477 24 26018 https://digitalcollections.library.gvsu.edu/files/original/89f4f972b9dc7ebbb4908ec910533769.mp4 b367d8a0e025459b416cd91a9a60d6c9 https://digitalcollections.library.gvsu.edu/files/original/436c83d7394ede2c2cc37235195ebe35.pdf 0b2ae5a04d1faaf8a37571c90fe27268 PDF Text Text Grand Valley State University Veteran’s History Project Vietnam War Paul Lecours Interview Length: 1:08 Pre-enlistment / Early Service Period (00:00:23:00)  Born in Lebanon, New Hampshire in 1946 (00:00:23:00)  His father worked as a salesperson in a furniture store and his mother was a stay-at-home mom for Lecours and his sister (00:00:35:00)  In his sophomore year of college, Lecours contracted mono and had to leave school; once he finally became non-contagious, Lecours realized that he would either have to join four out of six classes mid-term or join the military, so he joined the military (00:00:53:00) o His father had served in the Air Force, so Lecours decided to join the Air Force (00:01:21:00) o He had been attending St. Anselm College, a liberal arts school on the east coast and he picked up more courses while he was in the service (00:01:26:00)  Lecours was in college during the 60’s, so if he could “walk, talk, and chew gum at the same time, he was going to get drafted” (00:01:44:00) o He had no desire to join the Army; the Air Force appealed to Lecours the most, just because he needed to slow down (00:01:50:00) o Lecours’ major in college was to be psychology, so he wanted to work with people; however, when he enlisted, Lecours took a math test, finished well before the time was up, and scored so well on the test that he began work with accounting and finance working in military pay (00:02:09:00)  Lecours originally went to Lackland Air Force Base for basic training (00:02:57:00) o The heavyset men ran a lot while the other men did a lot of drilling, including the obstacle course and calisthenics (00:03:13:00) o Because it was the Air Force, basic training lasted for six weeks and Lecours then transferred to Sault Ste. Marie, Michigan for an additional two weeks of training (00:03:27:00) o Lecours was in great shape at the time; on the first day there, they went on a twomile run and Lecours beat the trainer (00:03:41:00)  As punishment, Lecours was put in charge of calisthenics, something he had to do anyway (00:03:54:00) o The instructors placed a large emphasis on military discipline; Lecours recalls anticipating a right turn, the instructor said left, and Lecours ran into another soldier (00:04:08:00)  The soldier walked up and punched Lecours in the nose (00:04:20:00)  Discipline was vital; they could not have men questioning orders, so the instructors broke the men down and built them back up (00:04:38:00)  The transition to military discipline felt logical for Lecours (00:04:55:00)  From Lackland, Lecours was stationed in Sault Ste. Marie at Kincheloe Air Force Base, a SAC (Strategic Air Command) base with B-52 bombers (00:05:09:00) � o The base was supposedly meant to protect the Soo Locks, but it was also the closest base for a direct strike into Russia (00:05:24:00) o While at Kincheloe, Lecours lucked out and worked in the command center receiving NORAD alerts, which was fascinating; whenever there was an alert, all personnel on the base were activated (00:05:36:00)  Lecours’ specific job was plotting radioactivity, which was a dumb job; if someone dropped a bomb, he had to plot how long radioactivity could go from the east coast to the west coast, etc. (00:06:05:00) o Lecours was at Kincheloe from June 1966 until December 1967; from there, he went home on leave and then to Vietnam (00:06:44:00) o All the alerts they did at Kincheloe was just practice, at least to Lecours’ knowledge; they merely told him to do something and he did it (00:07:33:00) o Lecours’ hometown in New Hampshire would be the coldest place in the United States three or four times a year, so going to school in below zero weather was no big deal; however, he had no concept of wind-chill because the town was in a valley, so when they handed out parkas at Kincheloe, Lecours thought it was a joke (00:07:46:00)  During the first storm, he did not make it was far as the next barracks before he went back and got his parka (00:08:07:00)  There was an alert one time and it was so foggy, that they had to have a man sitting on the bumper of the car (00:08:17:00) o The people at and around the base were awesome; most of the people on base were like Lecours, only there for a short period of time (00:08:33:00) o SAC eventually closed the base down and Lecours was in charge of the records transfer to Sawyer Air Force Base (00:09:14:00)  Not long after the base closed, many shops closed as well because the owners were dependent of soldiers spending money in them (00:09:27:00) Just after completing the records transfer to Sawyer, Lecours received his papers for Vietnam in the end of 1967 (00:09:49:00) Deployment to Vietnam (00:10:07:00)  To get to Vietnam, Lecours took a flight out of Washington; the flight was set to leave early in the morning and there was nothing to do except walk around in the slight drizzle of rain because all the shops were closed (00:10:07:00) o On the flight to Vietnam, Lecours flew on a commercial airliner chartered by the military (00:10:38:00) o During Lecours’ first trip to Vietnam, the plane first flew to Wake Island and then into Cam Ranh Bay; on his second trip to Vietnam, the plane for Seattle to Hawaii and then into Cam Ranh Bay (00:11:02:00)  His first impression of Vietnam was the heat (00:11:26:00) o It was just like basic training; in New Hampshire, the summers only got up to seventy degrees and when they opened the door in San Antonio, Lecours thought it was a blast furnace (00:11:29:00) o The soldiers went over thinking it was a one-way trip and when they opened the door, it did not look very active (00:12:10:00) �    Once the men were off the plane, the Air Force put them in a room and briefed them about their tour (00:12:17:00) o Lecours was assigned to the military pay section and ended up working with the OSI, which made the tour interesting (00:12:25:00) o When he first got to Vietnam, the Air Force issued Lecours an M16, but he had to store it and then he met the people he was going to be working with (00:13:13:00) Lecours worked out of a semi-permanent building and in Lecours’ section, at the back of the building, there were three or four men (00:13:52:00) o The men handled the pay records, answered pay inquires, processing the records of incoming soldiers, etc. (00:14:47:00) o Lecours was restricted to the base for eight months before he received his first assignment off-base, a money run in which the Air Force strapped a sidearm on him and told him that he was security; the MPC (Military Pay Scrip) changed constantly, although it was classified when and the men were never exactly sure when it would change (00:15:13:00)  He flew into Saigon, picked up two and a half million dollars in the new scrip, and returned to base; he and his men then worked until all the money was replaced (00:15:40:00)  Instead of using American money, the military issued soldiers MPC, which they used as long as they were in country; the Vietnamese had their own money but they loved to get a hold of MPC because it was worth more (00:16:11:00)  During the changes, the military changed from one color MPC to another overnight in an effort to stop counterfeiting (00:16:50:00)  People, especially Vietnamese, tried to play the market and get as much out of the MPCs as possible because the MPCs were worth more (00:17:12:00) While on the base, the men had a mama-san, a Vietnamese woman who cleaned out their hooch (00:17:46:00) o The men also had contact with different civilians who worked on the base; one Vietnamese woman working in the health facilities ended up inviting Lecours to her home (00:18:03:00) Cam Ranh Bay was a very secure base; it had never been hit in an attack but Lecours jokingly said that when he was going down the flight line was the first time that the base was going to be hit (00:18:30:00) o Just before the beginning of the Tet offensive, the enemy finally ended up attacking the base (00:18:44:00) o The base had the busiest hospital at the height of the war in the Air Force’s section and there were also sections for the Army and Navy, both of whom helped in bringing in supplies (00:18:48:00) o The bay was one of the deepest natural harbors in the world (00:19:07:00) o The base was beautiful, i.e. their beaches were nicer than Waikiki in Hawaii; men would meet their wives in Hawaii and come back and say the beaches at Cam Ranh Bay were nicer (00:19:14:00) �    At a certain point, Lecours began working with the OSI (Office of Special Investigation) while investigating a doctor working out of the hospital (00:19:39:00) o The investigation was interesting, but it was not something Lecours intentionally planned on; he had just walked into it (00:19:54:00) o Lecours’ whole goal in the military was to get to Germany; he volunteered for: Germany and Guam, Germany and Vietnam, etc. (00:20:00:00)  Once he was out of the military, the trial took place in Bitburg, Germany and the government flew Lecours to Germany to testify about the Vietnam portion of the investigation (00:20:10:00) o During the investigation, there was a corrupt doctor and they had to get proof that he was corrupt, which was where Lecours came in (00:20:59:00)  Lecours went to the hospital and made contact with another doctor, a neurosurgeon, who was the antithesis of the corrupt doctor (00:21:13:00)  He ended up going to the hospital on several occasions (00:21:34:00) o The OSI wanted Lecours to help in another investigation but during the investigation at the hospital, Lecours ended up sleeping through rocket attacks, so he decided to give the investigation to another kid, who turned out to do the job really well (00:22:15:00)  Lecours later checked on the investigation while in Washington and after thirty days, the kid had already helped arrest one person from the corrupt finance operation (00:22:36:00) During the Tet offensive, security on the base tightened (00:23:12:00) o One of the men on the base was short, meaning he had less than thirty days until he went home, and they were watching a movie one time when they heard whooshing sounds and explosions; eight rounds had come onto the base and hit three fuel bladders near the flight line (00:23:18:00)  From where the men were watching the movie to the flight line was about a mile and Lecours said he thought they were under attack, to which the short timer replied that they were not going to get hit (00:23:53:00)  Lecours told him to check it out and when he turned around and saw the flames, he asked what they should do; Lecours suggested waiting for the siren to go off (00:24:13:00)  Sure enough, the movie went off and the siren went on, so the men went back to their hooch, turned their lights off, pulled on their flak jackets, and opened a beer (00:24:21:00) o There were bunkers around the base for the protection but as far as protection inside the base, the men could only put on their flak jackets and helmets and get under their bunks, which would not have mattered anyway if a direct hit occurred on the hooch (00:24:46:00) o There was not much point in targeting the housing area; rockets might have come in once while Lecours was at the base (00:25:23:00) From Cam Ranh Bay, Lecours received R&R to Australia and before beginning his second tour, he flew to Tokyo (00:25:49:00) While staying in Vietnam, he went to Nha Trang for the beaches, but that only involved hopping into a jeep and driving over, and to Saigon (00:26:12:00) � o The first time he went to Saigon was for the money run and the second time was to see a friend who he had served with in Sault Ste. Marie (00:26:39:00)  On the second trip, Lecours went with a man who was on his third tour and knew some Chinese people in the city; they ended up in the Cholon area after curfew, which meant they had to spend the night because of fighting in the area (00:23:18:00) o Saigon struck Lecours as a metropolitan city with a lot of people; it was not New York City but there was a lot of hustle and bustle (00:27:41:00)  He remembers getting onto a cycle-bike taxi and they ended up stopping in front of the embassy in Saigon; they heard yelling, telling them to move the bike, so off they went (00:28:01:00)  It was interesting that he could go into a city that was in the middle of a war zone, go to the Continental Hotel, and have a great meal (00:28:44:00)  Another time, Lecours went up and talked with a doorman who happened to be French and a holdover from before the war; this was not something that Lecours expected to see (00:28:53:00)  Cholon was the Chinese section of the city; he does not know who was fighting in the area and because of the curfew, even the police could shoot at them (00:29:36:00)  The lifestyle in Cholon and Vietnam was simply a different culture and it was something Lecours accepted (00:30:28:00)  One day, he heard Americans complaining that Americans had been there for seven years and the Vietnamese still did not speak English, to which Lecours retorted “why don’t you learn how to speak Vietnamese” (00:30:41:00)  Lecours knew enough Vietnamese to keep himself out of trouble; he learned the language from the momma-san who cleaned his hooch and other people who worked on the base (00:31:06:00) Lecours signed on for an extended tour partly because his investigation with the OSI into the corrupt doctor at the hospital on the base (00:31:26:00) o Another factor was that he would have thirty days of leave and he could be home for Christmas for the annual family reunion; however, some of the people at the reunion would be drunk for two weeks straight, an environment Lecours did not want to be in (00:31:37:00) o Lecours’ second tour in Vietnam only lasted six months (00:32:02:00)  The Army understood that there was only so much any man could withstand (00:32:27:00) o It was difficult when Lecours first came back from his Christmas leave but it was not like he had a choice, he just went back (00:32:46:00) o Lecours went home before Christmas 1968 and returned to Vietnam in January 1969 (00:33:12:00)  When he went home, Lecours did not see a lot of an anti-war sentiment because New Hampshire at the time was very conservative; as well, the places where he stayed were rather isolated and did not have a large population (00:33:26:00) �  He was also not watching a lot of television (00:34:11:00) One time, Lecours wrote a letter to the Manchester Union Leader, a very conservative newspaper, and asked the editor what they were doing in Vietnam; there were race riots and students taking over college campuses and Lecours believed that the soldiers should leave Vietnam if only to take care of problems at home (00:34:28:00) o The letter ended up winning an award as the best untitled letter to the editor, but Lecours never even went to the awards ceremony because he could have cared less (00:35:18:00) o When he first went to Vietnam, Lecours believed that there was a cost for freedom and it was his duty to defend that (00:35:40:00)  When Lecours went home for Christmas, he got into an argument with his father over why he volunteered to continued his tour (00:36:27:00)  Lecours partially believed in the domino theory as a credible reason to fight the war (00:37:13:00) Return to Vietnam / Extended Deployment (00:37:49:00)  When he went back to Vietnam, Lecours knew what he was going back to (00:37:49:00) o The first time he went over, Lecours felt it was going to be a one-way trip, a feeling he did not have the second time he went over; he felt more secure and that they had more protection (00:38:06:00)  Still, enemy attacked and sappers crawled on the base; one time, a sapper threw a satchel charge into a room where a nurse was writing a letter but thankfully, it was a dud (00:38:16:00) o That night, the only casualty was a Korean in the hospital who had lost his legs; they believe that he had seen the enemy because he had gotten himself out of bed and dragged his body after them (00:38:38:00) o One night, Lecours almost tripped over an enemy in his black pajamas as Lecours returned from the flight line; Lecours said something to the man and continued back to his hooch and thinking back, he realizes that the man was checking the locations of the planes for mortar or rocket strikes (00:38:58:00)  Lecours was returning either early in the morning or late at night from duty on the flight line, but he had no weapons to do anything to the enemy; he had been working at the pilot’s facility (00:39:26:00) o The pilot’s facility was in a bunker in a depression and if the enemy attacked, they could just lob a couple of grenades down into it (00:40:08:00) o The enemy attacks would sporadically hit a target (00:41:03:00)  If intelligence believed that a base was going to be attacked, then they would fly the planes into Cam Ranh Bay because of all the base’s security, including a detachment of Koreans guarding the coast (00:41:07:00) o The Korean soldiers were “awesome”; they fought the war in a much different way than the American soldiers (00:41:29:00)  They were well-equipped and had supplies and equipment that easily rivaled the American’s (00:41:45:00)  Whenever they brought back prisoners, the prisoners talked and one time, when they lost a soldiers, they strung up four or six VC on the wire around the facility and let them die (00:42:22:00) �     The average Vietnamese was trying to live his life and if they were someone of any intelligence, such as the mayor or the teacher, the VC would kill them (00:43:13:00) o The Vietnamese were caught between dealing with the Americans or being killed by the bad guys (00:43:32:00) The Americans went into the situation believing they were right in what they were doing but that belief wore down over time; the Vietnamese were committed but the American soldiers were there because it was their job (00:43:45:00) o It is difficult to win a war like that because on any given day, they would attack a hill, lose three or four men, and abandon the hill, yet two weeks later, they were attacking the same hill (00:44:10:00) o The phrase Lecours heard the most was “whatever patriotism I ever had, I’ve lost it since I’ve been here”; he heard it from all different soldiers (00:44:38:00) o Because it was the Air Force and the men did their jobs, but it still wore them down, especially going into the hospital (00:45:22:00) o The entire experience wore Lecours down; if they were going to fight the war, then fight the war, so instead of attacking the same hill day after day, attack the North (00:45:54:00) o The rules of engagement made the fighting difficult; the soldiers had to go through a process of recognition before they could fire on the VC, unless they had been fired upon; on one occasion, Snoopy, a converted C-130 gunship, requested permission to fire and was denied unless fired upon (00:47:08:00) He remembers a flight on Continental where the stewardess were serving everyone and Lecours thanked them because he knew some of the men were not coming back and those stewardesses were one of the last things the soldiers would remember (00:48:28:00) One thing that stands out in Lecours’ mind is the futility of the experience; the experience seemed futile to Lecours because they could not win the war the way that they were fighting it (00:49:28:00) On one occasion, a VC was trying to sneak up on another man at night and when Lecours gave the first order to halt, he pulled the bolt back on his rifle as well; the VC immediately stood up and surrendered (00:50:15:00) o Still, the men were given the rules they had to follow, which ended up hindering, more than helping, them (00:50:50:00) o To this day, Lecours would go back; he enjoyed the people and watching the kids playing with nothing and being happy (00:51:01:00) Return to the United States / End of Service (00:51:32:00)  From Vietnam, Lecours transferred to Washington D.C.; because it was the highest military location, Lecours thought it would be a great assignment (00:51:19:00) o Lecours was stationed at Bolling Air Force Base (00:51:32:00)  One of the first things that struck Lecours was the design of the officer’s club on the base, which he considers on of the top ten architectural wonders of the world (00:51:38:00) o While in Washington, Lecours went back to working in military pay (00:52:01:00) �  o After going to Vietnam, Lecours wanted some answers but when he went up to Capitol Hill, he realized that the Congressmen could not answer a yes or no question to save their life (00:52:25:00)  One time, Lecours went and talked with a man name Tom Macintyre, a supposed “straight-shooter” Senator from New Hampshire; and every time Lecours asked him a question, the Senator went to his filing cabinet and pulled out a newsletter; he discovered that almost all the congressmen were like that (00:52:36:00)  He also discovered that it was a wasteful society; they spent money like it was nothing, something Lecours was not prepared for (00:53:10:00) o Lecours was in Washington from July 1969 until March 1970 (00:53:31:00)  He worked predominantly with people of the same rank or lower, including two women (00:54:47:00)  One time, Lecours took one of the women out to dinner and when he came back, he received flak from the other one; he was just a kid and he did not know how to handle working with the women (00:55:10:00) o Lecours knew a colonel and his family really well and while he was in Washington, the colonel offered to get Lecours a tuxedo so that he could go to Nixon inauguration; he did not go, although now he wishes he had (00:55:51:00)  At the time, Lecours wanted nothing to do with the politicians; to him, the politicians were exactly what he expected them to be (00:56:12:00) o Another time, Lecours was invited to a Senate commission but he questioned what would have happened because none of the Senators could answer a yes or no question while in their office (00:56:23:00)  He would have just watched the commission, not given an sort of testimony (00:56:40:00) o When he went to Germany, Lecours did have to testify, but only as part of the investigation (00:57:00:00) When Lecours first joined the military, he did not expect to make a career of it; part of the influence was to get the GI Bill for financial help in college (00:57:15:00) o One thing that he missed was that if he came back from Vietnam and went to college, how would he handle to protests if they found out he was a Vietnam veteran (00:57:52:00) Everyone received the offer to re-enlist, especially with the offer of a promotion if they did so; they offered Lecours the opportunity to work with the OSI and to get special allowances for food and clothes (00:58:33:00) o However, Lecours believed the military was not going to go twenty years without a war; they were already fighting in countries he had never heard of, being from a small town in New Hampshire (00:58:56:00) o The appeal of staying in the military had its moments, but not after Washington; they could not fight a war from Washington because they did not fully know what was going on (00:59:40:00) Post-Military Life (01:00:03:00)  Lecours was finally discharged in 1970 (01:00:03:00) �   o One of the first things he did once he got out of the military was send resumes to publishing companies because he had worked with a publishing company before serving (01:00:09:00) o He began working for 84 Lumber in Baltimore and over time, the job became more appealing because Lecours believed the company had a good growth market in the area; however, Lecours looked at the manager, who was thirty-seven years old and ran from morning until evening, and he questioned if that was the life he really wanted to live (01:00:22:00) o After leaving 84 Lumber, Lecours returned home before interviewing with a publishing company, who hired him and assigned him to work in Michigan region as the regional sales manager for Michigan, Indiana, Illinois, and Ohio (01:01:02:00)  He had the largest wholesale in the world in Detroit and he could not conceptualize that Michigan was bigger than all of New England (01:00:26:00) o Lecours began working in Michigan in September 1970 and worked for the company until June or July of the following year (01:01:51:00)  Lecours slowly got burnt out of the job; his roommate worked in a different division of the company and was home every weekend with Lecours was gone for two weeks at a time (01:02:16:00) o While he was working for the publishing company, a man in Farm Bureau Insurance offered him a job, which Lecours accepted (01:03:06:00)  He started as an agent then transferred over to corporate (01:03:14:00) o Lecours was only with the company in 1971 and 1972 before he received the opportunity to work as a department head for an independent agent in Muskegon, Michigan (01:03:30:00)  Lecours worked in Muskegon from 1973 until 1978; he liked the city but his wife wanted to get back to Grand Rapids, Michigan, so in 1978, they moved back to Grand Rapids to work for a small insurance business (01:03:43:00) o During the 1980 recession, it was tough to find work and Lecours realized that the only people getting jobs were secretaries (01:04:23:00) o Finally, he got a job working for a consulting firm, where he worked for sixteen years working with the smaller companies that needed help (01:05:11:00) One time when he and his family went to visit Lecours’ parents, Lecours son threw his jacket on the floor and Lecours’ mother told him to pick it up and it was not something Lecours would do; she said that growing up, there was a place for everything and Lecours’ room was spotless (01:05:55:00) o However, she said that after he went to that Vietnam thing, he came back a pig (01:06:36:00) During the fighting things tended to lose perspective because they might be dead the next day (01:06:50:00) He gained more of an appreciation for life; life is tenuous (01:07:14:00) o He also gained insight into his government that he never should have gotten; it is better to walk around smart and happy (01:07:28:00) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context LecoursP Title A name given to the resource Lecours, Paul (Interview outline and video), 2010 Creator An entity primarily responsible for making the resource Lecours, Paul Description An account of the resource Paul Lecours was born in Lebanon, New Hampshire in 1946 and decided to join the U.S. Air Force in 1966 because of concerns that he wouldn't be able to keep his deferment from the draft. Following basic training, Lecours briefly served at a Strategic Air Command base in Sault Ste. Marie, Michigan before deploying to Vietnam. During his tour in Vietnam, the Air Force stationed Lecours at Cam Ranh Bay in the military pay section. While with that section, Lecours worked on one occasion with the Office of Special Investigation doing an investigation of a corrupt doctor at the base hospital. Following his main tour, Lecours signed for a six month extension to finish said investigation then transferred to Washington D.C., where he finished the remainder of his time in the service. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) WKTV (Wyoming, Mich.) Kentwood Historic Preservation Commission (Kentwood, Mich.) WKTV Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American United States. Air Force Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2010-09-02 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/780e2eccb459665c5012571b0fffbcd0.pdf db330fcb9571579af6385f26ce8ab86d PDF Text Text � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Incunabula Description An account of the resource The term incunabula refers to books printed between 1450 and 1500, approximately the first fifty years following the invention, by Johann Gutenberg of Mainz, of printing from moveable type. Our collection includes over 200 volumes and numerous unbound leaves from books printed during this period. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1450/1500 Source A related resource from which the described resource is derived Incunabula Collection (DC-03) Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United </a> Subject The topic of the resource Incunabula Printing 1450-1500 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context DC-03 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource text Language A language of the resource eng it la nl de Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Lectura in Johannem Duns Scotum super libro primo Sententiarum Petri Lombardi [folium 161] Identifier An unambiguous reference to the resource within a given context DC-03_161Scriptor1498 Creator An entity primarily responsible for making the resource Scriptoris, Paulus, Approximately 1460-1550 Description An account of the resource One leaf from Lectura in Johannem Duns Scotum super libro primo Sententiarum Petri Lombardi by Paulus Scriptor. Printed in Tübingen by Johann Otmar on March 24, 1498. [GW M30260; ISTC ip00206000] Publisher An entity responsible for making the resource available Tübingen: Johann Otmar Subject The topic of the resource Incunabula Printing 1450-1500 Language A language of the resource la Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource application/pdf Date A point or period of time associated with an event in the lifecycle of the resource 1498 Source A related resource from which the described resource is derived Seidman Rare Books Collection Type The nature or genre of the resource Text https://digitalcollections.library.gvsu.edu/files/original/9f37669df2951f13309cac7b5b716295.pdf 3b2779d0a55dba700b08f8bbfccc4c95 PDF Text Text � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Incunabula Description An account of the resource The term incunabula refers to books printed between 1450 and 1500, approximately the first fifty years following the invention, by Johann Gutenberg of Mainz, of printing from moveable type. Our collection includes over 200 volumes and numerous unbound leaves from books printed during this period. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1450/1500 Source A related resource from which the described resource is derived Incunabula Collection (DC-03) Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United </a> Subject The topic of the resource Incunabula Printing 1450-1500 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context DC-03 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource text Language A language of the resource eng it la nl de Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Lectura super V libris Decretalium [folium 24] Identifier An unambiguous reference to the resource within a given context DC-03_024Tudeschis1477 Creator An entity primarily responsible for making the resource Panormitanus de Tudeschis, Nicolaus, 1386-1445 Description An account of the resource One leaf of Lectura super V libris Decretalium by Nicolaus Panormitanus de Tudeschis. Printed in Basel by Michael Wenssler, Berthold Ruppel and Bernard Richel in 1477. Illustrated with red and blue rubricated initials. [GW M47806; ISTC ip00045000] Publisher An entity responsible for making the resource available Basel: Michael Wenssler, Berthold Ruppel and Bernard Richel Subject The topic of the resource Incunabula Printing 1450-1500 Language A language of the resource la Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource application/pdf Date A point or period of time associated with an event in the lifecycle of the resource 1477 Source A related resource from which the described resource is derived Seidman Rare Books Collection Type The nature or genre of the resource Text https://digitalcollections.library.gvsu.edu/files/original/ec630aa7a3f34864fe76d218a3e1e735.pdf 90cdddd29d054028bd9557d475f26d47 PDF Text Text GVSU From the middle of the 1930ties, the seemingly parallel lines of development of Germany, Italy, Spain and Japan were being forged into diplomatic contacts to bend these lines to a point certain where they would converge and then intersect. Together they pursued ~eo-political goals from the A~lantic to the Urals and in the Pacific a mare nostrum for ZJapan. In Europe a defense system was pursued from the North Cape to tne Spanish border; Norway, Denmark. Holland, Belgium and France would have to be taken after wnich tne ultimate goal - - - - - - ~of congering England would De reached. The German High Command , at·ter the det·eat in WWI I where a cease fire in 1918 made the allied armies come to a halt short of enterl.ng Germany, set the goal for the next war. Japan after winning a war against Russia in 1904 - 1905 Decame the first Asian state to defeat a European power and conceived a stat,egy to conquer Korea, Mansjuria · - •• and in particular the Netherlands East Indies. ere raw materials were availabie l.n abundance , as ..._ -.- WPr.> labor • The conquest of the west of Europe would lay a protective shield in front of Germany's heavy war ind.~try in the Ruhr , and wnen WWII started. Heil.and and Belgium bor.e"~unt of tne newly developed air forces, besides for Germany being the jumP-off point for the attack on England, and for the Allies a point of entry into Europe for Germany's defeat. - - - -- - On September 10, 1943 Hitler's right hand man Joseph Goebbels wrote 1n nis diary : 11 The FUhrer expects the Anglo-American invasion attempt to come in The Netherlands. We are the weakest there, and the population would be most inclined to give the necessary local support for such an undertaking, As everybody knows, tne Dutch are the most insolent and obstreperous people in the entire west." - - -- - - ~Quote, unquote. - - - - -- For Germany, Italy, Japan and Spain it was clear that they would have only one chance to achieve their goals: a oordinated and fast attack. In a mi~ ary conflict a strong economic base is more vital in the long term than military superiority. Stretching militarily beyond what taeir economies will sustain, nations are looking for a fall. History gives us concrete examples: the Hapsburg monarchy went unier througn deficit financing and inflation; Spain's Philip II with a large deficit• attacking Holland , Belgium and England, with the Duke of Parma's landing Army contained by the Dutch shallow draft war snips, while the larger Dutch and English war ships defeated the foolish toP-heavy ships of the Armada ,. with all the refined tools of torture froma Torquemada aboard. And we ourselves are hard put to fulfill the mili~ary obligations which came to us at the brilliant victories over the Axis powers, in 1945 • � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Adriana B. and Peter N. Termaat collection Creator An entity primarily responsible for making the resource Termaat, Adriana B. (Schuurman) Termaat, Peter N. Description An account of the resource Collection contains genealogical, personal, and family papers and photographs documenting the lives and interests of Adriana and Peter Termaat. The bulk of the materials are related to family history and genealogical research carried out by the Termaats, including research notes and materials about places in the Netherlands that were significant to the Termaat and Schuurman families, such as the city of Alkmaar. Other materials in the collection are related to the Termaats' experiences on the eve of and during the Second World War, especially the German occupation of the Netherlands and the Termaats' participation in organized resistance to the Nazis. Also included are materials that document the family's post-war life in the United States, including their public efforts to recognize, commemorate, and honor people and events significant to World War II. Date A point or period of time associated with an event in the lifecycle of the resource 1869 - 2012 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection, RHC-144</a> Subject The topic of the resource Netherlands Netherlands--History--German occupation, 1940-1945 World War, 1939-1945 World War, 1939-1945 -- Underground movements -- Netherlands Dutch Dutch Americans Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-144 Format The file format, physical medium, or dimensions of the resource Text Image Type The nature or genre of the resource application/pdf image/jpeg Language A language of the resource eng nl Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-144_Termaat_WRI_Lecture-Notes-322 Creator An entity primarily responsible for making the resource Termaat, Pieter Title A name given to the resource Lecture Notes Description An account of the resource Lecture notes by Pieter Termaat about the rise of fascism in Europe and the lead up to World War II. Subject The topic of the resource Fascism Germany -- Social conditions Social conditions Germany Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection (RHC-144)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/190ca0d498eb08dfc67b37cda70f177b.pdf 07c9e1925f2b8f1269073d847cb94419 PDF Text Text The goal of the Axis powers in its major attacks was to obtain contro~ of the opponents economic infra-structure and as much as proved possib~e and to obtain it in the best possible condition. The economic infra-structure intact. offers the occupying forces valuable help. If the major attacks destroy too much, the rebuilding of the infra-structure in war time defies the imagination, logisLically. a Regrdless of the system mankind lives under those in power rest their hope on the public's amnesia. It has become the invaluable achievement of the underground press and of tne British Broadcasting Company that amnesia aid not occur. The hope for tne great goal of the wettern democracies to be free again under the rule of law, was kept alive, its flame never was extinguished. ana 1£ one bearer of the flame fell, other hands gripped the torch tightly and carried it forward. That is one side of the human factor. The opposillte represents the inexactness of social studies in evaluating human behavior as inexact asi: the stux:dy of economics has proved to be. Roger Morris who served on the National Security Counci~ under the Johnson and Nixon administrations, recently wrote about our capacity to take the devil as an ally. He starts to say : " It was a rare , fleeting , ugly glimpse into the aark unaerside of American foreign policy, a worid that 1·ew of us can imagine " And speaking in that artic.i.e about tne CIA. he states "The C!A and its predecessor, the old offoce of Strategic Services, harbored and hired Nazi war criminals as allies against tne Sovjets in the early days of the cold war. For tne SS and Gestapo officers, no questions were asked." Paul de Man, a Belgian is a perfect example. During the NAZI occupation of his country he wrote some 100 articles and book reviews, always rabid ant.i-Semitic in the Nazi newspaper Le Soir. Yet he became a professor at Yale, teaching 11 deconstruction" amethou, not a coherent boday 9f knowledge, Which in effect a vast amnesty project for the politics 01· collaboration during WWil. IffY In this connection l want to repeat personal conviction that despite the exponencially exploded literature about nazism and fascisme, tnere remains a wide gap, which can only be filled. by a study in all West European countries of the newspapers and magazines that were allowed to appaer during the 5 years of occupation. David Lehman wrote a lucid article about Paul de Man in Newsweek and m:, remarks are being attributed to him, but ffiey struck the still VJJry sensitive strings in me which longed for just such a study. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Adriana B. and Peter N. Termaat collection Creator An entity primarily responsible for making the resource Termaat, Adriana B. (Schuurman) Termaat, Peter N. Description An account of the resource Collection contains genealogical, personal, and family papers and photographs documenting the lives and interests of Adriana and Peter Termaat. The bulk of the materials are related to family history and genealogical research carried out by the Termaats, including research notes and materials about places in the Netherlands that were significant to the Termaat and Schuurman families, such as the city of Alkmaar. Other materials in the collection are related to the Termaats' experiences on the eve of and during the Second World War, especially the German occupation of the Netherlands and the Termaats' participation in organized resistance to the Nazis. Also included are materials that document the family's post-war life in the United States, including their public efforts to recognize, commemorate, and honor people and events significant to World War II. Date A point or period of time associated with an event in the lifecycle of the resource 1869 - 2012 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection, RHC-144</a> Subject The topic of the resource Netherlands Netherlands--History--German occupation, 1940-1945 World War, 1939-1945 World War, 1939-1945 -- Underground movements -- Netherlands Dutch Dutch Americans Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-144 Format The file format, physical medium, or dimensions of the resource Text Image Type The nature or genre of the resource application/pdf image/jpeg Language A language of the resource eng nl Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-144_Termaat_WRI_Lecture-Notes-historical-context-325 Creator An entity primarily responsible for making the resource Termaat, Pieter Title A name given to the resource Lecture Notes Description An account of the resource Notes by Pieter Termaat on the goals of the Axis powers during World War II. Subject The topic of the resource World War, 1939-1945 Holocaust, Jewish (1939-1945) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection (RHC-144)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/e648652608f23ad66cf3a2d7f5645f7d.pdf 731a406e75fcc8b87cf4835fd500cd81 PDF Text Text - ~ • · .. r· r,~~~ S. N,-~ --· i -M,~Yie Premiere! l~l~~it?~:". t:Nle~!~ ·.,•n~,~ s~ry 4:00 pm 248 LSH Scr-nlng and Q&A 6:00 pm 246 LSH Lecture/Discussion: Women Working In the Media Industry See her newest documentary, L 7 Pretend We ·re Dead. Hear her speak about wor1<ing in the media production industry. She will address issues of gender discrimination, harassment, and making informed career choices. Sponsored by: !H l!,:., l'lOU, , in'I 11 f'II .11: ,,:1r1;i:1 l '\!1-·I ''!,' ,f,! '!.ii·, i!!,l l·i 1:• '.!• _., Film & Video Production Women Gender & Sexuality Studies Center for Women and Gender Equity contact John Schmit 616-331-851 o � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource GVSU Sexuality and Gender Flyers Creator An entity primarily responsible for making the resource The Rainbow Resource Center Women and Gender Studies Department Women's Commission Gayle R. Davis Center for Women and Gender Equity Description An account of the resource Digitized posters, flyers, event notices, and other materials relating to gender expression and sexuality at Grand Valley State University, with materials spanning from 1974 to 2019. Date A point or period of time associated with an event in the lifecycle of the resource 1974/2019 Source A related resource from which the described resource is derived Digitized from collections at the Rainbow Resource Center (formerly the Milton E. Ford LGBT Resource Center), Women and Gender Studies Department, Women's Commission, and Gayle R. Davis Center for Women and Gender Equity. Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Gender identity Gender expression Sexual orientation Women's studies Queer theory Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context DC-09 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-09_SGF_WGS_2018_WomenWorkingInTheMediaIndustry.pdf Creator An entity primarily responsible for making the resource Women, Gender, and Sexuality Studies Department Date A point or period of time associated with an event in the lifecycle of the resource 2018-11-14 Title A name given to the resource Lecture: Women Working in the Media Industry Description An account of the resource Event poster of the screenning of the documentary L7: Pretend We're Dead and the creator's thoughts/experiences in the media production industry. Location, time and date of event included. Subject The topic of the resource Women's studies Women in the mass media industry Source A related resource from which the described resource is derived Women, Gender, and Sexuality Studies Department Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/81a0480cc77717a3359e57c2844ecb8e.mp4 12b61f99188ef3d9178abfc7e4efcd9e https://digitalcollections.library.gvsu.edu/files/original/b3144a3e39a6acecd54dbe35543fff1e.pdf f58fcb3f0fc5c27fe3e58abd78f3e892 PDF Text Text ORAL HISTORY INTERVIEW NOELLA LeDUC Women in Baseball Born: December 23, 1933 Resides: Interviewed by: Frank Boring, GVSU Veterans History Project, August 5, 2010, Detroit, MI at the All American Girls Professional Baseball League reunion. Transcribed by: Joan Raymer, May 19, 2011 Interviewer: “If we could begin with your full name and where and when you were born?” Noella LeDuc, Graniteville, Massachusetts, date of birth, 12-23-1933. Interviewer: “What was your early childhood like? Where did you grow-up and your family?” Well, it was a small town and I played baseball all of the time, most of the time. I had a ballpark across the street from my house and if I wasn‟t there the boys came over and got me. We would pick sides and play all morning and in the afternoon we would go swimming, come home and after supper, go play ball again and then go home and go to bed. 33:35 My mother and father always knew where to find me—at the ball field. Interviewer: “What was your early schooling like? How was school?” School was good and I went as far as the freshman year in high school because I heard about the girl‟s baseball. My freshman year I had come home from school and I had seen the boys playing across the street from my house and I wondered why they were playing there because they had their own field, our field was better though, so I went in the house and changed my clothes and ran over there again, to the field, and the boys came up and asked if I would hit some fly balls to them to get ready for the game. I said, “sure”, and I did that for about ten minutes and went back and sat on the bench. This man came up to 1 �me and asked me if I would like to play professional baseball and I said, “yeah, I‟m trying to because I saw it in a magazine”, and he said, “well, there‟s a girl eight miles from here that plays”, and he gave me her name and address and everything, which is Rita Briggs. 34:37 He said, “she‟s gone right now, she left for spring training and she‟ll be home in October. I‟ll give you her address and you can go up and see her in October”. I did that and the first time I went up there she wasn‟t home yet, she was a little bit late coming home. I went up the following week and she was there, and when I got there they were giving her a party, so she said, “I‟ll come and see you tomorrow, give me your address”, and she did, she came to see me the next day, which was a Sunday. She tried me out, throwing the ball, hitting and all that stuff and she said, “you‟ll make it”, so that‟s how I did. Interviewer: “How old were you?” I was seventeen when I started, yeah. Interviewer: “I‟m kind of curious because the man that told you to go and talk to her, was he a scout?” No, he worked with my mother in the mill. My mother worked in a mill and he worked with my mother. He introduced himself because I didn‟t know him. He said, “I know your mother because I work with her”, and all that stuff and then he told me about Rita and gave me her address and everything. 35:38 He had seen her play at the high school where she lived. She was on the boy‟s team at the school. Interviewer: “You said you saw the notice in a magazine?” Yeah, it was in the newspaper, newspaper magazine. Yeah, Dottie Schroeder was right on the cover and I said to my dad, “I‟m going to beat her dad”, and I did at times. 2 �Interviewer: “Oh my gosh, but we‟ll check with her on that one right?” Well, she is dead she‟s dead. She was a good ball player, very good. Interviewer: “So you met the woman who was already playing and she told you how to contact the league? Is that right?” No, she gave me a tryout when she came home and she said, “you won‟t have any trouble making it, and come spring training you‟ll go out with me and this other girl from Rhode Island”, and I went out with them and they tried me out again over there and they said, “you got it”. 36:37 Interviewer: “Well, how did you get there?” We drove out. Interviewer: “So somebody had a car?” Yeah, Rita Briggs, she had a car. Interviewer: “Your parents were ok with this?” Yeah, well, my grandfather was a priest, so when he heard I was going to play ball he went and checked it out and he said, “It‟s ok, she‟ll be all right”, because of the rules we had and everything you know. He said, “she‟ll be ok”. Interviewer: “I want you to go back to that first day of tryouts. You said you drove out there in a car, were you excited about this?” Oh yeah, I was a little nervous too because it was my first time being away from home without my parents, so I was a little nervous, but they encouraged me a bit, and Marilyn Jones, they said, “don‟t worry you‟ll make it”. Interviewer: “Take us back, what was it like to show up there? Were there a lot of girls out there playing?” 37:32 3 �No, first of all we went to the office and signed up and all this and that. They told me how much money I would make and all that baloney you know, and the next day we had to go to the clubhouse at the ballpark and get our uniforms and start practicing and all that, and Johnny Rawlings was my manager, and a good man, good man. Interviewer: “So, this was 1951?” 1951, yes Interviewer: “Now, by that time, was the league throwing overhand?” Yes Interviewer: “Did you have any experience playing overhand baseball?” Yeah, because I was with the boys all the time, I didn‟t have a problem with that, and the ball was a little bit bigger when I went in, just a little bit bigger than a regular baseball. In 1954 they went back to the size of a regular baseball and that was nice because I could get my hand on it good you know, but I didn‟t have any trouble with the ball they had, it was only slightly bigger you know.” 38:32 Interviewer: “So, what was the first season like? You‟re a rookie, right?” Yes I was a rookie, yeah, yeah, and another girl was young too just like me, seventeen and we got going in spring training and all that and then we got into the season, I was playing, I got a base hit and I got down to second base on this gals base hit and then another one came up and I had to—excuse me, that was wrong—they tried to pick me off at second base, they figured she‟s a rookie and she isn‟t going to—I was ready, so she made a bad throw and I made a beeline for third base and as I was running I dislocated my elbow and Johnny gives me the sign to slide, so I slide, I‟m a little bit too close to the 4 �bag, but I said, “I got to do what he says”, so I injured the ligaments in my ankle, so I was out for a little while on that, and I had to go to the doctors. 39:32 Interviewer: “The first season, you didn‟t sit on the bench? You were actually playing?” Yeah Interviewer: “Wow, and what position?” I was playing in the outfield, left field or right field. Interviewer: “That first season, you of course played for what team?” The Peoria Red Wings Interviewer: “What did the uniform look like?” It was white with a little red on it, the home uniform and the road uniform, I believe, was red, and we had a red hat. Interviewer: “How did you like the uniform?” Well, I would rather of had pants because when you scratch up your legs and I tore my knees open twice you know you—especially in South Bend, that was terrible. I had to slide home and I scraped this whole knee out and blood was pouring out, so they cleared the bench so I could sit and the chaperone would clean it up. Then they poured the methiolate on it and you know how that feels, whewee and a couple of the girls were blowing on it so it wouldn‟t sting so much. 40:36 They taped me up and I went out in the field again. I got that all healed up and the first thing you know I got this leg. Interviewer: “What was it like playing—now you played with the boys when you were very young, you played through most of your younger years and now you‟re 5 �playing in professional baseball. How was that? Did you feel like you were good enough? Did you feel like you were still a rookie? How did you feel?” Well, I felt—I was pretty proud to get there and I felt good about it. I was nervous at times because when you‟re young, seventeen, you‟re going to be nervous, but eventually that went away and I just settled right down and went with it. Johnny, he was an excellent, excellent man to work for, he was very good. Interviewer: “One of the things I‟ve asked everybody about is their manager. Did he treat you like a woman or did he treat you like a ball player?” 41:39 Like a ball player, and if we had to make a double play on anybody and someone‟s on first base and want to get on second they want to get out of the way. He said, “aim for the horn”. He called the nose the horn and he said, “If they don‟t dive they‟re going to have a black eye”, but they are going to move if a balls coming at their head you know. Interviewer: “The other question about managers is, several women have said that even though they knew how to play baseball, the managers taught them little professional tricks that they didn‟t even know about. Did you learn certain things from them like how to slide or run or throw the ball that was different than what you did?” Well, I really didn‟t do any sliding when I was young you know and they told you how to do that and we never went in with our bellies like that, never that way. It was feet first and they told you how to do it and sometimes you‟re going to get hurt you know like I did. 42:38 Interviewer: “How were the fans your first season?” 6 �They were nice they were nice, yeah. I remember one night I was playing right field and also, the manager‟s always teach you—you always know how many outs there are, where you‟re going to throw the ball if you get it, where the base runners are and all this and that. So, this particular night I was playing right field, so I said to myself, “well, I got a runner on third and if that balls hit to me, I got to get it in quick because she‟s fast”, so the ball was hit to me and my momentum carried me over the foul line a little bit, so I had to make a quick turn and make a quick throw home and I made a bullet throw and nailed her. You should have heard the crowd, “wow, what an arm, what an arm”, and that made me feel good, that was good. We had a pretty big crowd that night too. 43:35 Interviewer: “The first season, did a lot of people show up at these games?” Yeah, yeah Interviewer: “It wasn‟t until later that things changed?” Yeah, they got down Interviewer: “We‟ll get to that later, but I just wanted to make sure—the first season you had a lot of people show up?” Yeah, we had good crowds, yes. Interviewer: “Now, you had chaperones, but you were too late for the charm school right? You didn‟t have to go through all that?” No, they told us what we had to do. Interviewer: “What did you have to do?” Well, you have to be dressed properly at all times, you have to speak good to all people and not be nasty to them, and if anybody gets nasty with you, you just turn around and walk away, you don‟t get nasty. That‟s what they told us to do and that‟s what we did. 7 �Interviewer: “But you were wearing blue jeans all the time, right?” Well, when we could, we could you know. When you were living in your home you could, but if you went out, you had to put on a skirt, but one time we snuck out. My landlady had to go to the drugstore down the street, I had to get something, my medication and I said, “Oh, I‟ll just run down in my shorts”, and I ran down there and I ran back quick and Hazel said, “you better get out of here”, and I said, “yeah, I will”. 44:53 She was my landlady you know. Interviewer: “Let‟s talk about that, when you started with this league you had to have living arrangements, so what were your living arrangements the first season?” Joyce Westerman, who you are going to be interviewing tomorrow, I lived with her and Maggie Russo at Hazel‟s house. Maggie played a year before me and Joyce played quite a few years, she was a veteran. They took care of me too. They helped me a lot and I call Joyce my boss. She is a good girl, very good lady. 45:35 Interviewer: “So, you were staying in somebody‟s house, you had your own room or did you share a room?” No, I had a room upstairs because my landlady‟s mother use to live up there and she had passed away, so Hazel put me up there because they had this nice big room up there, and Joyce and Maggie lived downstairs. Interviewer: “How was your social life during this period of time?” Well, do you mean with men?” Interviewer: “Just anything, going out to movies or anything.” 8 �Oh yeah, after ball games or rained out games, we would go to movies and stuff like that, or go shopping you know, but I didn‟t have time for men. My mind was on baseball and that was it. Interviewer: “The money was pretty good though?” Yeah, it was not bad, I didn‟t think it was too bad because I use to send some of it home to my mom. I kept just enough, what I needed, and I would send the rest to her. I wanted her to have it and what did she do? She put it in a bank account, a good mama. She knew it was hers and she could get it anytime she wanted, if she needed it you know. 46:38 Interviewer: “So then you play your first season, do you come back home?” Yup Interviewer: “Were you finishing school?” I didn‟t go back, I had to go to work and everything because I had to help out at home a little bit, and if February my father died, so—no, no, that‟s a little bit too soon it was 1954 that my father died. Interviewer: “So, you had to work, and did anybody at work know that you had played professional baseball?” Yeah, because all I had to do is walk in the building and, “you got a job”, really. Interviewer: “So, how did you find out—did you already know you were going to play a second season or did you find out some other way?” They told us we were going to move to Battle Creek, Michigan the following year and that year we had spring training down in North Carolina, was it North Carolina or South Carolina? I don‟t remember exactly, but we had spring training down there with Fort 9 �Wayne, Indiana and Jimmy Fox was managing then. He was a good man, that man was a good man. 47:47 We had Guy Bush for a manager, he was with Chicago, he was a Chicago player, a pitcher. We‟re working our way back after spring training and we stop at Washington D.C to play a game and I‟m out in the field and looking around in the stands for my parents because they were going to come and see me. He comes up and pats me on the back and he said, “I‟m going to make a pitcher out of you Pink”, and I didn‟t want to do that, but I said, “I‟ll do it”. so a couple of the girls took me to the mound and they started showing me what to do and all that, and all of a sudden the clouds came and it was black and it was going to rain and I‟m looking for my folks. He said, “We‟re going to go because it‟s going to rain”, and they threw us on the bus and took us to Alexandria Virginia where we were staying and my parents couldn‟t find me, but they knew where to find me at the hotel, they knew where I was going to be staying. 48:45 They found me over there and I got a phone call, “we‟re here”, and they took me and Rita Briggs out to eat and everything and the next day they went back home. Interviewer: “They never got a chance to see you play?” No, my dad never got to see me play because when I got hurt in Peoria Johnny wouldn‟t let me play. He said, “you still have that cracking noise in that elbow and I don‟t like that”, and one of the girls said, “let her play, let her play, her mother and father are here”, and he said, “No, I don‟t like that cracking noise”. He used to work my arm and everything and he didn‟t like that cracking noise. I said, “Johnny, it don‟t hurt and the doctor said I‟m fine”, but he said, “No, you‟re going to have to wait a little while”. That‟s the way he was and he wanted to be sure you were healthy. 49:34 Interviewer: “Where did you get the name “Pinky”?” 10 �Rita Briggs gave me that. We were in Lowell Massachusetts, the season was over and we went to a movie and we were walking down the street looking in the windows. There were some things in there and she said, “I know what I‟m going to call you, I‟m going to call you Pinky”, and I don‟t know where she got it. I said, “Where you getting that Rita?” And she said, “oh, it just came into my head and that‟s the way it was with her. She was a good catcher, oh boy, could that girl catch. She was smart, yeah. Interviewer: “So, you‟re in the second season now, Battle Creek, you signed a contract and you went to Battle Creek and you lived there?” Battle Creek, yes I lived there. Interviewer: “Where were you staying that time?” I was staying with Maggie Russo and Josephine Hasham and we lived in a house with the landlady and we had the upstairs to ourselves. That‟s where we lived and we didn‟t have a car. I didn‟t have a car and neither did Maggie or Josephine. Rita Briggs use to pick us up when it was time to go to the ballpark and that‟s how we went. 50:42 Interviewer: “What was a typical day like? You get up and get dressed, what was the day like?” Mostly every morning we had to practice and in the afternoon we would go home and take it easy and about three o‟clock we had to eat before we went to the ballpark and we had to be there at four o‟clock, get into our uniforms and start working out again to get ready for the game. After the game was over you take a shower and go home, but first you get something to eat. You get something to eat and you go home. Interviewer: “Did you always know which team you were going to be playing?” Yeah, we had a schedule. 11 �Interviewer: “Were there some teams that were a little more difficult to deal with than others?” Yeah, Fort Wayne was always a good team and Kalamazoo always had a good team too. Interviewer: “Your second season you‟re no longer a rookie?” Nope Interviewer: “What position are you playing this time?” Well, I was playing the pitching and I was playing the outfield. I did two positions. Interviewer: “You did both.” Either left field or right field when I wasn‟t pitching and sometimes I did the bull pen and had to come in and relieve sometime. 51:53 Interviewer: “Any particular events happen in the second season that you want to talk about?” Let me see, no not too much. Interviewer: “Just a regular season?” Yeah Interviewer: “So, now it‟s the third season, 1953 right?” They moved us to Muskegon, Michigan and I lived with Maggie and Josephine again in a nice house and we were within walking distance to the ballpark there, so that was nice and we had a little restaurant to stop at to eat at after the game and before going home and that was good too you know. We had it easy there, but Muskegon wasn‟t too good for crowds you know. It was kind of down, so when that season was over me and Marilyn Jones went to Fort Wayne, Indiana, which I was happy about because they were the first place team. My roommate and Josephine went to Rockford. 52:57 12 �Interviewer: “You mentioned, just now, that the crowds in Muskegon were a lot smaller.” Yeah, they were a lot smaller. Interviewer: “Did you have any idea, at that time, what your future as a baseball player was going to be? Did you think you were going to keep playing—you‟re only eighteen or nineteen years old by this time, and did you think you were going to be playing into your twenties or did you already know that something was going wrong that it wasn‟t going to last?” Well, I was hoping it would last a long time, but I wasn‟t quite sure about it and when I went to Fort Wayne, For Wayne always drew good because we had a good ball club there, and I hit two home runs there. The first night I hit one and the next night a “grand slammer”, and that was beautiful, and I had a big grin on my face there. 53:46 Interviewer: “But the last year though, the forth season, were there any indications that things were going wrong?” Well, they were talking about it, yeah, they were talking about it and they said that we may not make it another year, so after our season was over, Bill Allington, he was my manager then and he was a tough man to work for and I‟ll give you an example. I was playing left field and someone yelled my name from out in the stands and I never bothered looking before, but this time for some reason I did and I just turned my head and all of a sudden I said ooh and I heard that bat you know and I said, “I better get this thing or I‟m dead”. I had to make a shoestring catch out of it, came up with it, threw it in and guess who‟s waiting for me when we got the third man out? He was waiting for me and 13 �he gave me hell you know and he said, “don‟t you do that again”. I didn‟t boy, I‟ll tall you I didn‟t. 54:44 Interviewer: “The final season is the fourth season and you said there was talk amongst the players that something might be going on?” There were rumors that it was going to come to an end and Bill when it came to the end—well, we were in the playoffs and we were in first place and we played against Kalamazoo in the playoffs, but Kalamazoo beat us out. They kind of whipped me because I use to beat Kalamazoo all the time, but this night they whipped me. I finally got them out in this particular inning and Bill comes waiting for me and said, “What‟s the matter with you? Didn‟t you get your rest today?” I said, “yes sir, I did”, and he said, “What‟s the matter with you?” I said, “they‟re hitting bullets off of me. I don‟t know, they just got me today”, and he said, “Can you catch?” I said, “no sir and I‟m not going behind there”, and he said, “you‟re all done for the night, you go sit on the bench”. He was a good manager though, he was tough, but he was good. 55:49 Interviewer: “That final season, you said you hit two home runs right?” Yeah, yeah Interviewer: “How did that happen and what was the first one?” The first one? I don‟t know, the ball was right down the gut and I just grabbed it and I hit it, but it was a line shot and I didn‟t think it made it over the fence and I stopped at second and the Umpire motioned for me to keep on going and a big smile came on me again and I want all the way around. The next night was a sweet one and I knew that baby was gone because they were high and long and I ran those bases so nice and that was a beauty. 14 �Interviewer: “Anybody on base?” Yeah, the bases were loaded, yeah; the second one had the bases loaded. Bill said, “gee, you got a little power”. When I was home and played with the boys, I use to hit a lot of home runs, but this was a different story, there was more pressure you know. 56:47 Interviewer: “You‟re playing on several different teams, and how difficult was it to transfer? You go from one team and now did you have a whole bunch of new girls or did they come with you? Was it more difficult working in a new team?” No, not really because you kind of get acquainted with everybody playing the teams anyway. Whenever we had to change teams Maggie and Josephine were always with me and we were roommates, so we just went along with it you know and a lot of the other players we already knew too, so it was not difficult. Interviewer: “During that period of time, you said that you wanted to continue playing baseball, but did you actually think that this was what you were going to do for most of your career or did you think you had to go to school or get a job? Were you thinking about your future?” 57:48 Well, Fort Wayne, when we got done with the season, Bill decided that for one month we go around and play against the men‟s teams, so we did and he picked a bunch of us players to go around, and we did it for a month, and we did good, we beat a lot of the guys, we beat them out. The last game we played it was my turn to pitch and what we would do—me and my catcher would go sit with the guys and their catcher and pitcher would go sit with the girls, and that „s how we did it. We were playing good and I was beating my own girls and the seventh inning I started getting tired after playing the whole season and this tour. I was getting tired, so he comes running out to me and he said, 15 �“What‟s the matter?” I said, “I‟m just getting a little bit tired, we played a whole season you know. These two gals are pretty hard to get, but give me a chance and I‟ll try to get them”, and I did, I got them. 58:53 I got them in a fly out you know and the next one I had no problem with, and we get to the ninth inning and the girls had us by one run, I think. We got some hits and we won the ball game and a guy came running to me and he said it was the first game he won all season and he said, “Will you play for me next year?” I said, “no I‟m going to play with the girls, I‟m sorry, but I would rather play with my girls”, but of course we didn‟t have any more team. After the winter was over, February my father died, this is when he died and in April I got a phone cal from Jeanne Geissinger and she said, “Bill wants to know if you‟ll go around and play the girls against the guys?” 59:52 They did that, I think, for four years, and I said, “I don‟t know if I can, I just lost my father and I have to take care of my mom”, and I said, “let me think about this and I‟ll call you tomorrow”, and she said, “ok”, and she was staying at Ma Kelly‟s, everybody calls this lady Ma Kelly, and I said, I‟ll call you tomorrow afternoon”, so I sat down that day thinking and thinking what I could do and I said, “no, I can‟t, I can‟t do this, I have to say home”, so I called her up and I said, “I can‟t go, as much as I want to, I cant‟ I got to take care of my mom”, so that was the end. 00:32 Interviewer: “Did you get a chance to play ball again after that?” Yes, I coached CYL softball. The priest called me up and he said, “We‟re going to start a CYL softball team and would you please coach?” I said, “I didn‟t think I would be a very good coach, I don‟t like to lose”, and he said, “Well, give it a try, will you please?” I said, “ok, I‟ll give it a try”, so I had these little kids you know and I had to make up to them and I had to control myself to help them and everything else. We did 16 �pretty good except I was the only girl coach and there were all men coaches on these other teams and they didn‟t want sliding in CYL you know, they didn‟t want the sliding. The girls learned it in school, so we were playing this game and one of my girls slid into third base and the coach on the other team, he started raving, “there‟s no sliding in CYL”. 