Crop farming accounts for approximately three quarters of the 3,500 acres of land in Grant Township used for agricultural activities. The majority of farming in the Township is situated within approximately one and a half miles north and south of M-55, east of Sand Creek. The federal government owns approximately 3,000 acres of township land which is part of the federal Huron National Forest. The majority of this forest land is located in the township's northeast quarter.

A chain of seven lakes of ten acres or more in size extends in a southwest -northeast direction from Grant Township's northeast corner through the southeast corner into the southwest corner of Wilber Township. The chain extends approximately two and a half miles in length and includes numerous other small water bodies of less than ten acres. Three of the principal lakes are wholly within Grant Township and include Sand Lake, the largest of the principal lakes and covering approximately 230 acres, and Floyd and Chappell Lakes. The East Branch of the AuGres River begins in the central region of Grant Township and is fed by numerous tributaries as it travels southward. This network of watercourses drains nearly the entire western half of the Township. The eastern half of the Township drains into several north-south oriented creeks, the largest being Sand Creek that extends from the Sand Lake area south to the Township line.

The character of the far northeast corner of the Township is starkly different than that of the balance of the Township. This is where nearly all of the Township's more urban development has occurred, including lakefront residential development and retail commercial services. Approximately two-thirds of all the dwelling units in the Township are located near the lakes chain in the Township's northeast corner. Many of these residential neighborhoods were established in the early 1900's and lot sizes of 50' by 100' and slightly larger are very common. The past thirty years has witnessed a movement to lots approaching one-quarter to one-half acre or more in size. Few new subdivisions have been developed in the Township during the past ten years. Residential development in the remaining portion and vast majority of the township is characterized by primarily low density development on five to ten acre parcels with several dispersed small subdivision neighborhoods.

The principal commercial area of the Township is situated in the Sand Lake area along Indian Lake Road, north of Floyd Lake. Commercial establishments cater to the day-to-day consumer needs of residents and visitors, including convenience and sports accessory stores and eateries. There are also several small commercial facilities just south of Sand Lake including a bar, convenience and service station, and general store. The remaining several commercial facilities are primarily located along M-55 in the central area of the Township and includes a service station, auto repair shop, and convenience store. Industrial land use in the Township consists primarily of a large mineral extraction operation in the Township's southeast corner. The National Gypsum

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Company initiated gypsum extraction operations in the Township approximately 50 years ago and currently owns approximately 2,000 acres in the Township.

Fire protection is provided by the Grant Township Fire Department, housed at the Township facilities complex at Indian Lake and Boston Roads, just south of Sand Lake. Police protection is provided by the State Police and the losco County Sheriff's Department. Ambulance service is provided by losco County through a contract with a private ambulance service. There is no public sewer or water within the Township.

Planning Issues and Goals/Objectives

A number of key planning issues are apparent today. These issues vary in scope and are clearly inter-related. The future quality of life and character of the Township will be largely shaped by the Township's strategy in dealing with these future land use and public services issues. Each planning issue presented below is followed by a set of goal and objective statements. Planning goals are statements that express the Township's long range desires. Each goal has accompanying objectives which are general strategies that the Township can pursue to attain the specified goal. For example, a goal of the Workhard family may be a vacation in the Upper Peninsula while two of the family's objectives may be to make additional savings deposits for the trip and visit a travel agent for suggestions and information.

The goals and objectives presented in this Chapter are important for several reasons: !

• The goals and objectives provide current and future residents of Grant Township with an overview of the intended future character of the Township.

• The goals and objectives identify and outline the basic parameters which should be used in guiding future land use and public services in the Township.

• The goals and objectives serve as references upon which future rezonings and land development decisions can be evaluated.

The planning issues and associated goals/objectives are divided into the following major categories:

• Growth Management • Community Character and Environment • Farmland Protection • Residential Development • Commercial & Industrial Development • Roads & Public Services

Growth Management Grant Township's population has increased from 329 persons in 1920 to approximately 1,150 persons in 1990 (according to U.S. Census; local officials estimate a considerably higher 1990 population based on voter registration records). Along with this population

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growth has evolved re≠tail and other commercial services in the community and expanded public services and local government activities. Estimated population growth in the Township has continued at a fairly rapid rate between 1990 and 1994 approximately 13%, and growth within the Township can be expected to continue in coming years. The future quality of life in the Township will be impacted by the way the Township chooses to manage, or not manage, future growth and development. Unmanaged growth can lead to unnecessary loss of natural resources, degradation of the Township's existing character and environmental integrity, haphazard and disorderly land development, undesirable and inefficient expansion of public services and expenditure of Township funds, and increased traffic hazards and nuisances.

Grant Township wants to provide reasonable opportunities for growth and development. Recommendations in this Plan must address accommodating growth and development and provide a strategy for effectively shaping and guiding future growth and development in a feasible manner, consistent with the aspirations of the Township's citizenry and the opportunities and constraints presented by its natural and cultural characteristics.

Grant Township must always recognize that it exists within a regional network of communities, none of which are islands unto themselves. Grant Township abuts six other townships, and the Township and nearby municipalities can greatly benefit by cooperatively pursuing common goals in the areas of land use and public services. Similarly, individual properties and land uses exist within a network of adjoining and nearby properties and land uses and growth management efforts should include measures to assure new development is compatible with surrounding conditions.

Goal: Guide future development in a manner which is consistent with the natural limitations of the land, the preservation of natural resources and rural character, the availability of necessary public facilities and services including road infrastructure and emergency services, and the cost-effective use of tax dollars.

Objectives 1)! Preserve the Township's natural resources through a coordinated future land use

strategy and related regulations which permit reasonable use of land while discouraging unnecessary destruction or loss of natural resources, including farmlands, wetlands, woodlands, lakes and streams.

2)! Encourage the seeking of funding for public sewer or water where the intensity of existing or planned development requires such services or where the public health, safety, or welfare is at risk, specifically in the area immediately surrounding the 7 Inland Lakes.

3)! Guide development into areas where public facilities and services have adequate capacity to accommodate growth and increased development intensities and where the provision or expansion of public facilities is cost-effective.

4)! Co-ordinate appropriate levels of public facilities and services in the township, if needed, as new growth occurs.

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5)! Wherever legally permissible, local regulations should require new developments to pay for the direct and indirect public services costs to the Township associated with that development. These costs should not be imposed on existing residents. Exceptions should be made where public interests and benefits may be at stake.

6)! In recognition that the Township is a critical link in a regional network of communities, the Township should develop a meaningful communication program with area municipalities and county agencies to discuss local and area-wide public facilities and services needs, land use conditions and trends, contemporary planning issues, and strategies to address short and long term needs and issues.

7)! Provide regular opportunities for substantive public input on growth and development issues facing the Township and the future character of the Township.

8)! Establish effective land development review procedures to assure new land uses are designed to minimize negative impacts upon existing uses, protect important natural resources, and assure public health, safety, and welfare.

Community Character and the Environment Protection of the Township's rural character is extremely important to the residents of Grant Township. "Rural character" is a subjective quality, but is typically associated with an overall perception of limited urban development, and open spaces comprised of farmland and/or natural landscapes, including woodlands, wetlands, and fields. Not only are these elements important in shaping the character of the Township, but also provide vital environmental roles including wildlife habitats, flood control, water purification, groundwater recharge, and air quality. The Township has abundant natural resources and sensitive environmental features. Preservation of these resources can be very difficult because the process of encroachment occurs slowly. Substantive damage to an entire ecosystem frequently occurs over a long period of time.

Effective protection of rural character and natural resources does not require the prohibition of growth and development. Managed growth and development encourages the continuation of the Township's overall rural character. The preservation of rural character and natural resources in the face of growth and development, such as platted subdivisions, condominium subdivisions and non≠residential development, is dependent upon site development practices which purposely incorporate the protection of open spaces and natural resources into the development plan.

Increased environmental knowledge, awareness, and education, when incorporated into a comprehensive planning strategy can minimize the potential for environmental degradation. Protection and establishment of the interconnected system of natural/environmental areas, including lakes, wetlands, woodlands, stream corridors, and open fields will provide a diverse and viable habitat for wildlife and native plants.

Goal: Preserve the rural and overall dominant character of Grant Township and its environmental integrity.

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Objectives 1)! Assure that future land development be designed in scale with existing developed

areas and respect the existing surroundings, through reasonable standards addressing building size, height, and other development features.

2)! Encourage land development which actively strives to preserve open spaces as part of a development project (such as on-site woodlands, wetlands, lakes, and fields), including the use of such tools as conservation easements, land trusts, and density bonuses for projects designed to permanently preserve important open spaces.

3)! Encourage the maintenance of historically significant structures and a structurally sound housing stock, and the rehabilitation or removal of blighted structures and yard areas.

4)! Separate incompatible land uses by distance, natural resources, or by landscape buffers which adequately screen or mitigate adverse impacts.

5)! Assure that the quantity and quality of new development does not unreasonably create increases in air, noise, land, and water pollution, or the degradation of land and water resource environments including aquifers and groundwater.

6)! Development densities and intensities in environmentally sensitive areas should be limited and all development and land uses should be in compliance with applicable local, county, state, and federal regulations.

7)! Encourage the use of easements, land trusts, and/or deed restrictions when and where appropriate to preserve environmentally sensitive areas and important open spaces.

8)! Review all proposed development in light of its potential impact upon wetlands, woodlands, and other natural resource areas.

9)! Educate the public about waste management and the Township's fundamental reliance upon groundwater resources for potable water supplies and the potential detrimental effects of irresponsible land development and refuse disposal practices.

10)!Adopt and enforce zoning and other regulations to address contemporary issues facing the Township and threats to the desired character of the community, including regulations addressing the maintenance of yard areas, trash disposal, and new technology such as outdoor wood stoves.

