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Section IV - Future Land Use Plan
At present, Banks Township is primarily an agricultural and rural residential community. Forests typically cover steeply sloped hillsides while wetland vegetation and lowland woods are found in the low areas. Lakeshore living is available along the shores of many inland lakes as well as Lake Michigan. While active agricultural uses have declined from historic levels, the many active farms which remain are highly valued by the local residents, according to the 1993 Banks, Marion and Norwood Township Community Survey. Through land use planning and land use controls, Banks Township intends to ensure that existing rural residential, agricultural and recreational uses can continue, and reasonable growth can be accommodated with minimal land use conflicts or negative environmental impacts. Based on the social, economic and environmental characteristics of the Township, six (6) general categories of land use have been identified to serve existing and future development needs. These categories are listed below:
The Recreation/Conservation category is designed to accommodate existing recreation property, areas for future recreation use, or other sensitive resource areas. This land use category will allow for low intensity recreation development, as well as low density residential uses consistent with recreational and conservation uses. The Recreation/Conservation category incorporates the primary stream valleys including many of the associated lakes and wetlands. This land use category also includes a significant amount of land with steep slopes and the undeveloped portions of the Lake Michigan shoreline in the Township. The Recreation/Conservation land use category is consistent with the Township’s goals presented in Section III, including the goals to "Maintain an ecologically sound balance between human activities and the environment, to retain and enhance the Township’s quiet, scenic and rural character" and to "Preserve, protect and maintain environmentally sensitive areas, open space and public parks for the enjoyment of residents, visitors and future generations". Primary uses proposed in the Recreation/ Conservation area include public and private forestry, wildlife habitat, parks and recreation, as well as similar open space uses. Secondary uses include agriculture and low density residential development. Due to the environmentally sensitive nature of the property in this category, the preferred approach to residential development is clustered residential, thus maintaining some protected open space within the development. The Township encourages the establishment of conservation, parklands and open space, including wetlands and riverine habitats for scenic, recreation and wildlife protection especially as a part of any proposed residential uses. The tools include donations, acquisition, cooperative efforts with other units of government and land owners, conservation easements and zoning ordinance provisions that support the use of conservation easements and sound conservation developments.
Forest / Agricultural land use category has been designated consistent with the Township's goal to recognize the importance of agricultural lands. Banks Township also recognizes that the presence of forested and agricultural lands contribute significantly to the scenic and rural character valued by the Township residents. The Forest/Agricultural area designation is intended to encourage the continued forestry and agricultural uses of areas on prime soils. The designated areas are primarily located in two large swaths oriented essentially north/south in the interior of the Township; (see Figure 4-1). To preserve forestry and agricultural uses, it is recommended that non-agriculturally related residential uses be subject to certain restrictions within the agricultural category. While the designation of Forest/Agricultural land use category will not prevent the conversion of farmland and forestland to other uses, it will help to control the scale and rate of conversion and direct attention to areas where farmland conversion may be an issue. There are a number of ways in which the agricultural conversion issue could be addressed prior to development. The Township Zoning Ordinance could, for example, allow non-agricultural uses as a special condition use. Special condition use status would require site plan review by the Planning Commission in the agricultural areas for certain non-agricultural development. During site plan review, a density bonus could be allowed if the proposed residential development is clustered. The areas designated for Forest/Agricultural use on the Future Land Use Map, (Figure 4-1), do not cover all of the active farms in the Township, but rather identify areas where agriculture and forestry operations are still the dominant uses, and consequently can be more readily protected. The Township will encourage methods that accommodate the needs of preserving farmlands, farming, open space, natural resources and rural character of the Township. The methods include innovative zoning provisions that allow for the preservation or conservation of essential natural resources, farmland or open space. Additional methods which other communities have employed or are investigating to help protect and preserve agricultural land include the Purchase of Development Rights (PDR), Transfer of Development Rights (TDR), Agricultural Security Areas (ASA), clustering requirements for non-agricultural uses and tax breaks or incentives for continuing agricultural use. It is recommended that these alternatives be investigated for possible application in Banks Township as a way to balance economic rights with agricultural preservation goals. It is important to recognize where active agriculture exists in the Township and encourage the continued agricultural use of this land. (see Figure 2-1).