1:40 I said, “I don‟t teach her to slide. I know we can‟t do it, but they learn it from high school and it just came automatically”, so he started saying—I said, “you‟re being nasty because I‟m a woman”, and he turned around and walked away. The Umpire said, “It‟s ok, the girl learned it from school, from high school and she didn‟t do it on purpose”, so anyway, we won the ball game and the guy apologized to me later. Interviewer: “Good, good, now the priest you said, asked you and did he know you played professional baseball?” Yes Interviewer: “Ok, sure, sure. What was the reaction when you got back from a season? What was the reaction of your friends and neighbors?” Well, I get off the bus from getting the train and then getting the bus to get home and I got my bags and everybody‟s saying, “up, she‟s home, Pinky‟s home”. 2:42 Interviewer: „So, everyone else picked up on Pinky too? So, what was just amongst the girls—?” Yeah, once it started it caught on. Interviewer: “My gosh, oh my gosh. The end of the league and you said you became a coach afterwards; did you talk about your experiences? Did people know that you were a baseball player ten years later, twenty years later? Did you spend a lot of time talking about the fact that you played baseball?” 17 �The people at home knew because every spring I was gone to play ball and they would ask me questions and this and that, and I would give them the answers you know. Interviewer: “Some of the girls we talked to literally said after they stopped playing they never talked about it and their kids didn‟t even know that they played baseball.” My father would talk and he would say that his daughter was a professional ball player and this and that. He was proud, but I‟m so sorry he didn‟t get to see me play. 3:42 Interviewer: “When did you, let me put it this way, did you ever think at the time that you were doing something extraordinary? People are telling you now that you guys did this amazing thing, did you think of it way back then?” No I didn‟t, I just went out because I loved the damn game you know. We played with our hearts, we played hard and we were tired sometime, but we played with our hearts and we went to win. Sometimes you lose naturally, you aren‟t always going to win, but we had fun, we didn‟t make much money, but we had fun. It was not like these big leaguers you know. I think that money is killing the game I think so. I think they love the money more than the game. 4:36. Interviewer: “When did you first hear about the movie, A League of Their Own?” Oh, they let us know about it. They let us know about it, yeah. Interviewer: “What was your reaction?” I was happy, yes, I was happy and everybody gets to see it you know. Interviewer: “So, you went to a premiere of it? Did you see it in a movie or you just went to a movie theater and saw it?” It was on television and everything you know. 18 �Interviewer: “You never saw it in a theater?” No, no Interviewer: “Oh my gosh.” No, when it came on television I saw it you know. Interviewer: “What was your reaction to the movie?” Well, I didn‟t like the clubhouse thing you know because that wasn‟t true. The men weren‟t in the clubhouse and Jimmy Foxx was never like that. He was a great man and a gentleman all the way and that‟s the only thing I didn‟t like. Everything else was good you know. 5:33 Interviewer: “What I heard from everyone else, and I felt this myself, it kind of captured the spirit. It had some things they call Hollywood and what not, but overall it was pretty accurate in terms of the spirit of it.” Yeah, there‟s some of this make believe stuff, but when I heard that Madonna was going to be in it I was she was going to kill it on us you know because you know how she is. She‟s going to kill it, but Rosie O‟Donnell kept her in check and she‟s the only one who knew how to play ball, Rosie, did you know that? Yeah, I got to know Rosie a little bit when she wasn‟t too wild after while before she---you know a little bit. Interviewer: “Did things change for you personally after the movie came out? I mean, would people react to you different?” Yeah, they want to touch you and everything. They like to touch you and they want to talk to you and all that. 6:30 I like to talk to little kids and I like to help them. Interviewer: “What—some of the girls I talked to said that in many ways the movie kind of brought back the glamour and the fun of the game and a lot of them and not 19 �really forgotten that period, but they had not talked about it. Did the move have that effect on you too, that other people somehow treated you differently?” Yes they did, we were professionals, and they want to talk to you and ask you questions and everything, oh yeah, and it was nice. It was nice to have people talk to you like that you know. It made you feel good. Interviewer: “Looking back on it now, what do you think that period of your life was like for you. I know you did other thing and a lot of you have gone on to do amazing things, so this was just one small part; it was four years of your life. Where does that fit in terms of your life as you look back on it?” 7:35 I think it was the best years of my life; I really do, outside of having my daughter and everything you know. Those were my best years; I loved it so much, and we had so much fun. It was great and we made a lot of nice friends too. The fans were wonderful and in Fort Wayne I use to have kids come to me all the time and it I had bullpen work for relief, they would come down and sit on the bench with me, these little kids. If I had a chance to give them a ball I would give them a ball or maybe if we would crack a bat and the bat isn‟t too bad, I would say, “put a little screw in here and it will be good and you can still use it you know. They would say, “oh boy Pinky that‟s good”, and I like to make kids happy. 8:28 Interviewer: “I know at the time you are playing you‟re not thinking about these sorts of things, but now, where do you think the league, in terms of the big picture of baseball and America, where do you guys fit into all of this?” Well, I wish we were up there a little bit more. I think the men took everything away from us a little bit. It‟s only fight that the fans went back because those guys went to 20 �fight for our country. That‟s only right and that‟s how come we went down, but I wish we could have stayed up, but it just didn‟t go that way and that‟s the way it went you know. Ted Williams was my favorite player and I use to go watch him play all the time. I wish I could have been like him though. 9:23 Interviewer: “You‟ve had a chance now, especially at reunions and you go to events and what not, what kind of a message do you want for the young people that come to you, what do you want to tell them about your experience as a ball player?” Well, I tell them that I had a good life and I loved it very much, played my heart out, and met a lot of beautiful, wonderful people and what more can you want you know, that‟s it. These lovely little kids come up to you loving you, that makes me feel good. Interviewer: “When did you first start coming to the reunions?” This was my first one. Interviewer: “After all you just said about how wonderful this is and this is your first reunion?” 10:21 You know, I had a few injuries. I injured my legs a few times and sometimes I had money problems and I couldn‟t afford it, so my daughter, she paid for all this. Interviewer: “So this had got to be one of the great moments, huh? There are a lot of amazing women out there.” Joyce Westerman, you are going to have her tomorrow, and of course me and her were buddies and I roomed with her. We lived the first year, with me and Maggie, and we haven‟t seen each other in a long time and boy, we were hugging like crazy the first night and we were crying and hugging and everything else and the girls said, “they‟re crying”, and were taking pictures like crazy of us. 21 �Interviewer: “Well, let‟s hope you get a chance to come to other ones.” “We‟ll be going to San Diego Interviewer: Oh good, my mom lives in San Diego, so maybe I‟ll bring her to the next reunion.” Yeah, good, that‟s good Interviewer: “That would be good. That would be really good and I want to thank you very much. This had been a wonderful experience to sit down and talk to you. This was delightful. 11:39 22 �23 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource All-American Girls Professional Baseball League Interviews Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The All-American Girls Professional Baseball League was started by Philip Wrigley, owner of the Chicago Cubs, during World War II to fill the void left by the departure of most of the best male baseball players for military service. Players were recruited from across the country, and the league was successful enough to be able to continue on after the war. The league had teams based in Wisconsin, Illinois, Indiana and Michigan, and operated between 1943 and 1954. The 1954 season ended with only the Fort Wayne, South Bend, Grand Rapids, Kalamazoo, and Rockford teams remaining. The League gave over 600 women athletes the opportunity to play professional baseball. Many of the players went on to successful careers, and the league itself provided an important precedent for later efforts to promote women's sports. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/484">All-American Girls Professional Baseball League Collection, (RHC-58)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Sports for women World War, 1939-1945--Personal narratives, American All-American Girls Professional Baseball League--Personal narratives Oral history Baseball players--Minnesota Baseball players--Indiana Baseball players--Wisconsin Baseball players--Michigan Baseball players--Illinois Baseball for women--United States Publisher An entity responsible for making the resource available Grand Valley State University Libraries, Special Collections and University Archives, 1 Campus Drive, Allendale, MI, 49401 Identifier An unambiguous reference to the resource within a given context RHC-58 Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Type The nature or genre of the resource Moving Image Text Language A language of the resource eng Date A point or period of time associated with an event in the lifecycle of the resource 2017-10-02 Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-58_NLeDuc Title A name given to the resource LeDuc, Noella (Interview transcript and video), 2010 Creator An entity primarily responsible for making the resource LeDuc, Noella Description An account of the resource Noella Le Duc was born in Graniteville, Massachusetts in 1933. She grew up playing baseball with the boys, and when she was sixteen, a friend of her mother's introduced her to one of the AAGPBL players, Rita Briggs, who arranged a tryout for her in 1951. She played in the AAGPBL from 1951 through 1954, first with Peoria and later with Muskegon and Fort Wayne. She was primarily an outfielder, but also tried her hand at pitching and catching. Contributor An entity responsible for making contributions to the resource Boring, Frank (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) Video recordings All-American Girls Professional Baseball League--Personal narratives Baseball for women--United States Baseball Sports for women World War, 1939-1945--Personal narratives, American Baseball players--Michigan Baseball players--Indiana Baseball players--Illinois Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2010-08-05 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/484">All-American Girls Professional Baseball League Collection, (RHC-55)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/dbce5627b97bdeea527a23b61c800314.mp4 ee62f951c781c14f9cbafcbd013385b5 https://digitalcollections.library.gvsu.edu/files/original/c43e30bef5d9158220c8eaa9fdaedcb0.pdf 6d023a5aab1703047d534627c26d6727 PDF Text Text Grand Valley State University Veterans History Project Earl Lee (00:44:41) (00:15) Background Information • • • • • Earl was born in New York, near Canada in 1925, so he grew up during the depression His dad was a mill-worker and they were very poor Earl was the oldest of four children It was hard for him to find work after graduating from high school He got a job working on train tracks for a while, but did not like it and decided to join the Navy (1:45) The Navy • • • • • Earl enlisted in July of 1943 and felt that the war was affecting every town in the United States at that point Roosevelt was able to get everyone to be patriotic; not like the public is today He liked the water and did not enjoy marching so he chose the Navy The enlisted men were taken from Albany to Samson, New York for training They only trained for six weeks because they were all in such a hurry (4:00) Training • • • • • Earl trained at Radar School, where they had German prisoners maintaining the grounds It was at a hotel with really good food They learned to operate recovery radar and surface radar They were then sent to Florida in a Navy base in the middle of a ship building area They ship was finished being built in the spring of 1944 (7:00) The Trip Overseas • • • • • • • Many people were sick while they traveled with a convoy to London They also did some training on the East coast Earl sometimes worked as a watchman on the ship at night Once some drunk men tried to take his gun away, and he accidently shot the ship next to them Altogether Earl made three trips across the north Atlantic and they were all very rough He sometimes thought the ship would fall apart during bad storms He traveled to London, Belfast, Glasgow �• They only spent about two weeks on shore every time they landed (15:25) Steering Problems • • • • • The ship was having problems and it had to go ahead of the convoy They were almost hit by a sub, but they finally made it to Belfast They sometimes mistook whales for subs Some whales slammed against the side of the ship; it was very scary and they thought that they were being attacked About five ships would travel together at once with destroyer escorts (21:00) On Shore • • • The men could alternate with others and leave for a couple of hours at a time Many of them just got drunk or went sight seeing The local girls went crazy when they saw them; there were lots of beautiful girls in Belfast (23:00) B-12 School • • • • • Earl was selected as 1 of 1,000 men on the ship to go to B-12 School Many others who attended the school had not even been out to sea They were treated badly by the townspeople because they were in school while their family members were out at war Earl purposely got himself kicked out of the program He was sent to Texas and then to Cuba (25:00) Cuba • • • • • • • • They fueled up in Cuba and went through the canal Earl did some training on the ship with First Class Chiefs They trained extensively and then headed for Japan to open up the beaches for the invasion Earl stated “and then President Truman, God bless him, dropped the atomic bombs.” They were in the middle of the ocean when the bombs were dropped They had to go ashore to make sure the Japanese public knew that the war was over The Japanese citizens were very friendly There were tons of ships in the Sea of Japan (29:00) The Philippines • Earl was ready to go home when he had arrived here, but he was asked to go to China and he declined �• He was discharged in the middle of January in 1946 (30:00) His Career after the Service • • • Earl worked in a Post Office, and then got married He worked on a farm in New York, and then a restaurant, and even an ice cream factory He eventually ended up in management for IBM for 30 years (34:00) The Japanese Shore • • • There were really flimsy and cheap houses and a very dirty environment They had expected the Japanese to be more belligerent Earl fought more elements in the North Atlantic than he ever did people (36:35) His Life after the Navy • • • • The service affected him dramatically and enlightened him in so many ways He learned himself how to compete His mom was right for not letting him drop out of high school when they were very poor He really liked the Navy, but there was great class distinction (40:40) San Diego • • He was called to go meet an officer regarding church services; the officer wanted him to help set them up Earl told him he could not do that because all the other men would make fun of him; the officer did not like his answer � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context LeeE Title A name given to the resource Lee, Earl (Interview outline and video), 2007 Creator An entity primarily responsible for making the resource Lee, Earl Description An account of the resource Earl Lee joined the Navy in 1943 and trained for only six weeks before shipping out to London. Earl made three trips across the Atlantic while he was in the service, also traveling to Cuba, Panama, the Philippines, and Japan. He said that he had more problems aboard the ship then he did fighting the enemies. He had been surprised when they went ashore in Japan becuase he had thought the people there would be more hostile towards Americans. Earl said that overall he had a very positive experience in the Navy and it dramatically affected his life in a positive way. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) Video recordings United States--History, Military Michigan--History, Military World War, 1939-1945--Personal narratives, American United States. Navy Veterans Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2007-06-28 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/1043f52070ed37ac8bac18cd220118f4.mp4 6e7059bca0d8d74002d523126a1cf6b1 https://digitalcollections.library.gvsu.edu/files/original/893fcf1209c0b025f564d14424a27a0c.pdf 0365c1249217452a61707b2dbb1bb731 PDF Text Text Grand Valley State University Veterans History Project Lyn Lee (00:48:22) (00:15) Background Information • • • • • • • Lyn was born in Detroit, Michigan on September 7, 1953 His mother worked as a server and also did some embroidery work His father Harry was a mason and worked at Great Lakes Steel for 38 years Lyn went to Myra Jones Elementary School He liked to swim and play basketball They took their senior trip to the Bahamas Throughout high school, Lyn worked part time at an Italian café (11:00) Graduation • • • • Lyn quit the café right after he graduated He lived with his parents for a while and they were very strict He was still only 17 and could not yet get a job in a factory Many of his friends were working in factories or left to go to college at Michigan State University (12:40) Enlistment in the Navy • • • • • • • • • • Lyn joined the Navy with the “Buddy System,” so that he and his friend would only have to enlist for 3 years instead of 4 When he joined the Navy, the Viet Nam War was still in process He had boot camp in Orlando, Florida for 13 weeks The experience was very shocking and scary and he barely got any sleep while he was there They found out that his “buddy” could not swim and they were separated because his friend had to take many extra swimming classes to catch up with the others They got up every day at 5 am and had inspection at 6 am; then they ate breakfast and attended their classes They learned about the rules and regulations of the Navy Lyn had training in weapons and combat, running, hiking The men spent most of the time in classes They learned how to make a floating device out of every part of their uniform (21:40) The USS Super Tanker A0106 • • The ship hauled fuel and oil for service craft The seas were very rough and they spent about 20 days out at sea per trip and many people got sick �• • • • • • It took them 26 days to get to their base in Viet Nam On their way there they had to constantly refuel other ships They had first stopped in Hawaii to reload fuel They ship could hold 60 million gallons of fuel He traveled on the ship with about 350 men, followed by two escorts Their base was located in the South China Sea while working on Operation Clean Sweep (31:05) Time Spent on Leave • • • • • • Lyn traveled to Singapore and Hong Kong and everyone there treated the Americans with respect They stayed near their base for 9 months until the war was nearly over Lyn went back to the US in December of 1974 for one month before he was called back to the base near Viet Nam His highest rank in the Navy was E-3, but he was brought back down to E-2 for being AWOL He had been hung over and missed his ship to leave His punishment was 14 days restriction on the ship in the brig and the demotion (39:00) Life After the Service • • • • • • Lyn went back to Detroit and attended college for 6 months He then went to work at a Chrysler factor for three and a half years The economy was not that great and he was eventually laid off Lyn left for California and found a job working for the National Ship Building Company, working on super tankers for about 4 years He then went to Seattle to look for a new job, but could not find anything Lyn went back to California to work for 6 more years and then moved back to Michigan (43:45) Back in Detroit • • • • Lyn started working in construction as a stone mason He then started working for an excavating company, but eventually hurt his back so bad that he could no longer work He now lives in a veterans home in Grand Rapids Lyn believes that time spent in the service in good in providing discipline and helping young people to mature � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context LeeL Title A name given to the resource Lee, Lyn (Interview outline and video), 2008 Creator An entity primarily responsible for making the resource Lee, Lyn Description An account of the resource Lyn Lee served in the US Navy from 1972 to 1974. He was a crewman on the USS Navasota (A0-106), a large tanker. His ship served in the South China Sea, and supported ships cruising off the coast of Vietnam in the later stages of the war there. Contributor An entity responsible for making contributions to the resource Collins Sr., Charles E. (Interviewer) Collins, Carol (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans African-American soldiers United States. Navy Vietnam War, 1961-1975--Personal narratives, American Video recordings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2008-01-07 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/4c6fe1c45953e5125835dda639c80271.jpg c60c10b99bfaacd6b2ca704e362f037c Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Faces of Grand Valley Creator An entity primarily responsible for making the resource Grand Valley State University Contributor An entity responsible for making contributions to the resource University Communications Description An account of the resource A non-comprehensive collection of photographs of Grand Valley faculty, staff, administrators, board members, friends, and alumni. Photos collected by University Communications for use in promotion and information sharing about Grand Valley with the wider community. Date A point or period of time associated with an event in the lifecycle of the resource 1960s - 1990s Source A related resource from which the described resource is derived GV012-03. University Communications. Vita Files Rights Information about rights held in and over the resource In Copryight Subject The topic of the resource Grand Valley State University College administrators College teachers Colleges and universities -- Faculty Michigan Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives Identifier An unambiguous reference to the resource within a given context GV012-03 Format The file format, physical medium, or dimensions of the resource image/jpeg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context LeeRandy Creator An entity primarily responsible for making the resource Grand Valley State University. University Communications Title A name given to the resource Lee, Randy Description An account of the resource Randy Lee Subject The topic of the resource Grand Valley State University – History College teachers Universities and colleges – Faculty Michigan Source A related resource from which the described resource is derived University Communications. Vita Files, 1968-2016 (GV012-03) Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives Rights Information about rights held in and over the resource In Copyright Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/00882e552b324589c85a9e4783bf93c3.pdf 8d607978727929f10add354343ddaff7 PDF Text Text PLANNING & ZONING CENTER, INC. President Mark A. Wyckoff, FAICP Editor, Planning & Zoning News Training, Consulting and Other Community Planning and Zoning Services [F::i fh~ 715 N. Cedar Street • Lansing , Ml 48906-5206 (517) 866-0555 • Fax: (517) 886-0564 E-mail: wyckoff@pzcenter.com . _, -., .,,._ I- :. _ _ , , . ~ . , 1..-, , . THE LEEL AU GENE ,--· PL POLICY GUIDELINES FOR MANAGING GROWTH ON THE LEELANAU PENINSULA �■ ■ ■ ■ I I LEELANAU GENERAL PLAN PROJECT STAFF Timothy J. Dolehanty County Planning Director Duane C. Beard County Administrator Trudy J. Galla Assistant Planner Pat Stratton Administrative Secretary Karen J. Gleason Planning Department Secretary I I •I LEELANAU GENERAL PLAN TECHNICAL ASSISTANCE STAFF Planning and Zoning Center, Inc. 302 S. Waverly Road Lansing, MI 48917 (517) 886-0555 (517) 886-0564 FAX I I II II Mark A. Wyckoff, AICP, President Mark Eidelson, AICP, Senior Planner Brenda Moore, AICP, Community Planner Tim McCauley, Community Planner John Warbach, Ph.D., Research Associate Carolyn A. Freebury, Administrative Support Kelley Gettle, Support Specialist The Leelanau General Plan Project Staff �I • • • • • • LEELANAU COUNTY BOARD OF COMMISSIONERS Robert S. Weaver Vice Chairman Gerald N. Henshaw Chairman Leonard Olson Joseph F. Brzezinski Robert R. Sutherland LEELANAU COUNTY PLANNING COMMISSION Daniel Heinz Chairman Bruce Ettinger Vice Chairperson Barbara Cruden David Coville John Dozier John Taylor Michael Jasinski Steve Kalchik Richard N. Stein Margot Power Lawrence Verdier LEELANAU GENERAL PLAN STEERING COMMITTEE Gerald N. Henshaw Chairman John Avis Gary Bardenhagen JoAnne Beare Jack Burton Stephen Chambers Lois Cole Thomas Coleman Barbara Collins Shirley Cucchi Catherine J. Cunningham Walter Daniels Judy Egeler Randy Emeott Kathy Feys Kathleen B. Firestone Mary Frank Gary Fredrickson James Frey Paul Gardner Alex Garvin John Hardy Max Hart Carl Headland Beverly Heinz Dan Hubbell Richard Hufford Kalin Johnson Linda Johnson Colleen Kalchik Edward Kazenko Ray Kimpel Kay Kingery Stu Kogge Stan Kouchnerkavich Fred Lanham Jr . Elizabeth Lafferty-Esch Don Lewis Dana Hoyle Maclellan Douglas Manning Larry Mawby John McGettrick Ann Marie Mitchell Jack Mobley Dave Monstrey John Naymick Mary Newman Karen Nielsen Glen Noonan Richard Pleva Margot Power Robert Price Larry Price Ed Reinsch George Rosinski Richard Sander Charlene Schlueter Kimberly Schopieray Chris Shafer Ruth Shaffran Thomas Shimek Derith Smith Dennis Stavros Harry Stryker Mitsume Takayama John VanRaalte Tom VanZoeren David Viskochil Midge Werner Ben Whitfield Ruth Wilber Dick Wilson 5/94 �l • • • • • • • • LEELANAU GENERAL PLAN A Cooperative Project of Sixteen Local Governments Prepared by: Mark A. Wyckoff, AICP Mark A. Eidelson, AICP Planning and Zoning Center, Inc. In Cooperation with: Timothy J. Delehanty, Planning Director Duane C. Beard, County Administrator Trudy J. Galla, Assistant Planner and Policy Guidance / Oversight from: General Plan Steering Committee Leelanau County Planning Commission Leelanau County Board of Commissioners July 11, 1994 �• • • THE LEELANAU GENERAL PLAN Police Guidelines for Future Growth on the Leelanau Peninsula TABLE OF CONTENTS Preface Introduction ....... . .. . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . .. . . . .. . Process Used to Develop the Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ii Relationship to Local Planning and Other County Operations . . . . . . . . . . . . . . . . . . . . ii Credit on Organization of the Plan and Initial Creative Focus . . . . . . . . . . . . . . . . . . . . iii General Plan Updates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iii Perspective . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iii Principal Strategies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iii Citizen Benefits of the Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . v Organization of the Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . vi Principal Goal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . v11 Part One: Peninsular View Chapter 1: Intergovernmental Cooperation and Regional Policy Guideline: Intergovernmental Cooperation The Intergovernmental Context . . . . . . . . . . . . Issues of Greater than Local Concern . . . . . . . . lnterjurisdictional Coordination Ethic . . . . . . . . . .................... . . . . . . . . . . . . . . . . . . . .. . . . . . . . . .. . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . .. 1-1 1-1 1-1 1-2 1-3 Chapter 2: Preservation of Peninsula Character . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Policy Guideline: Preservation of Peninsula Character . . . . . . . . . . . . . . . . . . . . . . . Description of Peninsula Character . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Major Threats . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Visual Character Ethic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A Strategy to Protect Visual Character . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-1 2-1 2-1 2-5 2-8 2-8 Chapter 3: Working with Nature . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Policy Guideline: Working with Nature . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Environmental Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Environmental Threats . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Natural Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Stewardship Ethic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Environmental Protection Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-1 3-1 3-1 3-1 3-2 3-2 3-4 Chapter 4: Balanced Growth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Policy Guideline: Balanced Growth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Context for Balanced Growth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Balanced Growth Ethic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Balanced Growth Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-1 4-1 4-1 4-2 4-4 The Leelanau General Plan Context .. . . . . . . .. . . .. . . .. . .. . . . . . . . Table of Contents Page 1 �Chapter 5: Growth Guidelines and Decision Maps . . . . . . . . . . . . . . . . . . . . . • . . . . . . . • . 5-1 Policy Guideline: Managed Growth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-1 Growth Management Tools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-1 Community Types . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-2 TOR and PDR . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-4 P.A. 116 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-5 Concurrency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-6 Village and Rural Service Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-7 Capital Improvements Programs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-7 Official Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-7 Linked Open Space System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-7 Impact Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-9 Model Ordinances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-9 Open Space Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-9 GIS and Data Support from the County Planning Department . . . . . . . . . . . . . . . . . 5-9 Leelanau General Plan Decision Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-1 O Future Land Use Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-10 Policies Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-10 Transportation Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-11 Part Two: Functional View Chapter 6: Natural Resources and the Environment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Air Quality . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Water Quality . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Groundwater Quality . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Woodlands and Hillsides . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sensitive Natural Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Farmland . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A Framework for Future Policy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Natural Resources and Environmental Protection Policies and Action Statements . . . 6-1 6-1 6-1 6-1 6-2 6-3 6-4 6-5 6-6 6-7 6-9 Chapter 7: Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Road Network . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Level of Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A Framework for Future Policy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Transportation Policies and Action Statements . . . . . . . . . . . . . . . . . . . . . . . . . . . 7-1 7-1 7-1 7-1 7-3 7-5 7-7 Chapter 8: Public Facilities and Physical Services . . . . . . . . . . . . . . . . . . . . . . . . . . ..... Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sewage Disposal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Water Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Stormwater Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-1 8~ 1 8-1 8-1 8-4 8-4 Table of Contents Page 2 The Leelanau General Plan �8-5 8-5 8-6 8-6 8-7 8-7 8-9 Emergency Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Administrative Facilities ...... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Recreation Facilities . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . Library Facilities ..... . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . Solid Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A Framework for Future Policy . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Public Facilities and Physical Services Policies and Action Statements . . . . . . . . . . . Chapter 9: Non-Municipal Public Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Introduction ....... ... .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Issues ... ... ... . .. .. . . . .... . ....... . . . . . . . . . . . . . . . . . . . . . . . . . . . Electric Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . ..... . . . ... . Gas Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . ..... . Telephone Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Radio Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Medical Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A Framework for the Future . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Non-Municipal Public Services Policies and Action Statements . . . . . . . . . . . . . . . . 9-1 9-1 9-1 9-1 9-1 9-1 9-2 9-2 9-3 9-3 Chapter 10: Economic Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Introduction . . . . . . . . . . . . . .. ....... . . . . . . . . . . . . . .. . . . . . . . . . . . . . . Issues ....... . . . . . . . . . . . . . . . . . . .. .. ...... . ... . . . . . . . . . . . . . . . . Economic Trends ...... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Tourism Importance . . . . . . . . . . ...... . . . . . . . . . . ....... . ..... . Geographic Isolation ...... . . . . . . . . . . . ...... . . . . . . . . . . . . . . . . . Fiscal Implications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Framework for Future Policy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Economic Development Policies and Action Statements . . . . . . . . . . . . . . . . . . . . 10-1 10-1 10-1 10-1 10-3 10-3 10-3 10-3 10-7 Chapter 11: Human Services and Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Introduction . . . . . . . . . . . . . . .... .... ..... . ..... . ... . . . . . . . . . . . . . . Issues . . . . . . . . . . . . . . . .... ... . . . . . . . . . . ..... ... . . . . . . . . . . . . . . . Lack of Reliable Data ... .. . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . Limited Fiscal Resources ... . .. .. . . .. . .... . . . . . . . . . . . . . . . . . . . . Needs of Special Populations . . . . . . . . . . . . ..... . . . . . . . . . . . . . . . . . A Framework for Future Policy .. . ..... . .... . . . . . . . . . . . . . . . . . . . . . . . . . Human Services and Facilities Policies and Action Statements .. . . . . . . . . . . . . . . 11 -1 11-1 11-1 11-1 11-1 11-2 11-3 11-3 Chapter 12: Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12-1 Introduction ... . .. . ... . ... . ..... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12-1 Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ....... . 12-2 Land Use Change ..... .. ...... . . . .... .. ... . ...... .. .. . .. . . . 12-2 Residential Sprawl/Development Pattern . ... . . . . . . . . . . . . . .... .. .. . 12-3 Commercial and Industrial Development . . . . . . . . . . . . . . .... .. ..... . 12-5 Weak County and Local Planning Programs . . ........ . . ... ...... . . . 12-5 Weak County and Local Zoning Programs . . . . . . . . . . . . . . . . . . . . . . . . . 12-5 Lack of Subdivision Regulations .. .. ..... . . . . . . . . . . . . . . . . . . . . . . . 12-7 Cumulative Impacts of Current Trends . . . . . . . . . . . . . . . . . . . . . . . . . . . 12-7 A Framework for Future Policy ....... . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . 12-9 Land Use Policies and Action Statements ....... . . . . . . . . . . . . . . . . . . . . . . 12-13 The Leelanau General Plan Table of Contents Page 3 �Chapter 13: Local and Peninsula Land Use Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Local and Peninsula Land use Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13-1 13-1 13-1 Part Three: Implementation Chapter 14: New Institutional Structure for Improved Land Use Decision Making . . . . . . . Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . New Institutional Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Mutual Respect and Mutual Support . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Local Planning Commissions and Governing Bodies . . . . . . . . . . . . . . . . . . County Planning Commission . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . County Planning Commission Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . County Planning Department Role .... . . . . . . . . . . . . . . . . . . . . . . . . . County Board of Commissioners Role . . . . . . . . . . . . . . . . . . . . . . . . . . . Role of Other Governmental Agencies . . . . . . . . . . . . . . . . . . . . . . . . . . . Relationship with Citizens and the General Public . . . . . . . . . . . . . . . . . . . . 14-1 14-1 14-1 14-1 14-2 14-4 14-9 14-11 14-13 14-15 14-15 Chapter 15: General Plan Implementation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Process Leading to Plan Implementation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Plan Adoption Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Establishment of Priorities for Strategic Initiatives . . . . . . . . . . . . . . . . . . . Mechanism for Updating the General Plan . . . . . . . . . . . . . . . . . . . . . . . . . Key Priorities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Concluding Thought . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15-1 15-1 15-2 15-2 15-3 1 5-3 1 5-3 1 5-5 Appendices Appendix A: Memorandum of Understanding Background . . . . . . . . . . . . . . . . . . . Basic Participation . . . . . . . . . . . . . . Municipal Responsibilities . . . . . . . . . County Responsibilities . . . . . . . . . . . General Provisions . . . . . . . . . . . . . . General Understandings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Appendix B: History of the General Plan Planning Process . . . . . . . . . . . . . . . . . . . . . . . . . Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Opportunity for Creative Planning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Citizen Advisory Committee and General Plan Steering Committee . . . . . . . . . . . . . . Public Participation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . The Go/No Go Decision . . . . . . . . . . . . . . . . · . . . . . . . . . . . . . . . . . . . . . . . . . . . Table of Contents Page 4 B-1 B-1 B-1 B-1 B-2 B-2 ............................ C-1 ................................. D-1 Appendix C: Leelanau General Plan Working Papers Appendix D: Definition of Terms and Phrases A-1 A-1 A-1 A-2 A-2 A-3 A-3 The Leelanau General Plan �• • • LIST OF FIGURES Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure 1- 1 : 2-1 : 2-2: 2-3: 3-1 : 4-1 : 5-1: 5-2: 5-3: 5-4: 7-1: 10-1 : 1 2-1: 1 2-2: 1 3-1: Issues of Greater than Local Concern . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Leelanau County Land Use / Land Cover . . . . . . . . . . . . . . . . . . . . . . . . . .. . Diagram of the Urban Sprawl Cycle ...... . . ... ....... . . . . . . . . . . . . . Population Trend . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . Environmental Strategy .... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Balanced Growth Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Average Density is the Same . . . . . . . . . . . . . . . . . . . . . . . . . . . . ...... . Transfer of Development Rights .... . . . . . . . . . . . . . . . . . . . . . . ...... . Concurrency ..... . .. . ... . ..... . . . . . . . . . . . . . . . . . ..... . ..... . Alternate Zoning Patterns . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Vehicle Registration: 1984-1990 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Percent Change in Housing Units . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Section, First Division into Ten Acre Parcels . . . . . . . . . . . . . . . . . . . . . . 1 Section, Second Division 4 Parcels from Each Ten Acre Parcel . . . . . . . . . Continuum of Interests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-5 2-1 2-5 2-6 3-5 4-3 5-3 5-5 5-6 5-9 7-4 10-2 12-4 12-4 13-1 LIST OF MAPS Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map 2-1 : 2-2: 3-1 : 3-2 : 5-1: 5-2: 5-3a: 5-3b: 5-3c: 5-3d: 5-4a: 5-4b: 5-4c: 5-4d: 5-4e: 5-5: 6-1 : 6-2 : 6-3 : 6-4 : 6-5 : 6-6 : 6- 7 : 6-8: 7-1: 7-3: Landforms and Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Landscape Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Inland Lakes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Wetland Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Community Types . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . P.A. 11 6 Enrolled Lands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Future Land Use Map - Agricultural Land . . . . . . . . . . . . . . . . . . . . . . . . . . . Future Land Use Map - Important Natural Features . . . . . . . . . . . . . . . . . . . . Future Land Use Map - Urban Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Future Land Use Map - Terrain . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Policies Map - Community Types . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Policies Map - Sensitive Environments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Policies Map - Public/Quasi-Public and Institutional Facilities . . . . . . . . . . . . . . Policies Map - Recreation Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Policies Map - Other Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Transportation Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Ozone Air Quality Standard Exceeded . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Aquifer Vulnerability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Prime Forestlands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Steep Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Critical Dunes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . High Risk Erosion Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Important Farmlands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Orchard Suitability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Road Classification System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Airplane Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . The Leelanau General Plan 2-2 2-2 3-1 3-1 5-4 5-6 5-13 5-14 5-15 5-16 5-17 5-18 5-19 5-20 5-21 5-22 6-2 6-3 6-4 6-4 6-5 6-5 6-7 6-7 7-2 7-2 Table of Contents Page 5 �Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map 7-2: 1990 Traffic Accident Locations .................................. 7-4: Railroad Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7-5: Average Daily Traffic Volumes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-1: County Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-3: Municipal Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-2: Public Water and Sewer Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-4: Fire / Emergency Service Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-5: Recreation Facilities .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9-1: Electric and Gas Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9-2: Communications Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10-1: Work Force Reporting Outside Leelanau County . . . . . . . . . . . . . . . . . . . . . . 10-2: Residential SEV: 1984 and 1992 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11-1: Per Capita Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12-1: Land Use / Cover . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12-2: Agricultural Lands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12-3: Peninsula-Wide Zoning Pattern . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7-2 7-2 7-4 8-3 8-3 8-3 8-4 8-5 9-1 9-2 10-4 10-4 11-2 12-1 12-1 12-7 NOTE ON MAPS: While every effort has been made to assure the accuracy of the maps included in this document, it should be noted that they present information in a very general way. That is, elements of scale, data magnitude, and symbolization have contributed to serious generalization. For more detailed maps and information, contact the Leelanau County Planning Department. LIST OF TABLES Table Table Table Table Table Table Table Table 8-1: 10-1: 10-2: 10-3: 1 2-1: 12-2: 12-3: 1 2-4: Municipal Public Facilities and Services . . . . . . . . 1990 Census and Projections . . . . . . . . . . . . . . Projected Population and Housing Units . . . . . . . Seasonal Population . . . . . . . . . . . . . . . . . . . . . Population Per Square Mile: 1 940 - 1990 . . . . . . Local Plan Components . . . . . . . . . . . . . . . . . . 1989 Local Land Area by Zoning Classification (in 1989 Buildout Analysis . . . . . . . . . . . . . . . . . . . .. .. . ... . .. . .. . .. . .. .. . ... . .. .. .. . . . .. . . ... .. ... . . ... ... .. . . .. .. ... .. .. .. . . . . .. . .. .. .. .. .. . ... .. .. . . ... .. .. .. .. . . .. . .. . . acres) . . . . . . . . . . . . . . . ... . ... . .. .. . . .. .. .. 8-2 10-2 10-2 10-4 1 2-3 12-6 12-8 12-8 Photo Credits Front Cover - Lake Michigan shoreline north of Empire (Michigan Travel Bureau) Preface Divider - Fishermen on Lake Leelanau (Leelanau Enterprise) Part One Divider - Bumper apple crop (Mark A. Wyckoff) Part Two Divider - Calm of winter (Leelanau Enterprise) Part Three Divider - Fishing net (Michigan Travel Bureau) Appendices Divider - Summer flowers (Leelanau Enterprise) Back Cover - A new day (Leelanau Enterprise) Table of Contents Page 6 The Leelanau General Plan �DEDICATION This General Plan is dedicated to the present and future generations of the Leelanau Peninsula. The Plan is dedicated to the belief that the current residents of the county hold the peninsula in trust, with a responsibility to pass it on to future generations in at least as good a condition as we received it from those who came before us. It is further dedicated with thanks for the generous labor, creative thoughts and commitment of the hundreds of citizens who contributed to this effort. ��PREFACE INTRODUCTION The Leelanau General Plan was developed with the support and guidance of citizens and representatives of all local governments in Leelanau County to offer an overview with inner consistency on the issues of future peninsular land use. It is founded on the principle that all land use and infrastructure decisions that do not involve issues of greater than local concern should be made at the local level. These decisions should be carefully coordinated with adjacent jurisdictions and appropriate county agencies. The plan looks to a continuing partnership between the county and local units of government in the achievement of the shared vision described in this plan. The partnership can be built on mutual respect in areas of overlapping responsibilities and mutual support in areas where responsibilities are separate but compatible in pursuit of common goals and benefits. It is envisioned that future local comprehensive plans will be compatible with the Leelanau General Plan, but more specific with regard to land use and local implementing policies. The Peninsula Chamber of Commerce provided the initial impetus for the public participation process which led to development of this plan. The public concern for improved growth management was first published in an economic development task force report sponsored jointly by the Chamber of Commerce and the County Board of Commissioners. The county board had expressed concern over fragmented planning on the peninsula and the apparent lack of value received on 1.5 million dollars spent in the prior decade on planning activities. In light of a significant number of severe development controversies, the county board desired to make county planning and planning countywide more effective, or spend less money (perhaps none) if there were no meaningful role for the county in planning activities. The Leelanau General Plan In response, the County Planning Department with the assistance of the County Planning Commission and County Board of Commissioners created a 60 + member Citizen Advisory Committee (CAC). The CAC, in a series of meetings beginning in December, 1989 and ending in July, 1990, made recommendations for a new plan with a broader focus and greater support than the type of plan traditionally prepared independently by a County Planning Commission. Each local governmental unit in the county entered into a mutual agreement (in the form of a memorandum of understanding) to participate with the county in the development of a general plan which would look in a coordinated manner at the issues and alternatives for guiding growth on the peninsula. The agreement is reproduced in Appendix A. This planning process represented an unprecedented commitment in the state of Michigan on the part of both a county and local units of government. Each local government agreed to: • participate, fully and freely, in the process by appointing one elected official, one planning commissioner, and one citizen-atlarge to participate; • communicate all suggestions participation process; • participate fully in the various forums, seminars, workshops, and other meetings scheduled as a part of the process; • accept, review, discuss, and respond to all reports, working papers, documents, etc. produced relative to the plan; • provide without cost needed data, reports, and other information. via the Preface Page i �In turn, the county agreed to: • coordinate and pay the costs of preparation of the county-wide growth management plan; • conduct basic mapping. planning research and It is hoped the Leelanau General Plan is not merely a "county plan" even though it has been adopted by the County Planning Commission and approved by the County Board of Commissioners. Instead, it is intended to be a plan that affects the lives of all peninsula residents and visitors on a daily basis. It is not intended to be as detailed as local comprehensive plans usually are, but rather to address the broader issues, and especially the multi-jurisdiction issues from a peninsula-wide perspective. The ultimate success of the Leelanau General Plan will largely depend on the commitment that is made to implementation. Commitment will need to come from every local government, the county, the various state and federal authorities as well as a broad spectrum of county citizens . It would be easy to ignore addressing the issue of implementation in the General Plan, but that would only delay discussion on this most important issue until much later, and forego several opportunities for meaningful public input. As a result, Part Three of this plan proposes an implementation strategy. PROCESS USED TO DEVELOP THE PLAN Broad citizen involvement was encouraged by the Citizens Advisory Committee whose opinion is reflected in the following quote from an early working paper: "Involving people in the planning process means acknowledging that everyone has something of value to contribute. This system seeks to avoid setting up citizens, Preface Page ii developers, environmentalists, or local governments as "the enemy". Recognition of this fundamental can change the dynamics of growth management from "us against them " to "we 're all in this together". Fourteen working papers (listed on Page ix) document key input and findings on the route to preparation of this plan. Working Papers #6 and # 1 2 are especially significant in documenting the shared common vision . The process followed to create this plan has attempted to create a shared common vision of the future. RELATIONSHIP TO LOCAL PLANNING AND OTHER COUNTY OPERATIONS This General Plan is intended to guide the actions of the County Planning Commission and many of the priorities of the County Planning Department. It will also play a major role in guiding future public facility and infrastructure decisions by the County Board of Commissioners and other county departments and commissions (such as the Road Commission) after capital improvement programs compatible with the Plan are prepared. Part Three focuses on these issues and the institutional changes that need to occur for this goal to be accomplished. It is believed that common pursuit of the policy guidelines in this plan will encourage support and ultimately lead to integrated and coordinated planning throughout the peninsula. It is hoped a new mutually supportive working relationship between the county and local units of government on the peninsula can build from the positive experience achieved by the many local government officials and citizens who significantly participated in the development of this plan. The Leelanau General Plan �CREDIT ON ORGANIZATION OF THE PLAN AND INITIAL CREATIVE FOCUS The authors of this plan wish to acknowledge that the structural organization of the Leelanau General Plan owes some of its existence to the award winning 1 990 Howard County (Maryland) General Plan. That plan received a prestigious American Planning Association Award in 1991. The simple straightforward organization of that plan, the names of some of its chapters and the contents of its decision maps strongly influenced the structure and maps in this plan. For its initial creative stimulus, the General Plan also recognizes the Intergovernmental Growth Management Consortium. This consortium of Michigan communities seeks new ways to use existing laws, as well as supports the passage of new laws to enable local governments to better manage growth. Leelanau County is a member of the Consortium. agriculture nor tourism (the mainstays of the economy for decades). rather it is the construction of new single family homes. Over 2650 new dwellings were constructed in the county between 1980 and 1993. Almost all of this development activity has been on large lots scattered along existing roads throughout the county. If the low density residential sprawl pattern of most of the growth on the peninsula in the last two decades continues, however, it will destroy the present character and traditional economic ,ritality of the peninsula. Each new dwelling on prime orchard or forest land not only permanently converts that land out of renewable resource use, but also creates a new public service burden and contributes to rising taxes on the farmer making it more difficult for the farmer to stay in business. Citizens and local government officials basically have two choices: maintain the status quo and accept a diminished quality of life or change destructive development patterns. This General Plan advocates the latter. GENERAL PLAN UPDATES PRINCIPAL STRATEGIES The General Plan is founded on mutually supportive relationships in pursuit of mutual goals. To ensure that these relationships and goals remain mutual, it will be important to periodically reexamine the plan and update it. Chapter 1 6 advocates the preparation of annual reports to document actions taken to implement the plan as well as the preparation of annual work programs and budgets. The Leelanau General Plan will be thoroughly reviewed and updated at least every five years to ensure it continues to reflect a common vision for the future of the Leelanau Peninsula. PERSPECTIVE The Leelanau General Plan assumes future growth will occur at about the same rate in the next 20 years as in the recent past. At the present time, the most significant economic development activity in the county is neither The Leelanau General Plan The Leelanau General Plan proposes a more compact land development pattern that protects renewable resource lands (such as orchard land and forests) as well as sensitive natural resources (like wetlands and dunes). It proposes policies to encourage location of future land development in and near existing villages, as well as near Traverse City. It proposes infrastructure management policies to achieve and reinforce this land use pattern. It encourages the development and implementation of a transfer of development rights program (TOR) to accomplish open space protection, while simultaneously permitting large landowners an opportunity to capture the development value of their land. Open space zoning and rural clustering techniques are also proposed to encourage new development in rural areas to be sited so as to minimize visual impacts on the landscape and to minimize public service costs. Preface Page iii �The plan proposes measures to protect the small-town, rural character of peninsula villages and the scenic qualities of the major road corridors. Using naturally occurring vegetation for landscaping, minimizing signs, burying utilities, placing parking at the side or behind commercial buildings are all measures proposed to retain the existing character of the peninsula . More specifically, the plan proposes an environmental protection strategy that also: • identifies and avoids development near sensitive environments • protects water quality of surface water and ground water • minimizes parcels land fragmentation • create new year-round jobs • guide new development where public services are adequate or efficiently added • phase future growth • seek to achieve a better balance between the location of jobs/housing/ transportation • protect agricultural operations • protect sand and gravel resources • address equity concerns of large landowners in the implementation of development regulations • improve educational opportunities • improve health and human services. of large • links open spaces • restricts keyhole development Additional tools to be used to better manage growth include: • protects renewable resources. • increased promotion of carefully considered PA 116 enrollments • the use of a peninsula-wide transfer of development rights program to address landowner equity interests while still protecting renewable resources • concurrency requirements so new development occurs after necessary public facilities are in place (not before) • village and rural service districts to define what services will be available where and when • capital improvement programs to better guide development of new public facilities. • development of a county-wide map to identify the location of all new future public facilities The plan proposes widespread acceptance by citizens of a stewardship ethic that views land not as an asset to be exploited, but rather as a resource held in trust for future generations for use by the present generation. The Leelanau General Plan is neither a slow growth nor an anti-growth plan . It calls for balanced growth that is carefully guided to protect and enhance the quality of life on the peninsula. It accepts the principle that environmental protection and economic development are not incompatible objectives. It recognizes that a healthy economy depends on a healthy environment. To these ends the following general strategy is proposed: • curtail sprawl and development • protect and enhance the existing economic base Preface Page iv encourage compact The Leelanau General Plan �• development of impact procedures and checklists assessment • development of model local ordinances • further enhancements to the County Planning Department's data center function and Land Information System including shifting to a full geographic information system . The plan recognizes special needs for affordable housing and jobs among a growing segment of the year-round residents. It also recognizes the growing economic disparity between persons of different age and income classifications. • as the basis for more detailed township and village plans and development ordinances. • as a framework for private investment in the county. • as an aid to village, township, and county public facility and infrastructure decisions. • as a guide to the County Planning Commission in fulfilling its responsibility to review proposed public facility expenditures, and township plans and zoning amendments. • as a guide in improving protection of air and water quality. • as a guide to improved long term resource management decisions, especially with regard to renewable resources, critical plant and animal habitats, and sensitive environments. • as the basis for joint village / township / county grant utilization activities. • as an organization plan for county program expenditures • as a means of facilitating intergovernmental cooperation (e.g., with not only the county and local units of government, but also with area schools, the National Park Service, the Soil Conservation Service, the Grand Traverse Band of Ottawa and Chippewa Indians, MDOT, Benzie and Grand Traverse Counties, the Northwest Michigan Council of Governments, etc.). • to define issues of greater than local concern and establish appropriate mechanisms to deal with those issues. The General Plan recognizes important roles for the county in the provision of: • data • maps • coordination and communication • technical assistance • model plans and ordinances • capital improvement programming • conflict resolution • training • limited financial support encouragement of local planning • assistance in passage of new legislation to improve the range of available tools to manage growth. and CITIZEN BENEFITS OF THE PLAN A list of the principal issues in which guidance from this plan is likely to be sought are presented below. The Leelanau General Plan If implemented as presented, this plan will benefit the average citizen in the following ways: Preface Page v �• • taxes will be lower than they would be if the plan were not implemented because future infrastructure and public services supported by property taxes will be incrementally provided in compact areas as needed, rather than spread widely across much of the peninsula. owners of agricultural and forest land will have improved opportunities for success due to reduced pressures from non-farm residences and will have new opportunities to capture the development value of their land without dividing and selling it for residential development. • children of current residents will have opportunities to continue to live and work within the county in affordable homes and at jobs that provide an income sufficient to support a family. • there will be many different types of housing opportunities to meet the needs of young and older families, "empty nesters," retirees, and persons with special needs. • there will continue to be large expanses of orchards, woods and other open spaces across the peninsula for many years to come. • the unique beauty of the peninsula will continue to be largely maintained. • sensitive natural features like wetlands, floodplains, dunes, and unique plant and animal habitat will receive greater protection over time, increasingly through acquisition of key properties by land conservancies. • new jobs will be encouraged in areas where public services are available and adequate to meet the needs. • local and county governmental agencies will more closely coordinate planning and the provision of other public services to eliminate unnecessary overlap, gaps and PrefBce PBge vi inefficiency. • public services will be adequate to meet the needs of a diverse population. • developers will find, over time, greater uniformity in local land use regulations across the county. • development of coordinated planning objectives and ordinances between and among all the local jurisdictions will greatly benefit all because conflicts and variations will be reduced. Such a concept should in no way affect the autonomy of local governments with respect to implementing their ordinances. Compatibility throughout the county, however, will enhance the character, future growth, development, and economic well being of constituencies of the county. Such consistency will add legal strength by minimizing challenges and interpretations. For a more detailed description of life on the peninsula when this plan is implemented (See Chapter 3 of Working Paper 12). The Leelanau General Plan recognizes that if the low density residential sprawl pattern of most of the growth on the peninsula in the last two decades continues, it will destroy the present character and economic vitality of the peninsula. Citizens basically have two choices: maintain the status quo and accept a diminished quality of life or change destructive development patterns. ORGANIZATION OF THE PLAN The Leelanau General Plan is organized into three major parts. Part One examines issues from a peninsular view. It presents a comprehensive description of the character of the Leelanau Peninsula and the key policy guidelines proposed to protect and enhance the The leelBnBu GenerBI PIBn �quality of life on the peninsula. Part Two takes a traditional "functional" view of issues and proposed policy initiatives to address them . Specific policies and action statements generated from extensive citizen input in seven functional areas (such as land use, transportation, natural resources, etc.) are presented to supplement and support the general growth management strategy presented in Part One. Part Three presents the structure for and major efforts to be initiated to implement the Leelanau General Plan. It includes a proposed improved institutional structure for planning decisions and identifies the priority actions that should first be taken to implement the General Plan. PRINCIPAL GOAL The major purpose of the Leelanau General Plan is to record a consensus based growth strategy developed over several years. It is intended for joint use by Leelanau County and local governments within the county in making coordinated and mutually supportive future The Leelanau General Plan land use, infrastructure and public service decisions. It includes policy guidelines and a brief description of key planning tools to achieve the following goal: It is the principal goal of the Leelanau General Plan to establish a strategy for guiding growth that protects, and where possible, enhances the unique character of and quality of life on the peninsula. To that end, the General Plan focuses on balancing environmental protection, resource management and economic development so as to provide a foundation for a sustainable economy that permits long term prosperity for all present and future Leelanau County residents. The balance so achieved should not sacrifice environmental quality when reasonable and prudent development alternatives exist. This plan recognizes that a healthy economy depends on a healthy environment. Achievement of this goal means protecting the integrity of the land base for use by present generations without unnecessarily compromising the options of future generations. Preface Page vii �~i~Err4:~~tfJjfii!f,f ~!~~ij~~~J··· ··•• .. ·.·.·.·• ~;;h 1 >/ of.;:~~: a variety ·ilses1n· the:i:)a'ttern .pfoposilif-anddn a manner t\l;f,, .:jfr" m~_tar.e'. ~ccomm6date.dl . · ... . . .sh~uliJ lJ..e. . 1;1pda(~d .~tt/:f / 1ereaf:ter::.f!1airi_t?fn.g¢. ti PolfoyiGGid~litai:~:-- \. . · •·. ![ii!~ll!i~!ltilJtittt pristine, restored where damaged, and have access and -use : m anaged 1or •long :term •· sustainability, -Policy Guict:elihe: Balanced Gro,,vth New residential, commercial, and ind;stfiat · development on ·. the penii?s'Jta fs '~ntdurag&it ·provided it is: 1J in locations with public services adequate to tiJeet its n_eeds,, 2k· environmentallyfriend/y, .3) consistent with.the · character of dev.e/opf!lent ifl, .