Farmland Protection Farmland has, historically, been a dominant land use in the Township and makes important contributions to the economic stability of the Township, the production of locally and regionally needed food stuffs, and the Township's rural character. The concentration of agricultural operations on large parcels and the relative absence of competing uses within these areas makes preservation of agriculture possible. However, there are a number of factors encouraging the disinvestment in farming. These include the economic environment, the limited number of younger persons interested in continuing in their parents' footsteps, increased tax burdens associated with the encroachment of non-farm residential development, and land use conflicts with new non-farm residences. The Township's Agricultural zoning district permits unlimited one acre lots within agricultural areas and further exacerbates efforts to protect the long term viability of farming in the Township.

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Effective farmland preservation is dependent upon the management of both the number of new non-farm lots created and the size of such non-farm lots. The current Agricultural district does not effectively preserve farmland; rather it allows market conditions and development trends to dictate the future of the Township's agricultural resources. Protection of the Township's agricultural resources will be significantly enhanced through limitations upon the extent of future residential, commercial, and industrial encroachment into important agricultural areas.

Goal: Encourage the continuation of local farming operations and long-term protection of farmland resources.

Objectives:1)! Designate areas which support long term farming and encourage the continuation of

agricultural operations through complimentary zoning provisions.2)! Minimize nuisance problems (destruction of crops, complaints about legitimate day-

to-day farming operations, etc.) in designated agricultural areas by limiting the encroachment of incompatible land uses and establishing a special disclosure program. This disclosure program could better assure that new builders/owners of homes in designated agricultural areas are aware of the fact that the primary and preferred use of land in such designated agricultural areas is agriculture, and that they should expect the normal smells, odors, noises, dust, and use of approved pesticides, herbicides, fertilizers and fungicides appropriately applied as a part of daily farm life in the area.

3)! Limit the amount of non-farm residential development permitted in designated agricultural areas without necessarily requiring large lot sizes which force the farmland owner to give up unnecessary acreage to accommodate a new residence.

4)! To the extent that residential development occurs in agricultural areas, encourage such development to be placed on less productive farmland.

5)! Support and maintain P.A. 116 farmland preservation agreements.6)! Support state legislation aimed at permitting the transfer of development rights and

purchase of development rights as a means of allowing a farmer to continue farming operations while receiving a reasonable financial return on the development potential of the farmland property, and consider the adoption of local regulations to facilitate these programs.

Residential Development Residential development will be the major land use change in the coming ten to twenty years. Grant Township is a very attractive place to live for many prospective residents. The Township has abundant natural resources and open spaces, an overall rural character, and close proximity to desirable urban services and retail centers. Principal limitations to new residential development are largely related to environ≠mentally sensitive areas, the ability of area soils to accommodate septic drain fields, and the ability of the Township to assure adequate public services to meet the demands of the increased residential development.

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The primary concern in regard to future housing is that it be located in appropriate locations, as the actual land area needed for future residential development is comparatively small. Even if Grant Township's population grew 30% between 1994 and 2010, only approximately 210 acres of undeveloped land would require conversion to residential use (based on an average lot size of 1.5 acres and a household size of 2.8 persons). However, if market trends encourage a heightened level of development pressure, the Township may witness excessive rates of growth which may jeopardize its natural resources, including farmland, and require substantial investment for new and/or expanded public services. The one acre zoning in the Township's Agricultural and Residential zoning districts alone provides for a buildout population (the population resulting from all land being developed at a density of 1 dwelling per acre, exclusive of wetlands, future road rights-of way, and publicly owned land) approaching 30,000 persons. On the other hand, zoning regulations which require or encourage particularly large residential lots, such as five to ten acres or more in size, can accelerate the rate at which farmland and other undeveloped lands are converted to residential use.

Goal: Provide opportunities for residential development of varying densities in a manner which is compatible with the Township's rural character and natural features, public infrastructure and services, and cost-effective delivery of future public services.

Objectives: 1)! Encourage the continued dominance of single family housing as the principal

housing option in the Township and identify land areas, through planning and zoning, most appropriate for single family housing. Such areas should not encroach indiscriminately into designated agricultural areas.

2)! While maintaining single family housing as the primary housing option, seek to assure housing alternatives to meet the varying economic, family stage, and lifestyle needs of the Township's current and future residents. These alternatives should provide for higher density living arrangements.

3)! Identify limited areas in the Township where higher density residential development can be adequately accommodated. Priority should be given to locations which have access to major thoroughfares and necessary public services.

4)! Land capacity should be an important consideration when determining the appropriate density of development, and development densities should not undermine important environmental features.

5)! Discourage haphazard land divisions resulting in long narrow parcels or parcels with substantial amounts of undeveloped land to the rear, unless such low density residential development is consistent with other standards and ordinances of the Township.

6)! Discourage strip residential development along the frontage of existing state and county roads to minimize traffic safety hazards and the "landlocking" of interior acreage.

7)! Encourage innovative residential development which incorporates the preservation of natural resource systems and open spaces, and the preservation of the Township's rural character, within the site planning process. One such innovation, where multiple lots or dwelling units are created, should include the development

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of only a portion of the original parcel and placing the balance of the parcel in a permanent open space status.

Commercial and Industrial Development Grant Township's existing commercial development is primarily targeted at the day-to-day con≠sumer needs of local residents and tourists. Several commercial facilities are targeted to highway travelers as well. There are also several opportunities which exist which may encourage increased commercial development in the Township including a growing population base, the presence of M-55 which facilitates a constant flow of highway travelers through the Township.

To the extent that Grant Township accommodates future commercial development in the Township, such development should: 1) be limited to one or several designated commercial development areas, rather than random and scattered development; 2) increase public service and facility demands, including police protection and roads infrastructure only, at a rate the Township is unable to adequately provide for; 3) will not increase traffic levels in residential areas; and 4) not interfere with the enjoyment and use of nearby lands. Special attention should be directed at the opportunities presented by M-55 to accommodate future commercial development without undermining the primary function of this thoroughfare - safe and efficient movement of highway travelers.

Except for the extraction of gypsum, Grant Township is without industrial land uses. This is due, in large part, to the fact that traditional industrial uses (such as manufacturing) require a level of public services which the Township can not currently offer. Also, the Township lacks the population base to support significant industrial operations. The existence of gypsum mining is a refection of the natural resource-based character of this particular industry and its unique characteristics. The lack of public sewer and water and generally limited level of public services in the Township raises questions about the appropriateness of industrial uses of a manufacturing character in the Township, particularly in light of the important public services and infrastructure already in place in other nearby communities. To encourage an industrial center would require the Township to introduce costly infrastructure and may only create vacant industrial space elsewhere. However, the lack of extensive public services and infrastructure need not prohibit the introduction of future industrial operations which are geared more to the assembly of pre-manufactured materials rather than manufacturing operations relying upon raw materials. These "light" industrial uses could improve the economic stability of the Township through increased tax revenues and employment opportunities.

a) The area has the population base to support significant industrial operations, due to our central location within the county. (b) Affordable and available housing. ( c) 6 miles of Class A Roads for the potential use of “light" industrial. (d) Put a positive note on our 'limitations.'

Goal: Provide opportunities for limited expansion of commercial and industrial uses that minimize negative impacts upon adjacent land uses, responds to the predominant rural

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character of the community, and is compatible with available public services and infrastructure.

Objectives: 1)! Identify locations in the Township, through planning and zoning, considered

appropriate for commercial and industrial land uses, taking into account the constraints and opportunities presented by the Township's natural features, such as topography and soils, and the availability of public facilities and services, including road infrastructure.

2)! Recognize the significance of the M-55 corridor as an opportunity for the location of new commercial and industrial uses, while not encouraging a development pattern which will undermine the primary function of the highway -the safe and efficient movement of highway traffic.

3)! Provide opportunities for new commercial and industrial land uses which assure such uses are in scale with surrounding land uses, including such features and building size and height, setbacks, and open space areas.

4)! Future commercial and industrial land uses should not be permitted to indiscriminately encroach into residential and agricultural areas but rather be clustered in appropriately identified locations.

5)! Encourage consolidated commercial centers and industrial parks rather than strip commercial and industrial development patterns.

6)! Provide opportunities for a mix of commercial uses that predominantly target local day-to-day consumer needs.

7)! Require landscaping and screening measures to assure commercial and industrial uses do not adversely impact the normal use and enjoyment of adjoining land uses.

8)! Provide opportunities for home-based occupations within residential dwelling units under conditions which will support the residential character, appearance, and quality of life experienced by surrounding residential properties and neighborhoods.

Roads and Public Services Tax revenues dictate, in part, the extent and quality of public services. Though new development can be expected to increase the Township's tax base, the new development will place additional demands upon public services. Development patterns which minimize new public costs should be sought where practical.

To this end, it is advantageous to maintain a compact form of growth and development and, to the extent it is practical, locate higher density and intensity development near or adjacent to areas currently being served with higher levels of public services or anticipated to be served by such services in the future. Current police and fire protection services, and the roadway network, appear to be meeting the current needs of area residents. High growth rates which may be brought on by market conditions and zoning provisions will necessitate the expenditure of increased levels of Township funds much

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sooner just to maintain the current quality of public services, let alone pursue improvements.

Goal: Provide and maintain a road network which moves vehicular traffic in an efficient and safe fashion, and maintain and expand other public facilities and services in support of the planned future land use pattern and as necessary to assure public health, safety, and welfare in a cost-effective manner.

Objectives 1)! Identify those areas of the Township which, due to existing conditions and the

planned future land use pattern presented in this Plan, may be in need or will be in need of improved public services including police and fire protection and roads.

2)! Establish a realistic schedule of capital improvements which identifies the timing, cost, funding source, and need for each planned road and public facility and service improvement. Improvements should be planned in a priority based manner and tax dollars should be wisely spent.

3)! Discourage improvements that will have the affect of encouraging excessive growth and development, or encouraging growth and development at a rate that the Township can not assure adequate public health, safety, and welfare.