To preserve the scenic beauty, property value and environmental integrity of areas adjacent to lakes, pond, rivers and streams, a "Waterfront Residential" designation is recommended. With such a specialized designation it will be possible to develop residential standards specific to the unique environment found in waterfront areas. The Waterfront Residential designation is utilized along portions of Ellsworth Lake, St. Clair Lake, Little Torch Lake and Lake Michigan in areas of existing lakefront residential development. Development regulations within the waterfront residential area should be designed to address Township residents' concerns regarding congestion of the local roads and view preservation, as well as concerns regarding water quality and shoreline protection. Keyhole development or high-density second-tier development with private waterfront access is recommended for some restriction within this land use category.
The Residential future land use category is intended to direct future residential growth to specific areas of the Township. The areas designated for residential use are located in the vicinity of either Ellsworth or Atwood. The Atwood residential area is adjacent to the proposed Village Mixed Use area. Within these areas, the Township Zoning Ordinance should establish distinct residential districts to specify where low or moderate density residential, such as smaller lot residential development will be allowed. The Zoning Ordinance will also specify where higher density residential uses, such as apartments, townhouses, condominiums, or manufactured home developments will be allowed. The designated residential areas should be retained for low density residential use during the present planning period, since the Township is not currently served by sewer and water. Additionally, low density residential use is more compatible with the adjacent Recreation/ Conservation and Forest/Agricultural land uses. It is also important to note that under state law, manufactured homes are allowed in any residential area if the structure meets all requirements set for site-built homes. Additionally, a manufactured home development would be compatible with the multiple-family portion of the residential area.
While much of the commercial services for Banks Township are met by facilities located in the Village of Ellsworth, the Township wishes to set aside an area to accommodate additional local commercial uses. The Village mixed use category is designed to accommodate a mix of residential, commercial and some public service uses. The designated area is located along US-31 extending north and south from Atwood. This area incorporates existing residential and commercial uses. The existing commercial uses are primarily retail and service types of uses. The existing fire station in Atwood is considered compatible with the existing commercial and residential uses.
A small industrial area is identified adjacent to the Village of Ellsworth, southwest of the Village. (see Figure 4-1) This area is designed to accommodate existing sand and gravel extraction operations, expansion of these operations or reuse for other industrial purposes. The Township recognizes the existence of valuable mineral resources within the Township boundaries. Unless utilities and other infrastructure are provided by the industry, the Future Land Use plan does not provide for additional industrial development in the Township. The establishment of additional industrial uses in Banks Township outside of areas currently zoned or planned for such uses will be reviewed. However, industrial land is available in surrounding communities. Other Land Use Considerations
Public services were considered in the development of this Future Land Use plan. However, no distinct public services category is designated. As discussed in the Community Services portion of Section II, the existing facilities are adequately meeting the Township’s needs. It is anticipated that additional public services would be compatible with many of the proposed land use areas and could be allowed in the associated zoning districts either by right or by special approval depending on the use and the district. Public service uses are not considered to be compatible and should not be allowed in the Waterfront Residential areas or the Recreation/Conservation areas.
Banks Township is fortunate to have roadways that traverse significant scenic corridors. These corridors contribute to the township’s character and identify by affording views of farmland and woodlands, Lake Michigan, and significant scenic vistas from the township’s higher elevations. Development along scenic corridors should be consistent with the objectives, guidelines, and policies established in this plan. Old Dixie Highway was specifically noted for its scenic qualities. Designation of this route as a Natural Beauty Road should be investigated.
Banks Township has an abundance of moderate to steeply sloped land distributed throughout the Township, as seen in Figure 2-9. In order to protect the environmentally sensitive nature of these sloped areas, development standards for areas with steep slopes should be incorporated into the zoning ordinance and apply to development in any zoning district.
Due to the physical development constraints of the Township and the community concern about the protection of rural character, it is recommended that the clustering of residential uses be allowed and encouraged. The Township should allow for site condominiums projects and Planned Unit Development (PUD) projects as a means of allowing for development on the less sensitive land while allowing the more sensitive land to be protected as open space within the development. |