·_· the a~eit 4) Pre face Page viii The Leelanau General Plan �LEELANAU GENERAL PLAN WORKING PAPERS Working Paper Number Title Date Issued 1 Results of the Leelanau County Growth Management Forums 2 A Survey of Citizens Concerning Issues Related to Long-Range Planning in Leelanau County June, 1990 A Survey of Local Officials Concerning Issues Related to Long-Range Planning in Leelanau County June, 1990 4 Final Recommendations of the Citizens Advisory Committee April, 1991 5 Leelanau Peninsula Current Trend Future: Implications of "Business as Usual" September, 1991 Goals and Objectives for Managing Growth on the Leelanau Peninsula September, 1991 3 6 March, 1990 7 Economic Development May, 1992 8 Transportation, Public Facilities and Physical Services May, 1992 9 Natural Resources and the Environment August, 1992 10 Land Use November, 1992 11 Demographics November, 1992 12 Alternative Futures March, 1993 13 Public Comments on the Draft Leelanau General Plan March, 1994 14 Leelanau County Facilities Strategy / Long Range Plan March, 1994 RELATED REPORTS Leelanau County Human Services Review March 1993 A Summary of each working paper listed above is included in Appendix C. The Lee/BnBu GenerBI PIBn PrefBce PBge ix �'- -II �l PART ONE: PENINSULAR VIEW '- Part One of the Leelanau General Plan presents a comprehensive description of the character of the Leelanau Peninsula and the key policy guidelines proposed to protect and enhance the quality of life on the Peninsula . It is divided into five chapters: Chapter 1: Intergovernmental Cooperation & Regional Context Chapter 2: Preservation of Peninsula Character Chapter 3: Working with Nature Chapter 4: Balanced Growth Chapter 5: Growth Management Policy Guidelines & Decision Maps Beach south of Leland. Whaleback Hill is in the background. The Leelanau General Plan - Peninsular View �Chapter 1 INTERGOVERNMENTAL COOPERATION AND REGIONAL CONTEXT POLICY GUIDELINE: INTERGOVERNMENTAL COOPERATION A partnership founded on mutual respect and mutual support in achievement of the common goals of this General Plan should guide the development and implementation of new relationships between the county and local units of government in the county and between the county and adjoining counties in the region. THE INTERGOVERNMENTAL CONTEXT The preface includes a description of the history of the efforts which led to the creation of this General Plan. A key opinion of many citizens and local officials in the county is that the usual historical approaches to planning on the peninsula have not achieved a desirable result. The "usual approach" to planning and development regulation as described in Working Paper #12 includes the following characteristics: • Each of the sixteen jurisdictions in the county has its own zoning ordinance. • Few jurisdictions have a current master or comprehensive plan as the basis of their zoning regulations, four have no plan. • The county plan was obsolete (it was adopted in 1975 and never updated). • Local jurisdictions generally do not initiate efforts to coordinate local planning and zoning activities with each other. • Analysis of surveys has revealed that local officials' attitudes on development issues can often be more pro-development than those of the constituency they serve (see Working Paper #2 and #3) . The Leelanau General Plan - Peninsular View • County involvement in an advisory capacity is generally begrudgingly accepted, ignored, or actively opposed. • Governing bodies often do not share the same common vision of the future as do the planning commissions. • Each community acts without officially noting the impact of its decisions on adjoining jurisdictions. Local officials' attitudes on many development issues are often more pro-development than those of the constituency they serve. Common problems with the "usual approach" to planning on the peninsula were identified in Working Paper #4 and expanded upon in Working Paper #12. These problems include the following: • • • • Lack of internal consistency of local plans. Inadequate (and liability prone) administration of local zoning. Lack of interjurisdictional coordination. Lack of a "big picture" view. Kasson Township Hall Intergovernmental Coordination and Regional Context Page 1-1 �• • • Lack of maintenance of the master plan and regulations after adoption. Disproportionate influence of often illusory promises of new jobs and tax base on future land use decisions. Lack of widespread support for a common vision required for implementation. These conditions led the Citizens Advisory Committee (CAC - which recommended creation of this plan) to reach the following conclusions: "Over $1,500,000 local tax dollars were spent on attempts to manage growth in Leelanau County during the decade of the 198O's. The end result is sixteen (16) individual planning and development control efforts in the state's second smallest county. The principal result has been an acceleration in fragmented development which is straining the county's quality of life. It is the conclusion of the CAC that the fragmented planning and development effort has not worked and must be overhauled for the sake of present and future generations. A unified effort reflecting on the county as a geographic area - not solely as a unit of government - must be initiated. The effort must be broad-based and internalized by the citizenry. A shared vision of the future must be the basis of growth policies. Only then will the planning process achieve maximum public support and benefit. " (see Figure 1-1 ) . • air quality protection. • watershed management for water quality protection. • groundwater and well-head protection. • habitat preservation for sustainable fish and wildlife populations. • protection species. • protection of sens1t1ve environments (wetlands, dunes, floodplains, high risk erosion areas, etc), especially the large contiguous ecosystems like the Solon Swamp, the Crystal River, Sleeping Bear Dunes. • resource protection necessary to sustain resource-based industries such as agriculture and forestry. • sustainable economic development to provide jobs for present and future residents. • loss of open space and scenic views along key corridors. • harbors. • keyholing on lakes which lie in multiple jurisdictions. • use of public access sites. • establishment of new public parks and access sites on waterfronts. • existing public parks (national, state and local). • safe, efficient and environmentally sound roads and highways connecting our communities. of unique and endangered ISSUES OF GREATER THAN LOCAL CONCERN One common thread running through the above list of problems associated with the "usual approach" to planning and zoning on the peninsula, is the lack of means to deal with issues of greater than local concern. Public interests that are broader than simply local interests include (but are not limited to) the following. Some are illustrated on page 1-5 Intergovernmental Coordination and Regional Context Page 1-2 The Leelanau General Plan - Peninsular View �• public sewer and water services. • infrastructure serving more than one community, or being extended farther than necessary. • land use along municipal borders. • large scale development impacts beyond municipal boundaries (e.g., large resorts, industrial facilities or large shopping facilities, airports). • LULU's (locally unwanted land uses that meet a regional need, such as gravel pits, junk yards, landfills, towers, etc.). • solid and hazardous waste disposal and recycling centers. • public economic development initiatives. • affordable housing. • needs of the handicapped, children, the elderly, and other special populations. • adequate social services for citizens with temporary or special needs. • adequate educational opportunities for all citizens. • a sovereign nation within the county making independent land use decisions. time, an impact on the character of the entire peninsula (indeed, on the entire region). In addition, citizens increasingly recognize that they primarily live in a geographic region, instead of merely a single jurisdiction as did our ancestors. For example, people who live in community A may shop in community B. They may go to school in community C, be entertained in community D, and work in communities E and F. They may do all of this in the same day. All citizens are citizens of a single jurisdiction, of a county, and of a region. Each has a stake in the future of the local unit of government in which they live, in the county, and in the region. Businesses and industries also share this same stake. The interjurisdictional coordination ethic recognizes that land use and infrastructure decisions of each governmental unit have, over time, an impact on the character of the entire peninsula. In many instances, these broader public interests revolve around common environmental features (which do not respect municipal boundaries), infrastructure, and the needs of special populations. INTERJURISDICTIONAL COORDINATION ETHIC The interjurisdictional coordination ethic recognizes that land use and infrastructure decisions of each governmental unit have, over Grand Traverse Band Government Center The Leelanau General Plan - Peninsular View Intergovernmental Coordination and Regional Context Page 1-3 �If the mutual goals of this General Plan are to be achieved, it will take the coordinated efforts of all units of government working together to achieve them. Future local comprehensive plans in villages and townships in the county will relate to the Leelanau General Plan, but will be more specific with regard to land use. They will also be tied to implementation via local zoning and subdivision regulations and focused on protection of local quality of life. Local plan relationship with the Leelanau General Plan will be the focus of the County Planning Commission's review and approval/disapproval, as required by Section 8 of the Township Planning Act (Act 168, P.A. 1959) . One significant benefit of a successful county-local partnership with broad based local support will be the additional leverage it gives in dealing with Lansing and Washington, D.C. bureaucracies. Coalition building, partnerships and collaboration are not just buzz words, they are the foundation for future success in an era of shifting responsibilities and shrinking resources. Strong intergovernmental cooperation founded on mutual respect and mutual support in achievement of the common goals of this General Plan is fundamental to a better future for Leelanau Peninsula. The Maple Valley Nursing Home near Maple City. Intergovernmental Coordination and Regional Context Page 1-4 The Leelanau General Plan - Peninsular View �Figure 1 -1 ISSUES OF GREATER THAN LOCAL CONCERN LOSS OF OPEN SPACE FISH & WILDLIFE HABIT AT PROTECTION PROTECT CORRIDOR ---- · - -----views .-: PROTECTION OF FLOODPLAINS .- WATERSHED MANAGEMENT BUFFER ZONE PROTECTION OF WETLANDS GRAVEL PIT INFRASTRUCTURE EXTENDED SOLID WASTE DISPOSAL ----. ., ,_, - '- ~> '~- ~~ ' ~~ LAND USE ALONG MUNICIPAL BORDERS The LeelBnBu GenerBI PIBn - PeninsulBr View Intergovernmental Coordination and RegionBI Context Page 1-5 �Chapter 2 PRESERVATION OF PENINSULA CHARACTER POLICY GUIDELINE: PRESERVATION OF PENINSULA CHARACTER The existing natural and people-made features on the peninsula that make up its rural character are interdependent with the activities that comprise its economic base. It is important therefore, that future land use change on the peninsula enhance, not undermine the character of the area around it, and in so doing contribute to protection of the unique rural character of the entire Leelanau Peninsula. DESCRIPTION OF PENINSULA CHARACTER Leelanau County can be described in many ways. In purely numerical terms, it is nearly 24% agricultural land, 40% wooded land, 15% open land, 14% lakes and wetlands, and 6% urban land. The pie chart below illustrates the land use/cover relationship in 1990. (See Figure 2-1). The character of the Leelanau Peninsula is a mixture of farms, orchards, forests, sand dunes, wetlands, rivers, Jakes, bays, hills, valleys, resorts and villages. But Leelanau County has a rural character that is much more than mere numbers can adequately convey. The outstanding quality of the Leelanau Peninsula is its unusually varied topography. As the photos throughout this plan illustrate, it is a peninsula of significant natural beauty. It is the home of a major national park and of a state park. It is a place Figure 2-1 LEELANAU COUNTY LAND USE / LAND COVER Inland Surface Water (8.2%) Wetland (5.7%) Open Land (15.4%) Barren Land {1.6%) Urban Land (6.2%) Wooded Land {39.0%) Agricultural Land (23.8%) Source: Leelanau County 1990 serial photography. Note : Data does not include islands. The Leelanau Genere/ Plen - Peninsuler View Preservetion of Peninsula Cherscter Pege 2-1 �of special scenic quality and opportunity for pleasure in the out-of-doors. Visual character is the image one retains from looking at a landscape. This image is made up of many visual parts. It is the architecture of homes and businesses in an area. It is also the shape of hills, valleys, and shorelines. It is how much the forests close in on the roads or how the fields are open. It includes the species of trees in the forests and the type of crops in the fields. Roads, too, are an important component: are they straight or curved, wide or narrow, and are there curbs on the residential streets? Familiar landscapes are important image guideposts people use in finding their way in daily activities. Change in the landscape can become a big issue because it affects a person's daily life by changing surroundings that were once familiar into suddenly unfamiliar settings. The visual character of a community is important. It is more than just what buildings or landscapes look like. Visual character "sticks" in peoples minds. It is a very important part of what attracts people to an area to live, invest, or vacation. High dune and glacial ridges form the major land features of Leelanau County (see Map 21). These ridges generally run north to south. There are small pocket valleys between the ridges, as well as broad slightly rolling plateaus in the center of the peninsula. Rolling plains are farms along the shoreline in the area of Northport. High points on the ridges are landmarks because of the striking views they provide to the inland lakes, Lake Michigan or Grand Traverse Bay. For example, the view to the north and west from the hill crest of Town Line Road is a panoramic view of Lake Michigan and the Manitou Islands that serves Map 2-1 LANDFORMS AND OPEN SPACE Map 2-2 LANDSCAPE DISTRICTS LEGEND Luge We lland.._,. .. ~ . ~ ~ ~ > :=:' ........,.,, '~. ~. ,., y I,.,. •" 9,· l ::,1:/l~: ..•. +"·· $ -~-:--. ,. . -~:ui:1. ~ . Preservation of Peninsula Character Page 2-2 The Leelanau General Plan - Peninsular View �' ' '• -, - as both a beautiful view and as an orientation landmark. Because the ridges are highly visible , they need to be considered as sensitive visual environments. Development can easily change them. Most of the peninsula is a checkerboard of woodlots, pastures or meadows, active crop fields , orchards and water. There are few routes where forest borders the roads for more than a half mile, nor where open fields stretch for more than a mile without encountering another woodlot. There is more wooded landscape than open field. Bay is intermittently visible almost the entire length of this area. The central peninsula farms. A broad sweep of crop fields and pastures stretch in two segments from the southeast part of the county to the north central part of the peninsula . The south central peninsula farms are characterized by more traditional farms, fewer orchards. Extensive sand and gravel extraction activities also exist in the southwest portion of this area . The visually similar areas in Leelanau County are: (see Map 2-2) . Ridge-top farms. These are farms and orchards along both sides of the south arm of Lake Leelanau that are perched high on the ridges, and command long views . West-Bay Shore Drive (M-22) from Greilickville to Omena. This is a narrow band of waterfront houses on the east side of the road and largely abandoned agricultural fields on the left that are being converted to large-lot residential use . There are occasional wooded areas and strip residential lots. The West Grand Traverse Southwest forest and open valleys. In the southwest part of the county the hills are wooded and there are fewer farms and openings. There are a few valleys that have been farmed, and are now largely meadows. This area extends from Bohemian Road (CR 669) to Empire north along Lake Michigan to beyond Leland. Fruit trees in bloom. The Leelanau General Plan - Peninsular View Preservation of Peninsula Character Page 2 -3 �Rolling dry dunes. In this area north of Leland to about Johnson Road there are open grassy fields on the hills and pockets of cedar and aspen in the wetter hollows. Between Manitou Trail (M-22) and Lake Michigan deciduous forest cover is fairly complete . Lee Point to Stony Point. This area of rolling farms, orchards and woods juts out into Grand Traverse Bay. However, because of the dense bay-side vegetation and high bluffs along much of the water's edge this area is more isolated from views of the water. Northport woods. In this area to the south and west of Northport the deciduous forest is still largely intact, so that there are few open views. Water is an important feature of Leelanau County, both because the Great Lakes shape the peninsula, and because of the many lakes, streams, and wetlands within the peninsula. Places where roads are adjacent to the water or cross rivers and streams , make nodes, or focus points . Big and Little Glen Lakes and Lake Leelanau are the largest lakes in the county. Numerous smaller lakes, usually associated with wetlands, are scattered throughout the peninsula. Northport flats. The area north of Northport is flat compared to the rest of the county. There are large open fields, and large conifer plantations. Patches of deciduous forest remain near the water on both sides of the peninsula tip . Villages, small towns and crossroads get their character from the style of architecture, the nature of businesses, and the layout of streets. All the towns and villages in Leelanau County are small. Each has a small grid street pattern, making the location of businesses and homes easy. Suttons Bay has alleys behind the houses of many streets, reducing conflicts between pedestrians and cars, and between cars on the streets and those backing out of driveways. Buildings throughout are generally small scaled . Few buildings are of large mass or over three stories in height. Fruit processing buildings are scattered throughout the county and are the most frequently seen large buildings. The major threat to the future quality of life on the peninsula is continuation of the current land use pattern. The current development pattern can most charitably be described as low density sprawl. A tree-lined road. Preservation of Peninsula Character Page 2 -4 Architectural styles are most often of five basic types. One is the agricultural, which includes farmhouses, barns and other The Leelanau General Plan - Peninsular View �outbuildings, and pole barn-type sheds and small processing facilities. A second is an old resort type. These are generally painted one or two-story clapboard Cap Cod, Victorian, salt box, vertical or horizontal log, or mixed small lakefront cottages. A third is the contemporary natural finish wood structure. Large and small lakefront homes as well as commercial buildings are now being built in this angular style. A fourth is the suburban ranch home that is built on lakefronts, subdivisions, and in strip residential areas along county and state roads. These are often brick, wood or vinyl clapboard siding or a combination. The fifth is the eclectic contemporary, or the contemporary from some other region. These are structures such as concrete-block and painted metal grocery stores and mansardroofed banks. MAJOR THREATS The rural character of the Leelanau Peninsula is treasured by its residents and visitors. The rural character is a driving force of its tourist economy. Yet, if current trends continue, the peninsula is at great risk of losing its rural character over the next one-two decades. zoning" practices. These changes seem to be slow but are insidiously changing the rural character of the peninsula in ways that have serious cumulative effects. It is, in the sage words of ancient eastern leaders, "the death of a thousand cuts." These changes are documented in Working Papers #5 and #10. Some of the negative effects of the current land use pattern are listed below: • renewable resource lands (such as prime farm and forest lands) are being destroyed probably forever. • the agricultural economy of the peninsula is being seriously diminished. • a future public service quandary is being created. • open space and scenic vistas are being destroyed. Figure 2-2 DIAGRAM OF THE URBAN SPRAWL CYCLE URBAN /SPRAWL~ These changes are occurring largely because local plans and zoning regulations not only permit them, but encourage them through socalled "large lot zoning" practices. The major threat to the future quality of life on the peninsula is continuation of the current land use pattern. The current development pattern can most charitably be described as low density sprawl. It is characterized by the fragmentation of large parcels into lots of between 1 and 20 acres in size with frontage on a county road primarily for use as the site for a single dwelling. These changes are occurring largely because local plans and zoning regulations not only permit them, but encourage them through so-called "large lot The Leelanau General Plan - Peninsular View ~CREASED INCREASED LAr SALES F~~~~(D DECREASED PROFITABILITY OF FARMING HIGHER ASSESSED VALUE ~INCREASED/ PROPERTY TAXES Soun::,,: Dunford, R.W. 1979, Farmland Tax Rtllief Altemarivtn: U:sa Value Asse.ssmMr v.s. Circuir-8,,.,,ker Rebare.s, Circ. 61 7, College of Agricu/rure R11Silllrch Cenrar, Washingron Srare Universiry, Pullman, WA (Sepr.) Preservation of Peninsula Character Page 2-5 �to other employment centers outside the county, contribute to the market pressure. Unfortunately, each new dwelling on prime orchard or forest land not only permanently converts that land out of renewable resource use, but also creates a new public service burden and contributes to rising taxes on the farmer-making it more difficult for the farmer to stay in business (see Figure 2-2). In short, these changes are cumulatively undermining the very unique character that makes the peninsula so attractive to tourists, and hence undermining the tourist economy. The current development pattern is characterized by the fragmentation of large parcels into lots of between 7 and 20 acres in size with frontage on a county road primarily for use as the site for a single dwelling. These changes are occurring largely because local plans and zoning regulations not only permit them, but encourage them through so-called "large lot zoning" practices. From 1940 to 1990 the population in Leelanau County increased 95.9%. The increases, however, have been much greater in the townships than in the villages. For example, the population of the Village of Northport has increased by only 2%, while Elmwood Township's population has increased by 335% (See Figure 2-3). The pressure to fragment rural lands and convert them from agricultural or forested cover to residential use stem largely from regional population and employment growth. The beautiful and varied landscape of the peninsula and the reasonable commuting time New dwelling unit activity has skyrocketed in the last decade with over 2500 new dwellings constructed between 1980 and 1992. Almost all of this development activity Figure 2-3 POPULATION TREND Leelanau County Population: 1860 - 2020 30,000 25,000 20,000 15,000 10,000 5,000 0 0 0 .... (7) .... .... 0 (7) 0 N .... (7) 0 0 .... (7) ("') (7) '<:t .... 0 0 0 0 CO 0 .... ,-.. C'> in C'> C') C') C') C') ..- .- .- LO CD (7) C') .... .- • 0 0 0 N • 0 ..., 0 N • 0 N 0 N Source: Decennial Census 1980-1990. Projections, Michigan Depanmenr of Management and Budget & Planning and Zoning Center, Inc. Preservation of Peninsula Character Page 2 -6 The Leelanau General Plan - Peninsular View �has been on large lots scattered throughout the county. Most of it has not been in subdivisions with traditionally sized lots. During the past decade over 1,500 acres has been rezoned to residential (largely from agricultural districts). Each new dwelling on prime orchard or forest land not only removes that land from renewable resource use, but also creates a new public service burden and contributes to rising taxes on the farmer - making it more difficult for the farmer to stay in business. Between 1980 and 1992 the percentage that agricultural lands represented of total state equalized valuation fell from 17% to 9% while residentially classed parcels rose from 70% to 81 %. Agricultural land value during that same period rose from $37 .4 million to $58 .3 million while residential land value skyrocketed from $158.1 million to $508.8 million. Employment, on the other hand, while slowly increasing, has been concentrated in jobs that are generally low paying. New dwelling unit activity has skyrocketed in the last decade with over 2500 new dwellings constructed between 1980 and 1992. Almost all of this development activity has been on large lots scattered throughout the county. Population projections based on trends over the past two decades estimate an additional 4,961 persons in the county by the year 2000. The 1990 population is 16,527. This would be a 30% population increase. Thereafter rates of increase are projected to slightly decline but the base population will continue to grow to about 26,250 persons by the year 2010. See Figure 2-3. The number of projected new housing units The Leelanau General Plan - Peninsular View is estimated to remain very high at nearly 3,000 more units by 2000. An additional 2400 are projected by 2010 and 2750 more by 2020. The long term impacts on the character of the peninsula, on public service costs and on the economic viability of resource based lands will vary dramatically based on where these new dwelling units are constructed. For example, if all the homes were on lots in twenty new 1 50 unit subdivisions within or contiguous to existing villages, the community character impacts would be far, far less than if they were spread on large lots across the peninsula. In the former case 3,000 new dwellings on quarter acre lots would take up only 750 acres of land, whereas if those new dwellings are built at current average minimum lot sizes and spread across the county, about 3,185 acres of land will be needed to accommodate them. This is nearly 5 square miles of land . If, as is more likely given current trends, these residences are on lots larger than current average minimums, then as many as 30,000 acres (4 7 square miles) could be consumed just to provide lots for 3,000 new dwellings. 3,000 new dwellings on quarter acre lots would take up only 750 acres of land, whereas if those new dwellings are built at current average minimum lot sizes and spread across the county, about 3, 185 acres of land will be needed to accommodate them. This is nearly 5 square miles of land. In contrast, employment projections based on current trends suggest that only 886 new jobs will be created by the year 2000. Only 77 new acres of commercial or industrial land will be needed across the entire peninsula to accommodate these new employees. Obviously, most new residents are projected to either commute out of the county, or not work (largely retirees). That is, of course, the current situation and it is not expected to change given the relative remoteness of the county to urban areas and the fact it is a destination location rather than a location along a route Preservation of Peninsula Character Page 2-7 �between two urban centers. A STRATEGY TO PROTECT VISUAL CHARACTER The implications of the continuation of current trends on the future character of the peninsula are disastrous. Unless coordinated and integrated land use planning occurs at both the county and local levels of government very soon, the landscape features of the peninsula that make it so attractive to current residents and tourists will be lost or badly damaged. Once lost, it will be very difficult, if not impossible to restore. The proactive participation of the county in development of the Grand Traverse Bay Region Development Guidebook illustrates the ways in which new development could occur in order to protect the visual character of the peninsula. Recommendations from the Guidebook which are incorporated into this General Plan follow. Only 77 new acres of commercial or industrial land will be needed across the entire peninsula to accommodate these new employees. The protection of scenic values can be accomplished through a variety of choices including (see also Figure 2-4): • building most new dwellings in villages and subdivisions rather than on large rural lots. • setting aside open land, or placing development where it has the minimum visual impact. • clustering residential, commercial, and industrial development to retain open space. • using plantings with predominantly naturally occurring species on areas visible from roads. • retaining naturally occurring vegetation to the maximum extent possible. • in building, sign and other construction, lean toward using materials such as wood, stone, or brick rather than metal, plastic, or concrete. Muted, rather than bright colors seem to suit the north country lakes, woods, and traditional farms and villages. VISUAL CHARACTER ETHIC It is most desirable for the rural visual character of the landscape to remain after growth accommodates increases in population and development. County c1t1zens have indicated they do not want the landscape to take on a suburban or urban ornamental character, or the natural and rural character will be lost. The bays, lakes, rivers, streams, ridges, and rolling terrain along with woods and farms that drive the economy of the peninsula and contribute to the sense of identity of its citizens must be protected. Almost everyone feels a right to see, enjoy, and seek to help protect these resources. Protection of the unique rural character of the peninsula needs to become a fundamental part of all future planning and development decisions. Pleasing, rather than chaotic views along roads can be accomplished by: The implications of the continuation of current trends on the future character of the peninsula are disastrous. Preservation of Peninsula Character Page 2-8 • reducing the size and number of signs. • burying utilities or routing them away from the street. • enhancing parking lots with landscaping. The Leelanau General Plan - Peninsular View �U -.I. ). ),.IW i , .) ,..I,.!,., 1 "Will 'WIii 'WIil , . . ;:! (b r(b (b iii' ::, BUILDINGS REFLECT Ill C: LANDSCAPING TO SCREEN PARKING LOTS C) (b ::, i ~ Ill ::, ~ • • • Common architectural period or style Similar mass & shape Similar lot size & ; street layout (b ::, /y ·vJ--""' ~ \ \ , \. ~~. IJ REAR SERVICE DRIVES & PARKING AT SIDE OR REAR OF BUILDINGS ,. f s· ti) C: iii' .... A " C:,._ \ ~ ~ ~ ~ QI g. ::, I)'( ~ 4' 5 ~ (b ~ ill r::t < ~ bQI C') o · ::,,- SIGNS USE WOOD, STONE OR BRICK INSTEAD OF METAL, PLASTIC OR CONCRETE, AND LOW-INTENSITY LIGHTING SERVICE ACCESS FOR SEVERAL BUSINESSES BURY UTILITIES ::, .... ~s· 0 ti) C: iii' ~9~ Q (b QI N r, , lb IQ .., Figure 2-4 PROTECT VISUAL CHARACTER �• using service drives and alleys to limit curb cuts. • placing parking behind or beside buildings, but not in the front yard. The character of villages should be kept intact. Key aspects of village character include: • architectural period and style • mass and shape • material and color • lot size and street layout. At night, the stars should be visible in the sky - not obstructed by diffuse light from the built-up environment. Preservation of Peninsula Character Page 2- 10 Future quality of life on the peninsula will depend to a great extent on the degree to which the particular rural character of the peninsula has been protected. Much of the local economy will depend on it. The sense of satisfaction residents have with their community will depend on it. Protective measures are not incompatible with additional growth because the issue is not whether or not to grow, it is where and how. It is most important to focus efforts on encouraging new development in and adjacent to existing villages, protection of existing village character, while protecting agricultural lands and other open spaces. Protection of the visual character of these areas will provide both long term economic benefits and quality of life benefits to both residents and visitors now and for many years to come. The Leelanau General Plan - Peninsular View �Chapter 3 WORKING WITH NATURE POLICY GUIDELINE: WORKING WITH NATURE Extensive and diverse sensitive natural features found throughout provide the foundation for the present and the future quality of life on the peninsula. They should be protected where pristine, restored where damaged, and have access and use managed for long term sustainability. water quality, and clarity). Wildlife is abundant. Dunes have world class ranking. Significant land areas are in federal or state ownership to protect natural characteristics. See Maps 3-1 and 3-2. ENVIRONMENT AL THREATS The natural environment of the Leelanau Peninsula is of exceedingly high quality. All but two short stretches of streams fail to provide the oxygen and low temperatures for trout. Most of the lakes are either oligitrophic or mesotrophic (a measure indicative of high The natural environment ori the Leelanau Peninsula is at risk. While air quality is still good, ozone levels are rising due to contaminants brought from elsewhere (presumably southern Lake Michigan communities). Groundwater is extremely sensitive to contamination due to very sandy soils and 35 sites are now officially on the Act 307 list of contaminated sites in Leelanau County. Small incremental wetland fills continue to reduce wetland areas. Land Map 3-1 INLAND LAKES Map 3-2 WETLAND AREAS ENVIRONMENTAL FEATURES r-J""""'t...J"7 0 5Ml ~ 0 5MI .• .. . ffi!!!I WETLAND 8888 The Leelanau General Plan - Peninsular View AREAS Working with Nature Page 3-1 �vigilance is sometimes misplaced (i.e., focused on a few highly visible projects while largely ignoring the "death of a thousand cuts"). The Leelanau Conservancy has quickly established itself as an important positive force in protecting lands with sensitive environmental resources. This is done by outright land purchase, conservation easements and gifts. Yet new resort developments in sensitive environmental areas continue to be proposed and to dominate local land use issues. NATURAL RESOURCES The natural resources of the Leelanau Peninsula are vital to the economic health and the sense of well being of area citizens. These natural resources are interrelated biological systems. They require knowledgeable and careful stewardship for protection measures to be effective. Forest cover in Leelanau County. STEWARDSHIP ETHIC fragmentation is cutting into farm and forest lands, and subsequent residential development is reducing animal habitat and hence biological diversity. About 3,680 acres of land were converted to urban (mostly residential use on large lots) between 1977 and 1990. Wildlife corridors and linked open spaces are being lost (except on federal and state land). The lack of mandatory septic system maintenance and uniform stormwater management regulations pose threats to water quality in lakes and streams from nutrients, sedimentation, and other pollutants. Local plans and zoning regulations vary greatly in the degree to which environmental concerns are addressed. Local land use decisions often do not fully apply the environmental protection standards already included in existing ordinances. On the plus side, however, citizen interest in environmental protection is high (see Working Paper #2, page 34) as is citizen vigilance, although it could be argued that Working with Nature Page 3 -2 The natural resources of the peninsula should be treated as if they are a trust for use by all generations. Long term quality of life, a sustainable economy, and generational equity all demand this. A stewardship ethic views renewable resources as resources to be managed for long term productivity based on their potential value and contribution to local quality of life. In some cases they may be managed for single use (such as for an orchard), in others for multiple use (such as a forest for wildlife habitat, hunting, and timber production). In contrast, however, contemporary land use practices are too often focused more on resource exploitation for short term economic gain to the owner/operator without consideration of long term impacts on that or adjoining land or water resources. As a result, land is scarred, water may be contaminated, and quality of life is reduced for generations-usually by the time the damage is recognized, the exploiter is long gone. The Leelanau General Plan - Peninsular View �Thus , the primary environmental goal of the Leelanau General Plan is the protection of unique and sensitive lands and the water resources from inappropriate and poorly designed development. This includes unique and prime agricultural lands as well as sensitive environments like dunes, wetlands, and wildlife habitat. The primary environmental goal of the Leelanau General Plan is the protection of unique and sensitive lands and the water resources from inappropriate and poorly designed development. It is important to guide new development in a way which works with nature rather than against nature. A healthy economy depends on a healthy environment. Where there are legitimate conflicts between proposed new development and an important sensitive natural resource, and reasonable and prudent alternatives exist, then the new development should yield to the sensitive environmental feature and be built elsewhere. Where long term sustainable economic or public safety and welfare benefits outweigh small environmental impact, then the new development should be allowed to proceed with appropriate mitigation measures. In all cases, planning and development regulation should be oriented to preventing pollution, impairment, or habitat destruction . The Lake Michigan shore. The Leelanau General Plan - Peninsular View Working with Nature Page 3 -3 �be encouraged whenever possible. ENVIRONMENT AL PROTECTION STRATEGY The basic strategy for environmental protection on the Leelanau Peninsula as advocated by this General Plan follows (see Figure 3-1 ). More specific policies and action statements are found in Part Two. • Identify and avoid sensitive environments in advance. New development could then avoid wetlands, dunes, floodplains, and endangered or threatened plant and animal habitat. Site plans need to be developed based on state, county, and local maps of sensitive resources, as well as on site specific reconnaissance. • Protect water quality of surface water and groundwater. Regulations to require regular inspection and maintenance of septic tanks are needed. New regulations to manage stormwater impacts on waterbodies should be enacted and enforced based on the Grand Traverse County stormwater regulations. • Minimize land fragmentation of large parcels. Uniform local zoning and land division regulations should be enacted which prevent fragmentation of prime farm, forest, and important open space lands. A transfer of development rights program (TOR) should be created to permit landowners to capture the value of development rights of open space lands in lieu of dividing the land for sale as residential lots (see Chapter 6 for more information on this technique). • linking open spaces. Wildlife corridors, habitat protection, and linkages between open spaces should be a primary consideration in the development of new local plans and peninsula-wide open space plans. Efforts should be made to acquire fee simple interests or conservation easements across such lands where they are not already in public ownership. Other efforts such as mapping biodiversity should Working with Nature Page 3-4 • Compact development. New residential development in the county should be encouraged in villages and in clusters on non-prime resource lands. • Keyhole development. Control of private keyhole development around inland lakes has become necessary. New lakefront public access sites should be carefully sited to minimize environmental degradation and managed to avoid lake overcrowding and nuisance impacts on abutting properties. • Protection of renewable resources. The protection of prime agricultural and forest lands and the promotion of environmentally sound sustainable agricultural and forest management practices can be achieved by coordinated county and local policies with the support of the farm community. �,a ,a ~ ,r. ,-. ,._ ,_ WIii WII WI WIii w. '111111a ;! Cb rCb Cb Qi" ::, Ill t:: C) LINK OPEN SPACES Cb ::, ~ NEW DEVELOPMENT: Compact Close in to village PROTECT RENEWABLE RESOURCES -FARM & FOREST LAND ~ ::, EXISTING VILLAGE "'t) "~:::~ ......., ...... ..\"".'- Cb '~ ::, · ',:_: ·:-_ ::::. :- -..c...:.. -=-=--.-:::--. •·--=- - - -- ~ 5 (/) t:: ...Qi" -- ~ m z < r 55 ~ 0 z s:m-· "Tl z'g -i ~ )> w r ,...I CJ) -i J ' ::0 ~ m G) -< [ ~ Ill g. ::, 1:)- -,c; ~ ::,::, ~ ~ 5· IQ ~ ~ s: ' 01 ...Cb ~ ~ c.,c! Ila ~ till> ~ SEPTIC SYSTEM MAINTENANCE ;/Ii= - ---~- - ---YHOLE EVELOPMENT RESTRICTED U FFERTO ROTECT WATER QUALITY PREVENT LAND FRAGMENTATION OF LARGE PARCELS �Chapter 4 BALANCED GROWTH POLICY GUIDELINE: BALANCED GROWTH continue and will be concentrated in agricultural and high technology enterprises. New residential, commercial, and industrial development on the peninsula is encouraged provided it is: 1) in locations with public services adequate to meet its needs, 2) environmentally friendly, 3) consistent with the character of development in the area, 4) consistent with local plans and regulations, and 5) compatible with the guidelines of this General Plan. In the implementation of this policy guideline, both the county and local governments would seek to ensure over time, that all the health, safety, and general welfare needs of its citizens that can be reasonably met are accommodated with a variety of land uses in the pattern proposed and in a manner which does not unnecessarily compromise options for future generations. There is no real question as to whether there will be new growth on the peninsula, it is simply a matter of where, when, how much, and what type. The principal challenge is to devise an integrated and coordi1ated growth strategy which enjoys broad public support and that utilizes the best capabilities of county and local governments to guide growth into those locations best able to accommodate it, and/or most in need of it for the foreseeable future. There is no real question as to whether there will be new growth on the peninsula, it is simply a matter of where, when, how much, and what type. CONTEXT FOR BALANCED GROWTH There is projected to be a continued demand for new dwellings on the Leelanau Peninsula. These new dwellings will serve some existing residents, but largely will accommodate seasonal residents, new residents who will be working, or retirees . The county will grow as both a bedroom and tourist community. New businesses will continue to be established and some existing businesses will enlarge . Many new businesses will focus on the needs of tourists, but increasingly, as the indigenous year round population increases, they will focus on the growing needs of existing residents. Limited opportunities for industrial development will The LeelBnBu GenerBI P!Bn - Peninsu!Br View While the amount of new development will be a function of demand, which is not easily regulated, the location of new development, its density, and the adequacy of public services in the are principally a function of governmental decisions. These policies should focus highest attention on both residential and agricultural land uses, due to their interrelatedness if current trends should continue. The greatest land use changes projected to occur involve conversion of agricultural and open space lands to residential use. Current trends must stop soon, or sprawl will consume critical areas of the agricultural economic base of the county and the open space that it provides. Commercial development should be directed into existing villages and resorts and not be permitted to expand beyond planned areas. While the amount of new development will be a function of demand, which is not easily regulated, the location of new development, its density, and the adequacy of public services in the area are principally a function of governmental decisions. Coordinating consistent land use decisions is necessary to accomplish balanced growth. It BBIBnced Growth PBge 4-1 �also requires local plans and regulations that are built on a common vision and which rely on common policies for their implementation. This General Plan accepts the principle that environmental protection and economic development are not incompatible objectives. BALANCED GROWTH ETHIC This General Plan accepts the principle that environmental protection and economic development are not incompatible objectives . Jobs are essential for the income they generate to support families. Jobs in Leelanau County are largely related to agriculture, tourism, or to serving the needs of the growing commuter population (people who live in the county but commute to work elsewhere). Two (if not all three) of these job categories exist because of the natural resources and environmental quality of the peninsula. Without it, the jobs would be lost. Yet the job base on the peninsula is not sufficient in size to provide many new opportunities for young persons raised in the county to find work after graduation. Neither are average pay scales sufficient to support a family. Affordable housing opportunities are becoming fewer and fewer. As a result, the disparity between the higher and the lower income citizens is growing (see Working Papers # 7 and 11). Balanced growth will require housing not only for the wealthy seasonal residents, retirees, or two income commuter families, but also for young families, the elderly , and other Aerial view of Sugar Loaf Resort (foreground), Little Traverse Lake (right), and Lime Lake (left). Balanced Growth Page 4 -2 The Leelanau General Plan - Peninsular View �, . , . , . , . , . , . WII Wla WII WIii PROTECT RENEWABLE RESOURCE LANDS ;l <II r- <11 ~ ::, •••• Qi t: • C) ....... •••••••••• -· ..... . -~~ ·-. .-_-; . -::;JCS~..,-_::;;;.;-~-~ -- , ~ • ~--J . • <II ::, - e , ~ -,.., . -- ~•', __- ,· ::, , •._ ~·1~1t - --m.x). - ; . 0 00 ~.~-~.. - , , o'•e••· .,.,. ('• • •• Oooi:~o•~~:ooo, ~ Ooooop•~giiQQQc;,•••••• 0 0 Q. Q ._,y, . - •. ,1, ,-,r.~v-.--:,1/if,.,..,. ~ ::, :5(I) - --- - • ? •".;~ ••••• ~ _--.::__ ~ ( - • / ~Obi:;~~ • ENCOURAGE COMPACT DEVELOPMENT WITH COMMON OPEN SPACE -, ) ~ r 0 \ Q Q 0 0 3 (1 Q (l Q IJQ (l Q , , QQ.Q Q Q" (> V qr> _o~ Q q ... --- WIii-... ENCOURAGE AFFORDABLE HOUSING INDUSTRIAL PARK NEW JOBS -···•---------·············. ~ : • ••• • •• ••• •• •• •• • ••• • :-• • q <-'~_p'~-yf'n':)iQ~; f~ _ij/f//:f; ✓ ~ -<" '11,...-:""'"rri~ ~ . ,:;:r\",--. '(yr' cJ-'(. -.,-1; ~; ~ ~ "-~~( .' ;r~_ i~l.fiff!JJ ., ~-.T::/r{/ --.J.,,.n ,. • • t: ii, .... ~ ~ ~ ..., . . . . . ,... ' ' \ :• ·, PUBLIC SERVICE , BOUNDARY .•• "'"' :• • -~ .'I'·/, I.I'/ ;/4 1/;.'t 'l·,f ' ~ Co ~ g. :, ENCOURAGE NEW BUSINESS ACTIVITY WITHIN EXISTING VILLAGE THAT REFLECTS VILLAGE CHARACTER 0- '< ~ 5 lII:01 ii"' I~ DISCOURAGE STRIP DEVELOPMENT AT EDGE OF VILLAGE ~/,, v~J~'M; ·" \, ' ::t- I') <II ~<II ~ 0 ~~ l., g. , . ... , •• ... ••• .: ~ ~ ~ •••• •••• •• ..• •• ••• •••• •••••••••• .. II r, ::, "tJ Q. • •••• ••••• PHASED NEW : GROWTH WITHIN : PUBLIC SERVICE : BOUNDARY ~ • Figure 4 -1 BALANCED GROWTH STRATEGY �low income residents. It will require new businesses to support the needs of these new families. It will require new tourist jobs and probably some new light industrial jobs as well. Where these new homes, these new businesses and industries are constructed will affect the future quality of life on the peninsula . If the present pattern of sprawl continues for 10-20 more years, the rural character of the peninsula will be irretrievably damaged as will most of the open space not in public ownership. This will dramatically reduce, if not eliminate future tourism growth. It will also create an enormous public service burden that will not be cost-effective to meet because of the low density, spread-out pattern of development. Incremental sprawl of residences across the countryside will drive out agriculture and further narrow (rather than broaden) the tax base. It will also create an enormous public service burden that will not be cost-effective to meet because of the low density, spread-out pattern of development. The solution is balanced growth that deeply respects the environment and the quality natural resources on the peninsula. The balance must be founded on the princ iple of sustainability . In short, sustainable development means protecting the goose that lays the golden egg. On the Leelanau Peninsula, that means protecting the natural environment and the renewable natural resources to a greater degree than would likely be the case elsewhere. This is because most of what is good about the peninsula comes from the natural environment, and most of what sustains families on the peninsula also comes from it. BALANCED GROWTH STRATEGY The basic strategy for balanced growth on the Leelanau Peninsula as advocated by this General Plan follows. See Figure 4-1. More specific policies and action statements are found in Part Two. • Significantly curtail sprawl and encourage compact development. The future land use pattern on the peninsula will encourage new residential development in existing and adjoining villages (and perhaps new villages) and on non-prime soils or sensitive lands. Strip development will be strongly discouraged and all new commercial development will be in a village, resort or already established commercial area (such as Greilickville) . Sustainable use occurs when the ecosystem, organism , or renewable resource is maintained indefinitely at a rate within its capacity for renewal. Sustainable agriculture respects the land and water and involves management practices that do not diminish the potential of future operators to gainfully produce crops. Sustainable development meets the needs of the present without compromising the ability of future generations to meet their own needs . A sustainable economy is one which meets the needs of the present without so exploiting the environment and natural resources that future generations suffer. ReBI estBte trBnsBctions Bre plentiful. BBIBnced Growth PBge 4 -4 The LeelBnBu GenerBI PIBn - Peninsular View �I I I • The existing economic base will be protected and enhanced. Renewable resource lands will be protected for long term economically beneficial use . Activities supporting the tourist industry will be protected and enhanced but will not be expanded into new areas without careful planning. Business act1v1ty providing services to the year round population will be encouraged to concentrate in existing villages and strongly discouraged from moving to the edge of town . • New jobs. New year round employment in services and light industry will be encouraged in several carefully planned industrial parks. • New development: where, when, how much, what type, and at what density. Most new development will be residential but local regulations need to be changed to improve opportunities for affordable housing, especially in existing villages. New development should occur when, and only in locations which have or are guaranteed adequate public services to support the public service needs of new development. The density of new development will respect the character of the surrounding area, the capacities of necessary public services and not needlessly squander land resources. New development will occur in response to market demand and not speculatively, or ahead of necessary public facilities. In particular, new development will not result in the premature disinvestment in agriculture . I I • Phased growth. New public facilities will be constructed to guide future growth based on annually updated capital improvements programs (CIP) prepared by each local government and the county. All CIP's will be coordinated and compatible with the General Plan. The Leelanau General Plan - Peninsular View A new home in the woods. • Public service boundaries. New public services should be provided on a planned basis within boundaries of village and rural services districts. These districts need to be designed to economically and efficiently meet the needs of land uses within them. Simultaneously, high intensity development should not be permitted outside established public service boundaries. • Jobs/housing/transportation balance. As new development occurs an effort should be made to coordinate the provision of jobs and transportation so that a jobs/housing/transportation balance is achieved that results in reduced transportation demands and a greater chance for cost effective transportation services , including transit services . • Protect agricultural operations. Agricultural operations need to be protected by local zoning measures that classify them as the principal and preferred use of prime orchard or other agricultural soils. Incompatible uses of adjacent land will be discouraged . Other local ordinances and programs should also be coordinated to protect sustainable agricultural operations. Balanced Growth Page 4-5 �• • Protect sand and gravel resources. Lands with large amounts of marketable sand and gravel deposits should be identified and protected from conversion to other uses, or from being surrounded by residences to the degree that future extraction would be precluded. Existing sites of former extraction activities should be reclaimed. Address equity concerns of large landowners. The value of prime agricultural, woodland, and gravel lands for residential development often exceeds that of the resource value of these lands. A major effort will be made to develop a peninsulawide program to permit large landowners to capture the development value of those Balanced Growth Page 4-6 lands without having to fragment or convert those lands for development purposes. In particular, transfer and purchase of development rights will be explored (see next chapter). • Educational opportunities. An effort should be made to improve opportunities for continuing education and government officials will support the initiatives of public schools to produce graduates with job ready skills. • Health and human services. An effort should be made to improve health services and access to them. The Leelanau General Plan - Peninsular View �Chapter 5 GROWTH GUIDELINES AND DECISION MAPS POLICY GUIDELINE: MANAGED GROWTH local comprehensive plans and local development regulations (including for example, zoning and subdivision regulations) should be updated and thereafter maintained, to include goals, objectives, policies and strategies for managing future growth compatible with the Leelanau General Plan. local plans should include more specific land use and density proposals at the parcel-specific level. local regulations should focus on design and other issues of local significance. Public facilities should all be constructed according to local capital improvement programs that are coordinated at all governmental levels on the peninsula. GROWTH MANAGEMENT TOOLS The preface presented the principal goal of the Leelanau General Plan. Chapters 1 - 4 presented principal policy guidelines and explanatory text in support of this goal. This chapter explains a variety of existing and new tools that could be employed by the county and/or local governments in the county to An oeriol view of Sugor Loof Resort. The Lee/onou Generol Pion - Peninsu/or View Growth Guidelines ond Decision Mops Poge 5-1 �increase significantly the chances for successful implementation of the Leelanau General Plan. Part Two of the plan presents specific policies and action statements to give even clearer direction on steps that can be taken to implement this plan . Part Three focusses on the institutional structure necessary for successful implementation. Following is a description of the key growth management tools and techniques proposed to be used. Many relate to elements included in the decision maps included in the last section of this chapter. Some of these tools can be used under existing statutes, others will require new enabling legislation. Some can be implemented by individual actions of the county or local governments while others require coordinated actions by multiple units of government. COMMUNITY TYPES Identification of community types enables citizens and officials to categorize areas of planned high, medium, and low density development as well as to identify those areas most likely to need improved public services in the future and/or around which new development could be clustered. The density classes referred to here are "average densities" for development, a term not to be confused with "minimum lot size." Average density refers to the density that results by dividing a total number of future dwellings by the total acreage of a large land area. The number of dwellings on each parcel within the area in question may be a different size than the "average." See Figure 5-1. In contrast, zoning ordinances typically establish minimum lot Downtown Leland, looking south. Growth Guidelines and Decision Maps Page 5 -2 The Leelanau General Plan - Peninsular View �I I I I I I below which no smaller parcel may be used. The average density of an area is a better measure to use in the General Plan because many parcels of varying dimensions are already built upon and new dwellings could be clustered on a potion of a property to protect open space. Under clustering, the average density remains low while the density of the area with homes may by much higher. It is rather like the census-derived figure of 0.07 persons/acre in all of Leelanau County. This is an average density figure. However, within Suttons Bay or Northport, the average density is much higher. The following community types have been identified and mapped in Leelanau County (See Map 5-1): Urban Center. The economic core of a region, characterized by a high concentration of activity that may be but is probably not coterminous with municipal boundaries. The urban center typically provides employment opportunities for a large number of people within the region. It also provides a significant portion of the region's economic and tax base. Urban centers are characterized by an average density of one unit per 10 ,000 square feet in platted areas, to one unit per one-half ( ½) acre in unplatted areas not serviced by a municipal sanitary sewer system. Rural Center. A local activity hub consisting of residential neighborhoods, a surrounding rural area, and a core of small businesses. Modest Figure 5-1 AVERAGE DENSITY IS THE SAME .,,..--- eo · .. 1/4 acre 101s In 20 acre sut>drvlslon 40 oc,e1 S -- OCIM 40 acres 31 unit condomnlum development on ocres ti) 40 acres 40 acres r558 40 acres .... ........... ... ..... ..... .. ... ... .... ... . ... ... .. . . .. .... . ... . .. -_) ' - ' 10 ocres ~ OCIOI .--- - acre parcel _ _ ) r--~-10 unit apartment building on 2 acres Average density refers to development within a geographic area, such as that area in a community which may be planned for wlow density residentiar development. Average density is established by dividing the total acreage within the specified area by the number of dwelling units planned for the same area. Cannon Township Comprehensive Plan, Planning & Zoning Center, Inc. The Leelanau General Plan - Peninsular View Growth Guidelines and Decision Maps Page 5-3 �in size, it may or may not be an incorporated municipality . Some employment opportunities exist within the rural center. Average parcel densities ranging from 10,000 to 15,000 square feet are common, mostly the result of platted subdivisions. Resort Center. A seasonally active area with housing that is mostly geared to the needs of a transient population with limited public services and limited commercial facilities like gift shops and restaurants. Average parcel densities are similar to that of the rural center, but may range as high as two (2) acres in some areas. Settlement. A small, relatively isolated community which may not have an associated commercial center, typified by clusters of residential parcels of one-half ( ½) to five acres in size. Minimal employment opportunities exist , if any. Compact Commercial Centers. An area of commercial development not associated with any other commercial development. It exists independent of a traditional town or village setting. Often, little if any residential development is associated with the compact commercial center area. Typical development densities average one building for every three (3) to five (5) acres, with some areas averaging as high as one building per ten ( 10) acre parcel. TOR AND PDR Transfer of development rights (TDR) and purchase of development rights (PDR) are techniques which involve the sale of development rights. A development right is a severable property right like an easement or mineral right. Once all development rights are sold, the property can thereafter never be used Map 5-1 COMMUNITY TYPES ~ 0 5MI ■ URBAN • CENTER RURAL CENTER + RESORT CENTER • SETTLEMENT ■ SCATTERED STRIP COMMERCIAL Growth Guidelines and Decision Maps Page 5 -4 The Leelanau General Plan - Peninsular View �' ', ~ ~ '- the Intergovernmental Growth Management Consortium (Consortium) of which Leelanau County is a member. for a structural development purpose {like a residential subdivision or commercial establishment). In most cases, nonstructural use rights (such as for agriculture or forest management) remain. TOR and POR have special value as growth management tools because they permit landowners to capture the economic value of land for development purposes without actually developing it. Unfortunately, TOR is not currently a legally authorized technique for use by Michigan communities, although it is used in seven other states. Legislation has been drafted, but not enacted, to permit its use in Michigan. The legislation was drafted under the auspices of TOR is a technique which permits protection of sensitive resources, renewable resource lands, historic resources, or other areas of special community significance by reducing permitted development density in those areas while still allowing the landowner to capture the economic value of the development rights in the land. This is done through the creation of "sending" and "receiving" zones where development rights in sending zones are sold to buyers (developers) for use in receiving zones. Buyers of development rights can then build at a higher density than without development rights. See Figure 5-2. TOR will be most effective in Leelanau County if structured on a peninsulawide basis. Key agricultural lands and other sensitive lands could be places into the sending zone. Multiple receiving zones could be established . They would largely be in villages and in the southeast corner of the county (near Traverse City) or in an area proposed for a new town. Figure 5-2 TRANSFER OF DEVELOPMENT RIGHTS ~ ~ ~ ~ , i .8 ~ 8 ;. z "' C c ."' ~ ~ ' ' ' ~ ~ C cC ., POR involves the purchase of development rights (or conservation easements) for permanent retirement, thereafter forever protecting the land from development. POR is currently authorized under the Conservation and Historic Preservation Easement Act. New legislation (proposed by the Consortium) would broaden this authority. If a way of financing such purchases could be established, POR could be used to purchase development rights on key parcels throughout the county to protect important public viewing opportunities, especially along public roadways. ii: P.A. 116 Development rights are analogous to mineral rights. Once established , they could be bought and sold under a local transfer of development rights program . It is an equitable way to allow a landowner to "capture" development value without changing land use . The Leelanau General Plan · Peninsular View The Farmland and Open Space Preservation Act (P.A. 11 6) provides an opportunity for farmers to enroll land in the program for periods from 10 - 99 years in return for tax credit. For many active farmers, the tax credit Growth Guidelines and Decision Maps Page 5-5 �l equals or exceeds property taxes. Many farms in the county are enrolled. It is an important protection technique. A concerted effort should be made to encourage carefully considered enrollment as another growth management tool in those areas with prime orchard or prime farm land soils. Similarly, an analysis will be made and periodically updated of parcels in which the P.A. 116 enrollment will soon terminate in order to identify parcels "at risk" of conversion to other uses. (Map 52.) Map 5-2 P.A. 116 ENROLLED LANDS ~ 5MI 0 CONCURRENCY -. This growth management technique requires that new development occur only when the public facilities and services necessary to meet its service needs are in place. Thus, if a paved road and/or sewer line were necessary to mitigate impacts of a proposed new use, they will have to be constructed before, not after the new use was ■ LAND IN PA 116 Figure 5-3 CONCURRENCY A QUESTION OF BALANCE ■ Adequate Publi: S.rva-s Al Time Of Land O.,,,bpmen1 1 gi . .c ~ ~ f"' ."' C c ~ C cC • ii: Growth Guidelines Bnd Decision MBps Page 5 -6 The LeelBnBu GenerBI P!Bn - Peninsular View �' ' ' ' ' ' ~ ~ ~ ' ', ' , , ' ' established. Currently, it is not easy to require new development concurrent with adequate public facilities. See Figure 5-3. With good planning and consistent implementation, it is possible to so require with some special land uses and planned unit developments. It is not possible to apply to a rezoning. In order for this technique to be effective, it needs to be used in conjunction with capital improvements programming. The Consortium has drafted enabling authority to use concurrency as a growth management tool in Michigan. Consistent county/local planning and coordinated capital improvement planning can give many of the same benefits without new legislation. VILLAGE AND RURAL SERVICE DISTRICTS The creation of village and rural service districts allows communities to identify areas in which specified public services will be provided during a planning period, areas in which partial or limited services will be provided, and areas in which few if any public services over and above current levels will be provided (rural service district). An urban services district should be established in the southeast corner of Elmwood Township in recognition of the urban character and service level of that area. The specific services to be provided within the planning period for each services district must be identified. This approach helps direct growth into areas where necessary public services are adequate. It also permits the development of a long term public service strategy linked to a capital improvements program (CIP). CAPITAL IMPROVEMENTS PROGRAMS A CIP is an annual listing of proposed public facilities or major improvements to be constructed in the next six years along with their proposed location, method of financing, when they will be constructed, and who is responsible for them. When each community in the county (including the county itself) The Leelanau General Plan - Peninsular View prepares a CIP and coordinates public facility improvements consistent with the established village and rural service districts, a strong tool for guiding growth is created. OFFICIAL MAP This technique involves mapping the location of all new proposed public facilities to be constructed and all new public lands to be acquired within a planning period. Both private and public development decisions can be improved by common knowledge of public infrastructure and facility improvements. This is most beneficial when mapped on a countywide basis. Each local government should prepare and periodically update an official map and send it to the County Planning Department. There a single official map could be prepared depicting all county agencyproposed public facilities with all the proposed local government facilities. It is best prepared and updated in conjunction with a coordinated CIP process. The Consortium has drafted new official map legislation, but such maps can be prepared as part of a local planning process without legislation. However, they have no legal consequence and are only a planning tool. The inclusion of proposed state and federal public facilities would further strengthen the use of this tool. LINKED OPEN SPACE SYSTEM As new development occurs on the peninsula, the existing network of open spaces will become smaller and fragmented. By identifying the most important wildlife corridors and open spaces now, it is possible to create linkages that protect wildlife and permit wise recreational use. This should be a primary consideration in the development of new local plans and peninsula-wide open space plans. Efforts may be made to acquire fee simple interests or conservation easements across such lands where they are not already in public ownership. Other efforts to promote biodiversity should be encouraged whenever feasible. Growth Guidelines and Decision Maps Page 5-7 �l Open space zoning is .a set.of techniques .,. · which permit residential development wh,ilef: maintaining a strong sense of rural community ' character and prptectjon of environmemar/ ,resources. 