4)! Identify priority road segments for maintenance and improvement, based upon the planned future land use pattern presented in this Plan and existing and projected traffic patterns.

5)! Minimize the potential for traffic congestion and safety hazards along roadways by limitations on the number and/or frequency of curb cuts and on the number, size, and shape of new land divisions along county roads.

6)! Continually monitor local attitudes toward recreational facilities in the Township and take appropriate planning and capital improvement actions to acquire and develop local park land and/or recreational programs should a demonstrated need arise.

7)! Develop and maintain a regular meaningful communications program with adjoining municipalities and regional agencies to discuss and investigate public facilities and services needs, opportunities for shared facilities and services, and alternative strategies for improving local public services, including contracted services, shared services, and Township-operated services.

8)! Explore and develop community groups and activities that address the social needs of all age groups and provide healthy and constructive environments for spending leisure time.

9) Zoning Administration Enforcement: Clear procedures and strong enforcement of zoning regulations.

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Chapter 3FUTURE LAND USE STRATEGY

Introduction Grant Township's principal planning components are embodied in the Master Plan's Future Land Use Strategy, as discussed in this Chapter, and the Public Services Strategy discussed in Chapter 4. The Future Land Use Strategy identifies the desired pattern of land use and development throughout the Township. The Public Services Strategy specifies policies regarding future infrastructure and other public services improvements to better assure future public services are coordinated with the planned future land use pattern, and the achievement of the Plan's goals and objectives.

The Future Land Use Strategy consists of polices regarding future land use and development in the Township. Implementation of these policies rests with the regulatory tools of the Township - most importantly the Grant Township Zoning Ordinance. The Grant Township Zoning Ordinance will be the primary implementation tool of the Grant Township Master Plan through appropriate changes in the provisions of the Ordinance. The Township's Zoning Ordinance generally regulates the type, location, bulk, and intensity of land development throughout the Township.

The Township may also adopt other supporting regulatory tools to further the implementation of the policies of the Master Plan. Land division and private road regulations are very important as a means to further implement the Master Plan and the Future Land Use Strategy presented within. Land division regulations are intended to assure efficient land division pat≠terns, the avoidance of non-buildable lots, and adequate public access to public roads. Private road regulations are intended to provide opportunities for road circulation networks restricted from general public use, in response to the local housing market, while at the same time assuring such roads are built to minimum public health, safety, and welfare standards and so maintained. Related ordinances and a capital improvement program, may, from time to time, be adopted or amended to further carry out this Plan.

Overview of the Future Land Use Strategy

The Future Land Use Strategy establishes the planned future land use pattern throughout the Township for the next 10 to 20 years. The Future Land Use Strategy calls for a land use pat≠tern characterized predominantly by agricultural and low density residential development, and natural open spaces including woodlands and wetlands. Opportunities for new higher density residential development are primarily limited to specific segments of Sand Lake Road and M-55. Future commercial development is similarly limited to portions of the M-55 corridor, as well as along Indian Lake and Plank Roads where the Township's principal business area is currently located. Industrial development is guided to M-55 also. However, no new land uses should be established, or land rezoned, unless adequate public facilities and services are available to meet the

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needs of the proposed uses and such development does not outpace the Township's ability to effectively manage the rate of development and assure public health, safety, and welfare.

The goals and objectives presented in Chapter 3 are the foundation on which the Future Land Use Strategy is based, including: •! Environmental protection and the conservation of natural resources, including

preservation of woodlands, wetlands, and lakes and streams. •! Provide opportunities for a variety of new land uses, including residential,

commercial, and industrial, in a purposeful and carefully managed manner. •! Rural character preservation. •! Encourage the preservation of agricultural resources. •! Minimize public service costs. •! Insure compatibility between land uses.

The future land use pattern was established based upon an analysis of the Township's natural and cultural characteristics including community attitudes, existing roadway network, soil conditions, existing and nearby public infrastructure, and environmentally sensitive areas. The opportunities and constraints presented by these characteristics were evaluated within the context of the goals and objectives of Chapter 3 to arrive at a planned future land use pattern.

Individual Components of the Future Land Use Strategy

The Future land Use Strategy divides the Township into five "areas" and identifies the pre≠dominant land use pattern planned for each of these areas. These land use areas collectively formulate the planned future land use pattern in the Township and consist of the following: • Conservation Areas • Agricultural -Rural Residential Areas • Suburban Residential Areas • Commercial Areas • Industrial Areas

The approximate limits of these five Areas are illustrated in the Future Land Use Map at the end of this Chapter. It is not the intent of this Plan to identify each individual land use which should be permitted in each of these Areas. This Plan makes broad-based recommendations regarding the dominant land use intended to be accommodated in each of the five Areas. Specific permitted land uses will be determined by the zoning provisions of the Township, based upon considerations of compatibility. There may be certain existing land uses which do not fit in with the planned future land use pattern for the area in which they are located. This should not be necessarily interpreted as a lack of Township support for the continuation of such uses. Updates to the Township's zoning ordinance will specify the full scope of uses permitted within each zoning district established by the ordinance.

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It is important to note that this Plan does not recommend rezoning portions of the Township to more intensive zoning districts at this time even though the Plan may recommend an area to accommodate more intensive uses during the coming 10 to 20 years. Rather, the Plan recommends that rezonings to more intensive districts occur incrementally over time so as to better assure the Township is capable of meeting increased public service demands, managing township-wide growth and development, adequately reviewing rezoning requests as they apply to the specific subject property, and rezoning land in response to a demonstrated need. For example, while the Plan may identify Township areas that seem appropriate to accommodate suburban residential development patterns during the coming 10 to 20 years, the Plan does not recommend "across the board" or immediate rezonings of such vacant land.

Following is a review of the principal components of the Future Land Use Strategy.

Conservation Area The Future Land Use Strategy establishes a Conservation Area which includes lands under public ownership that are part of the Huron National Forest. This public resource provides important environmental benefits including forest management, habitats for wildlife, flood control, groundwater recharge and discharge, and surface water purification. In addition, they provide special opportunities for passive recreation and contribute to the Township's overall rural character.

In light of the critical role the Huron National Forest plays, the Conservation Area proposes strong limitations on the introduction and intensities of new land uses into these areas. Development in close proximity to these sensitive resources will threaten the quality of these assets. Future use and development of land in the Conservation Area should be predominantly limited to open-space and natural resource based land uses, such as agriculture, and forest and wildlife management. Residential development should be strongly discouraged.

Agricultural - Rural Residential Area The Agricultural - Rural Residential Area includes the majority of the Township. This Area is intended to provide opportunities for the continuation of farming activities while also providing opportunities for rural residential lifestyles of comparatively low development densities. The intended low density development is supported by interest in minimizing land use conflicts between agricultural operations and neighboring land uses, and the public's interest in protecting the natural resources and rural character of the Township.

The Agricultural - Rural Residential Area includes nearly all lands in the Township currently being farmed. This Plan recognizes that farming plays an important role in the history and character of Grant Township, contributes important food and fiber to local and regional populations, and is an important source of income. The Agricultural - Rural Residential Area encourages the continuation of all current farming activities as well as the introduction of new farming activities. All typical farming activities, including the

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raising of crops, the use of stables, silos, and barns are encouraged provided that they meet Department of Agriculture requirements as "generally accepted agricultural land management practices." However, in light of the increasing level of residential development in the Township, the introduction of new large concentrated livestock operations, such as piggeries and "hog hotels" should be permitted only after special review to assure compatibility with neighboring land uses.

This Plan also recognizes that farming, as an industry, is becoming a more difficult challenge in Grant Township due to a number of factors including economic conditions and an increasing lack of younger family members interested in continuing the family farm operation. The Agricultural - Rural Residential Area provides opportunities for the conversion of agricultural lands to low density residential development.

Maximum development densities of approximately one dwelling unit per 2.2 acres are recommended in this Area. However, the Plan strongly encourages the use of clustering lots of less than two acres in size on just a portion of the development parcel, serviced by a new interior road(s), and setting aside the balance of the development parcel as permanent open space by way of conservation easements, deed restrictions, or similar legally binding tools. This approach provides for the permanent protection of important open spaces and environmental resources, including agricultural lands and the Township's rural character.

More traditional strip residential development along the Township's major roads is illustrated in Example A. This is the easiest form of development but it also impacts public safety due to all of the driveways directly abutting the major roads and it can significantly undermine the rural character of the Township. Example B, illustrating the use of clustering, better protects public safety along the major road due to only a single access point onto the existing public road. Higher development densities could be awarded to cluster developments to more effectively encourage their use.

Potential new residents in this Area should recognize that the traditional smells, noises, pesticide applications, and generally recognized agricultural activities associated with farming may well continue on a long term basis in this area, and the Township does not

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consider such activities and operations as nuisances. Rather, the Township supports the long term continuation of farming in the Township. Local developers and real estate agents should disclose this information to prospective buyers of land in the Agricultural -Rural Residential Area.

Suburban Residential Area The Suburban Residential Area provides for residential development of a more suburban character than found or planned elsewhere in the Township. This Area includes both existing residential development of a suburban character as well as vacant land where new residential development of similar character is considered appropriate. The Future Land Use Strategy identifies three locations as Suburban Residential Areas.

Sand Lake Suburban Residential Area: The Sand Lake Suburban Residential Area is established in recognition of the predominant suburban residential development pattern that currently exists in the Sand Lake area. New residential development within this area is encouraged but only in the form of redevelopment of deteriorating homes and neighborhoods, and the development of parcels currently surrounded by suburban development (infill development). Extending the borders of this Area beyond those delineated on the Future Land Use Map is discouraged because of the negative impact such expansion may have on Huron National Forest lands and the existing road infrastructure, and the existence of other areas in the Township deemed more appropriate for accommodating new suburban residential development (as discussed below).

M-55 Suburban Residential Area: The M-55 Suburban Residential Area, extending along the M-55 corridor from the Township's western border to the AuGres River, is established in recognition of the heightened access provided by the M-55 corridor and its ability to accommodate the increased levels of traffic associated with suburban residential development, the general lack of agricultural activities in this region of the Township, and the presence of suburban residential development already in existence in this region. Sand Lake Road Suburban Residential Area: The Sand Lake Road Suburban Residential Area, extending along Sand Lake Road from Old State Road to approximately 1 1/2 miles south, is similarly established in recognition of the heightened access provided by Sand Lake Road and its ability to accommodate the increased levels of traffic associated with suburban residential development, the presence of existing suburban residential development in this region, and its proximity to fire protection services.

Like the Agricultural-Rural Residential Area, strip residential development along M-55 and Sand Lake Road is strongly discouraged because of concerns for public safety, congestion, rural character protection, and the protection of the primary function of these roads - to accommodate and facilitate the safe and efficient movement of traffic to

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local roads. The adoption of lot width zoning standards to protect the integrity of these road corridors is recommended.

Development densities of approximately one dwelling unit per 3/4 acres are considered appropriate in the Suburban Residential Area provided adequate potable water and on-site sewage disposal exists. Densities higher than one dwelling per 3/4 acres are considered reasonable only where public sewer is provided. Development densities in excess of four dwellings per acre, including multiple family dwellings and mobile home parks, are considered reasonable uses within the Suburban Residential Area but only after special review proceedings to determine if the project is appropriate on the specifically proposed property. Factors such as available infrastructure and public services, the surrounding existing land use pattern, and the specific characteristics of the property should be considered. However, large mobile home parks and multiple family developments are not considered appropriate in the Sand Lake Suburban Residential Area because of the much improved access and road infrastructure provided by Sand Lake Road and M-55 in the other Suburban Residential areas. Commercial Area

The Future Land Use Strategy identifies two Commercial Areas in the Township - along Indian Lake and Plank Roads, north of Sand Lake, and along M-55 between Greenwood and Chambers Roads.

Indian Lake/Plank Roads Commercial Area: The Future Land Use Strategy identifies Indian Lake and Plank Roads as a commercial area in recognition of the Township's existing primary business area, and the Township's interest in seeing this business area expand in a con≠trolled manner to meet the expanding day-to-day consumer needs of other township residents, visitors, and tourists, including lodging. Commercial uses of a more regional character, such as those that rely upon a market which extends beyond the local area and generate particularly high levels of traffic, are strongly discouraged because of traffic safety and congestion concerns along this narrow and curvilinear corridor. All new commercial uses in this Area that are to be adjacent to residentially used property should be permitted only where adequate buffer yards and screening is provided to minimize negative impacts upon such residential uses. The Future Land Use Strategy does not propose to exclude new future residential development along these segments of Indian Lake and Plank Roads, but home buyers should be aware of the potential expansion of commercial development along these roads. Similarly, the Plan supports the continuation and upkeep of the existing residential development along this corridor.

M-55 Commercial Area: A second commercial area is established in recognition of the limited ability of the Indian Lake/Plank Road Commercial Area to adequately and conveniently meet the long term consumer needs of the Township and its growing population, and the tax and convenience benefits of establishing a second commercial node more centrally located. The M-55 Commercial Area, located on M-55 between Greenwood and Chambers Roads, provide heightened level of access and visibility

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which is so important to many commercial uses. This location also provides opportunities for convenient shopping for the residents of the M-55 and Sand Lake Road Suburban Residential Areas as well as highway motorists.

Because of the high level of access provided by M-55, commercial uses which cater to a more regional market may be reasonable within this Area. Factors to be considered in evaluating such a proposal should include, at a minimum, considerations of available public services needs, surrounding land use patterns, and on-site features including environmental resources.

Strong screening and buffer yard measures are proposed to minimize conflicts with surrounding residential and other uses generally not considered compatible with the proposed commercial development. Limitations on signage, building heights, size, bulk, and related architectural qualities should be established to better assure compatibility of new land uses with the desired character of the surrounding areas.

Industrial Area Due to the comparatively low level of public services in the Township, including the lack public sewer and water, future industrial development is intended to be of a "light" character only, consisting primarily of uses which assemble or manufacture products from previously manufactured components, and similar non-intensive uses. Mineral extraction operations are considered reasonable industrial uses as they do not typically rely upon heightened levels of public services, other than an adequate road infrastructure. The Future Land Use Strategy identifies two areas for the accommodation of future industrial uses.

M-55 Industrial Area: The M-55 Industrial Area extends from Sand Land Road to Chambers Road, along M-55. This corridor provides excellent access for industrial uses, including access for trucking services and workers. Its proximity to Sand Lake Road heightens efficient access opportunities. The M-55 Industrial Area includes a portion of the M-55 Commercial Area. M-55, between Binder and Sand Lake Roads, is intended to serve as a mixed-use commercial-industrial corridor.

Sand Lake Road Industrial Area: Industrial development is also proposed to be accommodated on Sand Lake Road south of M-55, in association with the gypsum extraction operations. The Sand Lake Road Industrial Area provides opportunities for industrial uses within an area generally surrounded by extraction operations, minimizing the potential negative impacts of such industrial uses upon abutting lands, and benefits from both the access provided by Sand Lake Road and its proximity to M-55.

It should be noted that the existing gypsum extraction operation is not designated as an Industrial Area. This is purposeful as extraction operations are of a temporary nature and the Plan suggests that the reclamation of the extraction operation, upon the completion of subsequent extraction phases, is to be compatible with the overall intent of the Agricultural -Rural Residential Area. The possibility does exist to rezone the land, currently used as the Gypsum Plant, to Industrial.

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Special Land Uses

The previous pages presented recommendations regarding the planned future land use pat≠tern for the Township during the coming ten to twenty years. The Township recognizes that some land uses may be considered generally compatible with the intent of a particular zoning district in the Township's zoning ordinance, yet may not necessarily be appropriate on a particular parcel in the subject zoning district due to unique or special conditions. These unique or special circumstances may be a result of traffic, noise, or visual or operational characteristics, which if unmitigated could result in significant public or private nuisance. Such uses are typically referred to as special land uses in community zoning ordinances. They should be permitted only after a special review has determined that the land use and associated site development proposal meets special standards to assure its compatibility with surrounding land uses, other permitted uses in the district, public facilities and services, and other community features. Special land uses often include (but are not limited to) landing strips, mineral extraction pits, service stations, and kennels.

Special land uses should be permitted in appropriate locations pursuant to specific standards and review procedures established in the Township's zoning ordinance. Approval should not be indiscriminate and conditions should be imposed (as applicable) to minimize impacts on surrounding lands. Review and approval of such uses should strive to:

1)! Assure that the design, construction, operation and maintenance of land uses are in a manner harmonious with the character of adjacent property and the surrounding area.

2)! Avoid inappropriate changes to the essential character of the surrounding area.3)! Avoid interference with the general enjoyment of adjacent property.4)! Improve the use or character of the property under consideration and the

surrounding area in general, yet also be in keeping with the natural environment of the site.

5)! Avoid negative impacts upon adjacent property or conditions which will be detrimental to the health, safety, or welfare of persons or property through the excessive production of traffic, noise, smoke, odor, fumes or glare.

6)! Assure availability of adequate essential public facilities and services, or evidence that the person responsible for the proposed special land use will be able to continually provide for the services and facilities deemed essential to the special land use under consideration.

7)! Avoid demands on public services and facilities in excess of current capacity.

This Plan strongly discourages the approval of special land uses for disruptive commercial or industrial activities in residential areas, under the guise of "home occupations." These uses undermine the character of residential neighborhoods and quality of life for current and future residents.

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Chapter 4PUBLIC SERVICES STRATEGY

Introduction

The Future Land Use Strategy discussed in Chapter 3 describes the planned pattern of land use throughout the Township. The Public Services Strategy discusses the manner and degree to which public infrastructure and services are to be provided. Public services and related infrastructure include sewage disposal and potable water, roads, police and fire protection, recreation, and general government administrative facilities. As the character and feasibility of land development is directly influenced by the extent to which public services are available, the Public Services Strategy works hand-in-hand with the Future Land Use Strategy and is a critical element of the Township's efforts to manage and guide future growth and development. An important principle of the Public Services Strategy is that no new development will occur in the Township unless public services are adequate to meet the needs of that new development. The Public Services Strategy consists of policies regarding improvements to the Township's delivery of individual public services. These policies formulate the manner that future public service improvements are to be made.

The Public Services Strategy calls for a future public services pattern not very different from the current pattern. It is proposed that the Township receive limited expansion of public services. Most expansion is likely to occur in or near Suburban Residential, Commercial, and/or Industrial Areas where more intensive development is planned, or already exists.

Individual Public Service Components Roadway Network

The Township's roadway infrastructure currently fulfills its function fairly well. This is due, in large part, to three factors: 1) the existing very low development densities and intensities throughout most of the Township; 2) more developed roadway network in the Township's population center of Sand Lake; and 3) the facilitation of traffic movement via M-55 and Sand Lake Road. As new residential and non-residential land uses are introduced in the Township, demands upon the roadway network will increase. The additional residential development anticipated in this Plan, despite its overall low density, will result in higher traffic levels. This increased traffic may lessen the level of service along some of the Township's roads. This is particularly true of the Township's unpaved road segments such as Greenwood and Binder Roads. Conversely, it must be recognized that road improvements may well attract new development which, in turn, will place additional demands on the roadway network. The Roadway Network component of the Public Services Strategy seeks to assure that the Township's roads

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are adequately maintained and improvements are coordinated with the planned future land use pattern and the designated growth and development areas.