6Jten ipace tbning\ erstablishes\the prote~tion Of open space ~s pqJra'.rY )§ite) tr~ .both .single family :d wellings on :individual\lots: \ , >• •········• in.a small :group surre>unded :by.Qpen:)SPclC~r as):, ,: ) Benefit¥:: pf qp~rfSj;>,ac.~,i9niQ9:It. well as to a group of dweliing Units 'with shared wall construction. There are, ,a v~uiety ot public t>enefits :associated· :Wtth\ ppeh ,$j)aqij):~p'qjpg} .. Public benefits include: ·.•. ,., · ·.·.· : / ;:::... •...,/The f11.BXil1J/!fTI provis/9.n·• :opiJr,. sp'IJCEI :) .; ❖ ... .. consistent with the ruiahchata'cter of'an iirea · is the priority consideration in open space · environmentally .sensitive::'•~t~a.'.i f zoning provisions. i>reservaticm ofsignifica6f ◊l$taj }? :'~ng:: PtiYlt~:: : ,at, ;•❖~~~:~·rvai~:r~f~~%~~•'~~:·w:~~r;~i~r,~•~1i1i·•· · · • ·Cl ose 0to-home .:• recreationio Open space zoning devel.opments differ from traditional planned uni.t deyeloprn.ents . . . (PU D's) in that PU D's often place:priority upon ·· .·•· the clust~Jing of:,QIJ\'.ellipgs . aroqng · cor:nmon . areas:iorfiiniffiize'iihfrastftictuf~•bdstsTahci'ihE3i: .• ,. .!,. ,Jvliriir,:ni;zation ofthr,ough'. trnf • areas, ' . "!{Mrnitr.ii~e public·'serv1c;e ·c#sfs:~•::. · ·~~~~i~~~t~;6.~;~~~~~i;!~!;~~•t1~;.fiiiJ1t~~j~!i~,,:·. :::::1: • ,'·• • • Ptivate'':,fienefits•, .include:·•· open space a traciitiona1 PU.b than .in open Tn :f:nc:eddeuvn~:o~;:;~P~nen~~d/,t~~: b::~it~s"e~ more in urban and suburban locations as an alternative to a traditional subdivision rathet . •~:~:::~ .~:o~~:~ ~;!iJ!", fc,"[@!:i>\iitjiI;! land'::through method!Lother t.han .fhe i afgE3 lot split opt1on. ·: · < : '/: 5 ~~:~lopa~ent~:e~~f~~~Y re~son ::i;~;:s~~=~~~ rural area). The maximum provision of open space consistent With the rural character of an area is the priority consideration in open space ;zoning provisions. Jar.W,I5gjlrb.\ h~;J • Often, farmers can stiU go.).on protected open space .:areas7bllftl:ie value,<: of the land for residential ·::p:urpo'~•e:s been captured by the farrn·e r ·~ '.yijt>Ro> houses are built. ···· ·· Open space ;zoning is characterized by three fundamental components. First; a significant portion of the site ,is protected' as permanent open space. Second, residences are clustered to maximize the quantity and quality of open space on the site. Third, site ,development maintains a ) 'low . visual impact, ,particl.ilarly .,. along the public ~oadwav: : This · is · very &>yl'Cll: 'Planning and Zoning News, Match .1992 Growth Guidelines and Decision Maps Page 5-8 : �IMPACT ASSESSMENT OPEN SPACE ZONING Uniform procedures and checklists for evaluating projects in or near sensitive environmental areas or with significant public service impacts should be developed and widely distributed for use by all local governments in the county. This will permit equal treatment of projects while coordinating decisions on developments that may have impacts beyond the borders of a single jurisdiction. properties with non-prime agriculture or forest land soils that are not subject to more specific protection mechanisms could be developed without unnecessary loss of open space with a variety of open space protection techniques (see previous page). Sample zoning language has been developed as part of the Grand Traverse Bay Region Development Guidebook project. A variation should be widely promoted for uniform use across the peninsula. See Figure 5-4. MODEL ORDINANCES Similarly, model ordinances may be developed and made available for adoption and use throughout the county. The sample ordinances prepared as part of the Grand Traverse Bay Region Development Guidebook project (which Leelanau County cosponsored) will be the starting point for this effort. These sample regulations address land division and access control issues, natural resource protection issues, and community character issues. GIS AND DATA SUPPORT FROM THE COUNTY PLANNING DEPARTMENT The Leelanau County Planning Department will provide mapping (using its GIS system), data, and technical support services to local governments engaged in planning activities compatible with the plan at cost or less (at a subsidized rate). Figure 5-4 ALTERNATE ZONING PATTERNS • N ci. ~ 1\ ;".;:;:l' l -=----,1 Traditional Zoning 20 Housing Units PEARL Option 20 Housing Units Traditional zoning pattern (left) contrasted with an open space or rural cluster zoning pattern (right). The Leelanau General Plan - Peninsular View Growth Guidelines and Decision Maps Page 5-9 �1 LEELANAU GENERAL PLAN DECISION MAPS Following is a description of three maps which graphically illustrate key planning concepts promoted by the Leelanau General Plan. These maps are intended to help explain, and thereby improve understanding of these concepts. It is expected that these maps will be used by decision makers when carrying out their responsibilities for future local or county planning or development regulatory decisions. Future Land Use Map Preservation of peninsula character is the central focus of the Future Land Use Map. As previously mentioned in this plan, the visual character of familiar landscapes are important image guideposts people use to find their way in daily activities. The Future Land Use Map presents a generalized pattern of uses. The Leelanau General Plan is not, nor should it be, a detailed duplicate of a zoning map. Small-area land use decisions should appropriately be made at the scale of township and village plans and in subsequent zoning actions, each compatible with the policy guidelines of the Leelanau General Plan. The Future Land Use Map does not,. nor should it, distinguish between existing and proposed uses, or different levels of road improvement or "overlay" concepts such as environmentally sensitive districts. The map blends them into the overall fabric of the plan. The Future Land Use Map is prepared in a way to more accurately identify land use areas and designations. The various elements appearing on the Future Land Use Map are as follows: • Agricultural Land Agricultural lands depicted on the map include the central peninsula farms, ridgetop farms, and orchards. Growth Guidelines and Decision Mops Page 5-10 • Important Natural Features Major wooded areas including the southwest forests, Northport woods are among the important natural features shown. Lakes, wetlands, key streams and drains are among the selected water features appearing on the map. Dune lands, including those classified by the Michigan Department of Natural Resources as "critical dunes," are also shown. • Urban Areas Commercial and residential areas are the primary urban classes delineated on the Future Land Use Map. Residential areas are classified as high, medium, or low density. • Terrain Three major topographic features of the Leelanau Peninsula are displayed in map form. These include glacial ridges, valleys, and the Northport Flats. Policies Map The Policies Map is a combination of the various summary maps included in the chapters of the Leelanau General Plan. The map highlights local government initiatives and specific land uses, policies or concerns, some of which are translated into land use designations on the Future Land Use Map. The Policies Map uses symbols and generalized patterns to suggest its intentions. The Policies Map and Future Land Use Map are equally important elements of the Leelanau General Plan and should be viewed together. The various elements appearing on the Policies Map are as follows: • Community types Community types shown in terms of "average density" are depicted on the Policies Map to allow citizens and officials to identify areas most likely to demand certain public services. The five community types shown on the map are urban centers, rural centers, resort centers, settlements, The Leelanau General Plan - Peninsular View �and compact commercial Community service districts presented on the map. centers. are also • Sensitive Environments Habitats of unique and endangered species, as identified by the Michigan Department of Natural Resources, are shown on the Policies Map. Wetland areas, stream corridors, dune lands, and high risk erosion areas are among the sensitive environments rendered on the map. • Public/Quasi-public Facilities Boating harbors, public water access points, and historic places are included in this category. Public water access points shown include designated Department of Natural Resources access sites and public road ends. • Recreation Facilities The Sleeping Bear Dunes National Lakeshore, Leelanau State Park, Pere Marquette State Forest, local parks and golf courses are among the recreational facilities included on the Policies map. • Institutional Facilities Schools and government facilities are shown on the map, as are major solid waste disposal facilities consisting of the landfill and recycling drop-off stations. • Other Other elements of the Policies Map include illustration of the following: - Major "receiving areas" for Transfer of Development Rights (TDR) programs - Target areas for Purchase of Development Rights (PDR) programs - Known mineral deposit areas Transportation Map The Transportation Map divides the road system into functional classifications. Functional classification does not deal with either number of lanes or right-of-way. It deals The Leelanau General Plan · Peninsular View with the function of roadway and addresses the degree to which the road serves to provide local access to abutting properties versus longer trips connecting more distant destinations by higher level roadways. Roads that run continuously for several miles and serve to connect several areas together, tie into other important roadways and are the most direct means of travel between communities and other highways would probably be shown as an arterial roadway. Likewise, roads intended to serve only local travel would be classified as such. No State trunkline ("M" roads) has a classification under that of major arterial. Other features shown on the Transportation Map include airplane landing fields, the Leelanau Transit Company Railroad, marina facilities, and roads with improved shoulders that may be used for non-motorized transportation. The most significant proposed road improvements are also illustrated on the map. A more formal definition classification scheme follows: of the road Major Arterial: The function of a major arterial is to convey traffic between municipalities and activity centers, and to provide connections with intrastate and interstate roadways. Significant community, retail, commercial and industrial facilities may be located along major arterials. Major arterials are intended to accommodate higher speeds and levels of service, not to provide access. Therefore, access management is desirable for preserving capacity. Of course, travel speed are reduced in heavily populated areas. The state trunklines of the Leelanau Peninsula serve as major arterials. Non-motorized traffic should be limited, if not prohibited on major arterials. Minor Arterial: A minor arterial serves as a major "feeder" street. Signals may exist as needed, and side street traffic must yield to traffic on the minor arterial. Minor arterial interconnect residential, retail, employment and recreational activities within and between Growth Guidelines and Decision Maps Page 5-11 �1 communities. Operating speeds are may be lower than those of major-arterials, but seldom fall below forty-five (45) mile per hour. Some non-motorized traffic can be accommodated in minor arterials. Most roads included in the county primary network are classified as minor arterials. Major Collector: A major collector carries and distributes traffic between access roads, minor collectors and minor arterials. The primary function of the major collector is free traffic flow, therefore, access to homes, parking, and deliveries should be somewhat restricted. Roads in this category can easily provide for non-motorized traffic. In some areas, minor retail or other commercial establishments may be present. Some county primary roads and longer local roads are classified as major collectors. Travel speeds range from thirty-five (35) to forty-five (45) miles per hour, but are higher on open stretches. Minor Collector: Minor collectors provide access to individual parcels and carry traffic to and from access roads. Traffic usually originates or has a destination point in the immediate area of the minor collector. Local county roads of one to five miles in length are typical of those classified as minor collectors. Non-motorized traffic makes greatest use of minor collectors. Travel speeds range from thirty (30) to forty-five (45) miles per hour, but are higher on open stretches. Access Roads: Access roads serve to provide access to any land use setting. Traffic having origin or destination on the street is typical of that found in this classification. Trip length is usually short and movement is incidental, involving travel to and from collector facilities. Maximum travel speeds reach twenty-five (25) miles per hour and may be lower in certain circumstances, i.e. school zones. These roads, usually thought of as community residential and subdivision streets, are not conducive to through traffic. :i:: () t t "{ t ~ ::,.. .c:i -.c_.,.s () a: Growth Guidelines and Decision Maps Page 5 - 12 The Leelanau General Plan - Peninsular View �Map 5-3a FUTURE LAND USE MAP Agricultural Land ~ 0 ~ ~ CENTRAL PENINSULA FARMS The Leelanau General Plan - Peninsular View !Ill Ill 5 Ml RIDGE - TOP FARMS 88881 ~ ORCHARDS Growth Guidelines and Decision Maps Page 5-13 �Map 5-3b FUTURE LAND USE MAP Important Natural Features ~ 0 ~ mm SOUTHWi::ST NORTHPOR FOREST WOODS Growth Guidetines and Decision Maps Page 5-14 [I] • 5MI WETLAND DUNE AREAS LANDS rv KEY STREAMS LAKES The Leelanau General Plan - Peninsular View �Map 5-3c FUTURE LAND USE MAP Urban Areas ~ 0 , SMI COMMERC I AL AREA HIGH DENSITY RESIDENTIAL AREA RESORT AREA MEDIUM DENSITY RES IDENTIAL AREA The Leelanau General Plan - Penmsular View □ LOW DENSITY RESIDENTIAL AREA Growth Guidelines and Decision Maps Page 5-15 �Map 5-3d FUTURE LAND USE MAP Terrain ~ 5MI 0 GL~CIAL ~IDGE Growth Guidelines and Decision Maps Page5-16 ~ VALLEY ~ NORTHPORT ~ ;c"LATS The Leelanau General Plan - Peninsular View �Map 5-4a POLICIES MAP Community Types f7-JL-J7 0 5 Ml ,■ ~ ~ URBAN SERVICE JISTRICT VI LLAGE SERVICE DISTRICT The Leelanau General Plan - Peninsular View • ■ RURAL CENTER SCATTERED STRIP COMMERCIAL •+ SETTLEMENT RESORT CENTER Grow th Guidelines and Decision Maps Page 5-17 �Map 5-4b POLICIES MAP Sensitive Environments ~ ----···- STREAM CORRIDOR filIIill WETLAND AREA ~ CRITICAL DUNE AREA ~ • ., • HIGH-RISK EROSION AREA ■ SENSITIVE PLANT COMMUNITY SENS I TIVE AN I MAL COMMUNITY ~ ENDANGERED PLANT SPECIES Growth Guidelines and Decision Maps Page 5-18 • + UNIQUE GEOLOGIC FEATURE OTHER UNIQUE NATURAL FEATURES The Leelanau General Plan - Peninsular View �1 Map 5-4c POLICIES MAP Public/Quasi-Public and Institutional Facilities J J J f"L---F7---I7 0 5MI J -- ~ -J N ~ • - -~ ~ ~~ • -~ •• t +. t :~· • ~ ■ ~ • BOATING HARBOR PUBLIC WATER lCCESS ?OINT HIS-:-ORIC PLACE The Leelanau General Plan · Peninsular View ... * + SANITARY LANDFILL RECYCLING DROP-OFF STAT IO N + ir GOVERNMENT FACILITY SCHOOL Growth Guidelines and Decision Maps Page 5-19 �Map 5-4d POLICIES MAP Recreation Facilities ~ 0 5MI • SLEEPING BEAR DUNES NATIONAL LAKESHORE PERE MARQUETTE STATE FOREST LEELANAU STATE PARK TOWNSHIP PARK Growth Guidelines and Decision Maps Page 5-20 * - GOLF COURSE COUNTY PARK The Leelanau General Plan - Peninsular View �Map 5-4e POLICIES MAP Other Facilities ~ " TARGET AREA" ~ FOR PDR PROGRAM The Leelanau General Plan - Peninsular View I] "RECEIVING AREA" FOR TOR PROGRAM ~ KNOWN MINERAL DEPOSIT AREA Growth Guidelines and Decision Maps Page 5-21 �r Map 5-5 TRANSPORTATION MAP - PROPOSED ROAD IMPROVEMENT ROAD CLASSIFICATIONS - MAJOR ARTERIAL - MAJOR COLLECTOR ---- ~ MINOR ARTERIAL - - MINOR COLLECTOR .• ~g~~Dlt~~gVEMENT * AIRPLANE LANDING FIELD ◄--+ LEELANAU TRANSIT COMPANY RAILROAD ■ MARINA FACILITIES ACCESS ROAD Growth Guidelines and Decision Maps Page 5 -22 The Leelanau General Plan - Peninsular View �I I I I I I I I I I I I -~ , , , ~ I �PART TWO: FUNCTIONAL VIEW I I I I I I I I I Part two of the Leelanau General Plan takes a traditional "functional" view of issues and proposed policy initiatives to address those issues. Specific policies and action statements are presented in seven functional topic areas to flesh out the general growth management strategy presented in Part One. The seven chapters of Part Two are listed below: Chapter 6 : Natural Resources and the Environment Chapter 7: Transportation Chapter 8: Public Facilities and Physical Services Chapter 9: Non-municipal Public Services Chapter 10: Economic Development Chapter 11: Human Services and Facilities Chapter 1 2: Land Use A new home under construction in Leelanau County. The Leelanau General Plan - Functional View �Chapter 6 NATURAL RESOURCES AND THE ENVIRONMENT INTRODUCTION ( I I I I I I I I I I I I Few locations within the State of Michigan, nor the United States as a whole, are so rich in the quality and variety of natural resources as the Leelanau Peninsula. These resources range from the most common, including summer air breezes and abundant high quality water resources, to more unique and sensitive resources, such as world class dunes, extensive wetlands, rolling hillsides, woodlands, special flora and fauna, and more. (See Working Paper #9 for more background information.) • • • • • • air quality water quality groundwater quality woodland and hillside development protection of sensitive natural features farmland protection. Air Quality Air quality on the peninsula is quite high, but it is lower than it used to be. This is largely due to ozone pollution. Ozone is a gas The natural resources of the peninsula are vitally important in providing a strong and healthy environment. The quantity and quality of natural resources throughout the peninsula are the fundamental reasons for living on the peninsula. Also, they are critically important to the economy as its tourist industry thrives upon the peninsula's natural landscape. Future growth and development will place increasing pressures upon the quantity and integrity of the peninsula's natural resources. If the current resources are to be protected for future generations, and yet still be "utilized" for economic benefit, purposeful actions must be taken to assure a healthy balance between growth, development, and the peninsula's natural environment. The Leelanau General Plan recognizes that a healthy sustainable economy depends upon a healthy environment. The plan further recognizes that maintaining environmental quality and improving the local economy need not be conflicting objectives, and are in fact, mutually reinforcing. ISSUES The principal issues related to natural resources and the environment include: Leelanau Enterprise Photo The Leelanau General Plan - Functional View Natural Resources and the Environment Page 6-1 �formed when certain vehicular and industrial pollutants react in the presence of heat and sunlight. The ozone gas is an irritant and causes respiratory problems in humans. Evidence suggests that it is industrial activities from outside of Michigan which pose the greatest ozone threats. Major concentrations of smog (which heighten ozone levels) cross Lake Michigan from the Greater Chicago Area. See Map 6- 1 . The regional impacts of air pollutants is further accentuated by the fact that data gathered on Beaver Island shows a nine year average rain pH of 4.2; anything less than 5. 6 is considered "acid rain." Long term exposure to acid rain has the potential to damage trees and aquatic life . Map 6-1 OZONE AIR QUALITY STANDARD EXCEEDED rw-,...r, 0 50 Ill MICHIGAN Seven of the peninsula's largest lakes are classified as oligotrophic, the highest of three lake quality classifications related to water biological productivity. While future state and federal environmental regulations may assist in the control of smog conditions, air quality on the peninsula could decline by locally generated air pollutants. For example, future growth and development will increase the number of vehicles along the roadways, particularly in and near Traverse City. Trends and conditions suggest the need for an expanded monitoring system and a regional approach to air quality management. If this is started while air quality is still good, greater options will be available to prevent future degradation. Eventually it may be necessary to base future land use decisions, in part, upon the regional implications of such decisions and upon an appreciation of the sensitive dynamics between land use, air quality, and impacts felt both locally and many miles away. The new federal Clean Air Act is already requiring this in metropolitan areas. Natural Resources and the Environment Page 6-2 ~ N l ■ AREAS RECENTLY EXCEEDING OZONE STANDARDS Water Quality Eight percent of the peninsula's surface cover consists of inland lakes. There are more than eight inland lakes of 175 acres or more in size, the largest being South Lake Leelanau covering nearly 5,400 acres. Seven of the peninsula's largest lakes are classified as oligotrophic, the highest of three lake quality classifications related to water biological productivity. Though the quality of the lakes is generally high, current conditions pose serious challenges to the maintenance of this quality level. Development along inland lake shorelines largely relies on private septic systems for sewage disposal. Dysfunctional systems, as a result of improper location, construction, operation, or maintenance, increases septic effluent leeching directly into area water bodies and decreases water quality. The use of fertilizers and pesticides, from both residential The Leelanau General Plan - Functional View �and agricultural land, further challenges the long term quality of the peninsula's inland lakes. Improperly managed construction activities and inappropriate land development locations encourage erosion and sedimentation of the lakes. All principal water courses in the peninsula are designated trout streams, an indication of their high water quality level. More than two dozen creeks and rivers assist in collecting stormwater runoff and carrying it to inland lakes as well as to Lake Michigan and Grand Traverse Bay. These creeks and rivers reflect a far wider quality range than do the lakes of the peninsula, though it can be said that the rivers and streams are of relatively very high quality. With two small exceptions, all water courses in the peninsula are designated trout streams, an indication of their high water quality level. There are, however, portions of major water courses, including Houdek Creek, which are currently showing the negative impacts of land use and development activities. Sedimentation and agricultural chemicals are principal threats facing streams today. Best management practices to minimize the negative impacts of stormwater runoff are needed. Additional monitoring is also needed. underground water resources are overlain by highly permeable soils and thus easily susceptible to contaminants leeching down from the land surface (septic system leachate, petroleum spills, other hazardous spills, etc.). Even those aquifers which are somewhat better protected by being situated below low permeable clay soils or rock are vulnerable to contamination if adjacent aquifers become contaminated as underground water often flows freely between aquifers. There are 35 state designated "307 sites" on f1e peninsula where serious surface and groundwater contamination has been discovered. One such site, the Grand Traverse Overall Supply, is on the federal CERCLA list of the top 79 sites in Michigan needing cleanup. New sites are being discovered yearly. While attention is being focused on uncovering and cleaning up contaminated sites on the peninsula, it is equally important that steps be taken to prevent the creation of new contamination sites. Map 6-2 AQUIFER VULNERABILITY ~ 5MI 0 Approximately 60% of the mainland portion of the peninsula rests upon "sensitive" aquifers. Groundwater Quality Groundwater is the unseen water resource and one which nearly the entire peninsula is dependent upon for potable water. This reliance for basic human health rests on a fragile resource at best. Approximately 60% of the mainland portion of the peninsula rests upon "sensitive" aquifers. See Map 6-2. These The Leelanau General Plan - Functional View : □ . HIGH VULNERABILITY ~ ■ MOOERATE VULNERABILITY MOO. TO HIGH C88:i VULNERABILITY Natural Resources and the Environment Page 6-3 �Under current trends, future growth and development on the peninsula will further jeopardize groundwater and surface water resources. The lack of uniform stormwater management techniques to control erosion and sedimentation leads to further degradation of lakes and streams as does the practice of inappropriate application of fertilizers and pesticides . The lack of a comprehensive septic system monitoring and of an improvement program continues to allow inadequately treated human waste to enter the peninsula's lakes and groundwater resources . The lack of a well established monitoring program to provide baseline data and benchmarks of current water quality conditions makes future water quality data that much more difficult to decipher. The collection and compilation of well records and other water quality data into the county's GIS system will be a major step forward. Map 6-3 PRIME FORESTLANDS ~ 0 5Ml ■ PRIME Woodlands and Hillsides TIMBERLAND IIRII UNIQUE 1181!1 TIMBERLAND Woodlands and hillsides are abundant natural resources throughout the peninsula . Shaping the rural character of the peninsula, woodland stands are often found covering the peninsula's roll ing terrain. See Map 6-3 and 64. The hillsides, at times in combination with the woodlands, are the focus of many dramatic vistas and define many of the visual corridors throughout the peninsula . The woodlands provide habitats for much of the peninsula's animal and plant life and provide economic returns through harvesting and regeneration. These resources will also become increasingly threatened as growth and development continue . Market conditions and consumer preferences often make woodlands and hillsides attractive home sites. As increased residential development occurs, incremental encroachment upon the hillsides and woodlands can be anticipated. At present only very limited county and local programs effectively preserve the functional and aesthetic values of these resources. TIMBERLAND OF ~ REGIONAL IMPORTANCE Map 6-4 STEEP SLOPES r-r......ri 0 □ Natural Resources and the Environment Page 6 -4 ~ SLIGHT (12% 5Ml ■ SEVERE >18% m MODERATE 12%-18% The Leelanau General Plan • Functional View �Sensitive Natural Features I Map 6-5 CRITICAL DUNES • • • • ~ 0 SMI ~ N l D ~ BARRIER • ~ DUNES EXEMPLARY DUNES Map 6-6 HIGH RISK EROSION AREAS ~ 0 - SMI HIGH RISK EROSION AREA The Leelanau General Plan - Functional View The abundance of the peninsula's more common resources, including clean air, water, woodlands, and hillsides, is nearly matched by abundant sensitive environmental resources. Floodplain areas provide for the retention of runoff associated with heavier rains. In accommodating periodic heavy runoff flows, the floodplains of the peninsula support special plant and animal ecosystems dependent upon the floodplain environment. While floodplain areas on the peninsula are few due to the limited number of major rivers, abundant lake waters, and the sandy soils, they are particularly vulnerable to changes in land use. Wetlands include marshes, swamps, and other usually low areas between dry land and open water. Wetlands provide a multitude of vital benefits. They serve as filters which minimize the amount of organic materials and sediments discharged into streams and lakes while at the same time they retain stormwater runoff and limit flood impacts. Wetlands also provide ideal habitat for wildlife and are vital links in the peninsula's overall ecosystem. The sensitivity of this resource is perhaps best illustrated by the fact that even minor changes in the water levels of marshes, swamps, and other wetland environments can dramatically impact the quality of the wetland resources and their long term viability. Lake Michigan shorelines (including Grand Traverse Bay) and dunes are also sensitive and unique environmental resources. See Map 6-5. Seemingly endless shorelines and monumental dunal formations epitomize the grandeur of the area . While these resources serve as critical components of the peninsula's tourism and recreation industry, they are particularly vulnerable to wind and wave action, as well as to any land use and development activities which disturb the stability of the dunes. The clearing of vegetation along the shorelines and dunes seriously increases their susceptibility to erosion, shifting, and demise. Disturbance of their natural character by land use activities heightens their vulnerability to winds and Natural Resources and the Environment Page 6-5 �waves, and other climatic forces. Many of the peninsula's shoreline areas and dunal formations are considered "high risk erosion areas." See Map 6-6. The significance of these shoreline areas is highlighted by their inclusion for protection under the Shorelands Protection and Management Act. Similarly, the Sand Dune Protection and Management Act serves to protect designated "critical dune areas", including Sleeping Bear Dunes and the Empire Bluffs as well as less prominent dune areas. The Lake Michigan shoreline and dunal formations harbor yet another sens1t1ve environmental resource - threatened and endangered plant and animal species. Inventories by the Michigan Department of Natural Resources have identified numerous unique plant and animal species on the peninsula which rely largely upon shoreline and dune areas for their survival. Other threatened species which rely upon a more inland environment have also been identified. The fact that these plant and animal species are already considered unique due to their threatened survival emphasizes the need to prevent disturbances in the ecosystem in which they thrive. To date, few local municipalities on the peninsula have adopted programs to assure the continued quantity and quality of these sensitive natural resources. The incremental consumption of land for residential and other intensive land uses can be expected to encroach directly upon these resources, or encroach upon the ecosystems within which these resources are found. Reliance upon state and federal regulatory programs will not be adequate to assure the integrity of the peninsula's sensitive environmental resources. The lack of resource base-line data, monitoring, and evaluation of the effectiveness of protection programs prevents wise future decisions regarding natural resource management 1rnt1at1ves and policies. At particular risk are the sensitive environmental areas at the edge of the extensive peninsula acreage in public ownership including the Sleeping Bear Dunes National Shoreline, Leelanau State Park, and Pere Marquette State Forest. None of the peninsula townships have adopted substantive farmland protection policies nor effective farmland protection zoning programs. Farmland Reliance upon state and federal regulatory programs will not be adequate to assure the integrity of the peninsula's sensitive environmental resources. Shorelines of inland lakes are also sensitive natural resources. The calmer waters and areas of interface between the land and water are particularly important habitats for wildlife and plant life. Understandably, these areas are also actively sought out for development and recreational use. The resulting threat to these environments through soil erosion and sedimentation, disturbance of the natural shoreline and vegetation, and leachate from faulty septic systems is a concern today and will become more significant as the peninsula population grows. Natural Resources and the Environment Page 6-6 Farmland is a special natural resource of the peninsula. See Map 6-7. Orchards are the dominant land cover. See Map 6-8. They contribute greatly to the economic well being of the peninsula as well as to its beauty and pastoral character. As important as this renewable natural resource is, there has been a decline in the number of acres devoted to farming over the past several decades. The incremental conversion of farmland into residential land uses has led to a cumulatively destructive trend in the protection of this resource. Typically, once the farmland is converted to another use, it rarely reverts to agriculture. Fragmentation of farmland through the splitting of large farmland parcels for The Leelanau General Plan - Functions/ View �• • •II Map 6-7 IMPORTANT FARMLANDS r----r-'----'7 0 ■ 5MI UNIQUE FARMLAND PRIME FARMLAND Map 6-8 ORCHARD SUIT ABILITY r---r'--17 0 5MI residential use absorbed farmland as much or more than the farmland converted to actual residences, roads, and yards. The increasingly dispersed settlement pattern across the peninsula is the reason why this irreplaceable resource is being chipped away. (See Working Papers #5 and #10) . Under present conditions, this pattern can be expected to continue. We must acknowledge the conflicts which will arise when farmers and other large landowners try to "capitalize" on development potential by subdividing. However, none of the peninsula townships have adopted substantive farmland protection policies nor effective farmland protection zoning programs. Previously, there has been little effort expended in identifying those areas of the peninsula which reflect the combination of characteristics necessary to support the long term economic viability of agriculture. The maps prepared as a part of this General Plan, however, now can establish the basis for a realistic and defensible farmland protection program. The lack of resource base-line data, monitoring, and evaluation of the effectiveness of protection programs prevents wise future decisions regarding natural resource management initiatives and policies. A FRAMEWORK FOR FUTURE POLICY ■ MOST SUITED ORCHARD SOILS m MODERATELY SUITED ISl2I ORCHARD SOILS The Leelanau General Plan - Functional View Trends and current conditions negatively affecting the peninsula's natural resources have resulted from the lack of a focused resource protection program throughout the peninsula. Residents are coming to realize that the resources are critical to their future welfare, and they are recognizing the immediate need for a more responsible approach to resource protection. The Leelanau General Plan recognizes the critical link between economic, social, and healthful wellbeing and protection of its natural resources. The plan seeks to establish a far more Natural Resources and the Environment Page 6-7 �proactive, recognizing that long term protection must originate from a purposeful, strategic, and comprehensive conservation program. At the heart of this program is the adoption of a land and water stewardship ethic by all populations of the peninsula including local government officials, residents, real estate brokers, farmers, students, and land developers. The future of the peninsula depends on how its people manage its abundant natural resources. The widespread adoption of a land and water stewardship ethic requires broad public understanding of the dynamics of ecosystems, the relationship and impacts between natural resources and land use, and the peninsula's economy as it relates to the natural environment. This understanding must be strengthened by continued research and evaluation of the dynamic relationships between environmental costs and economic gains. The future of the peninsula depends on how its people manage its abundant natural resources. The General Plan recognizes that the quality of a single natural resource may vary across a township, and that the plan must respect the practical opportunities and constraints associated with resources of varying values. To this end, the plan calls for the identification of those resource areas of the peninsula which are characterized by particularly high productivity and provide the basis for long term economic viability and protection. This is especially applicable to prime agricultural (and especially orchard) lands, but should also be extended to include forestlands, mineral deposits, and other resources of economic and natural ecosystems importance. These and other resource areas such as wetlands, dunes, shorelands, and wildlife corridors must be provided with increased protection through better coordinated local stewardship. This stewardship should be implemented through a number of strategic initiatives including: 1) preparation of model ordinances for environmental protection for local use, including development of environmental overlay zoning districts and antiland fragmentation provisions; 2) inclusion of flexible site design standards within local zoning ordinances to permit increased preservation of natural resources while still meeting the intent of the ordinances; 3) development of incentive programs for landowners to protect sensitive and productive natural resources; and 4) support for statewide legislation to provide for the use of purchase and transfer of development rights (TDR). TDR permits landowners of special resources the mechanism to sell their development rights to another landowner located outside of a special resource area thereby capturing the development value of the land without converting it to another use. This stewardship should include special programs for the responsible management of resources for economic use including agriculture, timber harvesting, fishing and fisheries, solar and wind access, and mineral extraction. The development guidelines in the Grand Traverse Bay Region Development Guidebook should be widely followed. A swBn enjoys B leisurely swim. NBtUrBI Resources Bnd the Environment PBge 6-8 The Leelanau GenerBI Plan - FunctionBI View �I I • • • • • Large and contiguous open spaces should be recognized for their multi-functional values, including wildlife habitats and rural vistas, and be afforded the same protection emphasis as the peninsula's more sensitive resources. This is not to suggest no development should occur in these areas, but that it is more desirable that it be designed to relate to, rather than against nature. The stewardship ethic should extend to the protection of the peninsula's air and water resources, through continuous air, groundwater and surface water quality monitoring, establishment of base line data and benchmarks, and long term management initiatives, including a peninsula-wide water quality protection program. This program should include specific provisions to assure the adequacy of existing and future private septic systems and wells and standards for underground storage tank operations and activities. All agencies with an interest in the quality of these resources should be included in the development and implementation of the program. The General Plan recognizes that these and other related natural resource protection initiatives would naturally occur within a framework of interjurisdictional coordination and cooperation to assure that the initiatives are peninsula-wide, that they achieve a heightened level of consistency across the peninsula, and that permitting processes are streamlined among the various levels of government. single board, concerned. The Leelanau General Plan - Functional View and ~= Balancing of long-term economic gain and environmental protection concerns in county and local government policies and programs. Policy: Action Statement: County and local policies and programs may be drafted toward ensuring environmental protection while encouraging appropriate local economic development. Educate county and local policymakers on the economics of public policies as they pertain to protection of the environment . Issue: Protection of air and water quality. Policy: Action Statement: Action Statement: NATURAL RESOURCES AND ENVIRONMENT AL PROTECTION POLICIES AND ACTION STATEMENTS The following policies and action statements are intended to establish the blueprint of the General Plan's vision for sustaining the peninsula's natural resources. It should be noted here, as throughout, that the positions taken in the following policy and action statements were supplied directly by the citizens of the county and not drawn up by a however representative Action Statement: County and local governments should initiate proactive measures to monitor and protect air, groundwater, and surface waters. Support efforts of federal, state, local, and private agencies to monitor current air and water quality. Use air and water quality data to establish benchmark standards for air and water quality in Leelanau County . Such standards shall serve as a reference against which future data will be evaluated. Establish and maintain as part of its GIS system, a well log database. Natural Resources and the Environment Page 6-9 �Action Statement: Action Statement: Adopt and support a countywide water quality strategy. Assist local governments and lake associations in the development of watershed management plans as the first step to prioritizing efforts to protect water quality of inland lakes and streams. Action Statement: Action Statement: Action Statement: Action Statement: Action Statement: Provide from the county model ordinances for local governments to protect water quality and correct existing problems. Inspection and permitting of new wells, septic systems , driveways, and other environmental alterations which require permits from county and local agencies should be linked with approval of land use, building, and zoning permits. The county should require performance guarantees with permits issued to ensure that environmental considerations are not neglected during development or construction. Wherever possible one stop permitting should be established. Ensure coordination between county and local agencies (building department, health department, road commission, zoning administrator, etc.) on permitting and inspection of buildings, wells, septic systems, driveways, etc. especially on county-managed projects. Natural Resources and the Environment Page 6 - 10 Designate a person or county agency to keep local governments and citizens informed and educated on environmental issues facing them. Educate the public and local officials on ground and surface water sensitivity and ways to prevent contamination. Action Statement: Action Statement: Action Statement: Action Statement: Initiate an annual review process for county-wide environmental policies. Implement specific underground storage tank standards, as well as a county "problem identification and pullout" program to remove unused underground storage tanks. Enact a county-wide water conservation program to minimize use of aquifers. Support on-going research and public education for important air and water quality issues. Ask public agencies (including but not limited to county and local governments, the Soil Conservation Service, and MSU Cooperative Extension Service) to alert parents, clubs, and schools of services and staff expertise available to assist in education efforts about the environment and measures to prevent pollution. The Leelanau General Plan - Functional View �Issue: On-site sewage disposal and potable water. Policy: Action Statement: Action Statement: Action Statement: Action Statement: areas which present severe limitations to on-site sewage disposal, including wetlands, floodplains, and steep slopes, and utilize this information as appropriate in the establishment and maintenance of septic systems. The county should adopt programs and regulations to ensure safer and more effective on-site sewage disposal and potable water. The County Health Department should adopt a private septic tank ordinance modeled after the Benzie County program to prevent the ill effects of development in sensitive areas. The ordinance should contain, at a minimum, the following provisions: • Minimum standards that all septic systems must meet during construction and operation. • Periodic testing program. • Conditioning property transfers/house sales upon adequate functioning of septic systems. The county should establish a private well testing program to establish water quality conditions, critical trends, existing areas of poor water quality, and areas for special study in light of future growth and development . The county should assist in the development of a program for water quality testing of inland lakes and streams to identify water quality change and the source of any contaminants. The county should identify all The Leelanau General Plan - Functional View Issue: Protection of environmentally sensitive areas, including wetlands, dunes, steep slopes, shore/ands, and wildlife corridors. Policy: Action Statement: Action Statement: Action Statement: County and local governments should initiate proactive measures to protect and enhance environmentally sensitive areas. The county should use the Leelanau Information System (an evolving computerized GIS) to identify and map all environmentally sensitive areas. The county should distribute the information to various county agencies and local governments, and also make the information available to interested parties such as developers and landowners at a reasonable cost. The county and local governments should work together to establish overlay zoning districts for environmentally sensitive areas. The county should encourage use of incentive programs to protect environmentally sensitive areas, as well as areas with significant open space and/or scenic vistas, including acquisition of fee simple or conservation easements by non- Natural Resources and the Environment Page 6- 11 �profit organizations. It should place emphasis on "filling gaps" between existing preservation holdings to increase ownership of contiguous areas. Action Statement: Action Statement: The county should initiate efforts to establish common protective measures for environmentally sensitive areas that fall within multiple jurisdictions. The county should develop and local governments should enact model flexible site development standards to m1n1mize topographic changes, reduce the extent of paved areas, and avoid environmentally sensitive areas wherever possible. Action Statement: Action Statement: Action Statement: Assist local governments in developing regulations to encourage clustering of new residential development in order to minimize consumption of open space and view amenities. Promote active programs to protect trees and to restore timberlands that have been harvested. Establish an information center in the County Planning Department for data on wildlife, with key information mapped for analysis and distribution among local governments and the public . Issue: Open space protection, including scenic vistas/corridors. Policy: Action Statement: The county should assist local governments in protecting open space, especially scenic vistas and corridors, from loss through land fragmentation and/or development. Identify and map large contiguous open spaces and scenic vistas/corridors in the county, for distribution to various county departments and local governments . Barrels of improperly disposed waste. Natural Resources and the Environment Page 6- 12 \ The Leelanau General Plan - Functional View �7 Chapter 7 TRANSPORTATION INTRODUCTION ISSUES Personal mobility has become a necessity. The daily pattern of nearly everyones' life demands the ability to get from one location to another, preferably in the shortest time possible. Whether it be for employment, recreation, schooling, or shopping, a comprehensive transportation network for vehicles, pedestrians, and bicyclists has become a fundamental necessity. Specialized needs for bulk transport and air transportation are also important. The need for personal mobility is made especially notable by the fact that the majority of employed residents commute outside of the county to their place of employment. Of equal significance is the role of the tourism industry on the peninsula and the additional demands for efficiency and safety it places upon the peninsula's transportation network. Road Network The Leelanau Peninsula faces a number of crucial challenges in the provision of an efficient and safe transportation network. See Map 7-1. The most fundamental challenge is maintaining the extensive road network that is already in place and where necessary, expanding the network to improve traffic flow, safety and efficiency. This challenge is greatly affected by the peninsula's abundant natural resources, including its hillsides and lakes. Rolling topography and large inland lakes acts as a double edged sword. They provide unmatched scenery and, at the same time, have resulted in a somewhat circuitous roadway network. As population increases, the result is experienced in an increase in travel This network has, and at least for the next few decades will likely continue to have, a direct impact upon the quality of life experienced by those who use it. The network directly impacts the efficiency of emergency services, available personal leisure time, the appropriateness of proposed future land use patterns, and the safety of motorists, pedestrians, and bicyclists. It also affects the rate of peninsula growth and development, and much more. The Leelanau General Plan recognizes the critical role transportation plays, and recognizes that improvements to the network must be strategically planned in coordination with the achievement of other key components of peninsula life and its future. {See Working Paper #8 for more background information.) The majority of employed residents commute outside of the county to their place of employment. The County Road Commission keeps roads clear of snow. The Leelanau General Plan - Functional View Transportation Page 7- 1 �Map 7-1 ROAD CLASSIFICATION SYSTEM Map 7-2 1990 TRAFFIC ACCIDENT LOCATIONS J'--"-'7 f7.--.,"\-J'7 0 5MI 0 I l ~ N N l - COUNTY PRIMARY REGIONAL ARTERIAL _ TOTAL ACCIDENTS WITHIN ONE MILE RADIUS COUNTY LOCAL • Map 7-3 AIRPLANE FACILITIES f7--"-.17 0 5MI : TrBnsportBtion Page 7-2 AIRPLANE LANDING FIELD )9 Map 7-4 RAILROAD FACILITIES ~ 0 * 5MI - 5MI . RAILROAD TRACKS • TERMINAL POINT The Leelanau General Plan - Functional View �times, automobile emissions, automobile and truck operation costs, and congestion in some places. The most fundamental challenge is maintaining the extensive road network that is already in place and where necessary, expanding the network to improve traffic flow, safety and efficiency. The existing roadway network is further challenged by the fact that it operates within a relatively limited hierarchy of road types. While the network includes corridors classified as regional arteries such as M-22, M-72, and M-204, the alignment and construction of these arteries limit their ability to function efficiently as regional arteries. The challenging route location (with many 90 ° turning patterns) and many limited sight distances greatly reduces their potential to move traffic safely and efficiently at normal highway speeds. As such, they provide less support for the system than roads built to comparable standards elsewhere. On the other hand, they force slower speeds and provide opportunities for enjoying the unsurpassed beauty of the peninsula. The winding nature of the majority of the peninsula's county roads, resulting in limited sight distances, presents numerous safety hazards. Additional road use by residents and visitors will likely result in more traffic accidents. For example, though the peninsula's population increased by approximately 18% between 1980 and 1990, the same period saw an increase of 46% in traffic accidents. See Map 7-2. The often limited lane widths and, at places, absence of adequate shoulders increase the level of safety hazards still further. These conditions present equally unsafe conditions for pedestrians, bicyclists, and snowmobilers along the roadways. This is of particular significance as the Leelanau Peninsula attracts some of the most extensive biking opportunities and biking tours in Michigan. The Leelanau General Plan - Functional View Level of Service Adding to the complexity of the transportation challenges is the fact that peninsula transportation is staggeringly automobile dominant. Only limited opportunities currently exist for alternative modes of transportation which might otherwise reduce the demand upon the peninsula's roadway network. Though the Bay Area Transit Authority operates a bus service, the service is provided to a very small portion of the peninsula. The peninsula offers only limited road segments specifically designed to accommodate pedestrian and bicycle traffic. This results in heightened road safety hazards as pedestrians and bicyclists are forced to compete for space on a winding roadway network (with limited sight distances) with motorists. Airplane facilities are limited and only scenic tourist rail service is available. See Maps 7-3 and 7-4. Though the peninsula's population increased by approximately 18% between 1980 and 1990, the same period saw an increase of 46% in traffic accidents. The resultant overall level of service along roadways has declined over the years as the peninsula has experienced growth and development. The backbone of the peninsula's roadway network, M-22 and M-72, are experiencing the worst levels of service. Average daily traffic counts along M-22 near Traverse City approached nearly 22,000 in 1989. The poor road base of sections of these roads makes maintenance costs particularly high. While many of the peninsula's roadways are experiencing very adequate levels of service, those roads segments which have traditionally witnessed the lowest traffic counts are generally showing the greatest rise in traffic counts over the past ten years. The ability of the County Road Commission to maintain or improve the level of service along the network, either through general maintenance, incremental improvements, or Transports tion Page 7-3 �major construction projects, is becoming increasingly difficult as available revenues are shrinking. The most needed projects in the peninsula (rebuilding some existing roads and solving a few congestion problems) are those which require massive amounts of expenditures. It is apparent that without a significant infusion of new revenue, such as increased local property taxes, new gasoline taxes, new federal infrastructure monies, or cost sharing with local governments, necessary improvement needs will remain unmet. It can be expected that transportation conditions will worsen on the peninsula if current trends and conditions continue. Growth and development will further increase the number of daily vehicles. Between 1984 and 1990, there was an increase of nearly 4,400 vehicle registrations in the county. This is far in excess of the population growth. Vehicle miles traveled increased by 1 5 % between Figure 7-1 VEHICLE REGISTRATION: 1984-1990 0 1980 and 1990. See Figure 7-1. These increasing demands on the roadway network associated with growth and development will further challenge the network's level of service. See Map 7-5. Significant decreases in service may be unavoidable in some places. The resulting lower levels of service will be reflected in increased congestion, extended travel times, higher maintenance costs, higher rates of vehicular and non-vehicular accidents, and longer emergency response times. Safety hazards along the roadways will not be a result of increased traffic levels alone, but will also be a result of the rise in the number of driveways, street intersections, and other new access points along major corridors resulting in hazardous turning patterns, stop and go traffic, and congestion. Land acquisition costs for widening road right-of-ways to accommodate road improvements will be more costly due to the high cost of land on the peninsula as market trends boost property values. Map 7-5 AVERAGE DAILY TRAFFIC VOLUMES f7-J7-J7 State 19841990 0 ■ County 1984-1990 5MI N l 30.00% ai 0) 25.00% C: (ti .c 20.00% u ~ 15.00% (ti c Q) ~ 10.00% Q) a.. 5.00% LOW (<500) Source: Department of State Transportation Page 7-4 - MEDIUM (500-5000) HIGH (>5000) AVERAGE DA I LY TRAFFIC VOLUME The Leelanau General Plan - Functional View �Between 1984 and 1990, there was an increase of nearly 4,400 vehicle registrations in the county. Vehicle miles traveled increased by 15% between 1980 and 1990. Despite these problems, the road network on the peninsula serves to get people from one place to another without the frequent delays common in other more urban areas. However, without improvement, some problems will worsen dramatically in the next decade. A FRAMEWORK FOR FUTURE POLICY The transportation issues facing the peninsula today and projected for the future if current trends continue, dictate a far more proactive stance to assure transportation needs are met. It is the intent of the Leelanau General Plan to provide the guidance for a proactive approach to comprehensive transportation planning throughout the peninsula. This proactive approach founded upon a number of key initiatives. of major improvements; 3) existing revenue generators and the revenues generated from each source; and 4) the disparity between transportation revenues and costs. Consideration should be given to development of new funding mechanisms such as tapping tourism dollars, a county sales tax, state-wide (or national) increases in gas and weight taxes, and federal assistance with transportation improvements where federal facilities are served. At the heart of the peninsula's transportation planning and improvement efforts should be creation of a long term road development and multi-modal transportation plan. At the heart of the peninsula's transportation planning and improvement efforts should be creation of a long term road development and multi-modal transportation plan. It should address the review, evaluation, and development of alternative funding mechanisms upon which capital and service improvements can be implemented. Without a long-term plan with clear improvement priorities, existing financial resources cannot be wisely utilized. Likewise, the identification of transportation needs and necessary capital improvements is of little value if feasible and practical funding mechanisms are not in place, or able to be implemented. Implementing a hierarchically based roadway network is critical to success. Each road segment must have a specific function within the entire network, whether it be to provide higher speed access between villages and other long distance destinations, access to neighborhood and shopping areas, or access to individual residences and lots. These roads must be coordinated according to their function and tie-in to one another to provide safe and efficient movement of traffic. Identification of a functional classification system must then be followed by engineering studies and capital improvement projects, thereby assuring that the design and construction of each road segment is capable of functioning as intended. Associated with the development of a coordinated peninsulawide road network should be the development of peninsula-wide standards for all new road construction. These standards should address provisions for adequate shoulders, safety zones for bussing school children, and related safety elements. An important element of this initiative must be the provision of public information and education on the critical transportation issues facing the peninsula including: 1) costs of maintenance of the network; 2) relative costs Special consideration in the development of a peninsula-wide network and alternative funding programs should be the identification of the most appropriate locations for allweather roads, based upon the future land use The Leelanau General Plan - Functional View Transportation Page 7-5 �map and policies of this General Plan. Allweather roads should be designated as major arteries and not for use as local thoroughfares. This effort should be extended to consider necessary interfaces with (a) safe and efficient beltline(s) around the Traverse City area. Directly tied to the identification of a functional classification network and the improvements which must be made to implement the network is the need to establish a land acquisition program . This program would provide for the identification, designation, and appropriate funding for land acquisition . Identification of necessary land acquisitions through official evaluations, plans, and maps will enable the county to assure proposed acquisitions are undeveloped prior to acquisition . This is especially important where funds are not immediately available for right-ofway acquisition, and helps assure lower future acquisition costs. Modification of local regulations would help accomplish this goal where feasible. It is very desirable that all road improvement projects should recognize the scenic character of the peninsula's roadway corridors and attempt to preserve the natural character elements. Classification of some roads as "scenic" or as "natural beauty roads" should be pursued based upon inventory data and long range plans. This General Plan proposes far more substantive efforts directed at establishing a stronger multi-modal transportation network on the peninsula than has previously been invested . This effort will minimize demands upon the peninsula's roadway network and improve safety. Programs to be established could include comprehensive peninsula-wide bicycle systems and improved pedestrian systems in villages and other small settlements. These systems should be planned and designed to provide safe and functional linkages between existing villages and future settlement areas, shopping areas, recreational facilities and employment centers. New residential, commercial, and industrial land Transportation Page 7-6 uses should be designed to provide continuity to existing and future pedestrian/bicycle systems. The systems would accommodate travel by the physically handicapped and, to the extent road right-of ways are used, should be afforded adequate shoulder and pavement construction . These efforts should result from a nonmotorized element of the transportation plan which provides the necessary planning, coordination, and direction in establishing and maintaining this peninsula-wide system. The plan should include, at a minimum, a needs assessment , a review of alternative system alignments and associated advantages and disadvantages, identification of the preferred system layout, and the necessary capital improvements, by year, cost, and anticipated funding source, to implement and maintain the system. Minimizing demand upon the peninsula's vehicular network should also maximize the utility of the Bay Area Transit Authority. BATA's current services and operations should be reviewed and evaluated to identify priority service areas and needs, the extent to which service needs are being met, and opportunities for improved and expanded service areas and daily schedules. Increased operations efficiency and new and alternative funding mechanisms should also be explored. Preparation of the non-motorized transportation plan, and the future operations of BAT A and other potential transit systems should consider linkages between neighborhoods providing affordable housing opportunities and centers providing employment to neighborhood residents. Multi-modal transportation planning should be expanded to include new opportunities for the transporting of goods. These expanded opportunities should be implemented only after careful evaluation of applicable peninsula travel patterns including trip generation, origindestination, and destination-location studies. Investigations should be encouraged by the The Leelanau General Plan - Functional View �private sector into rail and/or ferry services for commuters and tourists -and opportunities for a network of cooperative transport of goods. Employee transit programs, including carpooling, should also be examined. Efforts should also be directed to assure the long term continuation • NO PARKING BUSES & MOTOR HOMES HERE TO,.-.