The following policies coordinate improvements to, and expansion of, the Township's roadway network:1)! Grant Township will support improvements to the Township roadway network, based

upon the following guidelines:a)! Greatest priority for road improvements will be directed to those road segments

whose current conditions present imminent danger to the public health and safety of Township residents. Such dangerous conditions include roadway impasses and flooding. Priority support for road improvements when all other conditions are generally equal shall be directed toward county primary roads.

b)! Where imminent danger is not a factor, support for improvements to county "local" roads shall be primarily directed to those road segments serving Suburban Residential, Commercial, and Industrial Areas, as identified by the Future Land Use Strategy.

c)! Where imminent danger is not a factor, support for the paving of county gravel roads will be contingent upon the following considerations: 1) there is general consensus among residents living along the road segment for such paving; and 2) the costs to maintain a gravel road become excessive compared to the long term costs of paving a road and Township residents are unwilling to pay additional taxes to cover the maintenance costs.

2)! The Township will periodically meet with the losco County Road Commission to identify needed improvements and the priority of such improvements.

3)! Large development projects will be analyzed in regard to traffic impacts and roadway improvements.

4)! The Township will develop standards to regulate new development along roadway corridors to minimize negative road conditions including but not limited to poorly sited and/or designed access, and excessive numbers of access points.

5)! Subdivisions platted according to the Land Division Act will be built to County Road Commission standards. Private roads will be built to meet minimum design standards to assure adequate means of access, including emergency vehicle access. All roads shall provide adequate right-of-way or easement widths to assure ease of maintenance, improvements, and installation of utilities.

Sewage Disposal and Potable Water

Nearly all Grant Township residents rely upon septic systems for sewage disposal and private wells for potable water. Improperly' operating septic systems can contaminate potable groundwater resources, lakes and streams. This poses a public health threat. The fact that the Township soils present severe limitations to on-site sewage disposal highlight the critical relationship between land use, development densities, and on-site sewage disposal and potable water.

As land development densities increase, so does the need for public sewer and water. Industrial, commercial, and higher density residential land uses generally have greater

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sewage disposal and potable water needs than can often be met by traditional on-site facilities. Failure to provide adequate sewer and water facilities to these land uses can lead to severe health and environmental problems, while the premature provision of these services can lead to accelerated and unmanaged growth and development. The Sewage Disposal and Potable Water component of the Public Services Strategy strives to assure adequate provisions for future sewage disposal and potable water and the managed introduction and/or expansion of public infrastructure.

The Public Services Strategy does not suggest the immediate introduction of public sewer or public water is necessary. It is the intent of this Plan, however, to establish general guidelines for the introduction of such systems should the interest or need arise during the 10 to 20 year planning period of this Plan.

The following policies shall guide sewage disposal and potable water in the Township during the next 10 to 20 years:

1)! All on-site sewage disposal and potable water facilities will be constructed and maintained in accordance with the requirements and standards of the losco County Public Health Department and Michigan Public Health Department, and other applicable lo≠cal, county, state or federal agencies.

2)! If public sewer and water services are not available, no new land uses or land development projects will be permitted unless regulations regarding on-site sewage disposal and potable water facilities are fully complied with.

3)! Any introduction of public sewer and water service will be in response to a public health threat, or where this Plan specifically identifies portions of the Township in≠tended to accommodate development typically requiring such services, as identified by the Future Land Use Strategy.

4)! Any establishment of public sewer and water service areas, and associated infrastructure, will occur in a phased manner so that an overly large portion of the Township will not be intensely developed beyond the Township's ability to effectively manage the rate of growth and development.

Stormwater Management

As more of the Township's land surface is covered by buildings, parking lots and other impermeable surfaces associated with new development, the quantity of stormwater runoff is increasing. The vegetated landscape that previously absorbed and slowed much of the water associated with storms is replaced by urban surfaces. Unless specific preventive measures are taken, this condition encourages flooding, soil erosion, sedimentation and pollution of ≠area water resources. Though these conditions originate from site-specific circumstances, their impact can extend to adjacent properties and more regional areas including other communities within the same watershed. Stormwater management aims to minimize flood conditions, and control the quality and quantity of runoff which is discharged into the watershed system (streams, rivers, wetlands, lakes, etc.) from a development site.

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The following policies will guide the Township in controlling the quality and quantity of stormwater runoff associated with new land uses.

1)! Increased quantities of runoff which occur as a result of property development will be detained on site, if necessary, to avoid placing excess demand on the capacity of the stormwater system into which the runoff would otherwise be discharged.

2)! Proposed land uses will not be permitted if the level of service currently provided by existing stormwater management infrastructure and/or existing drainage patterns will be decreased, unless necessary improvements to such infrastructure or natural drain≠age courses are first made.

3)! All new and existing land uses must comply with all county, state, and federal regulations regarding stormwater management and soil erosion, including the regulations of the losco County Drain Commissioner.

Emergency Services and Administrative Facilities As community growth and land development increases, so does the demand for emergency services and facilities for housing local governmental administrative activities and operations. The Emergency Services and Administrative Facilities component of the Public Services Strategy is intended to assure that adequate fire and police protection services are available to existing and future residents and property, and that the administrative facilities maintained by the Township are adequate for carrying out its administrative activities. Specific standards upon which to evaluate the level of police and fire protection in Grant Township do not exist due to the high number of variables that impact these needs. The comparatively limited commercial, industrial, and high density residential development in the Township reduces the need for a higher level of police and fire protection typically associated with a geographically smaller and more urbanized community of similar population size.

The following policies are intended to assure the availability of adequate emergency services and government facilities for administrative activities:

1)! The Township will require the provision of fire protection infrastructure (wells, water lines, etc.) for all new developments which are of such size and density that on-site infrastructure is considered critical. On-site fire protection infrastructure will generally be considered necessary for platted subdivisions and condominium subdivisions which concentrate building sites in close proximity to one another.

2)! To prevent emergency services deficiencies, the Township will continually monitor police and fire protection needs and service. Considerations for expansion of services should include the expansion of joint services with neighboring municipalities (including the introduction of fire and police stations in the Township) and the establishment of independent Township operated departments.

3)! The Township will continue to meet the basic governance needs of its citizens in the Township Hall facility on Indian Lake Road until a demonstrated need for improved service and/or facilities is identified and adequate financial resources are available to meet that need. Should a demonstrated need be identified, options to examine will include: a) expansion of the existing Township Hall; b) building larger

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Township offices at a new location; and c) the establishment of a second administrative facility in addition to the existing Township Hall.

Recreation

Grant Township recognizes that the health of its residents is, in part, impacted by the quality of opportunities available for spending leisure time. The Township further recognizes that a critical consideration in this regard is the type of recreational facilities nearby and available to the residents of the Township. Demands for recreational opportunities increase with population growth. Available land resources for recreation decrease as residential and other land uses consume greater amounts of what was previously open space and potential outdoor recreation land.

The Recreation component of the Public Services Strategy is a plan for identifying and ad≠dressing the recreation needs of the Township. There is ample federally-owned acreage set aside in the Township for resource management and resource based recreation. The Town≠ship itself does not own any local recreation lands and residents rely largely upon the Sand Lake Heights Community Center facility for ballfield and picnic facilities.

The extent to which Township residents are satisfied with available recreational opportunities in the Township is not clearly understood at this time. A survey of resident attitudes specifically addressing recreation issues in the Township has not been pursued. Recreation standards adopted by the Michigan Department of Natural Resources (Table 5-1) suggest that the Township, with a population of approximately 1,500 persons (according to the U.S. Census), is not particularly lacking in facilities except possibly the amount of township-owned and operated park land acreage. These guidelines identify the minimum number of suggested recreation facilities, by facility type, based upon a community's population. These standards should be used as guidelines only and should not be viewed as "hard and fast rules" nor su≠persede local attitudes regarding recreation needs. However, the public's perception of "inadequacy" is not clear.

The following policies will guide the Township in its pursuit of assuring adequate recreational facilities:

1)! Determine, approximately every five years, the extent to which area residents are satisfied with recreation opportunities in the Township through the use of surveys, public meetings, and/or interviews with residents.

2)! Should sufficient public sentiment warrant, the Planning Commission will pursue the development of a MDNR-approved five year action plan which will provide a specific action plan aimed at providing needed Township facilities and enable the Township to compete for state and federal recreation development monies.

3)! The Township will strive to provide recreation facilities in a manner which recognizes the recreation standards of the MDNR and the particular recreation needs expressed by its residents.

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4)! The Township will adopt incentives to encourage the provision of open space and recreation areas within future development projects.

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Table 4-1 MICHIGAN RECREATION OPPORTUNITY STANDARDS

Type of Opportunity ! ! ! Standards (a) Local Park Land (acres) ! ! ! 10/1,000 Archery Ranges (b) ! ! ! 1/50,000 Ballfields (c) ! ! ! ! 1/3,000 Outdoor Basketball Courts (c) ! ! 1/5,000 Bicycle Trails (miles) ! ! ! 1/40,000 Golf Courses (b) ! ! ! ! 1/25,000 Indoor Ice Rinks ! ! ! ! 1/50,000 Outdoor Ice Rinks-Art. ! ! ! 1/20,000 Picnic Areas (tables) ! ! ! 1/200 Playgrounds (c) ! ! ! ! 1/3,000 Rifle Ranges (b) ! ! ! ! 1/50,000 Shotgun Ranges (b) ! ! ! 1/50,000 Sledding Hills (c) ! ! ! ! 1/40,000 Soccer Fields (c) ! ! ! ! 1/20,000 Outdoor Swimming Pools !! ! 1/40,000 Outdoor Tennis Courts (c) !! ! 1/4,000 Boat Launches (parking) ! ! ! 1/400 Campgrounds (campsites) (d) ! ! 1/150 Cross-Country Ski Trails (miles) ! ! 1/5,000 Fishing Access (feet) ! ! ! 1,000/1,000 Fishing Piers ! ! ! ! 1/100,000 Hiking Trails (miles) ! ! ! 1/5,000 Horseback Riding Trails (miles) ! ! 1/20,000 Nature Areas (areas) ! ! ! 1/50,000 Nature Trails (miles) ! ! ! 1/20,000 ORV Areas (acres) !! ! ! 1/7,500 ORV Trails (miles) ! ! ! ! 1/10,000 Land Open to Snowmobiling (acres) ! 10/1,000 Snowmobile Trails (miles) !! ! 1/3,000 Swimming Beaches ! ! ! 1/25,000

(a) Units/population. (b) Includes private clubs and commercial establishments. (c) Does not include facilities on school grounds. (d) Includes commercial facilities.

Source: Michigan Department of Natural Resources, 1986, Building Michigan Recreation Future, Appendix B, pages 100-101

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Appendix ANATURAL FEATURES

Geology and Topography

During the Paleozoic era of geological history, losco County and the state as a whole was inundated by successive warm, shallow seas during which large amounts of sediment were deposited. These deposits were subsequently lithified to form bedrock. Grant Township sits upon Michigan Formation bedrock which is part of the Mississippian System. The Michigan Formation is composed primarily of shale. The Ice Age brought four successive continental glaciers across the Great Lakes area. The Wisconsin Glaciation, the last of the glacial periods, formed the dominant landforms in losco County. As these ice sheets moved southward from Canada, they scoured and abraded the surface of the land leaving behind deeper valleys and more rounded hilltops.

The advancing glaciers carried large quantities of rock materials scraped and gouged from the land's surface. These materials were then deposited during the melting of the ice to form drift materials covering the bedrock below. The depth of the drift layer deposited above the bedrock increases as one travels northward across the Township and is approximately 125 feet deep along the northern portions of the Township. There are several bedrock outcroppings in the south central portion of the Township.

Just as the depth to bedrock generally increases toward the northern regions of the Township, so do surface elevations. The vast majority of the Township lies between 700 and 800 feet above sea level. The lowest areas of the Township are along its southern border near Greenwood and Sand Lake Roads where Sand Creek and the East Branch of the AuGres River exit the Township. Elevations along these water courses are approximately 660 to 670 feet above sea level. The highest point in the Township is approximately 830 feet above sea level and located within one half mile of the Township's northwest corner.

The vast majority of the Township's topography is nearly level. While nearly all of the Township reflects grades of less than 2%, there are limited areas where grades approach 10% or more and these are nearly always along the banks of the Township's watercourses. The differences in elevation along these steeper areas rarely exceeds 30 to 50 feet.

Grades approaching 5% to 10% or more can present particular challenges for larger scale developments. Development upon sloped areas can lead to excessive soil erosion, sedimentation of water courses, and heightened construction costs, and often results in more readily visible development and alteration of the natural landscape. It is generally recommended that development be strongly discouraged where grades approach 18% or greater.

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Drainage and Water Courses

The East Branch of the AuGres River begins in the central region of Grant Township and is formed by the convergence of Mitchell Creek, Hale Creek, and Gulley Creek. The river is fed by numerous tributaries as it travels southward. This network of watercourses drains nearly the entire western half of the Township. The eastern half of the Township drains into several north-south oriented creeks, the largest being Sand Creek which extends from the Sand Lake area south to the Township line. Runoff collection is further accommodated by the network of wetlands which exist throughout the Township. All of the runoff in the Township ultimately finds its way to the main branch of the AuGres River which empties into the entrance of Saginaw Bay in AuGres.

A chain of seven lakes of ten acres or more in size extends in a southwest -northeast direction from Grant Township's northeast corner through the southeast corner of Plainfield Township and into the southwest corner of Wilber Township. The chain extends approximately two and a half miles in length and includes numerous other small water bodies of less than ten acres. Three of the principal lakes are wholly within Grant Township and include Sand Lake, the largest of the principal lakes covering approximately 230 acres, and Floyd and Chappel Lake. Chappel is the smallest of the principal lakes and covers approximately ten acres (see Table A-1 and Figure A-1). This lake chain has spurred the most urbanized areas of all three principal communities that it passes through, with Sand Lake being the most heavily developed.

TABLE A-1 Principal Lakes of Grant Township

Lands abutting or in close proximity to drainage courses, including streams, ponds, and lakes, are vulnerable to flood conditions where the drainage courses do not have the capacity to accommodate the rate of runoff from a single rainfall or numerous rainfalls over a relatively short period of time. Historically, flooding of any large scale significance has not occurred in Grant Township. This is due in large part to the existence of the Township-wide network of drainage courses and wetlands to carry and store runoff and the fact that Grant Township is the initial waters collection point for area drainage courses.

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No studies have been done at this time to identify areas of the Township which are susceptible to flooding brought on by particularly intense rainfalls, if any such areas exist. It should be noted that though Grant Township may be relatively free of threats of flooding, land development practices within the Township, as within any community, can impact flood conditions in communities downstream.

Ground Water

As runoff flows across land surfaces and travels through drainage courses, a portion of the runoff seeps into the ground and collects in great quantities within the underlying soils and deeper bedrock. These reservoirs of water are referred to as aquifers and serve as the source of drinking water for nearly all residents of Grant Township. Aquifers can be "confined" or "unconfined" systems. Confined systems have an impermeable soil layer (typically clay) above them which acts to confine the aquifer and protect the aquifer from contaminants seeping into the soil from above the confining soil layer, including petroleum products, fertilizers, and household liquids improperly disposed of. Unconfined systems do not have this protective confining layer and, as such, are much more prone to contamination. Ground water in Grant Township is considered to be of generally good quality although there does exist high iron concentrations in some of the wells in the lake areas of the Township's northeast corner.

Vegetation

Approximately three quarters of Grant Township is characterized by vegetative cover, exclusive of residential lawn and agricultural field areas. Of the total Township area, approximately 16% is characterized by cropland and pasture, 57% by upland forest lands, 11% by lowland woodlands and other wetlands, and 7% by shrub and herbaceous fields. Woodlands occupy nearly all areas of the Township not otherwise developed or placed in agricultural use. The most expansive wetland area in the Township is associated with Cooper Creek in the west central portion of the Township and covers approximately 300 acres. (see Figure A-2 and A-3).

The extensive amount of wetlands and woodlands within the Township is important in light of the vital roles these resources play including flood control, runoff purification, groundwater recharge, wildlife habitats, recreation opportunities, and establishing the rural character of the Township. Of particular significance is the continuous network of woodlands and wetlands within the Township. For instance, the woodland and wetland areas associated with the East Branch of the AuGres River along the Township's southern border are linked to woodland and wetland areas along Plank Road in the Township'S far northeast corner. This is significant due to both the extensive wildlife habitat network that such a network provides and the fact that, as wetlands and woodlands are environmentally sensitive resources, degradation or pollution of such an area can have a destructive impact upon wetlands and related resources further distances away.

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Soils

The U.S. Department of Agriculture, Soil Conservation District, was in the process of publishing a soil survey of losco County at the time this Plan was prepared. This survey, upon its completion, will provide considerable insight into the character of the soils of losco County. An interim or draft survey had been completed during the time this Plan was prepared and though this survey is in its draft form, it still offers valuable insight into the general character of the soils of Grant Township. An understanding of soil conditions is important to identify with more specificity those soils which appear to present particular opportunities and constraints toward future land use and development in the Township. The character of soils can have a profound impact upon the suitability of future uses of land in regard to groundwater contamination, buckling and shifting of foundations and roads, erosion, and agricultural productivity. The draft soil survey examines soils throughout the County based upon the characteristics of the upper soil layers (upper five feet) and this provides relevant information for Township planning purposes.

According to the draft soil survey, nearly all areas of the Township, if not the entire Township, is characterized by soils which present severe limitation to septic systems. This condition is prevalent throughout the County as well due to, in large part, the accelerated rate which the drain field leachate travels through the soil. This accelerated rate is caused by the predominant sandy and coarse nature of the local soils.

Soils which present limitations to septic systems can often times be accommodated with specially engineered septic systems at additional costs. The losco County Health Department is responsible for issuing permits for on-site sewage disposal and will not do so unless all requirements for the septic system have been met. A primary concern is the soil's ability to absorb and break-down the leachate from the septic drain fields before it reaches underground water supplies. This can be particularly troublesome where soils are characterized by high water tables and/or high percolation rates. Under typical conditions, sites approaching one half to three quarters acre in size generally provide adequate opportunities for effective septic systems with on-site potable water sources. However where development is being proposed of greater density, or where the soils present severe limitations, a public sewer system may be necessary.

The soils in the Township provide somewhat less limitations toward the construction of dwellings with basements (see Figure A-4). This is an important consideration since these limitations, including severe wetness, excessive slope, and low strength, can threaten the structural stability of structures and substantially increase the cost of construction. Those areas of the Township characterized by the greatest predominance of soils presenting severe limitations to dwellings with basements are located in the Township's eastern half.

It should be noted that while a site may be characterized as presenting a certain level of limitation to septic systems or building construction, on-site investigation may show the map to be less than fully accurate and/or show that the subsurface soils (more than five

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feet deep) present differing characteristics than the upper layer soils and thus, differing limitations. Therefore, Figure A-4 should be used as a guide and on-site investigations should be carried on before specific land development projects are considered.

Environmentally Impacted Sites

The Michigan Environmental Response Act (MERA), P.A. 307 of 1982, provides for the identification of and clean-up of environmental contamination sites. Act 307 sites are sites characterized by the "release of a hazardous substance, or the potential release of a discarded hazardous substance, in a quantity, which is or may become injurious to the environment, or to the public health, safety, or welfare". None of the approximately 35 sites in losco County currently classified as 307 sites are located in Grant Township.