=- CORNER • USE - PARKING LOTS ON TWO HOUR PARKING 9AM-6PM of commercial air services in close proximity to the peninsula and protection of glide paths to and from existing airports. The development of consistent peninsulawide private road regulations should not go unattended. Assuring adequate construction, operation, and maintenance of these roads is critical in protecting the safety and welfare of peninsula residents and visitors and minimizing the road maintenance burden of existing residents . The Leelanau General Plan recognizes that all of the transportation planning efforts within the peninsula must occur under an umbrella of strong interjurisdictional coordination. This coordinated peninsula-wide planning effort among local municipalities, the County Planning Commission and Board of Commissioners, the MDOT, the Road Commission, and the Grand Traverse Band of Ottawa and Chippewa Indians must address the need for a peninsula-wide functional circulation network that meets the needs of all users. The effort must include regular communication and joint planning with the Grand Traverse Band and MOOT to assure adequate transportation and safety in association with casino activities and other conditions along M-22. Coordination of all capital improvements, and the scheduling thereof, should be pursued to better assure the acqu1s1t1on of needed rights-of-way and minimize network disruptions. TRANSPORTATION POLICIES AND ACTION STATEMENTS The following policies and action statements are intended to set up a blueprint for the General Plan's recommendations for the peninsula's transportation system. All statements are intended as proposals. How ever strongly desired, they are not meant as directives. Parking problems in Leland have led to an assortment of regulations designed to relieve congestion. The Leelanau General Plan · Functional View Transportation Page 7-7 �Issue: Long term road development and multimodal transportation plan. Policy: Action Statement: Action Statement: Action Statement: The County Road Commission will need to develop a long term road development and multimodal transportation plan compatible with the Leelanau General Plan. The County Road Commission should prepare a long term road development and multimodal transportation plan and financing method that is annually updated and integrated with the county capital improvement program. The County Road Commission should work with the County Planning Department, County Planning Commission and local governments in the preparation and updating of its transportation plan and should strive to make it compatible with the Leelanau General Plan. Special attention should be focused in the transportation plan on meeting non-motorized needs, especially for an integrated network of bicycle lanes and of a pedestrian friendly sidewalk system in villages and other pedestrian areas. Issue: Road shoulders • Inclusion in future construction programs. • Safety of both motorized and nonmotorized traffic. Transportation Page 7-8 Policy: Action Statement: Action Statement: Action Statement: The Michigan Department of Transportation (MOOT) and the Leelanau County Road Commission (LCRC) should promote construction of shoulders on all new roads on the Leelanau Peninsula. MDOT and LCRC should commit to construction specifications including road shoulders of adequate width to accommodate bicycle and pedestrian traffic. In all instances, MDOT and LCRC should require construction of shoulders with adequate width to assure the long life of the "used" roadway. MDOT and LCRC should work to provide "safety zones" for school bus-stop areas which will allow the bus to pull completely off the main roadway when picking-up or dropping-off students. Issue: "Class A" (all-weather) road network • Identification of proposed network. • Funding for the all-weather road network. Policy: The Leelanau County Road Commission, with the assistance of the County Board of Commissioners and all other municipal governments, should seek alternative funding sources to create a network of "Class A" (all-weather) roads on the Leelanau Peninsula. The Leelanau General Plan - Functional View �Action Statement: Action Statement: Action Statement: Action Statement: Action Statement: Identify businesses needing "Class A" roads (i.e. fruit processors, industries, etc.) for their livelihood as a basis for "Class A " designation and future road improvements. Action Statement: Action Statement: Study traffic patterns to determine the most appropriate location for the all-weather road network. Work with the Grand Traverse County Road Commission, the City of Traverse City, TCT ALUS, and the Michigan Department of Transportation to review and establish the need for a beltline route around Traverse City to minimize summer traffic congestion, allow farm vehicles to travel around (rather than through) the city, and to route through traffic to avoid time delay and safety hazards associated with unnecessary trips through the center of the city. Issue: The movement of people and goods along key corridors and meeting transit needs. • Possible impacts ofmass-transportation effort. • Benefits of working with other governments. Policy: scheduled bus route along key corridors. Consider the "Class A " as a peninsula-wide road network, not a local road network. County government should work with the Bay Area Transportation Authority (BAT A) to establish a regularly The Leelanau General Plan - Functional View Action Statement: Policy: Action Statement: Action Statement: Conduct a feasibility study to determine necessity of bus routes. Investigate other alternative transportation met' ods. Join with local governments in supporting the continued fiscally sound operations of the Bay Area Transportation Authority as the primary mechanism for meeting the needs of transit dependent individuals on the peninsula. At the request of the Board of Directors of the Bay Area Transportation Authority, consider placing on the ballot a reasonable proposal for a millage to support transit operations as may be necessary. Work with the Grand Traverse Band of Ottawa and Chippewa Indians and other developments to fund safety improvements along the Traverse City Northport Corridor. Determine how to best promote a coordinated transportation effort between county government and the Grand Traverse Band. Investigate ways to most efficiently move casino-related traffic throughout the Traverse City - Northport corridor. Transportation Page 7-9 �Action Statement: The Leelanau County Road Commission and all local municipalities should work toward completion of a common road network. Policy: Identify traffic hazards along the corridor, then prepare a program to correct the identified deficiencies. Issue: County road network funding: • Low return on tourism dollars spent in the county versus tourism impact on the county road network. • Current funding methods tied primarily to gas and weight tax. Action Statement: Policy: Leelanau County governments should work together to supplement County Road Commission funding with tourism dollars. Action Statement: The County Road Commission should investigate the feasibility of a county sales tax to generate a continuous funding source. Action Statement: Action Statement: Action Statement: Action Statement: Action Statement: Whenever possible, Leelanau County should coordinate road improvement projects with neighboring counties. The Leelanau County Road Commission should advocate a statewide increase in the gas and weight tax to supplement funding for road commission operations. Leelanau County governments should seek federal financial supplements for maintenance of roads within the vicinity of the Sleeping Bear Dunes National Lakeshore. Issue: Secure land necessary for future roads. Transportation Page 7- 10 Action Statement: The Leelanau County Road Commission, in cooperation with affected government agencies, should inventory the existing road network for the purpose of identifying needed road construction projects. The Leelanau County Road Commission, in cooperation with affected government agencies, should officially map anticipated new roads. Through a coordinated capital improvements program, local governments should work cooperatively with the road commission to secure necessary right-of-way associated with anticipated road locations. Special emphasis should be placed on siting the Sugai-Mann Road corridor and coordinating the effort with the TC-TALUS Traverse City Beltline route location. Issue: Protect scenic quality of key state and county roads. Policy: A special effort should be made to protect the scenic character of key state and county roads when necessary road improvements are made. Action Statement: An inventory of the scenic character of state and county The Leelanau General Plan - Functional View �Action Statement: Action Statement: roads should be performed and segments with special scenic qualities identified. Action Statement: Scenic highway and/or natural beauty roads designation should be initiated with the support of the County Road Commission on key non-arterial roads or road segments. Action Statement: Once designated as a scenic highway and/or natural beauty road, future road improvements should respect and/or enhance the scenic character of the road and immediate environs. Action Statement: Issue: Access to and through the peninsula is limited and transport costs are high. Policy: Action Statement: Action Statement: Focus on multi-modal transport opportunities to reduce the cost of transporting goods and the burden on the road network. Study the phenomena of Leelanau County as a "destination location" and its influence on commercial and industrial development. The Leelanau General Plan - Functional View Action Statement: Execute an origin-destination study using employee location lists from employers. Initiate a transit management program with employers, promoting carpooling and other programs through the workplace . With assistance from the Northwest Michigan Council of Governments, develop a formal carpooling/vanpooling program, with matching services and commuter lots for vehicle storage. Work with the Northwest Michigan Regional Airport to continue commercial air services in close proximity to the peninsula . Encourage private sector investigation of the use of a private sector rail service and/or tourist ferry for either commuter or tourist functions . Transportation Page 7- 11 �The former Sprague-Pruttsman location in Suttons Bay. Transportation Page 7-12 The Leelanau General Plan - Functional View �Chapter 8 PUBLIC FACILITIES AND PHYSICAL SERVICES INTRODUCTION Within the context of the Leelanau General Plan, public facilities and physical services are generally limited to the areas of recreation, libraries, cemeteries, sanitary sewer, potable water, storm sewer, administrative offices, and fire and police protection. These services differ in character from the many other so called "human" services also provided on the peninsula by governmental agencies. Public facilities and physical services are generally very tangible services based upon land resources, capital, and/or infrastructure, such as a playground, fire truck, or stormwater retention pond. Human services have a different service delivery system and generally address personal and/or family assistance, such as employment and senior citizen programs. Decisions on whether and if so where to place/offer new public facilities and physical services is one where this plan can have a very significant impact. and services on the peninsula within this context. Yet, the master plans of local communities include little in the way of how, under what conditions, and at what rate future infrastructure expansions may take place. Decisions on whether and if so where to place/offer new public facilities and physical services is one where this plan can have a very significant impact. This is true for decisions at both the local level as well as on the county level. Where public sewer lines, water mains, schools, and government buildings are placed will have a lot to do with the nature and type of future growth that occurs. It thus becomes vital that the planning and implementation of future public facilities and physical services be done within a generally accepted framework based on intergovernmental coordination and open communication. (See working Paper #8 for more background information.) ISSUES The provision of public facilities and physical services to people and property directly impacts public health, safety, and welfare and, as a result, the quality of life across the peninsula. Provision of public facilities and physical services by municipalities (including the county) on the peninsula is not extensive. See Maps 8-1 through 8-3. Yet, the desire to possibly expand such services must be given careful consideration. Improperly planned, the expansion of public facilities and physical services can contribute to urban sprawl and uncontrolled growth - conditions which are already present and which have been identified as destructive to the peninsula's future. The Leelanau General Plan addresses the future scope of public facilities The Leelanau General Plan - Functional View Sewage Disposal Nearly the entire peninsula relies on individual private on-site systems for sewage disposal. Except for parts of Elmwood Township, the Village of Suttons Bay, portions of Leland Township, Sugar Loaf, and the private Homestead resort, septic systems prevail across the county. See Map 8-2. The oldest of the systems was constructed in the 1930's in Suttons Bay and it has undergone numerous improvements and expansions over the years. Leland Township's system was completed in 1993. All of the systems were installed to provide a safe level of sewage disposal that was not otherwise available through on-site septic systems. Public Facilities and Physical Services Page 8-1 �Table 8-1 MUNICIPAL PUBLIC FACILITIES AND SERVICES SuttollB Glen Singh T RBCllBATION SER.VICES # of Facilities YES 2 Acrcaae Range less Centerville 1\>p. YES 1 YES 1 2 2 Arbor- Kasron Leelana 1\>p. 1\>p. 1\>p. YES 3 NO YES YES 9 YES s 2 1 2-3 20 1 or 3-15 4-3 less m-n 1-100 2 u 124 111 5 20 G G G X G Sports FieldG G X 12 G 1 G G X Tennis Courts X X X X X X X X X X X X X X X X than 1 Total Acn:a ge 2 less than 1 General Cooditions G 1 G X Basketball Courts X X X X Playground& Tot Lots X Picnicking X X X X Beach/S\Mmming X X X X X X X X X X Traik/X -.-kiing Boat Ramp X X X X X X X X X X X 47 X X Marina/# of Sip; Sleddin Villagcof X ting 11, LIBRARY SER.VICES # of Facilities Y car Constructe:i #of Volumes # of Cardholden; 2,100 23,535 # 1990 Circulatioo CEMETERY FACILITIES YES II of Facilitt,s 2 2 SANITARY SEWER Year Installed POTABLE WATER Year Installed STORM SEWER Y car Installed ( or to b, installe:i) 1953 FIRE PROTECTION YES Fire/Emergency X X X YES YES YES YES YES YES X X X X X X Station On-lER SERVICES Municipi.l Offices Center X MaintenanoeJGarage X Facility X Airport X (1) Emµre Township, Glen Arbor Township, and Kaaaon Township cootnwte funds to the Empire Lil:rary; Bingham Township and Suttons Bay To'"'1Ship contribute fund& to the Su ttoa; Bay Ltl:rary. G = Good Public Facilities and Physical Services Page 8-2 The Leelanau General Plan - Functional View �Map 8-1 COUNTY FACILITIES Map 8-2 PUBLIC WATER AND SEWER SYSTEMS r,---r,--ri 0 5MI ~ 0 * • gg~;:JousE • SATELLITE COUNTY OFFICE • • COUNTY PARK COUNTY ROAD COMMISSION Map 8-3 MUNICIPAL FACILITIES r,---r,--ri 5MI 0 . ~ ~ D • .._ VILLAGE • HALL : ' • .• ■ 5MI TOWNSHIP HALL • ■ SANITARY SEWER • STORM SEWER • DRINKING WATER These systems permit higher development densities than on-site septic systems. To the extent additional capacity exists within these systems today, there is considerable potential to permit the expansion of the service area. Public sewers can contribute to a more compact development pattern or if poorly planned, to greater sprawl. Thus, how future growth is managed where public sewer service is present, is a critical quality of life consideration. Though Leland Township's excess sewer capacity is somewhat limited, the Village of Suttons Bay and Elmwood Township have considerable excess capacity. The Village of Suttons Bay excess capacity alone could accommodate a doubling of its population. This affords an opportunity for the master plans of these communities to project the way in which, under what conditions, and at what rate future infrastructure expansions may take place. MUNICIPAL AIRPORT The Leelanau General Plan - Functional View Public Facilities and Physical Services Paoe 8 -3 �The resolution of these issues in the above communities and any others with expanded public facilities in the future may have peninsula-wide implications due to impacts on traffic levels, tourism, and other growth stimulating activities. Water Supply As with on-site sewage disposal systems, nearly the entire peninsula relies on individual private wells for potable water. The only municipalities to provide public water systems are Elmwood Township and the peninsula's three Villages. The oldest of the systems was constructed in the 1890's in the Village of Empire and it has undergone numerous improvements and expansions over the years . Like the public sewer systems, these public water systems have permitted higher development densities and a more compact development form. Like the issues facing those municipalities with public sewer systems, the same growth management issues apply. The available excess capacity of these water systems should be managed in view of the resulting implications upon the local growth rates and development patterns. The master plans of these communities can provide guidance in the way of how, under what conditions, and at what rate water system expansions should take place . stormwater management beyond storm pipes and drains along sections of main roads. The village also provides a sedimentation basin. Stormwater runoff quantities increase as vegetative cover is removed and buildings, roads and parking lots are created. Sedimentation and water pollutants also increase with storm water, further highlighting the need for adequate runoff quality control. The impervious surfaces associated with future development will place increased demands upon existing stormwater infrastructure and may create flood conditions in those areas where such infrastructure does not exist. Current local plans and ordinances need to stress the importance of adequate stormwater management, both on a site specific scale or across the whole municipality. Despite the porous (well drained) soils that cover much of the peninsula, stormwater management will become an issue of greater importance as growth continues. Map 8-4 FIRE / EMERGENCY SERVICE AREAS ~ 0 5MI Stormwater Management Stormwater management was traditionally geared toward minimizing flood conditions and the resultant damage to and/or loss of life and property. It has, in more recent years, been expanded to place equal emphasis on controlling the quality of stormwater runoff before it is discharged into watercourses in order to protect them from sedimentation and water-born pollutants. As important as stormwater management is, only one of the peninsula municipalities, the Village of Suttons Bay, provides for Public Facilities and Physical Services Page 8 -4 [lj CEDAR FIRE DEPT. RI ELMWOOD TWP. FIRE DEPT. ~ ~ □ LEELANAU TWP. El FIRE DEPT. LELAND TWP. FIRE DEPT. EMPIRE FIRE DEPT. [Ilil] BINGHAM SUTTONS BAYF,D. GLEN ARBOR FIRE DEPT. FIRE STATION * The Leelanau General Plan - Functional View �Emergency Services While emergency services are taken for granted in more urbanized areas, there is often increased awareness of the presence or absence of emergency services in rural areas such as the Leelanau Peninsula . Emergency services take on a special importance on the peninsula where there are few emergency medical facilities and considerable distances to travel. Fire emergency services are comprised of seven volunteer fire departments throughout the peninsula. See Map 8-4. As a result of the all-volunteer fire departments and the long distances between fire stations, the vast majority of the peninsula has an Insurance Service Organization rating of 9 (with 10 considered the lowest rating). Exceptions include the Townships of Suttons Bay, Leland, and Elmwood, which have ratings of 8, the Village of Empire with a rating of 8, and the Villages of Suttons Bay and Northport, which have ratings of 7. New development will increase demands for improved emergency services. The vast majority of the peninsula has an Insurance Service Organization rating of 9 (with 10 considered the lowest rating). All police services are provided by the Leelanau County Sheriff's Departrrient except for part-time summer officers in Suttons Bay and Northport, and the Grand Traverse Band Police Department within the reservation areas. The Sheriff's Department provides a wide scope of services including jail administration, court officers, services of process for the courts, marine patrol, animal control, and fire and rescue dispatch. Increases in population, tourism and rising crime rates in northwest Michigan will result in increased pressure for additional police services and improved police techniques and methods. Map 8-5 RECREATION FACILITIES Administrative Facilities ~ 0 17}1 SLEEPING 5MI BEAR DUNES . ~ NATIONAL LAKESHORE ■ LEELANAU STATE PARK VILLAGE PARK • • TOWNSHIP • PARK The Leelanau General Plan - Functions/ View COUNTY PARK Administrative facilities throughout the peninsula are comparatively limited. Only two thirds of the local municipalities have formal administrative offices and many of these offices have limited business hours. The only other local administrative facilities are the maintenance and/or garage facilities of the peninsula's three village municipalities. The county operates one principal administrative facility, the courthouse facility in Leland, the county seat. This facility houses the offices of the prosecuting attorney, treasurer, clerk, accounting, probate, register of deeds, district court and County Board of Commissioners, as well as a law library, court rooms, and several other offices. The county has an annex building for the planning and equalization departments and rents additional satellite facilities in Suttons Bay and in Lake Leelanau. The Road Commission's administrative offices are located in Suttons Bay as well. A review is underway to determine what, if any changes Public Facilities and Physics/ Services Page 8 -5 �should be made in county facilities and when and how they should be financed, if needed. The current local recreational facilities on the peninsula are very limited in both scope of recreation opportunities and ease of accessibility by the public. centers. No trail system exists between the parks to facilitate non-road park to park access. Current settlement patterns make it economically difficult to expand recreation services in outlying area, and most municipalities are not currently addressing this in recreation and land use plans. Library Facilities Recreation Facilities The present total recreational acreage, not including state and federal facilities, exceeds the normally accepted standard of 10 acres per 1,000 persons. Available recreational activities include birding, biking, boating, fishing, hiking, hunting, picnicking, cross-country skiing, snowmobiling, snowshoeing, swimming, and many others. Accessibility is a problem in that many facilities are distance from population Four of the peninsula municipalities operate library facilities including the Villages of Empire and Suttons Bay and the Townships of Leelanau and Leland. Though generally accepted "volumes of books per capita" standards are met, access to the library facilities is limited. While access is convenient for those living within the village areas where the facilities are located, access to such services is far more limited to the vast majority Volunteer firefighters battle a house fire in Leland. Public Facilities and Physical Services Page 8 -6 The Leelanau General Plan - Functional View �of the peninsula area. Again, the current settlement pattern makes it economically difficult to expand service to these outlying areas. The General Plan calls for the establishment of a program for the expansion and improvement of public facilities and physical services on the peninsula in a manner which discourages sprawl and promotes compact settlement patterns. Solid Waste Since 1983, all of the solid waste collected in Leelanau County has been disposed of at Glen's Sanitary Landfill in southern Kasson Township. Glen's Sanitary Landfill, the only landfill facility on the peninsula, has an approximate life expectancy of at least 45 years. The peninsula is presently serviced by three solid waste haulers. Due in large part to the disbursed population in the Leelanau Peninsula and surrounding counties, Glen's Sanitary Landfill is dependent upon regional users of its facility and receives waste from Leelanau, Benzie, and Grand Traverse Counties . If any one of these waste streams was discontinued, Glen's Sanitary Landfill could cease operation and waste collection costs on the peninsula could easily double due to increased hauling distances. The county will need to continue a strong solid waste management program to ensure licensed facilities are available to meet its needs. It will also be important to increase emphasis on "reduce, reuse, recycle" and related education programs. Also at issue on the peninsula will be the growing need to expand recycling, composting, and household waste collection programs as community support grows and yard wastes are banned from landfill disposal in 1995. These programs will require additional funding. The Leelanau General Plan - Functional View A FRAMEWORK FOR FUTURE POLICY Public facilities and physical services will play a major role in shaping the future character of the peninsula and its overall quality of life. The Leelanau General Plan recognizes the intrinsic relationship between the peninsula's future and the programs within which public facilities and physical services are to be provided and/or delivered. To this end, the plan proposes a public facilities and physical services program to squarely address these issues. The plan calls for the establishment of a program for the expansion and improvement of public facilities and physical services in a manner which discourages sprawl and promotes compact settlement patterns. This may be accomplished in part through specific public services districts (see also Part One, Chapter 5 and Chapter 6 of this section). Use of service districts underscores the necessity for interjurisdictional coordination and the plan calls for such cooperation as part of this public facilities and physical services program. Critical considerations in this regard include the identification of service district boundaries, the coordination of capital improvements among municipalities, and the phasing of capital improvements to the benefit of both the local municipalities and the peninsula as a whole. Closely linked to the interjurisdictional treatment of future peninsula public facilities and physical services is the establishment of uniform minimum service level standards for all future new developments. "Level of service" refers to the level at which a public service is operating, or the "adequacy" of the service. By incorporating minimum level of service standards into local regulations and plans, municipalities will be able to both monitor the quality of services delivered as well as assure new development does not occur unless the necessary public services to support the proposed development are in place (or in place by the time the development becomes operational). Minimum service level standards Public Facilities and Physical Services Page 8-7 �in a village should address, at a minimum: 1) adequate sewer and water service, including pipe widths, flow rates and capacities, construction, and related considerations; 2) adequate stormwater management controls including retention ponds, sedimentation ponds, erosion control, and related considerations; and 3) availability of emergency services. The future provision of public facilities and physical services should also include a comprehensive investigation of current and future anticipated recreation needs in the peninsula according to local perceptions and attitudes,standards, and service areas. To the extent that needs are identified, comprehensive recreation plans should be prepared according to MDNR standards to identify effective local and peninsula-wide strategies for addressing these needs. Similar activities should be pursued for the library system as well. Future public facilities and physical services must address the solid waste management situation and should be founded upon a periodically updated comprehensive solid waste management program. While the program must recognize both the peninsula's and region's reliance upon Glen's Sanitary Myles Kimmerly Park in Kasson Township is one of two parks operated by the county. Public Facilities and Physical Services Page 8 -8 Landfill, strategies should be developed to effectively examine alternatives to reduce the waste stream and ensure backup space in other landfill facilities. In particular, the feasibility of curbside recycling in densely populated areas and ongoing recycling drop-off capabilities should be reviewed. Efforts will need to be directed at developing prototype designs for integrated solid waste management stations capable of accommodating the full scope of solid waste management operations including recycling, drop-offs, composting, and transfer stations. Funding alternatives to property taxes, such as revenue bonds and special assessments, should be evaluated for all future public facilities and physical service improvements and expansions. Funding mechanisms should take into consideration the beneficiary of the improvement, the availability of state and federal grant dollars, user fees, and other available mechanisms. In addition to the need for an interjurisdictional approach to the provision of public facilities and physical services on the peninsula, this plan advocates a far more active role by the general public regarding future decisions on improvements and/or expansions of public facilities and physical services. In addition to improving public awareness of the issues through education so more informed decisions can be made, specific steps could actively be taken to actively solicit public input, including more convenient access to local administration offices and municipal staff, and holding public hearings as alternative solutions are devised. A strong public school system based on equal access and opportunity for continuing education is important to long term quality of life. Location of school facilities can influence development and traffic in an area. Some school facility decisions are made independent of other government program and facility decisions, only strong cooperative efforts based upon mutual respect can succeed in achieving common interests. The Leelanau General Plan - Functional View �PUBLIC FACILITIES AND PHYSICAL SERVICES POLICIES AND ACTION STATEMENTS Commission. Action Statement: The following policies and action statements are intended to establish the blueprint for implementing the General Plan's recommendations for the future of the peninsula's public facilities and physical services. Issue: Capital improvements programming. Policy: Action Statement: Action Statement: Have county and local governments adopt and annually update capital improvement programs for the purpose of assuring and coordinating necessary improvements and expansions to public facilities and services compatible with local comprehensive land use plans and the Leelanau General Plan. The County Planning Department should prepare and regularly update a comprehensive listing of all proposed, under construction, and completed county and local capital improvement projects including but not limited to information on project type, location, cost, funding source, timing and implementation agency. The County Board of Commissioners should initially adopt and annually update a comprehensive capital improvements program consistent with the Leelanau General Plan, which is first reviewed and recommended by the County Planning The Leelanau General Plan - Functional View Action Statement: Action Statement: Local governments should prepare, adopt and annually update a comprehensive capital improvements program compatible with the policies of their comprehensive land use plans and the Leelanau General Plan, and which is first reviewed and recommended by the local planning commission. No new public facilities or major expansions or replacements of existing public facilities should be initiated that are not included in an adopted local or county CIP. The County Planning Department should prepare and annually update an official map of all proposed county and local capital facility improvements / replacements each year. Issue: Protecting groundwater. Policy: Action Statement: Every effort should be made to protect our groundwater. This is crucial to protecting our lakes and streams. And it is important if we are to avoid the burden of supplying extensive municipal sewer and water systems in the future. The county should take to lead role in seeing that septic systems and wells are properly maintained, since this is essential to the protection of groundwater. Public Facilities and Physical Services Pace 8-9 �Action Statement: Action Statement: Action Statement: Action Statement: Action Statement: Action Statement: protection of groundwater from hazardous materials. The County Planning Commission has a model groundwater ordinance available, incorporating such requirements into the site plan review process. In addition to keeping current records of septic system and well permits, the health department should be funded to enable them to update past records to the extent reasonably feasible. Whenever property changes ownership, the county should require that the septic system and well be certified by the health department to be in compliance with present standards. The responsibility should be that of the seller. The county should encourage property owners who are concerned, to request inspection of their septic systems and wells by the health department, for an appropriate fee. Bad problem areas, where widespread failure of septic systems is suspected, or where failing systems may endanger a stream or lake, should be identified. The county should allocate administrative funds so that each of these areas is methodically brought up to code, one area at a time. In time, a system of periodic inspection of all septic systems in the county should be established . All local units of government administering zoning should incorporate into their ordinances measures ensuring the Public Facilities and Physics/ Services Page 8 - 10 Issue: Expansion of public sewer and water. Policy: Local governments in expanding current public sewer and water facilities and services will need to coordinate in a planned phased manner with the Leelanau General Plan. Action Statement: Action Statement: Local governments with existing public sewer and/or water facilities and services should prepare comprehensive studies regarding the current and projected conditions and capacities of the infrastructure based on alternative growth scenarios. Local governments with existing public sewer and/or water facilities and services should identify within their adopted comprehensive land use plans the current and projected conditions and capacities of the infrastructure and specific policies which coordinate incremental service expansions congruous with the planned future land use pattern in the municipality and the village service districts of the Leelanau General Plan. The Leelanau General Plan • Functions/ View �Action Statement: Policy: Action Statement: Action Statement: If the rate of growth is very rapid, local governments with existing public sewer and/or water facilities and services should adopt comprehensive land use plan policies which identify the maximum annual number of permitted new sewer and/or water hook-ups based upon current and projected capacities, planned future land use pattern, the adopted capital improvements program, and growth management strategies. Local governments without existing public sewer and water facilities and services should introduce such services only when and where there is a demonstrated need for such services and no other feasible or preferable alternative is available. districts and/or prohibiting new development in areas without adequate on site septic facilities. Where low technology solutions fail, consideration should be given to creation of a limited sewer system to eliminate a health threat in a particular area. Issue: Stormwater management. Policy: Action Statement: Local governments without public sewer and/or water should include policies within their comprehensive land use plans regarding the intention, or lack of intention, to introduce such services within the planning period of the plan, and under what conditions and where, the introduction of such services is to occur. Local governments should initiate low technology efforts to prevent water pollution from leaking septic tanks along inland lakes. Such efforts could include, but are not limited to, annual (or more frequent if necessary) septic cleanouts and/or inspections, mandatory inspection at time of sale, the creation of septic maintenance The Leelanau General Plan - Functional View Action Statement: County and local governments should adopt and coordinate regulations and programs to assure the adequate management of stormwater as a result of new construction activities. T h e C o u n t y D r a i n Commissioner's office should develop long range comprehensive stormwater management programs for the purpose of educating the public on related issues and facilitating communication and coordination between stormwater management initiatives and projects of the local governments and the county. The programs should include coordinating soil erosion and sedimentation control and stormwater management consistent with the structure in Grand Traverse County if adequate financial resources are available. Local governments should adopt subdivision and related development regulations, or coordinate local provisions with any relevant county regulations. These should include provisions Public Facilities and Physical Services Page 8-11 �to protect against floods, soil erosion, and sedimentation. Action Statement: Issue: Government administration offices. Policy: Action Statement: Action Statement: Action Statement: Action Statement: County and local governments need adequate and accessible government administrative centers. The county should evaluate the findings of the county capital facilities study to determine the current and projected spatial needs of the county government offices and how these needs can be most optimally met (including the use of technology based delivery systems) in a way consistent with the policies of the Leelanau General Plan. Issue: Public input regarding public facilities and services planning. Policy: County and local governments should adopt formal mechanisms to solicit public input on the future planning and construction of new and expanded public facilities and physical services. Action Statement: Local governments with existing administrative centers should evaluate their current and projected space and technological needs, establish a program for renovation , technological additions, and/or relocation of offices . Local governments without existing administrative cent,ers should adopt a program for locating and funding of centralized offices capable of meeting the current and projected (20 year projection) administrative needs. Local governments should publish and maintain regular business hours. Public FBcilities Bnd PhysicBI Services Page 8-12 Local governments would where feasible , establish "community centers " as part of, or closely linked to government administrative offices, to provide a community "hub" with special services to all age groups. Action Statement: Action Statement: The county should hold a public hearing prior to taking any formal action on major new or expanded public facilities or other significant changes to its current system of county public facilities and physical services . The county should periodically hold education forums for the purpose of providing information on current county public facilities and physical public facilities issues. Each local government should hold a public hearing prior to taking any formal action on major new or expanded public facilities or other significant changes to its current system of public facilities and physical services. The Lee/Bnau GenerBI PIBn - FunctionBI \6ew �1 Action Statement: Each local - government should periodically hold education forums for the purpose of provid ing information on current local public facilities and physical public facilities issues. or in place of volunteer fire personnel. Action Statement: Issue: Police and fire services. Policy: Action Statement: Action Statement: Action Statement: The county and local governments should cooperatively develop programs and standards to ensure adequate levels of police and fire services. The c o u n t y a n d I o ca I governments should continue to improve upon the capabilities of existing automated police and fire information and record management systems, providing police and fire personnel increased coordination and communication between facilities during emergency and non-emergency conditions and information upon which to base "fire loss management plans" and other fire prevention measures. All local governments should adopt uniform level of service standards for emergency services and identify the minimally acceptable level for specific conditions. All local governments should develop, when/if the need becomes apparent, a funding mechanism to provide for "paid on call" fire protection personnel, in coordination with The Leelanau General Plan - Functional View Action Statement: Action Statement: the current protection All local governments should adopt a uniform set of fire protection infrastructure standards such as the provision of interconnecting roads, expandable water systems, line sizes and fittings , and other construction-based standards. The county should establish a program for the establishment and coordination of special crime prevention and monitoring programs such as neighborhood watch and operation identification. The county should establish a mechanism to ensure that firefighters know the specific location of hazardous, flammable, and poisonous materials on farm, business and industrial properties as part of "right-to-know" effortsdesigned to minimize health threats to firefighters , other emergency services personnel, and adjoining landowners. Issue: Expansion of recreational facilities. Policy: Action Statement: Local governments should be encouraged to acquire additional recreational acreage, and expand the scope of recreation opportunities and services, to meet the active recreation needs of the expanding population. All local governments should be encouraged to prepare and Public Facilities and Physical Services Page 8-13 �maintain current five-year recreation plans which: 1) identify the current and projected recreation needs of the municipality; 2) establish strategies to address the needs in a prioritized manner; and 3) meet all the requirements of the MDNR to become eligible to receive recreation grant dollars. Action Statement: Action Statement: Action Statement: Action Statement: All local governments should be encouraged to develop a funding program for the purpose of generating monies for the purchase of recreational acreage. Local governments should be encouraged to prepare an inventory of high recreational value acreage based upon established criteria and to take action to acquire this acreage where such acquisition is consistent with the local 5-year recreation plan. Local governments should be encouraged to adopt zoning ordinance regulations which require the provision of designated open space areas as part of the residential development approval process for large residential developments. Local governments and the county should jointly prepare, monitor, and update a peninsulawide linked trail system plan for the purpose of linking community centers and Public Facilities and Physical Services Page 8 - 14 recreation facilities throughout the peninsula and facilitating long distance biking, hiking, horseback riding, and crosscountry skiing, and snowmobiling opportunities. Action Statement: Policy: The county and local governments should consider, in the development of park and recreation facilities, potential opportunities for local and peninsula-wide economic development opportunities which are in character with the peninsula. The county should continue to assist in the delivery of recreation opportunities as part of a more clearly defined recreation rote. Action Statement: Action Statement: The county should consider the range of recreational roles most appropriate for it to adopt including, but not limited to, maintenance of current facilities and operations only, expansion of services and site acquisitions, establishment of passive recreation parks, and/or coordination of and technical support to local governments in the provision of recreation opportunities. Upon the identification of the optimum recreation role of the county, additional policies and action statements should be adopted in pursuit of that role. The Leelanau General Plan - FunctionBI View �7 f Issue: Variety and safety of water recreation opportunities. Policy: Action Statement: Action Statement: Action Statement: The county and local governments should encourage the continuation of a variety of water recreational activities while ensuring an adequate level of public safety between activities. The county and local governments should review current ownership interests in public shoreline parcels and where desirable, take the necessary steps to strengthen ownership ties through fee simple ownership. expanding population. Action Statement: Action Statement: Action Statement: The county and local governments should jointly prepare an inventory of potential shoreline recreational acreage and take action to acquire acreage of recreation value where such acquisitions are consistent with the local 5-year recreation plans. Local governments with inland lakes should prepare coordinated regulatory provisions intended to identify permitted water surface activities within specific water surface use areas. The county and local governments should encourage the expansion of the roles and services of library facilities to meet the increasing library needs of the peninsula's The Leelanau General Plan - Functional View Local governments with existing library facilities should formally evaluate the adequacy of existing spatial and technological facilit ,es in regard to current and projected needs and establish capital improvement and funding programs to address the needs, possibly with some alternative funding sources. Local governments should locate future library locations to help create a community "hub" by integrating them with complementary public uses such as governmental administrative offices and community activity centers. Consideration should be given to greater shared public use through communication networks with county and state agencies. Issue: Solid waste management. Policy: Issue: library services. Policy: The county should continue to encourage and support local governments in the provision of accessible library services. Action Statement: The county should periodically update a comprehensive peninsula-wide solid waste management program consistent with the requirements of Act 641. The county should coordinate with local governments to maintain a peninsula-wide and convenient system of recycling centers including, if feasible, curbside recycling. Public Facilities and Physical Services Page 8-15 �Action Statement: Action Statement: The county should continue and, where feasible, improve the peninsula-wide collection system whereby household hazardous wastes can be periodically collected and properly disposed of. The county should expand the solid waste management education program intended to educate the public regarding solid waste management issues in the county and the steps the local c1t1zens can take to constructively contribute to minimize waste and environmental degradation. Th e public enjoys using park facilities on Glen Lake. Public Facilities and Physical Services Page 8 - 16 The Leelanau General Plan - Functional View �T Chapter 9 NON-MUNICIPAL PUBLIC SERVICES INTRODUCTION County and local governments do not provide all of the important public services on the peninsula. Residents and visitors also rely on natural gas, telephone, cable TV, electric, and medical services provided by private sector businesses. The availability of these services impacts the quality of life on the peninsula. The availability of utilities can greatly affect economic development potentials, communications, and available day to day conveniences. Availability of medical services can have a profound impact upon loc·a1 quality of life conditions. Because of the importance of these nonmunicipal services, the continuation and expansion of them must be incorporated into Map 9-1 ELECTRIC AND GAS SERVICES the planning process for the peninsula. These services operate hand-in-hand with many municipally provided services and with other services provided by the private sector. (See Working Paper #10 for more information.) ISSUES Electric Service Electrical service is provided to the entire peninsula through Cherryland Rural Electric Cooperative and Consumers Power Company. See Map 9-1. Wolverine Power Supply provides electricity to numerous substations on the peninsula. Cherryland Electric Cooperative distributes this electricity throughout Leelanau County. Consumers Power Company is also responsible for transmitting electricity to numerous substations located on the peninsula. Gas Service ~ 0 • SMI Gas service is far more limited in the peninsula than is electrical service. Michigan Consolidated Gas Company is the sole supplier of gas on the peninsula and service is only provided to the Townships of Bingham, Elmwood, Leelanau and Suttons Bay, and the Villages of Northport and Suttons Bay. The lack of gas service limits the options available for heating and other gas burning residential and nonresidential activities. Telephone Service □ CONSUMERS POWER SERVICE AREA ~ CHERRYLAND ~ REA SERVICE AREA - The lee!BnBu GenerBI PIBn - FunctionBI View GMAICSHLCOINNE Telephone service is provided throughout the entire peninsula by two companies; Michigan Bell Telephone Company provides telephone service to the communities of Lake Leelanau, Leland, Northport, and Greilickville, and the balance of the peninsula is served by Century Telephone Company. See Map 9-2. Non-municipBI Public Services PBge 9-1 �Map 9~2 COMMUNICATIONS FACILITIES r--r,-ri 0 5MI patient and out-patient services, specialized senior citizen care, emergency room facilities, laboratory and X-ray facilities, and obstetrics and operating room facilities. Residents and visitors to the peninsula also have access to four dental clinics and seven private clinics and doctors practicing psychiatry, optometry, and general medicine. The Grand Traverse/Leelanau Community Mental Health Services facility is located in Suttons Bay. The Maple Valley Nursing Home in Maple City provides care to senior citizens. Improvements in health care and utility infrastructure inevitably improve local quality of life conditions. As quality of life conditions improve, the area becomes more attractive to both potential residents and businesses. • : . □ CENTURY TELEPHONE _.. COMMERCIAL - TV TOWER ■ COMMERCIAL RADIO TOWER Medical Facilities Following the national trend, the population age level of the Leelanau Peninsula is rising. This aging process will be accompanied by an increase in demands placed upon area health care facilities. This increase will undoubtedly show itself in both a heightened need for additional health care facilities and greater accessibility, and herein lies the fundamental challenge. Leelanau Memorial Hospital is a comparatively small facility. The high and continually rising costs of health care today generally necessitates the need for larger hospitals to assure long term economic viability. Thus, whereas the peninsula is approaching a need for increased health care facilities and greater ease of access, the primary health care facility is becoming particularly vulnerable to health care economics and its long term viability on the peninsula may be in question. Further, distance exacerbates the already difficult accessibility. Leelanau Memorial Hospital in the Village of Northport is the single primary health facility on the peninsula and is affiliated with Munson Medical Center in Traverse City. The hospital was constructed in 1953 and provides a full range of medical care facilities including in- While the peninsula is experiencing these health care needs and, to a lesser extent, gas and other utility expansion needs, it must be recognized that improvements in these areas will act to attract development. Improvements in health care and utility infrastructure 1888 l88S MICHIGAN BELL TELEPHONE Cellular One Phone Company and Century Cellunet, Inc. provid~ very limited cellular phone service in the southeastern portion of the peninsula. Radio Service There are five radio stations servicing the peninsula, four of which have towers on the peninsula. Non-municipal Public Services Page 9 -2 The Leelanau General Plan - Functional View �l inevitably improve local quality of life conditions. As quality of life conditions improve, the area becomes more attractive to both potential residents and businesses. A FRAMEWORK FOR THE FUTURE The Leelanau General Plan recognizes the critical link between non-municipal public services and the future welfare of the peninsula's municipalities and its residents. In this regard, it becomes vital that the planning of future utility expansions occurs in a coordinated manner with the future growth and development programs of the individual local municipalities as well as the peninsula as a whole. This is particularly applicable for gas distribution and television cable service, both of which are provided in limited fashion. Similarly, attention must be directed toward alleviating the burden upon peninsula residents, businesses, and visitors of paying excess telephone charges due to the peninsula's multiple long distance charges. Future telephone service should serve the peninsula with a single long distance code number. Coordination among telephone service companies, local mUJlicipalities, and the county should be channeled to assure the transition results in minimal disturbance to the daily patterns of the peninsula and its residents, businesses, and visitors. Joint initiatives by the public and private sectors could be established and aimed at improving health care services on the peninsula. Consideration should be given to an array of options to reach this end including opportunities for extending the life expectancy of the Leelanau Memorial Hospi•·al through special funding programs and services offered. Also, special health care transportation systems could be examined which might better improve access to public and private health care facilities . Other programs which might provide for a greater peninsula-wide distribution of health care facilities while still meeting the intent of local community plans, zoning ordinances, and this plan could also be pursued. NON-MUNICIPAL PUBLIC SERVICES POLICIES AND ACTION STATEMENTS The following policies and action statements are intended to establish the blueprint for implementing the General Plan recommendations for the future of the peninsula's non-municipal public services and facilities . Issue: Telephone, electric, gas, and related utilities. Policy: Action Statement: Century Telephone Company office in Cleveland Township near Maple City. The Leelanau General Plan - Functional View County and local governments should work cooperatively and constructively with public and private utility companies. County and local government should coordinate, to the greatest degree practical, all planning of and construction of Non -municipal Public Services Page 9-3 �the expansion of service areas to support the planned future land use pattern and timing of development. capital improvement projects with the planning and construction activities of public and private utilities. Action Statement: Action Statement: Local governments should develop policies regarding planned future land use patterns and the timing of development in coordination with existing and projected utility service areas and the Village Service districts of the Leelanau General Plan. Action Statement: Local governments should adopt zoning and subdivision regulations which require the placement of utilities below ground in all cases where practically feasible. Local governments should communicate with public and private utility offices regarding ) f t The North Fli{lht medical helicopter service is available to Leelanau County. Non -municipal Public Services Pa{le 9-4 The Leelanau General Plan - Functional View �Chapter 10 ECONOMIC DEVELOPMENT INTRODUCTION The economy of a region is the driving force behind its evolution. However, while a strong economy does not necessarily relate to a heightened quality of life, a struggling economy almost always assures a decline in the quality of life. A fundamental element of the Leelanau General Plan is the establishment of policies to provide for a strong economy within the context of sustainable growth and development. Economic development does not have to occur at the expense of the natural or visual environment. Conversely, peninsula residents do not have to settle for a lower standard of living in the name of environmental protection. A basic premise of the General Plan is that a sustainable, healthy economy is dependent upon a healthy environment, and no where is this more true than on the Leelanau Peninsula. (See Working Paper #7 for more background information.) A basic premise of the General Plan is that a sustainable, healthy economy is dependent upon a healthy environment, and no where is this more true than the Leelanau Peninsula. ISSUES As might be expected, residents are deeply concerned that uncontrolled development on the peninsula is negatively impacting the environmental and visual quality. This concern is being fueled by disconcerting economic trends and conditions. Economic Trends The peninsula's population is increasing between 2.5 - 3% per year and is expected to gain 5,000 additional persons by the year The Leelanau General Plan - Functional View 2000. See Table 10-1. Though local growth rates are expected to vary, impacts will be felt peninsula-wide. This growth is expected to result in nearly 3,000 additional and seasonal dwelling units by the year 2000. See Tables 10-2 and 10-3. If past trends are an indication of what the future will bring, seasonal homes will continue to increase at a f astnr rate than year-round residences. See Figure 10-1. The peninsula's population is increasing between 2. 5 - 3% per year and is expected to gain 5,000 additional persons by the year 2000. Those persons migrating to the peninsula, often retirees and commuters, are wealthier and buy high value property which in turn increases area property values and heightens the already existing disparity among socioeconomic groups. Many Leelanau County workers employed within the industrial sectors are earning less than their counterparts in other nearby counties and the state as a whole. Ultimately, the public service demands created by in-migration population places a disproportionately greater tax burden upon lower-income and fixed income households. This residential growth will increase the labor force for which in-county jobs are very limited. The number of "bedroom community" residents will increase as will the number of commuters. See Map 10-1. The commute to employment centers outside the peninsula will be exacerbated by increased congestion and traffic safety hazards. What is worse is that a significant portion of the existing peninsula labor force lacks competitive skill advantages to secure better jobs and will undoubtedly suffer by comparison with the newly arriving labor force. The combined impact of new residential and nonresidential development will place greater demands upon available public Economic Development Page 10- 1 �Table 10-2 PROJECTED POPULATION AND HOUSING UNITS Table 10-1 1990 CENSUS AND PROJECTIONS Jurisdiction Bingham Twp. Centerville Twp. Cleveland Twp. Elmwood Twp. Empire Twp. Village of Empire Glen Arbor Twp. Kasson Twp. Leelanau Twp. Leland Twp. Village of Northport Solon Twp. Suttons BayTwp. Village of Suttons Bay 1990 2000 2,051 836 783 2,«>6 1,087 1,018 3,427 503 355 4,455 654 644 1,135 1,089 837 1,476 1,416 1,642 605 1,268 2,135 787 1,648 1,589 561 Projected % Increase from Year Population Previous Decade 2000 21,485 30.0% 2010 26,255 22.2% 2020 29,747 13.3% Total #New % Year Housing Units Units Increase 2,066 2000 14,106 2,935 26% 2010 16,500 2,394 17% 39 729 51 2020 19,250 2750 17% 16,527 21,485 City of Traverse City Leelanau County 462 LEELANAU COUNTY Figure 10-1 PERCENT CHANGE IN HOUSING UNITS BJ % Increase • i§J % Increase Between 1970 and Between 1980 and 1980 1990 140.00% 120.00% Q) 100.00% i 0 80.00% i 60.00% -= 0 ~ Q. 40.00% 20.00% 0.00% Total Housing Units Vacational, Seasonal or Migratory Source: Decennial Census Economic Development Page 10-2 Downtown Leland The Leelanau General Plan - Functional View . 1 �l ' '' '- - services beyond just the roadway infrastructure, and will also place increased demands upon the peninsula's human services delivery system. There is no clear understanding of the economic impact of the tourism industry upon the peninsula's overall economy nor how it influences other sectors of the peninsula's economy. Tourism Importance While the tourism industry is most active in the warmer months, it impacts the economics of the peninsula all year. Many of the area jobs are seasonal and do not provide year-round income for workers nor generate year-round sales taxes. Still, tourism dollars continue to increase within the peninsula as do the number of registered water craft, indicators of a growing tourism economy. Still, there is no clear understanding of the impact of the tourism industry upon the peninsula's overall economy nor of how it influences other sectors of the peninsula's economy. • The peninsula is geographically isolated - it is a destination location. Though service, retail sales, agriculture, and construction are the peninsula's export industries, it is clear that the comparative lack of commercial and industrial development on the peninsula places the tourism industry in that much more of a dominant role. To provide for a more balanced economy is particularly difficult on the peninsula as there are limited places where a higher level of public services are available. Geographic Isolation The peninsula is geographically isolated - it The Leelanau General Plan - Functional View is a destination location. Normal transportation routes do not "pass through" the peninsula due to its geographic location. As a result, the potential pool of consumer dollars are limited to only those persons who are traveling to or living in the peninsula. The indirect surface travel and comparatively limited air, water, and rail service further adds to the challenges for economic development. However, there are also opportunities. For example, existing local businesses may not be capturing as much of the plentiful transfer dollars which are being imported into the peninsula (in the form of social security, pensions, etc.) as they could be. Fiscal Implications The growth of the peninsula's population is altering land values as well . The percentage of land in farms (by SEV) has been steadily decreasing since 1974 while residential valuation has been steadily increasing. See Map 10-2. The amount of land in farms has correspondingly gone down while land in residential use has gone up. While the peninsula's total SEV has increased from approximately $225 million in 1980 to $878 million in 1993, more and more national studies are beginning to suggest that new development, contrary to traditional thinking, does not "pay for itself" across the board, and that, in fact, the additional public services to meet the demands of new development often cost more than the additional taxes collected . If true in Leelanau County, the current trend in land use could seriously undermine balanced economic development efforts by presenting public service financial challenges that cannot be met by new development. This would mean higher taxes by all residents to meet new public service needs created by new residents. FRAMEWORK FOR FUTURE POLICY It is a goal of the Leelanau General Plan to encourage a balanced peninsula economy. This balance hinges upon the ability to realize the Economic Development Page 10-3 �Table 10-3 SEASONAL POPULATION Estimated in 1975 Estimated in 1981 5,645 2,788 6,856 2,759 56,765 42,184 12400 7.283 December to February March to May June to August September to November Estimated in 1987 15,000 13,000 113,000 43,000 Source: leelsnsu County Solid Wsste Msnsgement Plsn, 19 75 & 1981 figure NWMCOG, 1987 Ext. by Gosling & Czubsk. large economic potential of the peninsula's resources while, at the same time, recognizing the fragile nature of these resources and taking strong protective actions to ensure their perpetuity . Sustainable growth and development, with environmental protection, and a more diversified economic base are the linchpins for a balanced peninsula economy. The absence or failure of any one of these three elements makes the others of little value or, in the worst case, a destructive force. To achieve a balanced economy, it is critical that a clear understanding of the impacts of Map 10-1 WORK FORCE REPORTING OUTSIDE LEELANAU COUNTY the tourism industry on the peninsula be documented. New research must be directed in this area to document seasonal populations. It should assist in identifying appropriate role of tourism on the peninsula and the character that future tourism development should reflect. This research and data collection should include the establishment of a monitoring system to identify tourism trends and conditions on the peninsula and its local and regional impacts. To the extent that tourism continues principally as a summer activity, efforts should be directed at attracting new opportunities which are generally of low Map 10-2 RESIDENTIAL SEV: 1984 AND 1992 • Leelanau County, Michigan • ViltJge ligutes inciJded Wllh townships 1 98◄ 8 81992 ,... GlEN ARBOR Vill~e al Emp111 30.. EMPIRE 39 .. ,.,...,_,__ w. CI.EVEU.NO ClEIIELAND 39.. KASSON 53 .. 37.. .... SOI.ON ...,._....,. ,_ ,..c_ =""....:=-• ~• -u:.~ '~J...~k ::.=-io.-- Economic Development Psge 10-4 GLEN ARBOR EJ EJ EMPIRE ,... $CALE 12S.l.••o NOVEMBER. 1992 KASSON EJ EJ ELMWOOO N 4 EJ EJ EJ EJ ~""': ~c:Zr. ff. u!.;.~ EJ EJ SOLON El El ..__'-" '"°'--C... fflt:"""....:."'.':":a.s~ UI-C..:: z=-o----. ELMWOOO EJ El SCALE 1:2"·""° NOVEMBER, 1992 • N The lee/snsu Geners/ Plsn - Functions/ View �"I sens1t1ve resource base which characterizes the peninsula. At the same time, these resources must be recognized for their long term non-economic benefits and should be approached with a responsible manner with a strong sense of stewardship. ., More and more national studies are beginning to suggest that new development, contrary to traditional thinking, does not Hpay for itself .. across the board, and that, in fact, the additional public services to meet the demands of new development often cost more than the additional taxes collected. ~ 'II ~ - -- ' i ~ ~ :,.. -Q s0 ~ The Grand Traverse Band Casino in Peshawbestown . intensity and require limited landscape alterations. Opportunities to be pursued in this regard could include marina expansions, the enhancement of the Manitou Bottomland Preserve, historical tours, continued support and protection of the peninsula's special natural tourist attractions, bike tours, and facilities, and the expansion and promotion of nature appreciation and interpretation facilities. Sustainable growth and development, with environmental protection, and a more diversified economic base are the linchpins for a balanced peninsula economy. The economic base should be diversified. The economics of tourism do not support much of the peninsula's year-round population. Opportunities for additional economic development must be provided which can operate within, and be compatible with, the The Leelanau General Plan - Functional View In striving for this economic future, a major effort should be made to create more yearround jobs in businesses and industries which have demonstrated a commitment to environmental protection or which by their nature do not pose threats to the peninsula's environmental integrity. Location criteria should include proximity to public services, utilities, transportation, work force, and associated logistical elements. Potential individual industrial sites on the peninsula should be evaluated for future use consideration. Equal efforts should be directed at expanding the local business base through a variety of initiatives including the development of a business list. It is of particular importance that economic development on the peninsula is not encumbered by the duplication of services among the many agencies involved. A data base should be developed which identifies the agencies and offices offering economic development assistance in the peninsula and these agencies should be regularly contacted to uncover new programs and other support information. A linkage with the Traverse Bay Economic Development Corporation should be established with the purpose of coordinating economic development activities from within Economic Development Page 10-5 �and out of the peninsula, distributing marketing materials, and providing specialized training programs. There is a need for consistent, longterm economic development leadership in the peninsula and coordinated economic development services for the business community. The increased economic development act1v1ty anticipated from these initiatives should be guided to those areas of the peninsula planned for village development and supported by the necessary public facilities and convenient to the work force. All capital improvements should be well planned, phased, and coordinated with adjoining municipali1ties and county projects. Model zoning language should be prepared which provides for planned • and compatible mixed uses, small scale developments, and signage, which is sensitive to the surrounding natural and rural environment. Commercial areas should be pedestrian friendly and landscape amenities should enhance the village setting. Site development associated with new economic development projects should be guided by the recommendations of the Grand Traverse Bay Region Development Guidebook. All businesses operating with heightened risks of environmental contamination should be monitored through the development of a regular and ongoing peninsula-wide monitoring system. Local municipalities should adopt environmental regulations included in the ~------------- Elmwood Township Marina in Greilickville. Economic Development Page 10-6 The Leelanau General Plan - Functional View �r , , , Grand Traverse Bay Region Development Guidebook to better protect future environmental integrity. The Leelanau General Plan calls for an aggressive program to protect the peninsula's agricultural economy. A critical component of this program relates to the peninsula's future land use pattern, as discussed in Chapter 6. In addition, however, the General Plan encourages the expansion of marketing opportunities for farmers including the promotion of locally produced farm products, mail-order businesses for farm products, farmland tourism networks, organically grown products, and the examination of national and global marketing opportunities. In addition, continuous monitoring of trends and conditions in crop production, P.A. 116 enrollments, conservation reserve programs, and other agricultural economic indicators should become routine and the data generated applied to current and future marketing initiatives. The Leelanau General Plan calls for an aggressive program to protect the peninsula's agricultural economy. expedite communications and improve education programs and access. This network should include a community/school access channel and a telephone system which ensures fast, convenient, and lower cost service than is currently available. ECONOMIC DEVELOPMENT POLICIES AND ACTION STATEMENTS The following policies and action statements are intended to establish the blueprint for the General Plan's vision for future economic development. Issue: While the effects of tourism are great in the peninsula, there is no recent, formal impact assessment of this sector of the economy. Without impact assessment, decisions on the balance between tourism and environmental protection will remain uninformed. Policy: . Improved employment opportunities for many of the residents on the peninsula will remain out of reach without improved job skills. The training needs of target industries must be identified and appropriate training provided. The peninsula should become part of the Northwest Michigan Community College District to reduce tuition rates and gain easier access to needed training programs. Satellite centers should also be established to also provide easier access to training opportunities. These employment programs should not be reserved for adults only, but programs should be developed for the peninsula's children which encourage leadership and independence. The future evolution of the economy should be supported by an improved peninsula-wide information system. An integrated high-tech information network should be developed to The Leelanau General Plan - Functional View Action Statement: Action Statement: Define the optimum role of tourism and tourism development in the peninsula consistent with protection of the natural environment. Cooperate with Michigan State University, Travel and Tourism Resource Center and the Michigan Department of Commerce Travel Bureau to assess the impact of tourism on the peninsula economy. Devise and maintain a data collection and monitoring system to continuously evaluate seasonal population changes and other local impacts of tourism. Economic Development Page 10-7 �Action Statement: Action Statement: Initiate a feasibility study, with assistance from the Department of Natural Resources, on the expansion of select peninsula marinas. Strengthen historic preservation efforts in the peninsula and develop a formal tour or guidebook for historic features/trails. Action Statement: Action Statement: Action Statement: Action Statement: Action Statement: Action Statement: ---~ , =-a - - -c Work closely with Sleeping Bear Dunes National Lakeshore to promote and protect park features. Actively promote regulatory measures which protect the attractive natural features in the peninsula using view amenity protection, site plan review, and other site design measures. Promote the development of an integrated greenway/trail system in the peninsula. Promote the development of additional small parks in the peninsula, especially along lakeshores, streams, and ridges. Create a wildlife enhancement committee for the peninsula to establish such things as a network of nesting boxes; wildlife corridors, reestablishment of forage vegetation; and establishment of native wildflower meadows. ~ ,...;iiii.