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Appendix BCULTURAL FEATURES

Regional and Historic Perspective

Grant Township is a quiet rural community located in the south central region of losco County which abuts Lake Huron and sits at the entrance to the Saginaw Bay (see Figure B-1). The Township is less than one-half hour's drive west from Tawas City and one-half hour's drive east of West Branch. Located in the northern half of Lower Michigan, the Township is approximately 150 miles from the Detroit metropolitan area. The Township abuts four other losco County communities -the Townships of Plainfield, Tawas, Sherman, and Reno (in clockwise order). The City of Tawas City, approximately seven miles to the east, is the closest incorporated city or village to the Township and has a population of approximately 2,100. The City of Alpena and City of Bay City are approximately 65 to 75 north and south of the Township, respectively, and are the closest cities or villages with populations exceeding 10,000 persons.

Grant Township is located within an area of the State which is generally characterized by substantial amounts of publicly owned forest land and a comparatively rural development pattern.

The Michigan Legislature divided the northern portion of Michigan into counties in 1840 and gave the name of Kahnotin to what is now known as losco County. "Iosco," meaning "water of light," became the official name of the County in 1943 and is based upon published work of Henry Schoolcraft. The Chippewa Indians were the first inhabitants of the County and, through the Saginaw Treaty of 1819, the U.S. Government acquired a large tract of land including the area occupied by losco County. Upon its establishment, losco County was comprised of two large townships -Tawas Township and Sable Township.

In 1863 the first white inhabitants came to settle in the area now known as Grant Township. The discovery of gypsum in the County in the early 1860's brought significant growth to the area. The following four years witnessed more and more families arriving in the Township and in 1867, an application signed by 14 Township residents was accepted by the County Board of Supervisors and the Township of Grant was established, named after the infamous army captain. The newly formed township included what is now known as Reno Township and parts of Ogemaw County. The first Township meeting was held on April 1 of 1867 and the Township's first officials were elected.

The Township's size was decreased significantly in 1868 when that portion of Ogemaw County originally part of Grant Township became part of Churchill, known today as West Branch. The Township's first school was built in 1867 and in 1870, the Township

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purchased land for a cemetery which it has operated since and now goes by the name of Pioneer Cemetery. The Township's size was further lessened when the Township was divided in 1855 to form Reno Township. In 1905, the first site of the Township Hall at M-55 and Sand Lake Road was selected and purchased for $25. The actual structure cost $600. Sand Lake Resort, the first residential subdivision in the Township, was platted in 1920 and an additional 24 were platted by 1978. 1968 witnessed the construction of the Township's original fire station which was funded through a five year two-mill tax.

Transportation Network

Regional Access

Regional access to and from Grant Township is provided principally by Michigan highways M-55 and M-65. M-55 cuts across the southern third of the Township as it connects the Tawas area on Lake Huron to the east with the City of Manistee on Lake Michigan to the west. M-65 travels within two miles of the Township's western border and intersects with M-55 as it links the Rogers City area along Lake Huron with the Saginaw Bay area to the south. Regional access is further bolstered by U.S.-23 which intersects with M-55 in Tawas and M-65 in the Saginaw Bay area, and by Interstate 75 which provides access to M-55 in West Branch. The Township's setting within this highway network provides fairly convenient regional access.

Local Roadway Network Pattern

Grant Township's local roadway network pattern is comparatively limited (see Figure B-2). Though its road network is not significantly different than many of its neighboring communities, the Township significantly contrasts with the vast majority of rural Townships in Michigan which are dominated by a grid-like road pattern following section lines. A number of factors have contributed to the Township's less "structured" roadway pattern including natural constraints such as wetlands and water courses, considerable acreage in public ownership (forest lands) where access is not a priority, and linkages with the surrounding local roadway network which is similarly less structured.

M-55 and Sand Lake Road are the backbones of the Township's local roadway network. Sand Lake Road intersects with M-55 in the southern half of the Township and provides north-south movement through the Township from the Township's southern boundary to Sand Lake. Except for M-55 and several roads under private ownership (recorded as easements), the balance of the Township's roadway network is comprised of roads under the jurisdiction of the losco County Road Commission (ICRC).

In compliance with the requirements of Michigan Act 51 of 1951, the losco County Road Commission (ICRC) classifies all roads under its jurisdiction as either primary roads or local roads. Primary roads are considered the most critical in providing circulation throughout the County and more regional areas. Roads in Grant Township classified as "primary" include Sand Lake Road, Old State Road west of Sand Lake Road, Indian

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Lake Road, Vaughn Road and Plank Road. All other roads in the Township are classified as "local" by the ICRC.

The Michigan Department of Transportation classifies roads in rural townships as either principal arteries, minor arteries, collector roads, or local roads. These classifications, and their application to the roads of Grant Township, can generally be described as follows:

•! Principal arteries accommodate major traffic movements for trips typically over long local or regional distances. There are no roads in the Township currently classified as principal arteries.

•! Minor arteries interconnect with and provide access to principal arteries, accommodating more modest trip lengths and placing a higher emphasis upon access to land uses than do principal arteries. Within Grant Township, this classification applies to:

! • M-55•! Major collector roads emphasize access to abutting land areas and the

collection of traffic for distribution to the larger arterial systems. Within the Township, this classification applies to:

! • Sand Lake Road! • Old State Road! • Indian Lake Road! • Plank Road! • Vaughn Road•! Minor collector roads emphasize access to abutting land areas and the

collection of traffic for distribution to the larger arterial systems but to a slightly lesser degree than major collector roads. Within the Township, this classification applies to:

! • Indian Lake Road, north of Plank Road•! Local roads emphasize access to abutting properties and the collection of traffic

for distribution to collector and arterial corridors. This classification applies to the balance and majority of the roads in the Township.

Roads federally designated as collector roads and local roads are not eligible for federal funding.

Except for the heavier traveled roads in the Township such as M-55, Sand Lake Road, Vaughn Road, Indian Lake Road, and Old State Road, nearly all of the thoroughfares are of a dirt and/or gravel surface.

Under current Michigan law, townships have no responsibility for funding road improvements and maintenance. On the other hand, while County Road Commissions must maintain and improve primary roads at their own expense, state law limits the participation of County Road Commissions to no more than 50% on improvements to local roads. In reality, there are very few counties in Michigan where local townships are not actively involved in funding road improvements and this is the case with Grant

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Township. There are no specific road improvements planned in Grant Township at this time except for on-going maintenance efforts.

Land Use and Development

Grant Township's overall land use pattern reflects a comparatively very low level of development and substantial areas of open spaces (see Figure B-3). The vast majority of the Township is characterized by woodlands, wetlands, open fields, and agricultural crop land.

Approximately 7% of the Township area has been developed for residential, commercial, industrial, and/or related urban uses. This 7% includes the 2% of the Township area where active extraction operations are occurring. The character of the far northeast corner of the Township is starkly different than that of the balance of the Township as this is where nearly all of the Township's more urban development has occurred, including lakefront residential development and retail commercial services.

A review of some of the more significant characteristics about land use and development within the Township are summarized below.

Open Space Public Lands

Considerable acreage in the Township is under public ownership and used for resource protection and/or recreation purposes. The federal government owns approximately 3,000 acres of township land which is part of the federal Huron National Forest. The majority of this forest land is located in the township's northeast quarter. The federal forest lands are administered by the U.S. Forest Service for the purpose of preserving and managing the nation's forest reserves and providing resource-based recreation opportunities. The Huron National Forest in Grant Township provides a variety of recreation opportunities including camping, fishing, hiking, cross-country skiing, and picnicking.

Agriculture

Approximately 3,500 acres of land in Grant Township are used for agricultural activities. Approximately three quarters of this acreage is used for crop farming, with corn, wheat, sugar beets and oats being some of the most commonly harvested crops. The balance of the agricultural land is devoted to livestock farming. The vast majority of farming in the Township is situated within approximately one and a half miles north and south of M-55, east of Sand Creek. There are some additional farming areas in the northwest corner of the Township and along portions of its western border.

In an effort to better protect the State's farming interests, Michigan adopted P.A. 116 of 1974 which provides a program whereby farmers can enroll their properties to gain property tax relief, provided the farmland is maintained in an agricultural/open space

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use. There is approximately 400 acres in Grant Township currently enrolled in the Farmland and Open Space Preservation program.

Residential Development Residential development comprises approximately 4% of the acreage in Grant Township. The 1990 Census recorded 1,359 dwelling units in the Township; an increase of eight since 1980. Years 1990 through 1995 have witnessed the issuance of approximately ten to twelve new residential dwelling unit permits in the Township resulting in an approximately 4% increase in Township dwelling units since 1990. As of the 1990 Census, approximately 78% of the dwelling units in the Township were constructed between 1940 and 1979, and 8% were constructed prior to 1940. Thus, approximately 14% of the dwelling units in the Township in 1990 were constructed during the previous ten years. The median construction year for all Township housing units existing in 1990 was 1968, compared to 1966 for the County and 1960 for the State.

The 1990 Census recorded an approximately 64% vacancy rate in housing units. Of the 493 units which were occupied, 88% were owner-occupied while the remainder were renter-occupied. Nearly two-thirds of the dwelling units consisted of four or five room dwellings All of the housing units in the Township in 1990 were single family dwellings, 13.1 % of which were mobile homes. The 1990 median value of the owner-occupied housing stock in the Township was $37,900, a 50% increase from the $25,300 median value recorded in 1980. The median monthly rent for renter-occupied housing units in 1990 was $253.

Approximately two-thirds of all the dwelling units in the Township are located in the Township's far northeast corner near Sand Lake. Many of these residential neighborhoods were established in the early 1900's and lot sizes of 50' by 100' and slightly larger lots are very common. The past thirty years has witnessed a movement to lots approaching one-quarter to one-half acre or more in size. Few new subdivisions have been developed in the Township during the past ten years. Residential development in the remaining portion and vast majority of the township is characterized by primarily low density development on five to ten acre parcels with several dispersed small subdivision neighborhoods.