-i ""-- .... . ' Work with the Department of Natural Resources, local, and state-wide groups to restore, improve, and maintain sport and commercial fisheries. .' - - ~~- ~ =rS,_ - Action Statement: Assemble and make available information regarding county opportunities to enjoy nongame wildlife and natural areas. ~- . - :- - ~.alli~..B.'lt~~ ---~ · Businesses in Glen Arbor. Economic Development Page 10-8 The Leelanau General Plan - Functional View �l Issue: The peninsula needs more year-round jobs in industries which are sensitive to the environment. Policy: Action Statement: Action Statement: Action Statement: Action Statement: Action Statement: Economic development leadership should spearhead a business retention and development program for the peninsula. Action Statement: Issue: The stability of agriculture in the peninsula is eroding and along with it a prime economic base. Policy: Develop a business visitation program, conducted by econom i c development professionals for all industrial facilities and large employers in the county. The purpose of such visits will be to identify needs and opportunities for business retention and future development through continued open communication. Develop a commercial survey for the county focusing on impacts of tourism on businesses, the nature of commercial establis~ments, and needs for technical assistance. Action Statement: Action Statement: Develop a program to increase export act1v1t1es in the peninsula. Investigate access to venture capital and develop avenues to tap it as opportunities present themselves . Promote the growth and development of small-scale (cottage industries) which retain rural character and do not overburden public services. The Leelanau General Plan - Functional View Investigate the job creation potential of meeting the special needs of an aging population through health services. Action Statement: The county and local units of government should initiate proactive measures to protect farmland (see Land Use chapter). Develop a peninsula-wide system for transfer of development rights or purchase of conservation easements to protect important agricultural lands by compensating the landowner for its development value. Devise and implement training programs for builders, developers and Realtors in the peninsula to familiarize them with new peninsula development and redevelopment polices as they are adopted by local governments to implement the Leelanau General Plan. The county should work with the Soil Conservation Service to devise an agricultural data base which more closely monitors crop production, P.A. 116 enrollments, conservation reserve programs , and other appropriate agricultural preservation/support programs. Economic Development Page 10-9 �Issue: Communication among economic development entities is limited and as a consequence, their efforts are frequently fragmented. Policy: Action Statement: The county should become familiar with all appropriate local, regional, state and federal entities responsible for economic development efforts and should not duplicate effective programs. The county should develop a directory of economic development groups, state and federal programs and technical resources available for small businesses . Action Statement: The county should initiate and maintain communication with: federal Economic Development Administration; Michigan Department of Commerce regional office; Northwest Michigan Council of Governments; Michigan Employment Security Commission, Bureau of Research and Statistics; the Traverse Bay Economic Development Corporation; local utility companies; and other appropriate entities as identified. • The lake States Insurance building, known locally as the Reef Building, in Greilickville. Economic Development Page 10- 10 The Leelanau General Plan - Functional View �1 Policy: Action Statement: Action Statement: Action Statement: The county should coordinate the development of an economic development coalition inside, or available to the peninsula, including, if appropriate, links with local chambers of commerce and/or a regional economic development organization in order to coordinate economic development efforts within and outside of the peninsula. Action Statement: Action Statement: Economic development subgroups should be established (or if in existence-linked) to focus on tourism development, industrial development, small business / entrepreneurial skills, intergovernmental cooperation and any other topics deemed appropriate by the coalition. Local jurisdictions should become part of the coalition, providing resource support for marketing efforts. Action Statement: Action Statement: • In cooperation with the MSU Cooperative Extension Service, coalition members should continue leadership training and team building . Issue: Much of the comme,r ce activity in the peninsula is scattered and not particularly wellserved by proper services. Policy: Action Statement: At the peninsula level, identify business and residential centers for concentrated development that provides efficiency in energy and service delivery. The Leelanau General Plan - Functional View Policy: Action Statement: Action Statement: Focus economic initiative in or close to villages (where the people are). Develop in the county, with local government assistance, sample zoning regulations which allow for planned and compatible mixed uses. Promote the establishment of unified, local telephone and cable services providing peninsula-wide access without toll rates and the inconvenience thereof. Investigate the expansion of gas utility service areas in select portions of the county as well as "three-phase" electrical service. Plan physical infrastructure investment to phase and coordinate it among all local jurisdictions. Promote well-designed business facilities which blend with the environment and are not overly suburbanized in appearance. Provide technical assistance to local governments and promote the implementation of the new model sign ordinance which minimizes the impact of signs on the landscape . Develop local site design guidelines consistent with the Grand Traverse Bay Regional Economic Development Page 10- 11 �Action Statement: Action Statement: Development Guidebook, to promote the establishment of native vegetation, wildflower fields, and native grasses over sod yards in commerce centers. Action Statement: Integrate adequate parking with other access management techniques to minimize congestion and visual impact of commercial and industrial development. Action Statement: Action Statement: Coordinate prohibitions of strip development with local zoning regulations. Economic Development Page 10-12 Upgrade and redevelop existing, aging commercial establishments and centers to arrest deterioration and maintain the appearance of the peninsula. Promote local regulations for small-scale development in service centers to blend with the rural character of the peninsula. Design commercial centers toward being pedestrian-friendly with natural landscaping, pathway and amenity tie-ins as illustrated in the Grand Traverse Bay Region Development Guidebook. The Leelanau General Plan - Functional View �7 Chapter 11 HUMAN SERVICES AND FACILITIES INTRODUCTION ISSUES Within the context of the Leelanau General Plan, human services and facilities include an array of services typically aimed at providing specialized assistance to individuals and families to improve their productivity as members of society and/or improve their quality of life. These services are characterized by programs for the elderly, employment services, financial assistance, domestic violence intervention, shelters, mental health services, and similarly related support assistance. Lack of Reliable Data Human services and facilities are critically important to the peninsula for a variety of reasons. First and foremost, these services and facilities provide assistance to individuals, children and families in need. Availability of a "safe haven" and/or helping hand is often necessary for individuals and/or families who are not capable of resolving a conflict or crisis themselves. And, the assistance provided by these services and facilities has the potential to benefit the peninsula beyond just those receiving the services. Many of the services offered enable individuals to become active and productive residents of the peninsula and thus limit the demand on revenues for long term public assistance due to unemployment, disabilities, mental illness, and other difficulties. This can result in both a higher level of services delivered as well as more revenues available for other needed services and programs. The peninsula's human services and facilities are also available to serve the many migrant workers who temporarily reside in the peninsula during the growing and harvesting seasons and whom, by their transient nature, may be in particular need of special services and programs. Without these services, agricultural operations could not be competitive. The Leelanau General Plan - Functional View Historically, a significant issue facing the county in the delivery of human services has been the lack of reliable data regarding particular human service needs. This has been in large part due to the lack of a reliable and comprehensive demographic profile of the peninsula, and the resulting limited baseline data upon which services can be delivered and evaluated. As a result, it has not been clear as to: 1) the extent to which the human services needs of the peninsula are being met; 2) the degree to which duplication of services between agencies may exist; 3) whether the services currently provided are in fact necessary; and 4) whether the services currently being delivered are effective. The recent completion of the Leelanau County Human Services Review (March 1993), however, prepared by the Northwest Michigan Council of Governments, ends a substantial portion of the data drought. This study compiles all of the relevant 1990 census data and displays it in both tables and maps. The mapped data is largely displayed at the block group level. In addition, a comprehensive survey of human services provider organizations was conducted. The results are displayed in a series of tables. The report finds very little duplication of services, but many gaps and a need for future collaboration in service provision to improve effectiveness and efficiency. Limited Fiscal Resources Also impacting the current delivery of human services on the peninsula is the comparatively limited amounts of money available for such programs. Leelanau County significantly trails behind the state in per capita Human Services and Facilities Page 11-1 �The county received only between one-half and two-thirds of the per capita allocations for human services compared to the statewide average. Map 11-1 PER CAPITA INCOME Leelanau County, Michigan □ $9,957-$11 ,815 ~ $11,816-$12,964 Many of the challenges being faced by the elderly are, to varying degrees, also confronting other special populations of the peninsula. While many senior citizens are physically disabled, so are many other younger persons. Insufficient income to meet living needs often faces the elderly on a fixed income, but it also affects those persons untrained for the job market or recently laid off. While the very aged may be more prone to mental illness, anyone can experience mental distress brought about by societal or personal pressures. ■ s12.965-$14.010 ■ $14,071-$18,184 SCALE 1'253,UO NOVEMBER. 1992 N • allocations by the state to the county for human services. In fact, the county received only between one half and two thirds of the per capita allocations for human services compared to the statewide average_ Map 11-1 shows per capita income by municipality. Needs of Special Populations One group significantly affected by the scope and quality of human services are area senior citizens. See Map 11-2. This population is commanding a growing share of the national, state , and peninsula population_ The elderly are faced with numerous day-to-day challenges which, in turn, challenge the human services delivery system. Economic stability, health and nutrition, transportation and mobility, and self sufficiency are all very real and pressing issues which must be addressed. Human Services and Facilities Page 11 -2 Drug Abuse, Child Care and Domestic Violence Drug abuse counseling, child care needs, and domestic violence present increasing demands upon human services systems_ The rural character of the peninsula has not, contrary to what is often believed, buffered the peninsula from these challenges. The increasing number of single parent households is placing extraordinary pressures for affordable and convenient day care facilities . Drug abuse and domestic violence are now openly discussed and recognized as far too common occurrences for the welfare of the persons involved and the society as a whole_ As Working Paper #11 on Demographics documents, there are wide disparities in income and family situations. Public programs and services designed to help individuals, children, and families meet a short term need can dramatically improve the ability and likelihood of self sufficiency thereafter_ Over time, the income gap should narrow (or at least not widen further) if human service programs are effective. The Leelanau General Plan - Functional View �l AFRAMEWORKFORFUTUREPOLICY services. The foundation for the future delivery of human services on the peninsula must be based upon valid baseline data and an understanding of specific human service needs. Services should be based upon clearly identified needs, and to this end detailed demographic profiles should be developed, needs identified, and services monitored according to both quality and trends in demand. The extent to which the private sector can deliver human services in a cost effective manner in coordination with public agencies should be continually evaluated and monitored and, where appropriate, encouraged. Privatization of services, along with the examination of alternative funding structures for services should be examined as the opportunity permits. The refinements to the peninsula's human service delivery system, in response to this base data, should direct special attention to the needs of children and the elderly. The peninsula's future largely rests with the health and vitality of its children. Yet, it is the peninsula's elderly who are the fastest growing segment of the population. The peninsula's human service delivery system should respond to the particular needs of these populations through collaborative programs. Similar efforts should be pursued in regard to services for drug abuse, domestic violence, mental health, early education, and other human services needs, including special programs for migrant workers. HUMAN SERVICES AND FACILITIES POLICIES AND ACTION STATEMENTS Special emphasis should be directed to the basic health and nutrition needs of the entire peninsula before other services can be effective and worthwhile. Affordable and convenient access to health and nutritional care must become paramount. Improvements to the peninsula's human services delivery system should be based upon increased interjurisdictional and inter-agency coordination and, more importantly, on collaboration. This collaboration should be particularly aimed at preventing unnecessary duplication of services and creating the most cost effective service delivery system. Other efforts should focus on periodic review and monitoring to identify unmet needs, and to finding the most appropriate organization(s) to address the need, as well as ways in which resources can be redirected to higher need The Leelanau General Plan - Functional V)'ew The following policies and action statements are intended to establish the blueprint for the General Plan recommendations for the future of the peninsula's human services and facilities. Map 11-2 PERCENT OF POPULATION AGE 65 & OVER Leelanau County, Michigan □ 6,1-11.2". lillfill 11 .21-1 4.0% ■ 14.0t-30.0¾ ■ 30.01-41,0¾ • N Human Services and Facilities Page 11 -3 �Issue: Duplication and/or gaps in human services and facilities. Policy: Action Statement: Action Statement: Action Statement: Stewardship of public resources dictates that the county and local governments and human service agencies should exert every possible effort to make sure that there is a reasonable match between the needs and services: i.e., services should be based on quantifiable needs. A demographic profile of the needs of citizens on the peninsula for human services and facilities should be made available to all human service organizations as a benchmark against which to develop, deliver, and monitor the effectiveness of their programs. Action Statement: Action Statement: An organized method of periodic review of all human service programs should be collabor;Hively implemented to ensure the most cost effective and comprehensive delivery of needed services. Any resources devoted to program areas designated as "over-met" should be redirected to service areas identified as "under-met. " Issue: Special needs of children. Policy: Action Statement: County and local governments recognize that children are the future of the county and should make every effort to see that their basic needs are met. Human Services and Facilities Page 11-4 A comprehensive identification of the special needs of children on the peninsula should be periodically conducted along with an assessment of available services and delivery systems in order to compare the special needs of children with services delivered. Those governments and other human services organizations on the peninsula which provide services to children should identify, review, and evaluate alternatives to best match needs and services to optimize use of resources. In considering the appropriate service mix, state guidelines should be considered along with a special emphasis placed on those initiatives which are preventative in nature, such as pre- and post-natal care, parenting skills, basic health and nutrition, teen pregnancy prevention. These initiatives will be the most cost-effective in the long-term. Issue: Special needs of the elderly. Policy: Provide human service programs, sponsored by Leelanau County, that will facilitate personal development and self-sufficiency of all county residents. Such programs should assist individuals to achieve their full potential and protect and enhance their personal health and enjoyment of life. The Leelanau General Plan - Functional View �T Action Statement: Action Statement: , Recognize the social and financial capability among county residents and support the Board of Social Services in identifying and assisting those in need to grow toward economic and social independence and dignity. Provide services that will permit senior citizens to remain in their own homes and to minimize their dependence on institutional care. Programs such as nutrition programs, homemaker aid, public transportation (BAT A), respite care and others are appropriate means for achieving this policy. requirements, such as senior citizen housing, can be projected and planned. Action Statement: Issue: The needs of physically challenged county citizens. Policy: Action Statement: Action Statement: Action Statement: Action Statement: Provide preventive services for the elderly, including but not limited to contact, physical facilities, and congregate meals. Seek the involvement of volunte~rs, community-based organizations and senior citizens themselves in mounting service and educational programs. Establish funding guidelines that consider state, county and local appropriations as well as fee and charitable gift revenues, recognizing that while initial county matching contributions may be appropriate, the responsibility for operational funding of senior citizen centers should remain at the local level. Develop a data base of clientele for senior citizen programs from which programmatic The Leelanau General Plan • Functional View Identify ways in which Leelanau County can become more attractive to senior citizens. Specifically investigate the feasibility of establishing an environment for "continuum of care" which responds realistically to the process of aging in providing the needed and desirable physical and service infrastructure. Action Statement: Issue: Special workers. Policy: Action Statement: Leelanau County should seek to minimize the barriers to economic and other selfsufficiency by physically challenged individuals to promote self-sufficiency by all appropriate means. Examine existing county programs and identify and eliminate barriers to access or use of such programs by physically challenged individuals. needs of migrant agricultural Recognition should be given that migrant workers are key members of the county's agricultural community and attention should be given to their needs during their annual residence in the county. A task force representing the Human Services and Facilities Page 11 -5 �[ major interests and organizations should be established to identify the special housing, health care and human service needs of migrants and the ways in which existing programs could be strengthened to cost-effectively meet those needs. Issue: Domestic violence prevention and shelter needs. Policy: Action Statement: Action Statement: Action Statement: Action Statement: Provide a range of mental health services which address the mental health needs of Leelanau County residents and coordinate programming with other state, county, and local agencies providing similar services or serving common clients. Policy: Action Statement: Every county citizen should have the right to a safe domestic environment. Conduct an annual review of the community mental health plan and ensure a reasonable relationship between the plan and the annual appropriations and needs for community mental health services on the peninsula. Information should be provided to county citizens as to where to find help in cases of domestic violence . Issue: Pre-school/headstart education • Programs for students of special needs (including gifted and talented). • Programs for minorities. County and local governments should advocate harsher measures be established by the state government for repeat sex and/or domestic violence • offenders. Policy: County and local governments should cooperate with various agencies to encourage provision of safe havens from domestic violence. It should be recognized that substance abuse prevention is also a very effective measure in prevention of domestic violence, and that county and local governments should support efforts to prevent substance abuse. Issue: Mental health services Humsn Services snd Fsci/ities Page 11-6 The county, local jurisdictions and school districts should support and encourage programs for preschool/headstart as well as programs which provide a good, basic education for low income, high-risk, minorities, and students requiring special needs (including gifted and talented children). Action Statement: Action Statement: The county, local jurisdictions and schools should seek out and utilize all available funds and facilities to provide such programs. More emphasis should be placed on educational programs which stress early education for those students of special needs. The Leelsnau Genersl Plsn - Functions/ View �7 Chapter 12 LAND USE As of 1993, the primary economic development activity on the peninsula is the construction of new single family homes. These are largely for seasonal occupancy and/or occupancy primarily by new county residents who work outside the peninsula. Large areas of land are being converted to residential use. The new businesses and other land use changes that will occur in response to this trend will have a dramatic impact on the character of the peninsula for decades to come. It will be up to coordinated action by county and local governments to guide this new development so as to mm1m1ze detrimental resource, safety, and visual impacts. Part One of this plan describes the basic strategy for achieving these goals. This chapter focuses on specific policies and action statements for addressing change on the Map 12-1 LAND USE / COVER Map 12-2 AG RI CULTURAL LANDS INTRODUCTION Land use change is inevitable on the Leelanau Peninsula. New homes, businesses, public buildings, mineral extraction operations, and agricultural operations (among other land uses) are likely and desirable. The issue is where, when, and what type of land use change will occur. Also, are the necessary public services that will be required adequately in place to meet the needs of new development? These basic growth management issues are fundamental to achieving the desired balance between economic development and environmental protection proposed by this plan. r-r,-r, 5MI • ~ 0 5MI 0 N l □ OPEN/ m;AGRICULTURE illIII] WETLAND ~ ~ FOREST ■ WATER BARREN URBAN The Leelanau General Plan - Functional View ■ ORCHARD ffl OTHER AGRICULTURE Land Use Page 12-1 �Leelanau Peninsula (See Working Papers #5 and 10 for more background information). Indiscriminate loss of natural resources will have a devastating impact upon a tourismbased economy. ISSUES The dramatic effects of land use on the character of the peninsula underscores the fundamental necessity that future land use and development patterns be purposely planned and guided rather than left to evolve by chance. Land Use Change Land use patterns dramatically shape the character of the Leelanau Peninsula and the quality of life it offers. Land use affects the character of the peninsula visually, financially, and environmentally. As land is developed, the appearance of the parcel, the surrounding vista, and the transportation corridor within which it is located, are altered. This alteration is most commonly one from a more natural state to a more urban or suburban appearance. As land is developed, natural resources associated with the development area are often lost or reduced in quality and/or quantity. As land is developed, the new use increases demands upon existing public services and infrastructure. The cumulative effect is often a rise in taxes to provide the necessary additional services and/or infrastructure. Once land is developed, it rarely reverts to a less intensive use and, where natural renewable resources are at stake such as prime farmland, the conversion is forever . . The primary economic development activity on the peninsula is the construction of new single family homes. The Leelanau Peninsula is particularly vulnerable to the potential negative impacts of land use changes and development. Poorly located development often stands out as a "sore thumb" in contrast to the peninsula's rural and scenic character. Taxes are already considered "too high" by area residents and, as previously discussed in Chapters 2 and 3, the cost for delivery of public services is already somewhat naturally higher than elsewhere due to the constraints brought about by the peninsula's geography. land Use Page 12-2 The dramatic effects of land use on the character of the peninsula underscores the fundamental necessity that future land use and development patterns be purposely planned and guided rather than left to evolve by chance. The Leelanau Peninsula can be generally described as a water wonderland with a landscape dominated by rolling terrain, crop and orchard farms, open spaces and woodlands. See Maps 1 2-1 and 12-2. The western half of the peninsula is dominated by woodland areas, inland lakes and associated wetland environments, and a small spattering of farms. The eastern half of the peninsula is dominated by farmland with intermixed woodland and wetlands. Within this patchwork of rural life rests a few settlement areas of more urban character, including the Villages of Suttons Bay, Northport, and Empire, and the small communities of Leland, Glen Arbor, Cedar, Maple City, Greilickville and the Grand Traverse Band Reservation Area. The Leelanau Peninsula land use pattern is a reflection of the competing land use demands placed upon its landscape. There is a wide range of population density. See Table 12-1. The peninsula has traditionally been dominated by vast areas of crop and specialty farming with equally vast areas of special natural resources, including woodlands, wetlands, shorelines, dunes, lakes, and hillsides. The growth of the tourism industry has challenged the integrity of the agricultural The Leelanau General Plan - Functional View �l and natural resource base of the peninsula. Not only has the tourism industry encroached upon the quantity and quality of these resources but the growth of the peninsula's population has complicated the effective protection of these resources. Further, population growth has led to increased conflicts between the peninsula's year-round land use needs and activity patterns and those of the tourism industry. The nature of this competition can be seen in its spoils as trends now leave evidence that a battle has been waging for some time with peninsulawide costs. The one time peninsula-wide pattern of large acreage farmland parcels has been replaced by extensive encroachment of small 5 or 10 acre parcels for residential purposes. Once this residential pattern is started, it fuels itself. Residential Sprawl/Development Pattern Possibly the most devastating impact of this battle has been the evolving pattern of sprawl and associated dispersed population . The one time peninsula-wide pattern of large acreage farmland parc~ls has been replaced by extensive encroachment of small 5 or 10 acre parcels for residential purposes . Once this residential pattern is started, it fuels itself. The encroachment of residential development Table 12-1 POPULATION PER SQUARE MILE 1940 - 1990 Leelanau 1940 1950 1960 1970 1980 1990 24.2 25.0 27.0 32.0 41 .0 48.0 Benzie Grand Traverse 24.7 26.0 25.0 27.0 34.8 38.9 50.4 62.0 73.0 85.0 117.8 139.0 drives nearby farmland property assessments higher and increased property taxes shortly follow. The farmer is faced with a rising property tax bill without the benefit of increased agricultural income to offset the disparity. Ultimately, the farmer is pressured into selling off small lot splits from his original acreage to increase his income, thereby offsetting the rising taxes. Once started, this sprawl cycle increases in intensity and rate. See Figure 2-2. The resulting pattern of encroaching residential development fragments farmland and other resource acreage. The smaller farmland parcel is less economically viable. The smaller the acreage of other natural resources, such as woodlands, the less valuable they become as habitat for wildlife, as elements of peninsula rural character, or as income generators for managed timber operations . With the loss of the farmland and other natural peninsula resources goes an element of the peninsula's history, as well as its natural and cultural uniqueness. The traditional large lot zoning scheme (a minimum Jot size of 10 acres or less}, often employed to protect agricultural lands, has failed miserably across the nation. Yet it is widely practiced throughout the county. The traditional large lot zoning scheme (a minimum lot size of 1 0 acres or less), often employed to protect agricultural lands, has failed miserably across the nation . Yet it is widely practiced throughout the county. More often than not, ten-acre parcels are created for the sole purpose of establishing a residence. The result is that one (or two) acres of the tenacre lot are used for a house and yard and the remaining eight acres is left idle. The net result is a loss of ten acres of rime farmland (or woodland, or mineral resources). The cumulative impact on productive resource land is affected, though it does protect a certain amount of wildlife. See Figure 12-1 and 12-2. Source: Decennial Census The Leelanau General Plan - Functional View Land Use Page 12-3 �Figure 12-2 1 SECTION, SECOND DIVISION 4 PARCELS FROM EACH TEN ACRE PARCEL Figure 12-1 1 SECTION, FIRST DIVISION INTO TEN ACRE PARCELS .,...,_ --- -- ---c:.r,,- -- J J J l l I ..... - -- .......... -__ ..... - r"- -- IL ~ ,_ I - - - '"" - '"" .._ = - I I I ,- - I I I I ii -c:.r,,- I - -n -- I I rr==; - - I I I n ,.._ ~- ,__ -- I I -- I c:.r,,- '"- I I I 1· I I I I I I I The resultant lot pattern dramatically • increases the cost of public services and emergency response times, as increased amounts of infrastructure need to be constructed and maintained, and greater distances have to be traveled to address the needs of relatively few. from the visual experience one has as he or she moves through the community along its roadway corridors. The experience is dramatically reshaped when the visual foreground is dominated by strip residential development. Also, this lot pattern has greatly contributed to the demise of the peninsula's rural character. When developed, these individual lot splits are often characterized by residences lined up along the county road frontage. Not only does this development pattern conflict with the safe and efficient movement of traffic due to increased driveway access points and turning patterns, but views of the rural landscape are effectively hidden and replaced with homes, front yards, garages, mailboxes, and driveways. The sense of rural character within a community is largely derived Not only does this development pattern conflict with the safe and efficient movement of traffic due to increased driveway access points and turning patterns, but views of the rural landscape are effectively hidden and replaced with homes, front yards, garages, mailboxes, and driveways. Land Use Page 12-4 Though this pattern of development has been debilitating to the character of the peninsula, the symptoms of the past struggle The Leelanau General Plan - Functional View �7 show up elsewhere as well. Increased environmental degradation has become evident as more and more residential development has occurred along the peripheries of and within the peninsula's natural resource areas. This is particularly evident along shoreline areas and hillsides and in some wetlands. Commercial and Industrial Development Similarly, commercial development has occurred in locations previously dominated by open spaces and a strong pastoral setting. Though the peninsula's principal commercial development is located within village areas, it has begun to encroach into the more rural settings. This disrupts the resource value of surrounding lands and serves as a magnet drawing other nonresidential uses. This spot commercial development can be seen along principal roadway corridors as well as within some of the more interior areas of the peninsula. In a few cases, development was for industrial land uses. This encroachment has the effect of reducing the sense of rural character, increasing the fragmentation of valuable natural resources, increasing traffic demands and hazards along roadways, and generally disrupting the traditional land use pattern which had pre.viously been supportive of its agricultural, open space, and natural resource foundation. It also is in areas not easily provided with public services. Weak County and Local Planning Programs The above conditions and trends have largely been a result of historically weak land use planning and zoning program throughout. Four of the 14 local municipalities have not formally adopted comprehensive or master plans. Those plans that have been adopted by other municipalities are ohen characterized by: 1) weak planning processes, whereby the general public had minimal effective input into the preparation of the plan; 2) limited mapping of local conditions, thereby increasing the complexity of analyzing critical local trends and conditions upon which recommendations can The Leelanau General Plan - Functional View be made; 3) counterproductive policies regarding long term agricultural. open space, and natural resource preservation; 4) the absence of policies or regulations regarding the preservation of sensitive natural resources; and 5) the inclusion of policies which generally result in the loss of the peninsula's rural and historic character through encouragement of a dispersed development pattern. The above conditions and trends have largely been a result of an historically weak land use planning and zoning program throughout the peninsula. Accordingly, locally adopted plans (including the prior county plan and zoning ordinance) have accommodated development while doing little in the way of managing growth on the peninsula. See Table 12-2. While some of the locally adopted plans provide direction in the type and location of future land uses, none of the locally adopted plans address the appropriate rate and timing of new development, adequacy of public services at the time new development becomes operational, or the total amount of appropriate new development. Locally adopted plans have accommodated development while doing little in the way of managing growth on the peninsula. Weak County and Local Zoning Programs Thanks to being left to a peaceful rural existence for so long, the vast majority of the peninsula is zoned into agricultural districts, but the predominant minimum lot size in these agricultural districts is now three acres or less. See Map 12-3. This zoning scheme provides little in the way of effective farmland protection. Few of the local zoning ordinances incorporate special development techniques lend Use Page 12-5 �Table 12-2 LOCAL PLAN COMPONENTS I AdoptiOD/ Major Update Tic Between P ■ a and Zonia& Ordio.aace/ Basi,ia LAw Lcllod Villlcc o( Northport Soloo TOW1"bip Suttoos Bay Towosbip TOWDJbip Su1t0tu Bay N/A 1990 1993 1987 1993 1992 1988 Fair or Pair or N/A Weak Fair or Bdt,cr Fair or Better Weak Betcr:r Bctlr:r Bet•r N/A Public Hearin& N/A Fair or Better Fair or Better Weak N/A Fair or Bcucr Weak N/A We.at N/A Ccalcf'Ytllc ClcYd1ad Elmwood Empi~ Villlcc of Oleo Art.or K&uoa Township T ownsh ip Township Township Township Empire Towosbip Towmbip 1978 1979 198S 1976 1993 1990 1987 Weak Fair or Bctttr Weak. I Vllllcc ol Lcd101u Township Bia&h•m I Fair or Weak I Weak Better Fair or I I Community lapul Public Hearin& Public Surv•y& Public Surv.y & Hearin& Pub.Hearin& Hearing Pub.Hearin& Publ ic Hearin& Surv<y & Pub.Hearin& Ooals and Fair or St.lier Fair or Bcuu Fair or Better Fair or Better Fair or Bc:ucr Pair or Weak Fair or Pair or Fair or Better Bctrer fair or Bcttu Fair or Objecti-..cs Suppo<tiDc/ Tc,bnical Data Beller Bctlc:r Survey A Survey & Surv<y & Pub.Hearin& Pub.Hearin& Pub.Hearin& Public Public Hearin& Heariac fair or Fair or Fair or Setler B<llcr &tier Weak Wcat Weak Weak Wcat Weak Weak. Wut fair or Bctltr Fair or Better Fair or Bcncr Fair or Better Fair or Bctltr Pair or Bctlier Pair or Weak Weak Weak Fair or Pair or Daia Weak Wcat Wcat Betll:r lktttr Fair or Bc111c:r Laod Ute by Type Policies Weak Weak Weak Weak Pair or Beller Weak Better Laod Uoc by Locatioo Polic.iu Fair or Bc11tr Fair or Bcnc:r Fair or Better Bct1er N/A Pair or Better Fair or Bcttt:r Fair or Bctlt:r Fair or Bctller Pair or Better Fair or Weak Fair or Bct1er Fair or Weak Policies Weak Weak Weat No Weak Weak Weak N/A No Weak Weak No Weak. No Timi01 of Dcwlopmcct Polictcs Weak Wcat Weak No Weak Wu.k Weak N/A No Weak Wuk No Weak No To<al S.op< ol Dcwlopmcot Policies Weak Weak Weak No Weak Wcat Weak NIA No Weak Wcat. W<at Wut No Mapp<d Better Fair or S.t"r Betltr Rallt o( Dcwlopmcnt which are geared toward effective resource protection and that are specifically provided for in the state zoning enabling acts. See Table 12-3. These techniques include: 1) approval of special land uses within a particular district provided they undergo a special review procedure and meet special and more stringent standards than otherwise applied to "uses by right"; 2) the submittal of project site plans for review and approval prior to the establishment of the development in question; and 3) "planned unit development" regulations which encourage resource and open space preservation opportunities through more flexible land use and site development than is normally permitted by traditional district standards. Land Use Page 12-6 The extreme variability among local zoning ordinances on the peninsula acts to artificially fragment the peninsula and upsets the geographic and visual wholeness which typifies the peninsula and its local municipalities. Perhaps the problems with the peninsula's planning and zoning programs are best illustrated by the fact that the locally adopted plans and zoning ordinances do far more to encourage uncontrolled growth and development than to constructively shape and guide the growth. For example, if all lands within the county were developed according to "by right" standards as stipulated in the respective zoning ordinances of the peninsula's The Leelanau General Plan - Functional View �T municipalities as of 1989, the resulting "buildout" population for the peninsula would increase from its 1990 population of 16,527 to nearly 285,000! This figure takes into consideration that some lands are not developable (wetlands, etc.) and/or need to be set aside for right-of-way purposes. See Table 1 2-4. While it is unreasonable to assume development of this magnitude will happen anytime soon, if ever, it is indicative of the permissiveness of local zoning regulations. Not only are the local zoning ordinances characterized by a lack of adequate land use and growth management controls, but extreme variability among local zoning ordinances acts to artificially fragment the peninsula and upsets the geographic and visual wholeness which typifies the peninsula and its local municipalities. Unnecessarily inconsistent standards encourage fragmented and disjointed development patterns, and establish inappropriate or unplanned growth areas due to Map 12-3 PENINSULA-WIDE ZONING PATTERN market driven forces. Perhaps the problems with the peninsula's planning and zoning programs are best illustrated by the fact that the locally adopted plans and zoning ordinances do far more to encourage uncontrolled and rampant growth and development than to constructively shape and guide the growth. For example, if all lands within the peninsula were developed according to "by right" standards as stipulated in the respective zoning ordinances of the peninsula's municipalities, the resulting "buildout" population for the peninsula would increase from its 1990 population of 16,527 to nearly 285,000! These problems, while characteristic of local plans and zoning ordinances, also apply equally to the previous county plan and zoning ordinance. The population of the peninsula is expected to increase by nearly 100% by the year 2020. ri--n-n 0 5MI Lack of Subdivision Regulations • The lack of common peninsula-wide lot split or subdivision ordinances further documents the peninsula's limited effectiveness at managing land divisions and development. The lack of such ordinances provides opportunities for inappropriately shaped lots, unbuildable lots, lots with inadequate drainage and other public services, lots without adequate access, lots which unnecessarily fragment important resource areas, and other undesirable conditions. Many examples can be found around the peninsula. (See examples on the following pages). ZONING DISTRICTS □ AGRICULTURAL ~ RESIDENTIAL ■ COMMERCIAL/ INDUSTRIAL ~ RECREATIONAL/ E3 GOVERNMENTAL ffl EXTRACTIVE The Leelanau General Plan - Functional View Cumulative Impacts of Current Trends Current trends have been destructive to the peninsula and the costs associated with past Land Use Page 12-7 �r Table 12-3 1989 LOCAL LAND AREA BY ZONING CLASSIFICATION (IN ACRES) Bingham Centerville Cleveland Elmwood Twp. Twp. Twp. Twp. Empire Empire Glen Twp . Village Arbor Kasson Leelanau Leland Twp. Twp. Twp . Northport Solon Suttons Suttons Village Twp. Two . Aariculture Bay Bay Two. 1 Villaae 12963 16 188 9 115 9 096 10009 0 1 165 20 082 21,414 13,693 0 0 0 0 230 0 53 0 0 0 0 0 0 0 63 0 1,207 873 3,460 70 160 698 0 0 1,199 347 193 1193 275 2,189 0 998 0 1,756 0 831 224 0 0 522 0 0 63 0 83 0 0 0 0 798 0 2546 0 0 0 0 0 0 0 0 0 0 0 0 0 359 0 0 0 0 0 122 4 170 216 501 224 70 45 2 33 89 83 25 52 n 0 236 839 182 1,062 34 281 829 173 0 22 65 0 0 43 0 0 0 0 0 0 170 81 41 0 0 0 Suttons Suttons Residential, .25 19 850 15 101 0 acre lots or less Residential . .26 ~o .50 acre lots Residential, .51 to 1.00 acre lots Residential, 1.01 to 2.00 acre lots Residential, 2.01 acre or areater lots General Commercial Resort/ Recreation Commercial Industrial 1. Based on the County Zoning Ordinance then in effect in the Township. 2. This figure does not include the approximately 1,248 acres zoned for extractive land uses. Source: Leelanau County Planning Department • Table 12-4 1989 BUILDOUT ANALYSIS Buildout Analysis Bingham Centerville Twp. Twp . Cleveland Twp. Elmwood Empire Twp. Twp. Empire Village Glen Ar- Kasson Leelanau bor Twp . Twp . Leland Northport Solon Twp . Village Twp. Twp. 1990 Bay Bay Twp . Village 2,051 836 783 3,427 858 355 644 1,135 1,694 1,642 605 1,268 2,150 561 18,793 29,919 16,533 65,592 1 14,702 1,664 10,421 22,603 7,576 42, 257 2,202 11 ,344 37,275 2,507 Population Buildout Population 1. This figure takes into account a 1992 amendment which increased the minimum lot area in the Agricultural District from 12,500 square feet to 1 acre. land Use Page 12-8 The Leelanau General Plan - Functional View �T growth and development of the peninsula will continue to increase if current trends continue. The population of the peninsula is expected to increase by nearly 100% by the year 2020. If current trends continue, this population increase will show itself through a far more accelerated rate of sprawl, land and resource fragmentation, consumption of agricultural lands, disturbance of natural resource areas, degradation and destruction of sensitive resource areas, and traffic problems. Accompanying this trend will be the continued loss of the peninsula's rural character as rural roadway corridors evolve into linear urban forms with strip residential development and screening of those rural qualities previously visible from the road. With the incremental loss of rural character, the area tourism industry may well suffer as the attraction drops off. Each local plan should specify substantive policies addressing the issues of growth according to type, location, rate and timing, total amount, and the provision of public services to meet project needs prior to new development becoming operational. A sprawl development pattern on the peninsula will generate an increasing level of local unrest regarding present conditions and what the future may hold. Local planning and zoning programs will have an increasingly difficult time providing guidance in addressing pressing issues and the public will become increasingly vocal if competing land use demands are not provided with the foundation or direction for successful coexistence. A FRAMEWORK FOR FUTURE POLICY The Leelanau General Plan calls for a major shift in the peninsula's "mode of operation" regarding planning and zoning. The plan calls for a far more aggressive initiative in providing The Leelanau General Plan - Functional View both the county and its local municipalities with the capabilities for effectively guiding the future land use pattern and achieving the future vision desired in this plan. The local plans of municipalities should include policies regarding the planned future land use pattern and public services delivery program which support comparable policies of the Leelanau General Plan. This plan recognizes that a degree of uniqueness is desirable to be maintained among local municipalities and that there should be a corresponding degree of flexibility between a local plan and the peninsula-wide plan. However, flexibility should not weaken the foundation of mutual concern in the General Plan or otherwise fundamentally diverge from what is considered most appropriate for the peninsula as a whole. In addition, each local plan should specify substantive policies addressing the issues of growth according to type, location, rate and timing, total amount, and the provision of public services to meet project needs prior to new development becoming operational. Local plans should be property specific while the county plan will be area specific. An adopted local plan that is compatible with the county plan could, if desired, be ratified as a part of the county plan (See Part Three). Agriculture, forest land and open space protection should play a leading role within the planned future land use pattern of each local Township. To this end, farmland and forest land which is considered economically viable on a long term basis and worthy of protection should be identified. Parcel size and soil suitability should be key determinants in this identification. Once identified, model ordinances could be created to establish a regulatory program aimed at effective long term agricultural and forest land protection. The premise of these model regulations should be the prevention of land fragmentation where prime renewable resources exist. These efforts should be accompanied by support for the current "rightto-farm" legislation and for new state Land Use Page 12-9 �legislation permitting the use of transfer and purchase of development rights. Such a program would prevent land fragmentation, while at the same time providing farmers the opportunity to increase their income, by selling the development rights of their farmland property to landowners in more populated or urbanized areas of the peninsula. The peninsula municipalities could push for a coordinated peninsula-wide TOR programs once state authority is in place . The county should assist in the development of any TOR or POR program . Local plans and zoning ordinances would provide for adequate buffers between residential and resource areas, based upon uniform peninsula-wide standards, to better ensure the resources. long term viability of these Equally proactive measures can be taken to preserve the peninsula's other open spaces . A flexible model open space zoning ordinance can be prepared to provide more effective means of preserving open spaces than the traditional large lot zoning approach. The model language should provide for residential development, while at the same time, preserving important open spaces and minimizing the visual impact of the new residential development. Permitted development would be directed toward those open spaces not characterized by prime farmland soils. Open space zoning can be applied only to those areas where the • Condominium housing units. land Use Page 12- 10 The Leelanau General Plan - Functional View �1 preservation of renewable resources is not the principal intent. For renewable resources, preservation programs should be used instead. Subdivision and lot split regulations should be employed by all municipalities to further protect large parcels from premature conversion and to assure that adequate access is provided. These should be based upon a model uniform procedure peninsula-wide. At the heart of open space, farmland, and forest land protection programs would be a research and education initiative to protect valuable productive lands. This would include identifying effective resource management techniques, clarifying the destructive pattern of large lot zoning, and explaining the benefits of open space zoning . Residential development, in assoc1at1on with open spaces or otherwise, would be based upon efficient and economical use of land and the protection of renewable resources . Development patterns should reflect opportunities for varied housing types and lot sizes. To this end, local plans and zoning ordinances should be updated to reflect the average development densities proposed by this plan while still rec.ognizing and responding to particular local conditions. Local average development densities should reflect the peninsula-wide planned future land use pattern regarding existing village areas, new settlement areas, and resource protection areas. Future residential development would include the special housing needs of special populations, such as young families, the elderly, and those with low incomes. The extent of these and other special populations on the peninsula should be identified and alternative techniques established for local programs to address these needs. In no case should commercial or industrial development be allowed to occur where adequate public facilities are not in place to meet the immediate needs of such development. Such policies can be clearly stated within local plans The Leelanau General Plan - Functional View and carried forward into local zoning ordinances. Particular attention should be given to new proposed resort developments. Resorts are commercial in nature and generate impacts beyond the immediate municipality. Accordingly, such projects should be reviewed on a multi-jurisdiction basis including the municipality in question, adjoining municipalities, and county agencies. Special consideration would be given to providing affordable housing opportunities in close proximity and/or in association with full service commercial centers including cultural, child care, and employment opportunities. Strip residential development can be very strongly discouraged through local land use plans and regulations that encourage a more compact and less destructive settlement pattern . Potentials for such developments can be identified early through model project review procedures . The Grand Traverse Bay Region Development Guidebook is a useful guide to more appropriate site designs. The same considerations equally apply to strip commercial development. Where new commercial development cannot be incorporated into the peninsula's existing village centers, new small compact centers should be provided consistent with local zoning regulations. Public service districts are proposed in Part One as a key element of the plan implementation strategy. They are intended to identify the future limits of public services, and associated urban development, within a specified time period. Thus, a "village" services district, or similarly named district, would identify the bounds within which a local municipality intended to introduce new or expanded public services to support a village development pattern. On the other extreme, a "rural" services district would identify the bounds within which no substantial introduction or expansion of public services would occur and within which the continuation of the existing rural character is planned. A "partial" or "limited" services district could Land Use Page 12- 11 �provide for a level of public services somewhere between the village and rural services districts. The determination of the service district boundaries would be critically linked to the planned future land use pattern in the municipality and peninsula. The implementation of service districts better ensures that the peninsula and its local municipalities will have a compact development pattern and managed growth rates. The implementation of the service districts also enables municipalities to more effectively plan and prioritize capital improvements, as well as to minimize unnecessary public service cost. Implementation of the service districts will ultimately need to be rooted in the master plans adopted by the local municipalities of the peninsula. These plans should identify the boundaries of each service district, the planned future land use pattern within each district, the intended levels of public services planned for each district, the basis for the locations of each district, and conditions whereby changes to the district boundaries would be appropriate. Local plans and regulations should be enhanced to provide for increased protection of the peninsula's special resources. Land use demands placed upon inland lakes would be minimized through adoption of keyhole SugBr LoBf Resort during ski seBson. Land Use PBge 12-12 The Leelanau General Plan - Functional View �7 regulations. Extraction of the minerals should be based upon local plans and regulations which provide for the protection of priority sand and gravel resources and the surrounding environments and the reclamation of extraction sites. Action Statement: To support this proactive approach to future land use across the peninsula, the county should provide technical and other assistance to municipalities working with the Leelanau General Plan. This is especially true where legal challenges are initiated. Similarly, the county should assist local municipalities in the development of local regulations based upon previously prepared peninsula model regulations. Continuity in implementation of local plans and regulations would be achieved through the training of new planning commissioners, zoning board of appeals, township board and village council members. The basis of the Leelanau General Plan and the role that each official position can play in its implementation should be included in the training program. Action Statement: LAND USE POLICIES AND ACTION STATEMENTS Action Statement: • The following policies and action statements are intended to establish the blueprint for the General Plan's vision for future land use on the peninsula. Issue: Agricultural and forest land protection • Protecting the economic viability of farming. • Allowing farmers to capture the development value of farmland without creating scattered suburban developments which cannot be serviced economically. Policy: Working together, the county and local governments should initiate proactive measures to protect farm and forest land. The Leelanau General Plan - Functional View Action Statement: Identify, with the support of farm groups, the Soil Conservation Service and local governments, those farm areas most likely to remain economically viable for renewable resource management (contiguous land units at least 40 acres in size with prime farm, orchard, and forest soils) and those areas most threatened with conversion to other uses. Create model ordinances to prevent land fragmentation of renewable resource lands and conversion to non-farm or nonforested activities. In particular, these model ordinances would include, but not be limited to farmland protection zoning regulations and open space zoning regulations . Support efforts to enact new legislation permitting the use of transfer and purchase of development rights for the purpose of establishing a peninsula-wide TDR (transfer of development rights) program that protects renewable resource lands by transferring development rights into adjoining existing villages or new settlements . Encourage the establishment and maintenance of a TDR and/or PDR (purchase of development rights) program for threatened farm and/or forest lands on the peninsula. land Use Page 12- 13 �r Action Statement: Action Statement: Action Statement: Action Statement land Use Page 12-14 Work together with the assistance of the county in taking prudent measures to ensure the necessary supporting facilities for economically viable agricultural and/or forest management activities are in place, including but not limited to: • processing plants • migrant housing • farm implement dealers • fertilizer pesticide dealers • integrated pest management as an alternative to intensive chemical use • disposal facilities for agricultural wastes • small-tract forest management assistance . Adopt coordinated zoning provisions which provide adequate buffers between agricultural and adjacent land uses to protect the future viability .of the farmlands. educate the public about the consequences of building in an agricultural area. Issue: Current large lot zoning practices are ineffective in protecting important open spaces. Newer techniques such as cluster housing/open space zoning aren't being used. • Open space zoning is an effective tool to protect open space while still allowing planned development in rural areas • Open space zoning can prevent unplanned fragmentation of farm and forest lands • Open space zoning can result in protection of sensitive environments • Open space zoning can help protect future options. Policy: Encourage adoption of coordinated local open space zoning or similar regulations by all townships and villages in the county. Action Statement: Promote enforcement of current right-to-farm legislation for farmers engaged in typical farm practices as defined by the State Department of Agriculture. Support on-going research and public/farmer education to preserve valuable productive lands. Encourage and support the efforts of the U.S. Department of Agriculture (SCS and ASCS) and the MSU Cooperative Extension Service to assist local farmers with contemporary resource management techniques and to Action Statement: The county and appropriate local organizations should initiate an education program targeted to the general public, landowners, developers and other interested parties (realtors, bankers, etc.) to illustrate problems with existing large lot zoning practices and the values and benefits of open space zoning. The county should develop a flexible model open space zoning ordinance based on wide input from local governments and property owners that supplements existing large lot zoning districts as the principal means of residential development outside of villages. Open space zoning should not be encouraged in areas where The lee'8nau General Plan - Functional View �more exclusive techniques better designed to protect sensitive environments, prime farm or forest lands could be used. Action Statement Non-prime resource lands should be encouraged by local zoning to be used for new development wherever feasible (inside of prime farm or prime forestland) as long as sensitive environments (such as wetlands, dunes and floodplains) are protected. Issue: Establishing appropriate residential development patterns and average densities. Policy: Residential development patterns throughout the peninsula should reflect economical and efficient use of land and be especially mindful of the value of protecting renewable resource lands from premature conversion or land fragmentation. In particular, development patterns should be consistent with the need for a variety of housing types and lot sizes and consistent with existing average densities of development when in villages. It should also avoid conversion of prime and unique farmland and where non-prime land is not available, incorporate new homes as part of an open space zoning development. The "Village Sampler" development in Glen Arbor. The Leelanau General Plan - Functional View Land Use Page 12- 15 �r Action Statement: Action Statement: Action Statement: Local comprehensive plans and zoning ordinances should be updated to reflect the average densities proposed in this General Plan for the peninsula. Local units of government should apply the average densities proposed in this plan through appropriate refinement in local comprehensive plans, zoning and subdivision regulations that are particular to existing local and/or site specific conditions and which are sensitive to opportunities that will benefit all peninsula dwellers and/or visitors . Land Use Page 12- 16 Action Statement: Action Statement: Local governments throughout the county should be encouraged to adopt plans and regulations which discourage (or better, prohibit) strip commercial development and spot zoning practices. Model procedures to objectively review proposed development so as to identify and prevent strip and spot development should be developed and promoted by the county Planning Commission. Action The County Planning Commission, with the assistance of the local governments in the county, should establish model land development standards to achieve the average densities proposed in this plan. In particular, special attention should be given to establishment of zoning standards to continue traditional village development patterns when villages are enlarged or if new village settlements are created. Issue: Discourage the creation and/or expansion of strip commercial and residential development as well as spot zoning practices. Policy: Approval of isolated commercial developments is inconsistent with rural planning. Strip commercial and residential development should be discouraged through local land use plans and regulations that instead promote compact and cluster development patterns. Statement: Action Statement: Action Statement: Access control regulations in the Grand Traverse Bay Region Development Guidebook should be widely promoted by the County Planning Commission for use throughout the county as a tool to better control access in emerging commercial areas and prevent the spread of a strip commercial pattern. Existing commercial centers should be supported by flexible zoning practices that encourage flexibility and retention of existing businesses as well as adaptive reuse of existing buildings . New commercial development that cannot be accommodated in existing village centers should be encouraged by local zoning to locate in small commercial centers surrounded by residential areas rather than in The Leelanau General Plan - Functional View �strip malls or other forms of strip commercial development. prepare model site condominium, subdivision and lot split regulations and promote their uniform adoption throughout the county. Model regulations should consider the rural and village character of most of the county and not inappropriately incorporate urban standards except where development is urban (as in southeast Elmwood Township). Issue: Mix of residential types to ensure adequate affordable housing. Policy: Action Statement: Action Statement: In preparing plans and development regulations, local governments should provide for the growing housing needs of special populations (particularly young families and the elderly). Action Statement: The county should assist local governments in identifying the housing needs of special populations (such as the elderly, infirm, migrants, young families and low income families) and encourage the private sector to meet those needs. The county should identify alternative techniques {and where necessary, prepare model ordinan~es) for local initiatives to meet the needs for affordable housing in the county. Issue: Type, amount and location of commercial and industrial development. Policy: Issue: Negative impacts of land fragmentation and uncoordinated subdivision and site condominium regulation. Policy: Action Statement: Local governments should adopt and implement site condominium, subdivision and lot split regulations to prevent premature conversion of large parcels and to ensure adequate access. The county, in conjunction with local governments, should The Leelanau General Plan - Functional View A plat and condominium review committee should be established at the initiative of the county Planning Commission to review all plats and condominium projects proposed in the county. Representation of appropriate organizations should be provided for as illustrated by similar committees in Grand Traverse and Manistee Counties. Action Statement: New commercial and industrial development should occur only in planned locations with a "Class A" road (or equivalent) and other adequate public facilities and in the amount necessary to meet immediate as opposed to speculative population needs. Local comprehensive land use plans and zoning regulations should focus new commercial and industrial development in existing villages or existing commercial service centers except where careful planning has identified the need for and Land Use Page 12-17 �r services necessary for the average development densities established by the Leelanau General Plan and implemented by local plans and zoning regulations. public benefits of locating new commercial or industrial facilities elsewhere (see policies in Economic Development section). Action Statement: New resort development should be considered a commercial use of land that has impacts of greater than local concern. As such, approvals for new resort development should be reviewed and evaluated by adjoining local governments and county agencies prior to a decision by the local government having the development approval authority. Issue: Need to establish public service districts to guide future growth. Policy: Village, partial and rural service districts should be established for sewer, water, and roads to prevent sprawl and to economically provide only the Action Statement: Action Statement: Local comprehensive land use plans, local zoning regulations, and both local and county public facility decisions should reflect conformance with the village, partial, and rural service districts established in this Leelanau General Plan (see action statements which follow). Village service districts are established in this plan to identify the future extent of public services for new sewers, water, and roads within the next twenty years in those areas abutting existing villages in the • Strip commercial development along Traverse Hwy. (M-72) in southern Leelanau County. Land Use Page 12- 18 The Leelanau General Plan - Funcdonal View �county. An urban service area should be designated in that urban portion of southeast Elmwood Township abutting Traverse City. Action Statement: Action Statement: Special areas in the county, such as around an existing inland lake, that may benefit from some limited public service, such as a sewer system to solve a water quality problem, may be established as a partial services district. Such service areas should not be developed or designed so as to accommodate more intensive future development unless redesignated as a village service district. Where less capital intensive solutions are possible (such as a septic tank maintenance program) they should be used. The portion of the county not in an urban service district, a village .service district or a partial service district, should be in a rural service district. Public services to be available to properties in rural services districts during the next twenty years are not expected to be significantly different than they are in 1993. uses to m1rnm1ze the nuisanc,e impacts of one use upon the other. Action Statement: Action Statement: Action Statement: Policy: Local comprehensive land use plans and development regulations should include buffer standards between residential land uses and agricultural, commercial or industrial land The Leelanau General Plan - Functional View Educational materials should be developed and distributed to promote wide understanding and application of the buffer standards. The land developer should be asked to provide the buffer, not the adjoining farmer or other landowner. Issue: Private lands contiguous to Sleeping Bear Dunes National Lakeshore, the Leelanau State Park, and the Pere Marquette State Forest. Issue: Buffers between residential land uses and farms and between residential and commercial/industrial land uses. Policy: The county , with the assistance of local governments should establish appropriate buffer standards between land uses and promote common use of these standards throughout the peninsula. The Grand Traverse Bay Region Development Guidebook should be used as a basis for the creation of standards for landscaping, buffering , screening and separation distances between incompatible land use activities. Action Statement: Low density compatible uses should be encouraged by the creation of flexible zoning and incentive programs for private landowners who commit their land to uses which enhance the scenic resources and the public investment in parks. Create incentive which have the programs effect of land Use Page 12- 19 �r decreasing residential density on appropriate land adjacent to public parks. Acquisition of conservation easements could be used as the preferred method for preserving scenic land in private ownership near the parks. Action Statement: Local plans and zoning ordinances should recognize the importance of preserving scenic open space near parks. Local government units may create ordinances which encourage low density and/or clustered development and quality commercial development in villages adjacent to parks. Such zoning should be compatible with incentive programs to preserve land and should include site plan review provisions for new development near existing parks. Issue: Inland lake management. Policy: Action Statement: land Use Page 12-20 • Action Statement: Issue: Mineral extraction operations. Policy: Economically viable sand and gravel resources should be identified and protected from surface conversion to other uses prior to initiation of extraction activities. Extraction should always be based on an approved reclamation plan which focusses on the future land use after extraction activities are complete. Action Statement: Regulations to protect inland lakes from the effects of keyholing should be established and implemented. The county, in conjunction with local governments and lake associations should establish model keyhole regulations that recognize the unique characteristics of the lakes in the county and the benefits of uniform regulations when a lake is surrounded by more than one jurisdiction. Keyhole regulations should recognize the importance and legitimacy of public access to inland lakes and not work to thwart efforts to increase public access promoted by other policies in this plan. Different types of public access can be provided for (e.g., for recreation, or for fire trucks to draw water in an emergency}. Action Statement: Action Statement: T h e C o u n t y PI a n n i n g Department should identify and classify sand and gravel resources and the anticipated future demand for such resources. Local governments should include protection of priority sand and gravel resources in local comprehensive land use plans and zoning regulations. The county, in conjunction with local governments, should prepare model sand and gravel regulations which aim to protect the environment, and require reclamation for an approved future land use, prior to digging the first shovel into the ground. The Leelanau General Plan - Functional View �Action Statement: Action Statement: Local governments should adopt and implement model sand and gravel regulations. An education program for sand and gravel operators should be initiated to facilitate operator planning and reclamation management. Issue: Legal support for defense development regulations. Policy: of local Where local governments in the county have developed local regulations consistent with a model prepared and promoted by the county, the county should provide legal assistance in the defense of any legitimate challenge to those regulations. Action Statement: Action Statement: The county prosecutor's office (or other expert qualified legal counsel) should provide legal assistance in the development of any model ordinance language promoted by this plan. Any community facing a legal challenge to a regulation consistent with an approved model should be eligible to receive assistance from or through the county prosecutor's office in defense of its regulation or regulatory action. Issue: The implementation of land use plans and regulations is the responsibility of local commissions and boards, and these are subject to high turnover. Sleeping Bear Dunes National lakeshore headquarters in Empire . The Leelanau General Plan - Functional View land Use Page 12-21 �r Policy: Action Statement: I I Training programs which, a) outline the purpose and goals of the Leelanau General Plan, b) describe the responsibilities of local Commission and Board members and, c) provide case studies of various zoning issues that demonstrate the need for objectivity and consistency in decision making, should be conducted/coordinated periodically by the county. The County Planning Department should administer the creation and presentation of such training programs. A frequency for presentation should be determined through consultation with the local units of government. Issue: Adequate housing for all. Policy: The Leelanau Peninsula should contain an adequate distribution and mix of housing to enable each resident to secure safe, adequate housing at an affordable price. Action Statement: Action Statement: Sufficient residential units of the small lot, single family, detached, attached, or multifamily type should be developed so that the mix of housing units on the peninsula will facilitate provision of affordable units to all county residents. The c ount y an d Ioc aI government should support expansion of 1rnt1at1ves for congregate housing • A gravel extraction operation in Kasson Township . Land Use Page 12-22 The Leelanau General Plan - Functional View �recreational, child care and public safety elements in design. arrangements throughout the peninsula for elderly and other special needs populations. Action Statement: Action Statement: Action Statement: Zoning and other land use control regulations should be reviewed to assure opportunities to encourage additional affordable housing options through increased flexibility, especially where the need is the greatest. Research should be initiated for ways of reducing development costs for all housing, including affordable housing through a review of the development approval process, and development of regulation and code standards. Action Statement: Policy: Policy: Action Statement: Action Statement: Action Statement: Action Statement: a peninsula-wide Housing Task Force to coordinate housing development policy and programs. Investigate special populations and associated housing needs in the peninsula (e.g., handicapped, seniors, single parent households). Explore model local zoning approaches to permit accessory apartments and/or temporary accessory housing pursuant to adopted standards. Issue: Protection of solar and wind access rights and promotion of energy conserving technology. Issue: There is a lack of diversified, affordable housing in the peninsula preventing workers from living near where they work. . Develop Utilize U.S Housing and Urban Development, Michigan State Housing Authority and other related housing programs for technical and financial assistance. Action Statement: Develop strategies to promote energy conservation as a part of new land use and development activity. Develop a model ordinance ensures protection of solar wind access rights application in local site reviews. that and for plan Encourage use of energy saving technology in new construction and site design. Issue: Island development. Develop a housing rehabilitation program which includes a weatherproofing element. Develop affordable housing adjacent to commercial centers which also incorporate cultural, The Leelanau General Plan - Functional View Policy: Action Statement: A plan for island development and/or preservation should be prepared. A plan compatible with the General Plan policies and in Land Use Page 12-23 �l consideration of the issues addressed in the DNR's (proposed) Island Management Policy should be prepared for each of the islands that are a part of the county. 11 I Issue: Variety of land uses. Policy: land Use Page 12-24 The county should assist local governments in finding a proper place for each lawful land use. Action Statement: To prevent every community from attempting to provide a place for every lawful land use, and thus create a hodge-podge of uses, the County Planning Commission should periodically inventory local zoning ordinances and investigate land use needs to ensure that there is a place in the county for all lawful land uses, without encouraging unnecessary proliferation based on undocumented needs for certain land uses. The Leelanau General Plan - Functional View ��PART THREE: IMPLEMENTATION Part Three of the Leelanau General Plan presents the structure for and major efforts to be initiated to implement the Leelanau General Plan. It is divided into three chapters: Chapter 13: Local and Peninsula Land Use Issues Chapter 14: New Institutional Structure for Improved Land Use Decision Making Chapter 15: General Plan Implementation Water-related activities are popular in Leelanau County. The Leelanau General Plan - Implementation �Chapter 13 LOCAL AND PENINSULA LAND USE ISSUES INTRODUCTION for and managing change. This chapter advocates continuance of the traditional practice of most land use decisions being made at the local level of government, however, it also acknowledges the appropriate role of county policy makers in issues of greater than local concern. This chapter sets the stage for Chapter 14 which proposes a new institutional structure for land use decisions in Leelanau County. At the root of this collaborative approach is the recognition that all land use issues can be characterized as falling on a continuum representing the degree to which they have local and/or area-wide impacts associated with them. This continuum is represented below with issues of local concern on one end and issues of greater than local concern on the other. LOCAL AND PENINSULA LAND USE ISSUES As previous working papers (and chapters in this plan) have documented, the continuation of "business as usual" as it relates to land use decisions on the Leelanau Peninsula will result in continued environmental degradation, loss of rural character, higher public service costs and a future with far fewer choices available to our children and our children's children. There is a better way. It is built upon a common vision of the future, and consensus on a means for achieving that future. Fundamentally it relies on agreement between local and county policy makers as to respective roles and responsibilities in planning The current legal structure for land use decisions in Michigan places authority for most land use decisions with the local unit of government (if the local unit wishes to exercise this authority). This is usually exercised through local comprehensive (land use) plans and zoning regulations as authorized by several enabling statutes. In some areas, counties make these decisions if local governments choose not to exercise their authority, as with county zoning. Other land use decisions are made at the county or state level. Examples include decisions on prisons, landfills, and hazardous waste facilities. In some cases authority can be shared or transferred between state and county or local governments, as with the Figure 13-1 CONTINUUM OF INTERESTS Issues of Local Concern Issues of < The Leelanau General Plan - Implementation > Greater Than Local Concern Local and Peninsula Land Use Issues Page 13- 1 �administration of dune, high risk erosion, wetlands, or natural river-zoning provisions. In each of these examples, a separate state statute defines the respective procedures and responsibilities of the decision making entities. As a general principle, land use decisions should be made by the level of government closest to the people. As a general principle, land use decisions should continue to be made at the level of government closest to the people. This is in part because of the increased opportunity for input in the democratic processes associated with land use decisions and in part because of the far greater familiarity that local officials are likely to have with particular properties and land uses than government officials farther away. There are, however, there are at least three obvious instances in which this principle is not valid. The first and most obvious, is evident where exclusively local decisions prevent consideration of broader public concerns. This is most apparent in a situation where a community is attempting to be exclusionary, as in prohibiting the establishment of low cost housing (like a mobile home park} or is attempting to prevent the creation of a needed public facility like a prison or recycling station. Obviously, if every local government took the same position, affordable housing, prisons, or recycling stations would never be established anywhere. Second, this principle also fails where a local government does not have the fiscal, administrative, human, legal, and/or other necessary resources to adequately administer local regulations. Without trained personnel, and the fiscal resources to pay them, and to defend attacks on local regulations, then unequal treatment and inconsistent application of regulations will occur. This undermines the legal validity of local regulations and may Local and Peninsula land Use Issues Page 13-2 ultimately result in their being set aside by the courts. This will prevent achievement of the public policy objectives the regulations are intended to implement. A third problem is evident when seemingly innocuous individual land use decisions cumulatively add up to a very serious and negative result. A current example is the combined effect of the many new lots being established on 1-20 acres across the peninsula. Any one or two lots is neither a problem nor an issue. But the combined effect is resulting in significant loss of productive farm and forest land, of wildlife habitat, and of the natural rural character of the peninsula (see Working Papers #5 and #10). Thus, while most land use decisions are made, and should remain being made at the level of government closest to the people affected (city, village, or township), if efforts are not made to improve, enhance, and coordinate local land use decisions, the result will be continued loss of quality of life across the entire peninsula. This General Plan advocates an improved institutional relationship between the townships and villages and the county, as well as improved support services from the county to local governments, relating to planning and zoning programs. Chapter 14 describes this improved institutional relationship, and some of the proposed new services that should be initiated to implement the plan. These proposals were developed with broad public input via the General Plan Steering Committee and were first documented and presented in Working Paper #12. This General Plan advocates an improved institutional relationship between the townships and villages with the county, as well as improved support services from the county to local governments as relates to planning and zoning programs. The Leelanau General Plan • Implementation �It should be apparent that most of the proposed county level initiatives are related to dealing with issues of greater than local concern. This focus is taken in order to supplement and enhance local government capabilities to make the bulk of land use decisions (i.e. those which have purely local impacts), while also helping to ensure continuous coordination, communication, and cooperation with county policy makers on issues of greater than local concern. Success of this General Plan will be measured in terms of the degree to which future quality of life on the peninsula is at least retained, if not enhanced by instituting these measures. Chapter 1 5 presents a brief description of the key processes and priority initiatives that must be taken to successfully implement this plan. They largely fall within the authority or ability of the county to initiate. However, many will not be successful unless supported by and implemented with the support of the village and township officials in the county. This focus is taken in order to supplement and enhance local government capabilities to make the bulk of land use decisions (i.e. those which have purely local impacts), while also helping to ensure continuous coordination, communication and cooperation with county policy makers on issues of greater than local concern. --.........--, .......... A freighter seeks harbor in Suttons Bay. The Leelanau General Plan • Implementation Local and Peninsula Land Use Issues Page 13-3 �Sleeping Bear Dune a seen looking across Glen Lake. Local and Peninsula Land Use Issues Page 13-4 The Leelanau General Plan - Implementation �l Chapter 14 NEW INSTITUTIONAL STRUCTURE FOR IMPROVED LAND USE DECISION MAKING INTRODUCTION The formal start of the process to develop the Leelanau General Plan began with the distribution of a button to each of the 60 plus member Steering Committee. The button said "None of us is as smart as all of us". That theme has underlain the entire process of developing the Leelanau General Plan. Together, residents of Leelanau County have helped to develop this plan. They will need to work together to implement it. Intergovernmental communication, cooperation, and coordination will be instrumental in achieving success. respective roles and responsibilities of county and local governmental agencies. Following is a description of the institutional structure for implementing the Leelanau General Plan. The role of each of the major "players" is also described. This structure is reproduced from Chapter 6 of Working Paper #12. Mutual Respect and Mutual Support NEW INSTITUTIONAL STRUCTURE This new institutional structure grows out of the responsibilities imposed on the county and its local governmental bodies by existing state law and historical traditions. But to be successful, it will need mutual respect where their responsibilities overlap, and mutual support where they are separate. Fundamental to successfully working together in the implementation of the General Plan, is having a clear understanding of the Areas of overlapping responsibility include planning. The General Plan is peninsula-wide, more general and policy oriented, and focused Citizens attending B General Plan Steering Committee meeting listen to The Leelanau General Plan - Implementation B presentation. New Institutions/ Structure Page 14- 1 �..... on issues of greater than local concern. It has been reviewed by local planning commissions and local governing bodies, and approved by the County Planning Commission and County Board . As local plans are updated and adopted, they should be more specific with regard to land use, and focused on local concerns. The local governing body should be more involved with planning, as it also may approve the plan adopted by its planning commission. Local plans should be updated at least once every five years. Local plan compatibility with the Leelanau General Plan will continue as now to be the focus of the County Planning Commission, as required by Section 8 of the Township Planning Act (Act 168, P.A. 1959). This new institutional structure grows out of the responsibilities imposed on the county and its local governmental bodies by existing state law and historical traditions. But to be successful, it will need mutual respect where their responsibilities overlap, and mutual support where they are separate. The County Planning Department and Board of Commissioners will provide a variety of local support services to local government efforts to implement elements of the local plan that are compatible with the General Plan but will not oppose local planning and regulatory efforts compatible with the General Plan. Support services supplied by the county will include (but are not limited to) general data collection and management, GIS , technical assistance from the County Planning Department (and other county agencies), assistance securing grants, and appropriate assistance with financing plan updates, new infrastructure and public lands/facilities development. Likewise, local governments will support (or at least not oppose) County Planning Commission and County Board of Commissioners efforts to implement the General Plan. New Institutional Structure Page 14-2 Local Planning Commissions and Governing Bodies All of the traditional roles and responsibilities of local planning commissions and governing bodies remain (see sidebar on the next page). Local planning and zoning responsibility will continue to rest primarily upon local planning commissions (constituted as permitted under the appropriate planning enabling act). There will be stronger involvement by the governing body in preparation and maintenance of the local comprehensive (or master) plan as the governing body may also approve the plan following adoption by the local planning commission. There will be stronger involvement by the governing body in preparation and maintenance of the local comprehensive (or master} plan as the governing body may also approve the plan following adoption by the local planning commission. Local units of government will continue to be responsible for local planning, and the administration of zoning, subdivision regulations, decisions on local zoning requests, and the issue of local land use permits. They could however, if they so wish , share this administration with other local units of government, or contract to have it done by a private party, or even by the county. There will be stronger involvement of by the governing body in preparation and maintenance of the local comprehensive (or master) plan as the governing body may approve the plan following adoption by the local planning commission. All local zoning ordinances must be consistent with the local plan and should be updated at least once each 5 years. The Leelanau General Plan - Implementation �l LOCAL ROLES AND RESPONSIBILITIES FOR LOCAL .PLANNING 'COMMIS$lONS\AND tQCALG_OVERNING BODY .Local ·Planning ·Commissions Planning commissions in ,cities and vilJages in the county are organized .u nder the. Municipal Planning Act, PA .285 of 1931. Townshjp planning commissions are organize.g, :under PA tp:8 of 1959. sorrie oftheir pritjcjpal responsibilities incll.1~e: ··· •· ·· · · ,~i,<?se,1:, ,. Creatif19; a99p!!.P~ / clr)B)ffi~iq!ai.'}/pg comprehi3psive plan th:guidelutLir.Eflan~ change ,arid to•'· serve ,as:tlle Jegakbasjl, fqr the lo.cal zoni_Dg ordinance. ··.· · .·•.·.•.· .. • Creating, maintaining and administerirm responsibilities under the local zoning ordinance adopted pursuant to the City Village Zoning Act, PA 207 of 1921 or the Township Rural Zoning Act, PA 184 of 1943. '• uset · Advising the local governing body on proposed rezonings, text .amendments, plats, capital improvements and related planning or zoning decisions. • Educating citizens on benefits of planning. • Welcoming citizens and citizen comments on local plannipg anp zpnil)~ ,issues and . acting upon or referring those:Comments as appropriate. • the values • Working with property owners in order to try to achieve good development (or redevelopment). • Learning about and staying up to date on their responsibilities as planning comm1ss1oners and on various tools available in implementing local plans. Making recommendations on ·special projects or delegated re~ponsibjlities ,(e.g., • zoning ordinance enforcement). ·· ·· .. loqal ·Goverping) Body . -:· ...... ..·. The . . ,. locaL ::~ity or village ,'. COl,lf1Gmt•c10cf. \ faowns.t 1ipboard ;:o t trustees alsdhaVe il)edtic ·:: :·:::,~lanning : ·i'esponsibilitiek· :ifh~ie ,..... / include: ah#:: :zgnin'g ; :A ppdintrnent :. of qualified pefsons to.•~er.ve .. as rryembers of the planning commission and zoning board of appeals. • Adoption of ordinances recommendfiid by · the planning commission for implemerfratiorL of the comprehensive or master plan, jpcluding but not limited to a zoning ? ordinance and subdivision regulations; • Providing an adequate budget for the planning commission to carry oyt its responsibilities, including keeping the plan and zoning ordinance current, and receivihg proper training on their roles, responsioHities and new tools, and techniques for ., improving the community. • Providing adequate staff ahd ' financial resources (including setting fee levels) for enforcement ·of adopted regulations. • Conducting required public hearings prior to acting on zoning, subdivision or infrastructure development matters. • Receiving and acting on citizen input and complaints about planning and zoning issues and as appropriate referring matters to the planning commission for action. • Initiating amendments to ordinances as necessary and soliciting advice from the planning commission. ·>' and Considering to recommendations of the County Planning Commission and/or County Planning Department on planning and zoning issues. The Leelanau General Plan - Implementation ,. New Institutional Structure Page 14-3 �Local plans and zoning regulations (including those of villages which are not now statutorily required to be reviewed by the county) will be submitted to the County Planning Commission for review and comment prior to adoption (just as the proposed General Plan or any amendment will be submitted to local governments for review and comment prior to adoption). Local plans and development regulations will be recommended for approval by the County Planning Commission if they reflect the Leelanau General Plan. Subsequent zoning and subdivision regulations will be reviewed at both the local and county level for consistency with the local ordinance, the local plan, and compatibility with the Leelanau General Plan. with the planning commission in the preparation and/or updating of the local master plan and capital improvements program, as well as on development regulations. It may formally approve the local comprehensive (or master) plan following adoption by the planning commission. Local planning commissions, working in concert with their governing body, may participate in the preparation of (and thereafter annually update) a 6-year capital improvement program (CIP). County Planning Commission Local planning commissions, working in concert with their governing body, may participate in the preparation of (and thereafter annually update) a 6-year capital improvement program (CIP). The CIP will indicate the type and location of new capital improvements (new facilities, land, or major additions/changes to existing facilities). The CIP will indicate when the project will be initiated. the cost, method of financing and how long it will take to finish. This will be prepared consistent with guidelines created by the County Planning Commission. Once each local CIP is prepared, they could be compiled with the county CIP so that a peninsula-wide CIP can also be prepared. All projects will have to be compatible with both the local master plan and the Leelanau General Plan Once established, no new public facility may be established in a township or village that is not consistent with the approved CIP. This is a presently authorized but not utilized power of city, village, and township planning commissions. The County Board of Commissioners will amend the ordinance creating the county planning commission to include all the traditional responsibilities of a County Planning commission as well as some new duties (see sidebar). In reorganizing the County Planning Commission, the County Board of Commissioners will also delegate the authority permitted under Section 4a of the County Planning Act (MCL 125.104a). This section effectively permits the County Planning Commission to also function as a "regional" planning entity. The principal duties to be performed by the Planning Commission are listed below. All are authorized by the County Planning Act, PA 282 of 1945: 1 . Prepare and maintain the General Plan. 2. Review local plans and zoning regulations. 3. Guide public facility decisions. The local governing body will make a special effort to appoint qualified people to serve on the local planning commission and to provide adequate financial resources and professional services to the planning commission so that it can appropriately complete its responsibilities. It will also work New Institutional Structure Page 14-4 . 4. Coordinate planning and growth management activities with other public and private agencies (especially as relates to issues of greater than local concern). 5. Seek grants and other financial assistance. The Leelanau General Plan - Implementation �TRADITIONAL..RESPONSIBILITIE$ OFJH'ECOUNTY 'PLANNING COMMIS'SION The·• County Planning C}omrnissiori was cr·; ated :•• by the County Board df Supervisors •· on <= January 13, 1'970 pursu~l1t . . to · the ( requirements of the County ·p1ahning Act; PA / .282 of 1945, lnitiallyJt also had responsibility: under PA 183 of 1943 to prepare and implement a county zoning ordinance. This responsibility was suspended in December 1992 as ttle la.s t township in the county witho1,1t its own zoning ordinance adopteq an interim zoning ordinance ·• (Suttbhs ;:say Township). Currently, th~ County Planning Commission is responsible for: • Preparing and maintaining a plan for the development and/or protection of · the · peninsula. It will be responsible for · adopting the Leelanau General Plan. • =Revi~wing aric;I commenting on proposed new public facfiilties or improvements. · • iAssisting · :in the ·development <pf. rpgdel reguiatioris for ,use · by itie county or local ·.· governmeilts. ' ••···• • ;Educating· ·the • .general public about )the values and benefits of planning. • Welcoming citizen comments on local planning and zoning issues and acting upon / orreferring. .. those comments as appropriate . . • . .. • ~ Learning about and staying up to date .on the responsibilities of the Planr•"fing Commissioners and on various tools .< available in implementing.l ocal plans. - •• · Coordinatihg planning and associated > deve(op(T"lent regulations with other goverhrnehtaPunits ·and .p ublic agencie~. ' • Attempting to prevent ·. plar:)piQ9 apq,·;pning. incompatible •·• Making recommendations on proposed · township plans and/or rezoning. or text amendments. 6. Provide technical assistance. 1. Prepare and Maintain the General Plan 7. Support the development and maintenance of a data center in the County Planning Department (including GIS). The primary responsibility of the County Planning Commission will be the preparation and maintenance of a General Plan for the peninsula. The Plan will be annually reviewed and completely updated at least once each five years. This also requires the maintenance of background data and periodic updating of working papers and other reports on specific planning issues. The General Plan will serve as a guide for long-range development of local comprehensive plans with respect to the pattern and intensity of land use and the provision of public facilities, as well as for any long-range fiscal plans for such development. The General Plan will include recommendations for the most effective economic, social, and physical development of the county as well as provide the basis for future county facility plans. 8. Prepare and promote model ordinances. 9. Arrange and promote opportunities on planning management. educational and growth 1 O.Carry out specially delegated responsibilities of the County Board of Commissioners. Each of these duties is described in more detail in the following paragraphs. The Leelanau General Plan • Implementation New Institutional Structure Page 14-5 �'' I I '1 In formulating the General Plan, and amendment to it, or a supplementing sub-area or functional plan, the County Planning Commission, with the help of the professional planning services of the County Planning Department, will carry out necessary studies, investigations, and surveys relative to the economic, social and physical development of the county. The primary responsibility of the County Planning Commission will be the preparation and maintenance of a General Plan for the peninsula. Throughout, the General Plan will focus on issues of greater than local concern and appropriate mechanisms to deal with them. The General Plan will be comprised of at least the following components: • a policy plan which will include general policies and action statements in key functional areas. These will set forth the institutional arrangements and guidelines for making improvements in public facilities, transportation, land use, human services, natural resources and the environment, economic development, etc. (Separate functional or sub-area plans may be prepared and adopted as needed, or resources permit, to deal with special problems or opportunities. They may subsequently also be adopted as a part of the General Plan). • a generalized future land use plan • a transportation plan. 2. Review of Regulations Local Plan and Zoning The County Planning Commission will be directed to use the General Plan in its review New Institutional Structure Page 14-6 of local plans and zoning proposals (including new ordinances, amendments and rezonings). The County Planning Commission will also use the General Plan in the discharge of other statutory reviews such as proposed PA 11 6 enrollments. 3. Guide Facility Decisions The County Planning Commission will be directed to maintain a General Plan so that it may be used as a guide to city, village, township, and county facility decisions as well as joint county/local government investment decisions. This will be accomplished by participating in the initial preparation and annual maintenance of a peninsula-wide capital improvements program compiled from all proposed local and county public facility improvements. The Cl P will involve merging all local CIP's along with a strategy for pnont1zmg proposed projects along with definitive financing plans for the improvements to be constructed in the earlier years of the program for those county programs on the list. This activity will be performed by the County Planning Commission with assistance of the County Planning Department. The General Plan and capital improvements program will also serve as the framework around which private investment in the county may be organized. To this end, the county's current Capital Improvements Program/Budget Policy21 0 will be modified and enlarged (See Appendix C in Working Paper #12). Decisions on new county public facilities will be made by the County Board of Commissioners, but only after receiving a recommendation by the County Planning Commission as to consistency with the General Plan and the current capital improvements program. The County Planning Commission will annually prepare, through the County Planning Department, an "official map" of all proposed capital improvements in the county for the next 6 years. The Leelanau General Plan - Implementation �The County Planning Commission will annually prepare, through-the County Planning Department, and "official map" of all proposed capital improvements in the county for the next 6 years. This will be distributed to all public agencies in the county. Once the General Plan has been adopted and a certified copy of the plan is delivered to the County Board of Commissioners, then the statutory authority requiring County Planning Commission review and approval of public works proposals will be initiated. This will apply to the expenditure of funds by a county board, department or agency for acquisition of land, the erection of a structure or extension, correction or improvement of any physical facility, including roads or drains, until the County Planning Commission has reviewed the proposed location and extent of the project and reported back to the County Board and/or the department or agency submitting the proposal. If the project or proposal is consistent with the adopted capital improvements program and the General Plan, then it will be recommended for approval. 4. Coordinate Planning and Growth Management Activities with Other Public and Private Agencies The County Planning Commission will be charged with cooperating with all state, federal (including the National Park Service), and local governments and other public agencies (such as schools, Soil Conservation Service, etc.) as well as with the Grand Traverse Band of Ottawa and Chippewa Indians, in preparation of the General Plan and will seek coordination of their programs in the county. The General Plan will also serve as the basis for coordinating all related plans of the department or subdivisions of Leelanau County government. Coordination with local governments will be expansively interpreted to include issues of greater than local concern and not merely limited to border issues. The County Planning Commission will consult with adjacent counties to avoid conflicts with The Leelanau General Plan - Implementation overall plans. The County Planning Commission will be encouraged to coordinate planning efforts with private agencies as well, such as utility companies, chambers of commerce, etc. If supported by local governments in the county and by the County Board of Commissioners, the County Planning Commission may provide adjudication or mediation services on disputes related to land use and infrastructure issues covered by the General Plan. In so doing, the County Planning Commission may employ such experts as necessary to assist in accomplishing the task. Technical assistance will be initially targeted to local governments for efforts to update local plans and development regulations in a manner compatible with the General Plan. 5. Seek Grants and Other Financial Assistance In addition to the powers allowed by other provisions of the County Planning Act, the County Planning Commission with approval of the County Board may apply for, receive and accept grants from any governmental agency, or from the federal government, and agree to and comply with such terms and conditions as may be necessary, convenient or desirable. The County Planning Commission may do any and all things necessary or desirable to secure financial aid or cooperation of the federal government in carrying out the functions of the commission, when approved by a 2/3 vote of the County Board of Commissioners. 6. Provide Technical Assistance As a part of their coordination function, and in order to ensure implementation of the General Plan, the County Planning Commission will be authorized to assist in structuring technical assistance services to public agencies and citizens . These activities will be largely provided through the County Planning Department and will be dependent on budgeted New Institutional Structure Page 14-7 �funds and/or fee for service arrangements. Technical assistance will be initially targeted to local governments for efforts to update local plans and development regulations in a manner compatible with the General Plan. 7. Support the Development and Maintenance of a Data Center in the County Planning Department The Planning Commission will assist county government in providing policy assistance in the development of a data information center with the County Planning Department. This will be linked to the evolving Land Information System (LIS), and eventually to a more expansive geographic information system (GIS) for data collection, storage, maintenance, retrieval and mapping. Many other county departments will also need to play a role in continuing the development and maintenance of the LIS. It will be used by the commission in the discharge of its duties and by other governmental users and citizens. It will include a wide range of information on subjects including but not limited to population, land use , economic development and government finances. 8. Prepare and Promote Model Ordinances The County Planning Commission w ith staff support from the County Planning Department will also be charged with the responsibility to propose standards, criteria, and suggested model ordinances to regulate the use and development of land and water within the peninsula . These will be developed through subcommittees with input by interested and affected parties . The Planning Commission will use these to help encourage the development and implementation of uniform regulations throughout the peninsula. Initially the commission will be charged to promote the wide adoption of the development guidelines and sample ordinance regulations found in the Grand Traverse Bay Region Development Guidebook, which was completed in 1992. New Institutional Structure Page 14-8 The Guidebook was financially supported by Leelanau County as a part of the General Plan project and includes recommendations consistent with the General Plan. 9. Arrange and Promote Education Opportunities on Planning and Growth Management The County Planning Commission will be charged with the responsibility of ensuring that each of its members has basic and advanced training in the exercise of their responsibilities as County Planning Commissioners. Being aware of new planning approaches and implementation tools to address emerging problems and opportunities in the county will be of special interest. In fulfilling this responsibility, the County Planning Commission will be encouraged to promote and arrange, as feasible, convenient educational opportunities for planning commissioners, zoning board of appeals members and members of governing bodies in local units of government in the county. The County Planning Commission will be encouraged to conduct an annual day-long conference for local government officials on a variety of issues of contemporary interest in the county. A county chapter of the Michigan Society of Planning Officials may be created to help provide these services. The County Planning Commission will also provide summary and other educational materials for broad public distribution. These materials will focus on describing pertinent plans, planning concepts, regulations, and/or special programs in terms suitable for easy understanding by a wide audience . 10. Carry Out Specially Delegated Responsibilities of the County Board of Commissioners In addition to the above duties, the County Planning Commission will, from time to time, also undertake special studies, or advise on The Leelanau General Plan - Implementation �special issues assigned to them by the County Board of Commissioners. Staff support will be provided by the County Planning Department. Where this exceeds work planned in an annual work program, the County Planning Commission could expect that either other preapproved tasks will be foregone, or additional resources will be made available to complete the new task. In all dealings with the public and local government officials, the County Planning Commission will be expected to be open and receptive to input and seriously consider all relevant facts before rendering an opinion. All Planning Commission decisions will be expected to be in writing with supporting documentation. County Planning Commission will be expected to maintain (and update as necessary) rules of procedure (or bylaws) and use them as a guide to its conduct and procedure. member County Planning Commission to include representation on a geopolitical basis instead of an occupation or interest group basis. A mechanism will be established for input by citizens and local government officials as to nominations of candidates to the County Board for consideration prior to any appointments. Representatives will be drawn from each of the eleven townships and will be appointed on the basis that they will represent not only general peninsula wide i terests, but also specific interests in their township. Representatives from Empire, Leelanau and Suttons Bay Townships will also represent their respective villages. The Elmwood Township representative will also serve as a The County Planning Commission will also be charged with the responsibility to propose standards, criteria, and suggested model ordinances to regulate the use and development of land and water within the peninsula. A report of Planning Commission activities accompanied by a work program and budget for the next year will be annually prepared. it will be distributed for review, comment and refinement to each local government and other public agencies in the county prior to submittal to the County Board of Commissioners. A report of Planning Commission activities accompanied by a work program and budget for the next year will be annually prepared. County Planning Commission Structure The County Board of Commissioners will modify the ordinance establishing the 11- The Leelanau General Plan - Implementation Daffodils are plentiful in Leelanau County during the spring months. New Institutional Structure Page 14-9 �..... delegate from the City of Traverse City. The Suttons Bay Township representative will also serve as a delegate of the Grand Traverse Band of Ottawa and Chippewa Indians. Since the total membership is eleven, no change in the County Planning Act, PA 282 of 1945 is necessary. (However, if the County Planning Act were changed to so permit, the following size and organization structure of the County Planning Commission will be reorganized to include representatives from each of the sixteen local governments within the county; one representative for each of the eleven townships; one representative from each of the three villages; one representative from the City of Traverse City; and one representative from the Grand Traverse Band of Ottawa and Chippewa Indians). • The Drain Commissioner or his/her designee • The County Sanitarian or his/her designee • At least three citizens at large In addition, the County Planning Commission will organize standing subcommittees composed of individuals qualified by experience, training, or interest to assist in the consideration and solution of problems of greater than local concern. Floating membership of each subcommittee will consist of the following, depending on the location of the issue being considered: • The chairperson or official designee of the municipal planning commission(s) affected by the issue at hand. • The chief executive officer or official designee of the municipality affected by the issue at hand. • The chairperson or official designee of the administrative agency(ies) having jurisdiction over affected municipal water supply systems (if any). • The chairperson or official designee of the administrative agency(ies) having jurisdiction over affected municipal sanitary sewer systems (if any). Standing Subcommittees In order to broaden input in consideration of key issues of greater than local concern, the County Planning Commission with support of the County Board of Commissioners, shall establish standing subcommittees to advise it. The specific issues to be brought before subcommittees need to be defined once the County Planning Commission is reconstituted. They should include consideration of those issues listed in Chapter Two and others as pertinent. The standing subcommittees shall be composed of individuals qualified by experience, training, or interests to assist in the consideration and solution of problems of greater than local concern. Standing membership of each committee will include: • The chairperson or official designee of the County Planning Commission • The chairperson of the County Board of Commissioners • The chairperson or official designee of the Road Commission New Institutional Structure Page 14- 10 Ex-officio membership on each subcommittee will be offered to the following: • The designee of all public utilities servicing Leelanau County. • The designee of the Michigan Department of Natural Resources. • The designee of the Michigan Department of Transportation. • The designee of the National Park Service. The Leelanau General Plan - Implementation �• The designee of the Grand Traverse Band of the Ottawa and Chippewa Indians. As deemed appropriate by the County Planning Commission , such other persons could also be appointed . Such appointments will be based on the specific issue and unique geographic considerations. In making such appointments, the Planning Commission will need to keep in mind the desire to keep the subcommittee small enough to be functional and oriented to its principal purpose which is looking out for the best interests of the whole peninsula on issues of greater than local concern (and not merely looking out for the interests of those who may live in the immediate area). One person could serve in more than one capacity on any established subcommittee. The subcommittee will be charged with advising the Planning Commission (before it acts) on any issue of greater than local concern as so assigned by the Planning Commission. Staff of the County Planning Department will assist the subcommittee within the parameters of the task assigned by the Planning Commission and within the time and other resources available . The County Planning Commission, through its Rules of Procedure (or bylaws), will establish a mechanism for creating and convening any subcommittee, as well as establish what issues qualify as an issue of greater than local concern. The County Planning Commission may not create or convene a subcommittee to advise on a routine matter, such as a township rezoning proposal, unless the issue in question is a bona fide issue of greater than local concern requiring broader input prior to making a decision. The subcommittee process is proposed not to lengthen any review process, or otherwise delay making a decision, but rather to permit broader consideration and input on key issues of peninsula-wide significance and/or long term impact. All subcommittee action must be completed within the time frame assigned by The Leelanau General Plan · Implementation the County Planning Commission and/or established by a statutory or other applicable review procedure. The subcommittee process is proposed not to lengthen any review process, or otherwise delay making a decision, but rather to permit broader consideration and input on key issues ofpeninsula-wide significance and/or long term impact. County Planning Department Role The principal responsibilities of the County Planning Department will include those listed below . However, none of the current responsibilities listed in the sidebar are proposed to be dropped even if not mentioned below: 1 . providing staff assistance to the County Planning Commission. 2 . providing staff assistance to the County Board of Commissioners, and other county agencies. 3. providing technical assistance services to local governments. 4. continued development and maintenance of a data center (including GIS). 5. representing committees . the county on various 1. Providing Staff Assistance to the County Planning Commission. The County Planning Department will continue to provide the principal staff assistance to the County Planning Commission in the discharge of each of the ten major duties described above. 2. Providing Staff Assistance to the County Board and other County Agencies The County Planning Department will also New Institutional Structure Page 14-11 �TYPICAL DUTIES OF THE LEELANAU COUNTY PLANNING DEPARTMENT The County Planning Department provides a variety of technical support functions to: • The County Board of Commissioners; • The County Planning Commission; • As necessary, special boards and commissions of the county. • Local units of government. Specific responsibilities include: • Representing the county in peninsula-wide committees, task forces and special groups. • Providing county representation in regional planning and economic development groups. • Responding to data requests from citizens, outside interests, local units and county entities. • Maintaining peninsula-wide socio-economic, census and environmental data bases, and a computerized mapping system. • Providing technical and administrative support for the County Solid Waste Plan implementation efforts. • Spearheading special studies, projects and reports for the county board and/or other entities as assigned. • Assisting with the creation and updating of land use plans and zoning ordinances of local units of government and transmitting analysis on these to the County Planning Commission. • Monitoring contemporary planning and land use issues and proposing regulations and land use plan text amendments based on updated knowledge. • Conducting background studies and making recommendations for a variety of planning needs in the county. • Conducting and participating in education seminars, meetings and other community outreach efforts to both educate the public and strengthen planning staff skills. • Monitoring state and federal policies and programs that influence county planning efforts. • Budgeting and other administrative functions for the Planning Department. New Institutional Structure Page 14·12 The Leelanau General Plan - Implementation �continue to provide staff assistance to the County Board of Commissioners and other county department as directed or requested (and as financial and personnel resources permit). 3. Provision of Technical Assistance Services to Local Governments In addition, it will provide expanded technical assistance services to local governmental units in support of actions to implement the Leelanau General Plan. The County Planning Department will be permitted to offer these services on a fee or other basis pursuant to guidelines proposed by the County Planning Commission and approved by the County Board of Commissioners. 4. Development and Maintenance of a Data Center A special responsibility of the County Planning Department in conjunction with other county departments, will be the continued development and maintenance of the Leelanau Land Information System and its eventual expansion to a fuller geographic information system. A wide range of local, county, state and federal data sets will be gathered and maintained. A special focus of data analysis activities will be monitoring land use change and related change indicators (see Working Paper #5) to provide an "early warning system" on variables indicating trends that are in conflict with adopted General Plan policy, or which suggest a need to change policy in the plan. In addition, a multi-year plan for the data center will be developed and annually updated, along with the necessary protocols and referencing mechanisms to ensure proper maintenance of the data and other library materials in the data center. A special effort will be made to stay abreast of contemporary planning tools and techniques and related research efforts and to acquire, as useful, such information for the department's library as will be helpful. The LeelBnBu General Plan - Implementation 5. Represent the Committees County on Various The County Planning Department will continue to represent the county on various committees (both inside and outside of the county). It will also provide staff support to ongoing County Planning committees related to solid waste and economic development. County Board of Commissioners Role As relates to planning and efforts to better guide growth on the peninsula, the primary responsibilities of the County Board of Commissioners include: 1. initially reconstituting the County Planning Commission. 2. appointing qualified members of the County Planning Commission. 3. maintaining a qualified professional planning director and planning staff. 4. providing adequate financial support to the County Planning Commission and County Planning Department. 5. making decisions on county initiated or financed facilities and infrastructure. 6. helping with local government compatible with the General Plan. efforts 7. approving the Leelanau General Plan. Each of these responsibilities is described in more detail below. 1. Reconstitute Commission the County Planning The first responsibility of the County Board of Commissioners in the implementation of this plan is to reconstitute the County Planning Commission. This requires amending the ordinance creating the original Planning New lnstitutionBI Structure PBge 14- 13 �and 4. Provide Adequate Financial Support to the County Planning Commission and County Planning Department 2. Appoint Qualified Members of the County Planning Commission As critical as maintaining trained and experienced staff is, the maintenance of an adequate budget to support the activities of the County Planning Commission and County planning Department in support of the General Plan and technical assistance services is as critical. The annual report and work program will be used to identify the necessary funding requirements. Opportunities will continue to open to provide maps, and other services on a fee basis. These should be explores as supplemental revenue resources, but not at the exclusion of completing other required responsibilities. Commission to include the duties responsibilities described above. With the more expansive responsibilities of the County Planning Commission described above, and the completion of a new General Plan, it will be very important to ensure that as new Planning Commissioners are appointed, that persons capable of representing both peninsula-wide interests and their own jurisdiction be appointed. This could be phased in as sitting commissioner terms expire. A mechanism for local input by citizens and local government officials in each jurisdiction will be established to generate a list of qualified candidates prior to making any appointments. 3. Maintain a Qualified Professional Planning Director and Planning Staff The policies and action statements of the Leelanau General Plan and the maintenance of the Leelanau Land Information System and related data center will require the continued employment of a qualified professional planning director and additional planning staff. A job description for the director requiring, at a minimum, a degree in urban or regional planning or a closely related field, and certification as a professional community planner (Michigan) or via the American Institute of Certified Planners (AICP), or at least 5 years of professional experience as a planning director in an agency with comparable services will be maintained. This will help ensure the continued high quality professional service the county has grown to enjoy from its Planning Department. In addition, as County Planning Department staff responsibilities grow, so must the staff resources to meet those needs. New Institutional Structure Page 14-14 5. Making Decisions on County Initiated or Financed Infrastructure With the adoption of the Leelanau General Plan, and the revision of the current annual capital improvements programming process to include local projects (see Appendix C of Working Paper #12), it will be possible to make better informed decisions on future public facility and infrastructure issues. These decisions will be based on input from the County Planning Department, the County Planning Commission and the general public following new procedures yet to be established. 6. Help With Local Government Compatible with the General Plan Efforts A program of local financial support, and inkind professional services to local governments who desire to modify/update local plans or development regulations to be compatible with the Leelanau General Plan will be initiated. Professional services, maps and data from the County Planning Department should go a long way to helping local governments do the best possible job wii:h local planning and zoning programs. This type of incentive (or even better, local financial support) will probably do The Leelanau General Plan • Implementation �1 more to speed plan implementation than any other single action. 7. Approve the Leelanau General Plan Following adoption of the Leelanau General Plan by the County Planning Commission, it will be important for the County Board of Commissioners to formally approve the Leelanau General Plan, and thereafter approve any amendments to it. No other action will more graphically demonstrate continued county board support for this important growth management tool. Role of Other Governmental Agencies A special effort will be made by the County Board of Commissioners, County Planning Commission and County Planning Department to establish formal, regular communication with the County Road Commission, County Drain Commission and Health Department in the pursuit of mutual objectives under this plan. Cooperation and coordination of efforts related to the provision of public services and facilities, particularly as to their potential for growth inducing impacts is critical to successful implementation of the Leelanau General Plan. All new public facilities proposed by these agencies will be included in the annual county CIP according to procedures adopted by the County Board of Commissioners. Relationship with Citizens and the General Public Ultimately all public services are established and maintained for the benefit of the present and future citizens and visitors of the county. As this new institutional structure is refined and implemented, it is important that existing opportunities for public input and assistance not be reduced, and that as feasible, they be expanded to include people not presently represented. Opportunities will include not only those required by law at public hearing, but also other less formal opportunities as resources become available or the need becomes more apparent. The role of the citizen has been instrumental in providing guidance in the development of this General Plan. It is intended that the citizen continue to have ready access to the planning process and information and policies developed as a result of it. The County Planning Department will be responsible for establishing and maintaining, as necessary, liaison with state and federal agencies whose decisions could impact on the successful implementation of the Leelanau General Plan. In particular, the Michigan Department of Natural Resources and National Park Service will be singled out to establish and maintain regular communication, cooperation and coordination. Ducks enjoy a wintery swim in the Leland River. The Leelanau Genernl Plan - Implementation New Institutional Structure Page 14-15 �1 Chapter 15 GENERAL PLAN IMPLEMENTATION INTRODUCTION Achievement of the principal goal of this General Plan (see page vi) requires the creation of an effective program of coordinated local and county efforts. The principal institutional components of this program were presented in Chapter 14. This chapter describes the general process to be followed. Key priorities for inclusion in short range action programs and budgets are also identified. A more detailed process for implementation will need to be developed after adoption of the General Plan for annually updated work programs tied to local and county budgets. As important a benchmark as this plan represents, the initiatives proposed in this General Plan will not implement themselves. As important a benchmark as this plan represents, the initiatives proposed in this General Plan will not implement themselves. It will take the concerted efforts of citizens, elected officials, local and county planners, and other administrative officials to bring this plan from concept into reality. It will take continued support and commitment for many years. However, the goals of this plan and the actions proposed to implement it offer the promise of a much better future than that likely to occur if existing trends continue unabated. The central ingredients to successful implementation will be commitment by citizens , by the County Board of Commissioners, and by support from local units of government. Benefits to all groups will be most visible in terms of lower infrastructure and maintenance costs for public facilities and retention of the rural character of the landscape (so cherished by residents and visitors). Many indirect benefits will also occur . The Leelanau General Plan - Implementation For example, local plans and development regulations will be easier and less costly to prepare and maintain because the information in the Planning Department's "county data center" can easily be updated and displayed on maps from the Land Information System. In working in partnership with the county in a manner compatible with this plan, local governments will be able to justifiably provide for a narrower range of land uses in their plans and zoning regulations. This could eliminate the continued scattering of commercial and industrial uses in inappropriate locations while improving the success of businesses established in appropriate locations. These and many other benefits previously identified will result from implementation of this General Plan . The central ingredients to successful plan implementation will be commitment by the County Board of Commissioners and support from local units of government. As this General Plan explains, county concerns related to growth and development issues are most significant on issues of greater than local concern. Such issues, while numerous, do not include the full range of land use issues that must be addressed by local communities, but they do overlap on certain issues. This should not be viewed as negative, or an obstacle to progress, but rather as an opportunity to insure that both local and peninsula-wide issues are adequately addressed before making decisions on issues of greater than local concern. All citizens will benefit, and future debacles over such issues as siting of golf courses and/or radio towers in sensitive natural resource areas could be avoided. General Plan Implementation Page 15-1 �'' Process Leading to Plan Implementation official action. Resolutions options will be presented: There are three basic steps that need to be addressed in implementing this General Plan. They are : 1. "Yes, we have participated in the planning process, we believe the result is sound and we support adoption of the Leelanau General Plan as the new county plan. " • Plan adoption process. • Establishment of priorities for strategic initiatives. • Establishment of a process for updating the plan. Plan Adoption Process The plan proposes adoption by the County Planning Commission, approval by the County Board of Commissioners. This general process will begin with submittal of the draft plan to the General Plan Steering Committee for their input to the County Planning Commission. Announcement of the availability of the draft plan for review by citizens and various organizations will also be initiated. Citizen forums could be offered in different locations across the county for public comment . Refinement of plan contents is expected as a result of this review. The County Planning Commission next needs to conduct (a) public hearing(s). Additional refinements may occur as a result of this process and prior to adoption. At the same time t he draft plan is distributed to the General Plan Steering Committee , it will be submitted for review by the County Board of Commissioners. Any suggestions for revisions will be forwarded to the County Planning Commission. Then, following adoption of the General Plan by the County Planning Commission, it will be formally submitted to the County Board of Commissioners for approval offering three 2. All of the above, plus acknowledgment that the local government " .. . wishes to use the Leelanau General Plan as the overall framework within which we will conduct any future local planning that we choose to undertake" . 