Commercial/Industrial Development

Like the Township's primary residential area, the principal commercial area of the Township is situated in the Sand Lake area along Indian Lake Road north of Floyd Lake, between Plank Road and Sunset Trail. This quarter mile corridor includes approximately one dozen small commercial establishments catering to local business needs including convenience and sports accessory stores, hair salon, auto repair and service shop, pizza and ice-cream shop, real estate office, and a plumbing and heating service facility. A restaurant and small resort are located approximately one-half mile further west on Island Lake Road. There are also several small commercial facilities just south of Sand Lake including a bar, convenience and service station, and general store. The remaining

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several commercial facilities are primarily located along M-55 in the central area of the Township and includes a service station, auto repair shop, and convenience store.

Industrial Development

Industrial land use in the Township consist primarily of a large mineral extraction operation in the Township's southeast corner. the National Gypsum Company initiated gypsum extraction operations in the Township approximately 40 years ago and currently owns approximately 2,000 acres in the Township. Of the approximately 2,000 acres under ownership, approximately 600 acres show visible signs of current or recent extraction activities where the surface soil and subgrade has been removed to extract the gypsum.

Lot Splits

During the early 1900's, Grant Township was comprised of few parcels less than 40 acres in size. Parcels covering 80 to 160 acres or more typified the vast majority of the township. During the following years, as the Township grew, comparatively small individual lot splits occurred throughout the Township along principal road frontages and in association with the early platting of the Sand Lake area. While the Sand Lake area had already witnessed considerable land division by the early 1960's, the vast balance of the township area was still contained in parcels of 40 to 80 acres or more. The ensuing thirty years∑ have witnessed a significant transformation in the land division pattern of the township. Parcels of 40 acres or less, including five to ten acre parcels, predominate the township's land division pattern, except for the national forest lands and the National Gypsum Company property. Parcels of 120 acres or more are limited to about two dozen and are generally located in the western half of the Township. The Sand Lake area has been nearly entirely platted and split into lots of two acres or less.

Community Facilities and Services

The residents of Grant Township benefit from a number of public facilities and services which originate both within and outside of the Township. Fire protection is provided by the Grant Township Fire Department which operates from a one and a half mill tax levy. The Department is housed at the Township facilities complex at Indian Lake and Boston Roads, just south of Sand Lake, and provides service to the entire Township area in addition to the southern half of Wilbur Township. Principal equipment includes a brush truck, two haulers, two pumpers, a jeep and pickup. Police protection is provided by the State Police and the losco County Sheriff's Department. Both are stationed in the Tawas area. Ambulance service is provided by losco County through a county millage which the County uses to contract with a private ambulance service stationed in Hale and East Tawas. Emergency 911 service was recently instituted throughout the County.

There is no public sewer or water within the Township. Electricity is provided by Consumers Power Company throughout the Township. Michigan Consolidated Gas

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Company provides natural gas throughout the Sand Lake area and along Sand Lake Road and M-55.

Public buildings owned by the Township are generally limited to the fire station on Indian Lake Road which also houses the Township's administrative offices. The fire station was originally constructed in 1968 and received significant improvements and renovation in 1974 and 1985. Within the past year, the building was expanded to make room for Township administrative offices which were originally located at M-55 and Sand Lake Road since 1905. Immediately adjacent to the fire station and Township offices is a community center, constructed in 1974 and expanded in 1988. The community center and adjoining park are owned by the Sand Lakes Heights Men's Association and are used for various civic events. Though not owned by the Township, the community center and park provide important public benefits to the residents of the Township. The park land covers approximately seven acres and includes a ball diamond, pavilion, and picnic facilities.

Grant Township operates a single cemetery, Pioneer Cemetery, which covers approximately seven acres and is located one-half mile west of Sand Lake Road on Old State Road.

Two public school districts operate within Grant Township. The Hale Area Schools serves only a very small portion of the Township, consisting of approximately 45 households along the western periphery of the Township near Britt and Old State Road. The balance and vast majority of the Township is served by the Tawas Area Schools.

The Headquarters for the losco County Road Commission and the losco County Animal Shelter is located at the South East comer of M-55 and Sand Lake Road.

To fund the public services and governmental operations of the Township, Grant Township levies a property tax. Of the 39 mill property tax levied in the Township in 1995, only 4 mills (approximately 10%) was levied by the Township. Area school districts and the County were responsible for the balance of the millage.

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Appendix CDEMOGRAPHIC FEATURES

Population Growth Trends and Projections

Grant Township has seen its population increase from 329 persons in 1920 to 1,154 persons in 1990. The Township's 1994 estimated population according to the Michigan Department of Management and Budget was 1,299 persons. The Township's population growth has not been steady and, in fact, dropped from 329 persons to 275 persons between 1920 and 1930 before beginning a continued positive growth period through the mid 1900's and into the 1990's. While it was not until the mid '60's that the Township's population exceeded 500 persons, it was only 15 years later in 1980 that a population of over 1,000 persons was recorded. (see Figure C-1 and Table C-1)

Figure C-1 Grant Township Population Growth

(according to U.S. Census)

The Township's strongest growth occurred in the '70's when its population jumped from 607 persons in 1970 to 1,043 persons in 1980. This 71.8% growth rate exceeded the highest 10-year growth rate of both losco County and the State as a whole during the 1900's. The Township has consistently grown faster than the State as a whole since 1960 and has grown faster than the County since 1970.

The Township's estimated growth rate of 12.6% between 1990 and 1994 is significant. Not only was the Township one of the fastest growing communities in a County which

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had an estimated 20% population drop during the same period, but its estimated growth rate was nearly six times faster than the State's during the same period.

Table C-1Population Trends & Growth Rates

U.S. Census Bureau

*Michigan Department of Management and Budget population estimate.

Estimating future population growth in the Township can provide important insights into identifying future land use and public services needs. Projecting the growth of a community's population over a prescribed period of time is not an exact science. The multitude of unpredictable factors which can affect growth make any set of population projections somewhat speculative. Sy using several projection techniques, a range of growth estimates can be generated and this is most useful.

The current trend approach assumes that the Township will continue to grow at a rate reflective of the average growth rate of the Township between 1970 and 1990 (41.2% every ten years). The historical trend approach assumes the Township will grow at a rate reflective of the Township's average growth rate between the years 1930 and 1990 (28.6% every ten years). The ratio trend projection assumes the Township will continue to capture that portion of the county population which it captured in 1990 (3.8%), and utilizes preliminary county population projections prepared by the MDMB. The MDMB has not prepared population projections for local municipalities at this time.

The average of these projections yield a population of 1,353 in year 2000, a population of 1,723 in year 2010 and a population of 2,227 in year 2020 (see Table C-2).

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Table C-2Population Projections

It should be noted that the Township has serious concerns regarding the accuracy of the 1990 U.S. Census count for the Township's 1990 population. While the Census reported a 1990 population of 1,154 persons in the Township, Township records indicated more than that number just based on the count of registered voters in the Township (approximately 1,200). Accordingly, the population projections presented above could significantly underestimate future population growth.

Socio-Economic Characteristics

Grant Township reflects a somewhat more homogeneous racial population compared to the County, and a far more homogeneous racial population compared to the State, with 99% of its 1,154 residents in 1990 being white (see Table C-3). The 1,154 persons residing in the Township in 1990 comprised approximately 547 households. Approximately 71% of these households were family households, the vast majority of which (91.5%) were comprised of a married-couple family. The average number of persons per family in 1990 was 2.76. The Township reflected a slightly higher rate of non-family households compared to the County, and both the Township and the County reflect a considerably higher rate of married-couple family households than the State as a whole (see Table C-4).

The 1,154 residents of the Township in 1990 comprised an older population compared to the County and State as a whole. Grant Township had a significantly higher rate of persons 40 years or more in age (52.2%) when compared to the County (39.3) and State (37.8). One in every 5 persons in Grant Township in 1990 was at least 65 years old (see Table C-5). The median age of Grant Township residents was 42.2 in 1990, compared to 32.6 and 33.4 for the County and State respectively. The median age of Grant Township residents in 1980 was 42.4.

According to the 1990 U.S. Census, approximately 87% of the employed Grant Township work force was employed within losco County and nearly 75% worked less than one half hour's commuting time from their residence. Grant Township workers spent more time commuting than their fellow workers throughout the County although spent less time commuting compared to workers throughout Michigan (see Table C-6).

As with the County and State as a whole, the three principal employment industries for Township workers in 1990 were retail trade, manufacturing, and professional and

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related services. These three industries accounted for approximately 71 % of all Township workers' employment, as compared to 60% and 66% for the County and State respectively. Retail trade alone accounted for approximately 27% of the township's work force and was significantly higher than the State as a whole (see Table C-7).

The Township's household and family income characteristics generally place the Township in a slightly less prosperous position than the County as a whole and a considerably less prosperous position compared to the State as a whole. Grant Township's per capita income in 1989 was $10,051, compared to $14,154 for the State. Approximately 10% of the Township's families had incomes below the established poverty level. (see Table C-8)

According to the 1990 U.S. Census, approximately 78% of all Township residents 25 years of age or more had not received any education beyond the attainment of a high school diploma, compared to 64% for the County and 55% for the State. Approximately 10% of Township residents 25 years of age or more had received either an Associate's, Bachelor's, or Graduate degree, compared to 16% for the County and 24% for the State. The 1990 Census revealed a Township population which had received considerably less formal education than the County as a whole and this lower level of formal education is far more pronounced when compared to the State as a whole (see Table C-9).

Table C-3 Race, 1990 (by percent)

Table C-4 Household Type, 1990

(by percent)

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Table C-5 Age, 1990

(by percent)

Table C-6Place of, and Distance to Work, 1990

(employed persons at least 16 years of age, by percent)

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Table C-7Employment by Industry, 1990

(employed persons 16 years and older, by percent)

Table C-8Income ($), 1989

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TABLE C-9 Education Attainment, 1990

(for persons 25 years of age, by percent)

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Appendix D

INVENTORY MAPS

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