3. "Yes we have participated in the process, but we disagree with the results and we want to go on our own." Communities that subsequently adopt plans compatible with the General Plan, would be eligible to have the County Planning Commission accept the local plan as a formal part of the Leelanau General Plan. If the plan does reflect the input to date, and if the local representatives on the General Plan Steering Committee have performed their responsibilities, then presumably local governments in the county will select option 2. Communities that subsequently adopt plans compatible with the General Plan, would be eligible to have the County Planning Commission accept the local plan as a formal part of the Leelanau General Plan . Following plan adoption, all twelve working papers leading up to the draft General Plan will have known errors and omissions corrected and copies printed (moving them from draft to final status). Similarly, all related maps will be finalized and reproduced. Final edits to the plan will also be prepared and it and a "poster plan " summarizing its key contents will be printed . The plan will also be submitted to each local governmental unit in the county for General Plan Implementation Page 15-2 The Leelanau General Plan - Implementation �l Establishment of Priorities for Strategic Initiatives Following plan adoption, the next major process will be to establish the key strategic initiatives to be immediately undertaken, and others to be included in the next round of annual work programs and budgets. This process needs to extend beyond the County Planning Department/County Planning Commission budget to include all county departments, being replicated wherever feasible, in the planning and budgeting processes of other governmental units (such as townships and villages) and of nonprofit organizations (such as area chambers of commerce, land trusts, etc.) which have key roles in plan implementation (see especially the action statements in Part Two). • Those action statements having an assigned responsibility to a particular group are of the highest priority. • A lower priority level exists when the responsibility is implied, as when the term "the economic development leadership shall. .. " is used, or when an indefinite assignment is made such as "the county will ... ". • No immediate priority is implied when no organization or individual is listed as responsible for the action. That leaves these action statements as targets until an organization steps forward to take responsibility for implementation, and/or adequate county resources become available. Mechanism for Updating the General Plan It is also very important that these annual priority and budget sessions be institutionalized and adhered to. An annual report on actions taken to implement the plan should be made to the County Board of Commissioners, along with adoption of any necessary amendments by the County Planning Commission. Periodically, and at least once each five years, the General Plan should be thoroughly reviewed and updated. Key Priorities The most important priorities identified in this should be included, wherever feasible, in work programs and budgets by the appropriate organization(s) . This list should be annually updated and supplemented. A host of worthy project and program 1nit1at1ves to help implement this plan are included in Part Two. A Steering Committee member has suggested that action statements in Part Two be considered as priorities based on the following considerations: The Leelanau General Plan · Implementation An annual report on actions taken to implement the plan should be made to the County Board of Commissioners, along with adoption of any necessary amendments by the County Planning Commission. Notwithstanding the important contribution that action statements in Part Two can play in the eventual implementation of the plan, the following actions are the top priorities which require immediate action. Some of these priorities are derived from action statements in Part Two; others are from Part One . As the following priorities are completed, new priorities can be added via the annual updating process. Most of the proposals for plan implementation are actions that can be taken now under existing state laws if local and county governments will agree and commit to action. However, the few actions which will require legislative authorization (such as for transfer of development rights) are so important, that significant energy will be needed to help achieve enactment of these new tools by working in concert with other local governments across the state. General Plan Implementation Page 15-3 �The top priority actions that should be quickly initiated include (in no particular order): • Reconstitution Commission. • Creation of the ad hoc advisory committee process (described in Chapter 1 5) to advise the County Planning Commission on how to deal with issues of greater than local concern. This may involve development of dispute resolution processes to help resolve divisive growth related controversies. • • • of the County • Planning Initiation of a county capital improvement programming process (CIP) that is tied to the budget process. Once in place among all county agencies and commissions, it should be extended peninsula-wide to include CIP's prepared independently by local units of government. Once the first, six-year CIP is complete, the Planning Department should prepare an "official map" showing the location of all county and local capital improvements planned in the county. Continued development of the "county data center" within the County Planning Department. This center would serve information needs of county agencies as well as local governments, civic and citizen organizations. It should continue to be upgraded to full geographic information system (GIS) status and be supplemented with more advanced equipment and software to meet growing demands for information management and sophisticated communication opportunities. Expansion of technical assistance services of the planning department to meet growing needs by county agencies, local governments, businesses, and citizens in the county. A special emphasis of expanded services should include priority service to communities acting in partnership with the county in implementation of the General Plan. General Plan Implementation Page 15-4 • To the extent necessary, the county should develop explicit incentive programs for local governments to fully participate in General Plan implementation. These programs, delivered by the Planning Department, could include, but are not necessarily limited to: • provision of information and maps (especially a basic map set for planning to each township and village on the peninsula). • technical assistance in updating plans and regulations. • prov1s1on of training for planning commissioners, zoning board of appeals members, elected officials and zoning administrators (via LSPO, see below). • provision of model plans and ordinances compatible with the General Plan, especially. • a model structure comprehensive plans. • model ordinances to promote open space protection (rural clustering) and to reduce premature land fragmentation (land division and subdivision regulations). • impact assessment checklists. • provision of financial assistance in local plan updates (as resources permit) subject to a suitable contract between the County Board of Commissioners and the local unit of government. for local Continued support for new legislation to provide new tools to better guide growth and manage change. This includes but is not limited to legislation: • proposed by the Intergovernmental Growth Management Consortium to authorize: transfer of development rights (also see below), purchase of The Leelanau General Plan - Implementation �development rights, development agreements, concurrency, official maps, urban and general services districts, new ways to levy special assessments, and new ways to deal with the interjurisdictional impacts of large scale developments . • • to authorize changes to the County Planning Act to permit expanded membership on the County Planning Commission . Refinement of a peninsula-wide transfer of development rights (TOR) program. The significant equity issues associated with land use restrictions on large landowners without corresponding mechanisms permitting them to capture development value (without actually developing the land) require that the effort to generally get passage of TOR legislation be pursued vigorously. • Organization and support for a county chapter of the Michigan Society of Planning Officials (possibly to be called the Leelanau Society of Planning Officials - LSPO). Such an organization would work with the County Planning Commission and receive support from the County Planning Department in development and implementation of periodic education programs for planning commissioners, elected officials and citizens on a wide variety of planning, economic development, and regulatory issues. • Development of an official county newsletter with information on projects and related efforts in planning. • Development and passage of a new ordinance to require septic systems to be inspected at the point of sale of the property on which they are located . If substandard, to require their being brought up to code prior to the closing . • Assistance to villages and townships in The Leelanau General Plan - Implementation local plan and regulatory changes to better accommodate affordable quality housing needs. This General Plan represents thousands of hours of input by hundreds of citizens in Leelanau County over the past three years. The circumstances it is intended to address did not occur overnight and they will not be resolved overnight. Concluding Thought This General Plan represents thousands of hours of input by hundreds of citizens in Leelanau County over the past three years . The circumstances it is intended to address did not occur overnight and they will not be resolved overnight. Yet it sets forth an alternative option to the future that will be created if existing trends continue (see Working Paper #5). Existing trends are fueled to a very great extent by existing plans, regulations and institutional relationships. To create a future different from existing trends, current plans , policies, regulations and institutional relationships must also be changed. This General Plan proposes an alternative structure based on considerable input and thoughtful consideration by Leelanau County citizens . It offers an opportunity for citizens to choose a different future with a mechanism to put that choice into place. General Plan Implementation Page 15-5 �I �Appendix A MEMORANDUM OF UNDERSTANDING Concerning the Development of a County-wide Growth Management Plan for Leelanau County BACKGROUND A COUNTY-WIDE GROWTH MANAGEMENT PLAN is a document prepared following extensive study by many individuals and advisory committees representing all communities in the County (whose work will result in separate working papers) which sets forth the following: • Those elements of the built and natural environment which are systemic and interjurisdictional in nature, and without the wise management of which persons presently living and those yet unborn are less likely to enjoy a quality of life at least as good as that enjoyed by those families and individuals presently living in the County. • An action program for public and private efforts to guide future growth so that an adequate balance between necessary sustainable development and environmental protection is achieved. • A practical, workable program for local control of land development decisions which is consistent with the county-wide growth management plan, which recognizes the unique perspective and responsibilities of each local government, and which ensures that matters with impacts beyond the jurisdiction of the community in question are examined to the mutual satisfaction of all affected communities before final decisions are made. • A mutually agreed-upon approach for guiding the rate, timing and location of new development into areas of the County that can efficiently provide necessary services in a manner harmonious with that natural character of the area without unnecessary expenditures of public tax dollars or corresponding loss of constitutionally protected private property rights. FULLY PARTICIPATE IN means that a community within the County will appoint representative(s) to the advisory committees and steering committee as requested, and that said representative(s) will make every effort to both attend and inform the governing body and planning commission in a timely manner of all activities, issues and actions taken or pending in the development of a county-wide growth management plan. BASIC PARTICIPATION Basic participation in the growth management planning process shall be made available, without a cash contribution required, to the local government whose legislative body has indicated their desire and intent to fully participate in development of a county-wide growth management plan by approving this document. The specific terms and conditions of basic participation in the growth management planning process including all mutual understandings of the County and the City of Traverse City are as follows: The Leelanau General Plan Appendix A Page A - 1 �(NAME OF COMMUNITY) RESPONSIBILITIES The (Name of Community) agrees: • To fully participate in the process including appointment of representatives to the Growth Management Plan Advisory Committees including: 1) one (Name of Community) elected official, 2) one (Name of Community) Planning Commission member, 3) one citizens at large. • To communicate all suggestions, ideas, concerns, problems, etc. to the County Board of Commissioners via the designated participation mechanisms. • To fully participate in the various forums, seminars, workshops and other meetings scheduled as part of the growth management process. • To accept, review and discuss, and respond to all reports, working papers, documents etc. produced as part of the growth management process. • Provide without cost (except for recovery of actual materials and copying costs) all data, reports and other information available to the (Name of Community) which may be relevant and useful in the process. COUNTY RESPONSIBILITIES The county will: • Coordinate and pay the costs of preparation of a County-wide Growth Management Plan. • Conduct basic planning research (data collection, etc) • Preparation of a computerized base map (tax parcel map) • Prepare analytical/decision maps • Demographic/economic studies • Public facility inventories • Natural resource/environmental inventories • Other planning analyses/reports as it deems to be needed • Undertake analysis of planning data and preparation of various planning reports as required • Make available, without cost (except for recovery of actual materials and copying costs), various maps, the inventories, planning reports and other documents produced. Appendix A Page A -2 The Leelanau General Plan �I GENERAL PROVISIONS The parties hereto mutually recognize that the participation in the growth management planning process conveys no authority to the county to supervise or otherwise direct or interfere in the (Name of Community) planning and implementation activities over and above the provisions of current state law. Similarly, the parties recognize that initiatives/resources referred to in this document are exclusively focused on the growth management planning project and that mutual participation in the process creates no new obligations with respect to mutual assistance in implementing the (Name of Community) current planning programs or land use regulations. Further, it conveys no authority for local jurisdictions to direct the work of county planning department personnel or to secure materials from the county planning department on other than a materials/copying cost reimbursement basis. It is further mutually recognized that the commitments made herein are primarily focused on intergovernmental cooperation during the preparation of a county-wide growth management plan and that the (Name of Community) expressly reserves its right to sever further participation in the county-wide growth management process at the completion of the county-wide Growth Management Plan. GENERAL UNDERSTANDINGS We hereby acknowledge the culmination of a significant endeavor to define the responsibilities and coordinate the efforts of the citizens of Leelanau County; along with all units of government; whether of township, village, city or county origin to create an economically, socially and environmentally sound future for Leelanau County. Our further intention is to nurture the working relationship among all groups so as to establish an equitable and successful ongoing method of managing county growth for the benefit of both current and future generations. We further acknowledge that in order for this to be successful, it is essential for all individuals and/or units of government to realize that the process is being structured by human beings and consequently will be neither perfect in form nor a panacea. Our single most important purpose is to continue to maintain our quality of life to insure that our communities and countryside are passed onto our children in as good or better a condition as we received it from those who came before us. We further acknowledge that a high level of open, honest and frequent communication between all involved parties is of paramount importance to the success of this endeavor. We also realize that this communication will not come to fruition unless we accept the premise that accurate information and ideas should change hands freely. We are fully committed to participation in the county-wide growth management planning process during preparation of the Growth Management Plan. The Leelanau General Plan Appendix A Page A-3 �The undersigned accept this Memorandum of Understanding and support its success for the betterment of our community. To signify their mutual acceptance of the statements of intent and understandings set out in this document and to demonstrate their support for a county-wide intergovernmental approach to management of growth and planning for the future, the undersigned agreed to this document from January through March, 1991: Village of Empire Village of Northport Village of Suttons Bay City of Traverse City Bingham Township Centerville Township Cleveland Township Appendix A Page A-4 Elmwood Township Empire Township Glen Arbor Township Kasson Township Leelanau Township Leland Township Solon Township Suttons Bay Township The leeiBnau Gener8! Plan �1 Appendix B HISTORY OF THE GENERAL PLAN PLANNING PROCESS INTRODUCTION In June, 1989 Leelanau County officially began a project ultimately designed to revise its outdated Comprehensive Development Plan. County officials agree the Plan currently in effect, adopted in 1975, does not provide adequate guidance for today's decisions. During the past several years development-related controversies have flared in virtually all areas of the County. County officials and an increasing number of permanent and seasonal residents believe those controversies are due, in part, to the lack of an overall "plan" or system for dealing with the management of the growth that is occurring. The county's popularity and desirable location are contributing to the problem. Increasing population and inadequately directed growth have great potential to exert significant pressure on the "quality of life" which has historically been Leelanau County's hallmark. OPPORTUNITY FOR CREATIVE PLANNING When considering this essential planning project, County leaders saw an opportunity to approach comprehensive planning in a unique way. The traditional approach to community planning assumes an internal effort by the responsible governing agency . Generally speaking, this approach often means less risk, less chance for criticism and opposition from administrators or elected officials. As stated in the text Taking Charge: How Communities are Planning their Futures, the newer, more open approaches (such as that being undertaken in Leelanau County) bring to the planning effort the combined resources of the community - both public and private. These strategies require new management approaches and techniques. Progress is made by consensus rather than by directive. Those involved in managing the project master new methods of leadership, taking risks by giving up some traditional control but increasing the likelihood of positive community support and benefit. Ideally, this technique would involve all of the local units of government in the county in a consistent, integrated approach to growth management. The best way to accomplish this goal is to involve as many county citizens as possible in the actual thinking process. Involving people in the planning process means acknowledging that everyone has something of value to contribute. This system seeks to avoid setting up citizens, developers, environmentalists, or local governments as "the enemy". Recognition of this fundamental can change the dynamics of growth management from "us against them" to "we're all in this together." Those involved in planning realize a successful community planning program does not simply "happen." Project supporters must develop an understanding of growth policies as they currently exist. They must also be willing to communicate their concerns and ideas, work with anyone else officially or unofficially associated with the plan , and be will ing to develop an understanding with fellow citizens regarding issues of conflict. CITIZEN ADVISORY COMMITTEE AND GENERAL PLAN STEERING COMMITTEE At the beginning of the Leelanau program an informal stakeholder analysis was performed to The Leelanau General Plan Appendix B Page B- 1 �determine who would be most affected by a new county plan. This analysis triggered an intense schedule of public participation events that have been characteristic of the project. Following several weeks of advertising, the county received more than 60 applications from citizens wishing to participate in the as yet unnamed planning process . i=rom this group of applications, 33 citizens representing each category identified in the stakeh ol der analysis were chosen by the Planning Commission and Board of Commissioners to serve on an advisory committee that became known as the Citizen Advisory Committee. The Citizen Advisory Committee was the focus of an intense nine (9) month exercise that took into account the basic principals discussed above. The Committee was introduced to a number of new growth management techniques, exposed to extensive data regarding the current state of planning in Leelanau County, and subjected to an immense body of public opinions regarding the future of Leelanau County. The analysis and recommendations that follow are the subject of Working Paper Number Four. The 70-member General Plan Steering Committee, the group charged with overseeing the development of the Leelanau General Plan, is composed of members representing every local unit of government in Leelanau County as well as citizens at large, regional government, state government, federal government, and counties bordering Leelanau. Many citizens at large have taken part in planrelated projects as well. This group was formed following the recommendation of the CAC to continue the process designed to create a "unified physical county plan." PUBLIC PARTICIPATION Participation in this process to date has been exceptional. Over 2,500 individuals have chosen to partake in this unique process with many individuals choosing to attend more than one event. The CAC and General Plan Steering Committee have spent many hours deliberating on the facts and opinions related to the critically important growth management issues facing Leelanau County communities. It has been estimated that these groups have directly spent more than 4000 person hours in a "think tank" mode during this planning project. This does not include the many hours invested in meeting with various community groups and in face-to-face discussions with concerned fellow citizens. Thus, their recommendations are the product of a great deal of reflection, analysis and dialogue. These recommendations are deserving of very careful review and consideration by all individuals concerned about the future of Leelanau County. THE GO/NO GO DECISION At the end of Phase I, the work program adopted by the Planning Commission and Board of Commissioners called for a "Go/No Go" decision. The "Go/No Go" decision was really a decision as to the feasibility of implementation of an overall intergovernmental approach to growth management as opposed to a more traditional, separate county government approach . At first, there were fears of a county "take-over" attempt where local land use controls were concerned. To calm those fears, county staff and CAC members attended regularly scheduled township board and village council meetings to present program concepts. In order to attain the optimum intergovernmental planning program, township and village commitment is essential. To that end, it was explained that no secret county "take-over" plan existed. Instead, the county and CAC were promoting a more efficient and economical planning venture founded on a sincere Appendix B Page B-2 The Leelanau General Plan �l interjurisdictional commitment. The City of Traverse City, having recently annexed some 235 acres in Leelanau County, was also asked to consider participating in the program. In March, 1 991 the county staff secured Memorandums of Understanding from all sixteen ( 1 6) Leelanau county municipalities. With this unprecedented vote of support, the county adopted a work program for the final phases of the project. The 70-member steering committee was established to help write the plan. The steering committee, like the CAC, is composed of a representative cross section of county citizens, government officials and interest groups. Through the Memorandum of Understanding, each municipality agreed to appoint three individuals to the steering committee including one elected official, one planning commission member, and one citizen at large. While public participation events continued throughout the county, data base and GIS work was conducted in order to establish the most accurate and reliable information system possible. This unprecedented data collection effort resulted in five (5) additional working papers documenting economic trends, transportation and infrastructure status, environmental conditions, land use trends, and demographics. The information collected is available in many forms to all interested public and private agencies as well as the public at large. Finally, the project has set forth a mechanism designed to develop an understanding and agreements regarding the roles and respective responsibilities of all local government units where land use decisions are concerned. In all likelihood, achievement of such goals will increase municipal efficiency in an economical manner while fostering a strong spirit of intergovernmental coordination. The Leelanau General Plan Appendix B Page B-3 �I Appendix C LEELANAU GENERAL PLAN WORKING PAPERS Leelanau General Plan Working Paper #1: Results of the Growth Management Forums This document is the first of a series of working papers prepared by Leelanau County staff members and project consultants as part of the process to create the Leelanau General Plan. Working Paper# 1 summarizes and provides an analysis of a series of ten ( 10) Growth Management Forums conducted throughout Leelanau County on December 1, 1989 and during the month of February, 1990. The guiding objective of Phase I of this planning process was the identification of what has been termed the "best choice growth management approach" for Leelanau County. Leelanau General Plan Working Paper #2: A Survey of Residents Concerning Issues Relating to LongRange Planning in Leelanau County This survey of Leelanau County residents conducted by Anderson , Niebuhr and Associates, Inc. of St. Paul, Minnesota provides information regarding residents' opinions about important issues relating to the quality of life in Leelanau County. Specifically, information was obtained concerning preferences for types of development in the county, residents' satisfaction with county services, opinions about the impact of future development, and preferences for development controls. In addition to providing information about county residents as a whole, the survey results provided information about various subgroups of residents. The survey of Leelanau County residents was conducted using Anderson-Niebuhr's established mail survey methods from March through April, 1990. Using this method, an overall response rate of 92 percent was achieved. Because such a high response rate to this scientific survey was achieved, county representatives are assured that non-response bias is not a factor and that the data accurately represents the opinions of Leelanau County citizens as a whole. Leelanau General Plan Working Paper #3: A Survey of Local Officials Concerning Issues Relating to Long-Range Planning in Leelanau County In conjunction with the survey of residents conducted by the county, a survey of local officials was also conducted using the same questionnaire. Of the 174 local elected officials and planning commission members in Leelanau County, about 68 percent responded to this survey. Presented in this report are summaries of the descriptive results for the local officia l survey and results of statistically significant analyses comparing responses of local officials with responses of county residents . Leelanau General Plan Working Paper #4: Final Recommendations of the Citizen Advisory Committee This document is the fourth of a series of working papers prepared for Leelanau County as part of this planning process. Working Paper #4 summarizes and provides an analysis of a series of ten ( 10) recommendations of the Leelanau General Plan Citizen Advisory Committee. The Leelanau General Plan Appendix C Page C- 1 �F I This working paper is intended to provide a partial basis for discussion by the Leelanau County Planning Commission and the Leelanau County Board of Commissioners as they investigate, discuss and deliberate upon growth management issues in Leelanau County. The recommendations of the Citizen Advisory Committee (CAC) can best be understood when placed in the perspective of the planning project. In Phase I the county aspired to develop the "best choice growth management process". The methodology which was used to achieve definition of the "best choice process" consisted of three (3) major efforts. These efforts included citizen participation, identification of state-of-the-art planning/growth management technologies, and review of statutory/constitutional framework for growth management in the State of Michigan. Leelanau General Plan Working Paper #5: Leelanau Peninsula Current Trend Future: "Implications of Business as Usual" Current trends facing the county are documented in this working paper in eight (8) categories: population, economy, land, public finance, transportation, community services, infrastructure and environment. In each case there is an effort to identify the current or emerging pattern or trend and then to describe the future if that trend continues. If no citizen, local government, group of citizens or governmental organizations were to make an effort to change anything (i.e. no new plans, regulations, taxes, subsidies, incentives, etc. were initiated), and current trends were to continue, what would the future be like? This report attempts to project the implications of the future if it is "business as usual". Leelanau General Plan Working Paper #6: Leelanau Peninsula Goals and Objectives for Managing Growth on the The goals and objectives in this working paper will ultimately serve as the basic policy foundation for the Leelanau General Plan. Goals are broad-based statements of intent and establish the focus of the plan. Objectives are stated means by which the goals can be achieved. The goals and objectives presented in this working paper were prepared through an extensive process of leadership and public opinion surveys, meetings with local officials and citizens, and town meetings. Working Paper #6 is intended to serve as a discussion document until any or all of its elements are adopted in whole or in part. Leelanau General Plan Working Paper #7: Economic Development The eight chapters of this working paper address the economy of Leelanau County through population and income, labor force and unemployment, employment by sector, tourism, agriculture, real estate , and economic base and employment projections. Various data trends are introduced to facilitate an understanding of the county economy. The last chapter reviews issues and recommendations made in one recent economic development report and one older report. These are supplemented with additional recommendations based on newer information presented in this report. Appendix C Page C-2 The Leelanau General Plan �I Leelanau General Plan Working Paper #8: Transportation, Public Facilities, and Physical Services Working Paper #8 is composed of seven chapters reporting on the state of facilities and services provided by local municipalities, those provided by the county, the transportation network, schools, non-municipal public services, solid waste management facilities, and state and federal lands. This document is virtually a Leelanau-specific encyclopedia of data in these subject areas. Leelanau General Plan Working Paper #9: Natural Resources and the Environment In its five chapters, Working Paper #9 addresses Leelanau County's environment and natural resources. Climate, geology, topography, and drainage are discussed in the first chapter while discussion of natural resources, environmentally sensitive areas, and air and water quality are covered in following chapters . The summary chapter reviews the issues raised in the preceding chapters and identifies problems and opportunities for Leelanau County. The summary also relates the significance of the information presented in the working paper to future development activity in the county. Leelanau General Plan Working Paper #10: Land Use The six chapters of Working Paper #10 address land use activities and issues on the Leelanau Peninsula. Community character and open space, land use, land division and construction activity, land valuation, and growth projections are discussed. The final chapters offers comparison and analysis of local land use policies and regulations and discussed their cumulative impact on the peninsula. Leelanau General Plan Working Paper #11: Demographics Working Paper #11 details demographic characteristics of the peninsula's population. Based primarily on the 1990 census, population, age, households, housing, education and income, and occupations and industry are all addressed. A summary chapter reiterates the key population attributes. A series of tables follows in an appendix offering detailed information on the population characteristics of each local municipality in the county. Leelanau General Plan Working Paper #12: Development Alternative As the final Working Paper of the series, this document summarizes alternative land use patterns, alternative futures, and alternative institutional arrangements for guiding growth on the Leelanau Peninsula. The chapters contained in this working paper specifically discuss the process used in developing the alternative futures, the nine alternative land use patterns developed for analysis, a description of the "preferred future," the process used to develop the policies and action statements of the Leelanau General Plan, a description of problems associated with current institutional arrangements, and finally the institutional alternatives for Plan implementation. The leelBnBu GenerBI PIBn Appendix C PBge C-3 �l Appendix D DEFINITION OF TERMS AND PHRASES The following terms and phrases are used throughout the Leelanau General Plan and its associated working papers. These definitions should be referenced to promote consistent interpretation of the Plan and supporting data. Source materials referenced to define these terms and phrases included the following: Emmet County/City of Petoskey Comprehensive Plan (draft, 1 994) Encyclopedia of Community Planning and Environmental Management (1984) Existing Growth Management Techniques and Proposed Legislation for Michigan ( 1990) MSPO Community Planning Handbook (1992) Protecting Inland Lakes: A Watershed Management Guidebook (1990) Abutting property: A parcel of land that is contiguous to another parcel of land along a common boundary line. Access control regulations: A standard designed to manage the means of entering and exiting property by way of a public road. Access road: The functional classification identifying road segments that serve to provide passage to and from any land use setting. Accessory apartment: An independent dwelling unit developed in connection with an existing singlefamily home. Accessory use: A land use whose purpose is related and incidental to the permitted principal use. Accident rate: The calculation of the number of vehicular accidents that occur at particular locations. Acid rain: Precipitation that is made much more acidic than usual when water vapor in the atmosphere combines with sulfur oxides and nitrogen oxides to form sulfuric and nitric acids, which are carried to the earth's surface. Acre: A plainer unit of measure equal to 43,560 square feet. Act 307: The Michigan Environmental Response Act (Act 307 of the Public Acts of 1982, as amended) Act 307 site: A single location within a list of surface and groundwater contamination sites in Michigan, as annually published by the Michigan Department of Natural Resources. Adjudication: To arbitrate or referee. Administrative center: A location at which activities and official functions are conducted, such as a township hall, village hall, government center, etc. The Leelanau General Plan Appendix D Page D- 1 �Agricultural land use: The use of land primarily for farming, ranching, horse breeding, dairy farming, and other forms of food and crop production. All-weather road: A transportation route built to accommodate all types of traffic, including heavy trucks and other machinery, on a year-round basis. (see Class A Road) Alley: A narrow vehicular or pedestrian right-of-way that permits access to a rear yard, parking lot, or other area behind a row of buildings. American Institute of Certified Planners (AICP): An institute of the American Planning Association (APA) for members able to demonstrate a specified level of achievement and competence in professional planning. American Planning Association (APA): A national organization of professional planners from all branches of planning, citizen members of planning commissions, elected officials, students, educators, and any other individuals interested in public planning. Annual report: A document prepared for the county board of commissioners which summarizes the actions taken to implement this General Plan on a yearly basis. Aquifer: Subsurface rock or other materials capable of holding a significant amount of water in their interstices. (see groundwater) Average daily traffic volume: An expression of traffic volume meaning the average number of cars per day that pass over a given point in a given year. Average density: The density which results be dividing a total number of future structures by the total acreage of a large land area. Bay Area Transportation Authority (BATA): A regional public transportation authority offering bus service to Leelanau and Grand Traverse Counties. Bedroom community: A predominantly residential area from which many residents commute daily to employment in commercial areas, frequently the region's urban center. Bench mark: A permanent marker that serves as a reference point for an elevation, usually elevation above sea level. Benchmark standard: A reference against which future date is evaluated. Best Management Practices (BMP): These are structural, vegetative or managerial practices used to protect and improve our surface water and groundwater, and to implement a project that otherwise may threaten or have serious negative impacts on the community/and or the environment. Block grant: A grant distributed by the federal government according to a formula. Subject to general legislative and administrative guidelines, it may be used for a fairly wide range of purposes. Boat launch ramp: A ramp that extends from a shoreline into a body of water to permit the launching of a boat transported by a trailer. Appendix D Page D-2 The Leelanau General Plan l I 'I I I �I , , Budget: A financial plan that correlates anticipated revenues and expenditures and serves as a basis for decisions on future expenditures. Buffer area: A strip of land, usually a landscaped open area, designed to separate incompatible land uses. Buildable area: The land area of a given lot that is potentially available for construction after all zoning and other municipal requirements have been fulfilled. Building: A structure that is permanently affixed to the ground, has a roof and is used for the shelter of humans, animals, property or goods. Buildout population: The potential population of a community based on current planning and zoning practices. Built environment: All elements of the man-made environment (including buildings and streets) that involve some application of human effort and technology toward their design, construction, or manufacture. Bylaws: A set of rules that provide for the organization and ongoing operations of a legal body or entity. (see rules of procedure) Campground: A public or private open area divided into campsites that, at a minimum, provides a potable water supply and some form of toilet facilities. Capacity: The maximum number of people or things that can comfortable or safely use any facility. Capital Improvement Program (CIP): A multi-year program of proposed capital expenditures used as a programming guide for public improvements of which the first year of the program is the capital portion of the annual budget. Capital improvements: Physical facilities or other fixed assets with relatively long-term usefulness, such as buildings, land, parks or roads. Carrying capacity: The capability of a system to absorb any, or increased, population and development within the parameters of an acceptable environment. Census: The periodic enumeration of the entire population, selected sub-populations or other specialized items, to produce a data base. Census tract: An area used for census data presentation that contains an average of 4,000 people. Central business district (CBD): The traditional business core of a community , characterized by a high concentration of activity within a relatively small area . Chamber of commerce: A voluntary association of businesspersons whose objective is to promote the interests of the commercial and industrial sectors of a community. The Leelanau General Plan Appendix D Page D-3 �.., Citizen Advisory Committee (CAC): . A special advisory committee to the County Planning Commission and County Board of Commissioners comprised of 33 citizens broadly representative of the geographic and functional interest of Leelanau County. (see General Plan Steering Committee) Citizen participation: The involvement of citizens and community groups in the development and evaluation of the Leelanau General Plan. City: A municipal corporation usually containing a larger population than other incorporated areas within the state . Class A road: A transportation route built to accommodate all types of traffic, including heavy trucks and other machinery, on a year-round basis. (see all-weather road) Clean Air Act: Federal legislation primarily concerned with controlling pollutants released into the atmosphere. Clean Water Act: Federal legislation primarily concerned with controlling pollutants released into waterways. Cluster Development: A development pattern characterized by buildings or lots which are sited close together in small groups with the objective of preserving more open space and encouraging efficient use of land. Rural clusters permit the same development density or greater with larger concentrations of undeveloped land to remain after new development occurs. It allows the preservation of agricultural and fragile environmental areas such as wetlands, sand dunes and hillsides, as well as renewable resource lands like farm and forest land. Coastal zone: An area that includes the coastal waters and those land areas near the coastal waters that influence and affect each other. Coastal Zone Management Act: Legislation that established federal policy on coastal zone management and authorized a program designed to encourage states to plan and undertake land and water resource management programs for coastal areas. Commercial area: Any area of a municipality that is developed with or zoned for businesses. Common areas: Land, facilities and other improvements that are used jointly by groups of property owners or renters. Community: A group of individuals who interact socially and have common ties and who are located in a defined geographic area. Community character: The image or tone of a community as reflected in its size, the type and density of its development, and the general pattern of land use. Community Development Block Grant (CDBG): A flexible federal aid program for neighborhood revitalization and community improvement, established by Title I of the Housing and Community Development Act of 1974. Appendix D Page D-4 The lee!BnBu GenerBI PIBn �Compact Development: This pattern consists of highly organized, concentrated development where property utilization is maximized within a defined setting. The concept assumes a relatively selfcontained development with its own set of services and potentially its own community service center. Edges are well defined and surrounded by open space land. This pattern is generally found where a center (town, village, city) already exists and services are extended beyond existing boundaries as appropriate to accommodate new growth and development. Compact development tends to be the most efficient, least expensive to service, and the least disruptive pattern of development impacting use of adjoining lands. Composting: A means of converting organic materials, such as solid waste, leaves and yard clippings, into an odor-free and sanitary soil conditioner. Comprehensive Plan: A plan for the future physical development of a community which seeks to consider all the relevant factors that currently, or in the future, may influence or change quality of life in the community. (see functional plan, growth managment plan, land use plan, master plan, policy plan, strategic plan and subarea plan) Concurrency of services and facilities: A requirement that services and facilities necessary to serve new development are available concurrent with the onset of the demand for such services and facilities by the new development. Condominium: A form of housing ownership by which a person may purchase and own one dwelling unit in a multi-unit building or development. Confiscatory regulation: Restrictions or limitations placed upon the use of property that prevent a landowner from making any economically reasonable use or deriving any economically reasonable return from his/her property and that amount, in effect, to a taking of the property. Conflict resolution: The satisfactory settling of disputes that can occur among groups in order to attain a particular end result. Conservation easement: An easement, granted by the owner of property, that is designed to limit or preclude future development of the property. Consultant: An individual or business contracted to provide special skills not available among staff members or to undertake a specific project for which the agency has insufficient staff. Contaminant: A substance that causes pollution or diminished quality when brought into contact with air, water, soil or other aspects of the environment. Contour line: Lines that appear on a topographic map and link points that are of an equal elevation above or below sea level. Contour interval: The distance between contour lines. Contract zoning: A situation where conditions are imposed that are not usually applied to land in a particular zoning district or in which a contract is made between the municipality and the landowner. Corridor: A defined strip of land often associated with a transportation route. The Leelanau General Plan Appendix D Page D-5 �Cost-benefit analysis: The examination of a variety of potential program goals. ar alternatives to achieving a single goal, to determine which are preferred or optimum on the basis of their financial value. Cost-effectiveness analysis: A comparison of the costs of different alternatives for achieving a stated goal. Council of Governments: A voluntary association of municipal governments or regional agencies formed to study and discuss area-wide problems and to recommend remedial actions to the member governments. County: The principal subdivision of the state whose functions include budget development and tax levy, maintenance of the courts and public records, provision of welfare programs, law enforcement, electoral functions, and provision of a variety of other facilities and services. County Board of Commissioners: The principal elected governing authority of the County, having both policy-making and administrative functions. County data center: A functional component of the county planning department designed to meet the information needs of county agencies as well as local governments, civic, and citizen organizations. County Planning Act: A legislative act (Act 282, P.A. 1945, as amended) providing for county planning and the creation and organization of county planning commissions. County Rural Zoning Enabling Act: A legislative act (Act 183, P.A. 1943, as amended) providing for the establishment in portions of counties lying outside the limits of incorporated cities and villages of zoning districts within which the proper use of land and natural resources may be encouraged or regulated by ordinance. County seat: The municipality serving as the county administrative headquarters. Critical area: Environmentally sensitive areas upon which development should be prevented or strictly controlled. Critical Dune Area: An area of highly unique and therefore vulnerable sand dunes designated by the State of Michigan as subject to special regulations. Cul-de-sac: A local street with an outlet only at one end and a turnaround area at the other end. Culvert: A structure designed to carry drainage water or small streams below barriers such as railway embankments, roads or driveways. Curb cut: A means of entering and exiting property by way of a public road. Data: Known or collected facts that can be analyzed and interpreted so that conclusions may be drawn. Day care center: A facility designated for the care of preschool children. Appendix D Page D-6 The Leelanau General Plan �7 ' ' ''', ' ~ Dead-end street: A public way that has only one outlet. Debt service: Periodic payments, consisting of interest plus a portion of the principal that is owed, necessary to amortize the debt. Decibel: A unit of measurement for sound pressure or the relative loudness of sound. Dedication: The transfer of land or an interest in land by its owner to public ownership, to be used for public purposes. Deed: A written instrument by which the owner of real estate conveys his/her land, or an interest in the land, to another. Demography: The study of population and its characteristics. Density: A ration of population, residential units or floor area of development as to a unit of land area. Density transfer: The transfer of unused development potential, either internally within a development or externally from one site to another. Department of Commerce: State and/or federal level agencies with responsibilities related to domestic and international commerce, economic growth, technological development and tourism. Department of Housing and Urban Development (HUD): The cabinet-level department that is responsible for the majority of United States housing and community development programs. Department of Natural Resources (DNR): A state agency empowered with administrative and enforcement authorities and responsibilities, primarily concerned with the natural environment. Department of the Interior: The cabinet-level department that is responsible for diverse programs, largely related to the protection and management of natural resources and public land. Department of Transportation (DOT): State and/or federal level agencies that establish transportation policy for all modes of transportation and conducts research and grant programs. Design standard: A set of guidelines defining parameters to be followed in the design of a building or development. Development: 1. A planning or construction project involving property improvement and, usually, a change in land use character within the site. 2 . The act of using land for building or extractive purposes. Development agreement: An arrangement which is voluntarily negotiated and entered into between a municipality and a developer, providing certain commitments by the municipality in exchange for commitments by the developer. Development right: A separable property right like an easement or mineral right. Driveway: A private road that gives access to property abutting a thoroughfare . The Leelanau General Plan Appendix D Page D- 7 �Dystrophic lake: A lake that stands midway in the biological aging process between a eutrophic lake and a swamp. Easement: An interest in or right over the land of another. Economic development: The process of intervening in the normal economic cycle in order to achieve a specific goal. Economic development strategy: A plan of action which identifies the means of creating new and/or better jobs for residents, increases municipal tax base and diversifies and strengthens the local economy. Ecosystem: A term that describes the system comprised of all living organisms in a given geographic area, and the physical environment with which and in which they interact. Elevation: The altitude above sea level. Emergency services: Fire, ambulance, law enforcement or other agency that responds to assist the populace, often in a crisis situation, in matters of health, safety and general welfare. Eminent domain: The power inherent in a sovereign body to acquire property in private ownership. Enabling act: Legislation authorizing activity or conduct that is otherwise not permitted. Endangered species: Those species of fish, wildlife, insects and plants in danger of becoming extinct throughout all or a specific part of their natural range. Enumeration district: An area used for census data collection and statistical tabulation that generally contains a maximum of 1,600 people where the census is taken by mail and 1,000 where there is conventional canvassing. Environmental analysis: The process of conducting an extensive study and review of a broad range of environmental features. Environmental Assessment: A review process required for proposed federal, federally funded, or federally licensed or sponsored projects or actions. Environmental Impact Statement {EIS): A detailed written document that provides an analysis of the possible impacts that a proposed project or action might have on the environment. Environmental management: The use and protection of natural resources through the application of environmentally sound practices. Environmental Protection Agency {EPA): An independent agency within the executive branch of the United States government, created in 1970 to control and abate environmental pollution. Environmentally Sensitive Lands: Lands which are a unique, irreplaceable, and fragile resource that provides significant recreational, economic, scientific, geological, educational, agricultural and/or ecological benefits to society. Appendix D Page D-8 The Leelanau General Plan I I I �Equalization rate: The average percentage of the full value at which the local assessor is assessing all taxable properties in a municipality. Eutrophication: The process by which nutrients stimulate aquatic plant growth and lead to the aging of a lake. Ex-officio: The membership of a person on a board or commIssIon by virtue of holding another position that is related to the work of that board or commission. In many cases, ex-officio members are not given a vote on the board or commission. Exclusionary zoning: Zoning regulations that have the effect of precluding certain population segments from residential opportunities enjoyed by others. Exclusive-use zoning: The practice of creating zoning districts in which only one type of use or a narrow range of uses is permitted. Facade: A building's front or any of its exterior walls. Farmland protection: urbanization. Measures taken by government to protect prime agricultural land from Feasibility study: A study of the possibility of implementing a particular project. Federal Aviation administration (FAA): A division of the Department of Transportation with the responsibility of fostering aviation safety, advancing civil aviation and a national system of airports, and achieving efficient use of navigable airspace. Federal Emergency Management Agency (FEMA): A United States agency responsible for federal programs related to emergency and disaster mitigation and response. Fee simple: The term referring to the broadest, most extensive and unconditional estate in land that can be enjoyed. Fill: Material that has accumulated or is disposed of at a site and has the effect of raising the ground elevation, or that is deliberately added to a site to improve its suitability for construction . Fire Department: A municipal agency responsible for fire fighting, maintenance of fire fighting equipment and fire prevention programs. Fiscal impact analysis: An analysis of the impact on a municipal budget of the cost of expanding municipal services to meet the needs of a proposed development. Fiscal year: A 12-month accounting period which may or may not match the calendar year. Flood Hazard Boundary Map: A map that outlines the approximate areas of a community considered to be flood-prone. Flood Insurance Rate Map: A map that depicts in detail the boundaries and elevations of the 100year and 500-year floodplains for a particular community as part of the National Flood Insurance Program. The Leelanau General Plan Appendix D Page D-9 �Floodplain: The low and generally flat land areas adjoining a body of water that often flood or has the potential for flooding. Fringe area: The area of transition between two different, dominant land patterns. Front foot: A measurement of the extent to which real property abuts another feature such as a public street or water body. Functional plan: A detailed plan designed to address more completely a particular issue of importance to a community. These issues are usually identified in the process of preparing a comprehensive plan or a policy plan. Typical functional plans address housing, economic development, parks and recreation, historic preservation and transportation. (see comprehensive plan, growth managment plan, land use plan, master plan, policy plan, strategic plan and subarea plan) Functional road classification: A hierarch of road classes that divides roads by purpose and design. Funnel development: A development located away from a lake, but having access to the water through one lakefront lot where a beach, club house, and docks are often built. (see keyhole development) General Plan Steering Committee (GPSC): A special advisory committee to the County Planning Commission and County Board of Commissioners comprised of citizens representing all Leelanau County municipalities, state and federal government whose function was to oversee development of and comment on the Leelanau General Plan. This committee included members of the CAC and functioned during the second phase of the General Plan project. (see Citizen Advisory Committee) Gentrification: A process of social and economic change within an area of a community wherein generally young individuals who may be more affluent or have young families move into older housing or industrial space in a neighborhood and invest rehabilitation of their structures. Geological Survey (USGS): A bureau of the Department of the Interior that performs a variety of functions related to the survey and investigation of the nation's lands and resources. Geologic map: A map showing the distribution and type of rock units such as formations, their relationship to each other, and other physical features. Geographic information system (GIS): A set of processes for the input, storage, retrieval, analysis and display of spacial data. (see land information system (LIS)) Goal: The long-term ideal or end product that is desired. Grand Traverse Bay Region Development Guidebook: A document prepared in 1992 for the purpose of identifying a range of guidelines and associated regulations that could be promoted for use by townships, cities and villages as a way to better manage growth. Grand Traverse Band: The Grand Traverse Band of Ottawa and Chippewa Indians. Greenbelt: A band of open space protected from intense development. Groundwater: Water that occupies the spaces in underground geological structures. (see aquifer) Appendix D Page D- 10 The Leelanau General Plan I I I I I I } �I -, , ,, , r Groundwater pollution: Destruction of subsurface water supplies by contamination. Growth Management: A strategic process for managing the rate, location, amount and timing of growth in accordance with a Comprehensive Plan. Growth Management Plan: A plan, usually prepared as a supplement to or a part of a comprehensive plan, that includes timing and phasing elements for new public facilities and services. (see comprehensive plan, functional plan, land use plan, master plan, policy plan, strategic plan and subarea plan) Guidelines: General indications of the policies that a government agency endorses, as opposed to specific quantitative standards or regulations. Hazardous waste: Those wastes that can cause or help to cause illness or death, or that, in the absence of proper management, represent a significant threat to either human health or the environment. High Risk Erosion Areas: Those shoreland areas with the most acute tendency to erode, generally defined at a rate of one foot of erosion or more per year. Highway capacity: The amount of traffic that a road, or section of road, is capable of carrying in an hour. Historic district: An area that is related by historical events or themes, by visual continuity or character, or by some other special feature that helps give it a unique historic identity. Home occupation: dwelling . A type of limited commercial activity that is carried on within an individual's Home rule: The concept of local government's exercising certain powers conferred by the state. Housing authority: An official body, created under state law, that is eligible for federal support to provide decent, sanitary housing for low-income persons. Housing stock: The total supply of dwelling units within a given locality. Impact assessment: An evaluation of the future consequences of a proposed land development. Impervious surface: Surfaces such as concrete or asphalt-paved streets or parking lots that prevent rainfall from infiltrating the soil and can increase the amount of runoff dramatically. Incentive program: A program in which a developer receives bonuses, typically permission to build at a higher density or higher floor area ratio, in exchange for offering certain types of amenities that the community considers important. Incubator building: A building that offers space at low rentals and is consequently attractive to small, newly formed businesses. Industrial area: That part of a municipality that is zoned to permit certain types of industries, often specified as light industry, heavy industry, or industrial park use. The Leelanau General Plan Appendix D Page D-11 �Industrial park: A planned industrial development on a tract of land containing an internal road network suitable for trucks and employee traffic and adequate utilities, including a sufficient water supply, sanitary and storm sewers, and electric and gas lines. Information system: A centralized and computerized system of collecting, storing and disseminating data that may be easily retrieved and organized for analysis. In-migration: The process of moving to a residence in a particular defined geographic area, such as a village, township or county, from an address outside that geographic area. Institutional structure: The manner in which a public entity conducts its business. Intergovernmental agreement: A formal contract or informal understanding between two or more units of government concerning a policy matter or the way in which a function or service will be performed for their mutual benefit. Intergovernmental Growth Management Consortium: A group of communities joined together in an effort to identify ways in which to better manage growth. These communities include Independence Township, Leelanau County, Meridian Township, Oakland Township, Rochester Hills, Waterford Township, and West Bloomfield Township. Issue of greater than local concern: A matter of broad public interest revolving around common environmental features (which do not respect municipal boundaries), infrastructure, and the needs of special populations. Keyhole development: A development located away from a lake, but having access to the water through one lakefront lot where a beach, club house, and docks are often built. (see funnel development) Labor force: All persons 16 years of age or older who are either employed, looking for a job or are in the armed forces. Land information system (LIS): Usually parcel-based , LIS refers to a set of processes for the input, storage , retrieval, analysis and display of spacial data. (see geographic information system (GIS)) Land conservancy: An organization whose principal purpose is to protect certain lands from inappropriate development through conservation easements, the purchase of development rights, or similar preservation techniques. Land fragmentation: The process of subdividing a large parcel into several smaller parcels. Land use: The various ways in which land may be utilized or occupied. Land use controls: Those devices by which government may exercise its police power authority to regulate the use of land. Land use map: A map that depicts selected categories of land use in a geographic area as well as other major features, such as political boundaries, transportation arteries and water bodies. Land use pattern: The generalized spacial distribution of development. Appendix D Page D- 12 The Leelanau General Plan I I I I �I , , , r f Land use plan: A map and accompanying text depicting the "preferred future" of a community. It describes how the community would like to grow or change. (see comprehensive plan, functional plan, growth managment plan, master plan, policy plan, strategic plan and subarea plan) Level of service {LOS): The degree to which a public service is operating, or the "adequacy" of the service. Limited Service District: A defined area where limited public services are provided to solve a specific problem or meet a special need. These areas often have the same intensity of land use activity after the public service has been instituted (e.g., providing sanitary sewer to properties around an inland lake). (see partial service district) Local governments: Levels of government below the state level that derive their powers from the state charter or state law. (see county, township, city and village} Major arterial: The functional classification identifying road segments that convey traffic between municipal boundaries and activity centers, and provide connections with intrastate and interstate roadways. Major collector: The functional classification identifying road segments that carry and distribute traffic between access roads, minor collectors, and minor arterials. Marsh: Wetlands that have grass-like plants such as cattails, rushes and reeds and are sometimes covered by water. Master plan: A comprehensive, long range plan intended to guide change in a city, village, township, county or region. (see comprehensive plan, functional plan, growth managment plan, land use plan, policy plan, strategic plan and subarea plan} Mesotrophic lake: A lake that is changing from the oligotrophic stage, characterized by clear waters and low levels of nutrients to the eutrophic stage, which has higher levels of nutrients, extensive plan growth, and murky waters. Michigan Resource Inventory System {MIRIS): An automated land use and land cover mapping system for use by agencies, individuals, and local units of government involved in resource and land management. Michigan Society of Planning Officials (MSPO): An organization of 4 ,000 members dedicated to promoting sound community planning that benefits the residents of the state . Minor arterial: The functional classification identifying major "feeder" streets. Minor collector: The functional classification identifying road segments that provide access to individual parcels and carry traffic to and from access roads. MSU Extension Service: A county-level office affiliated with Michigan State University that is responsible for the dissemination of information on current agricultural and conservation technology. Municipality: Any local government. The Leelanau General Plan Appendix D Page D- 13 �l National Park Service: An agency within the Department of the Interior that is responsible for the national park system. Node: A hub or center of activity where two or more systems intersect. Non-municipal public services: Services which for each particular community are provided to the public by a private company and not provided by a governmental unit such as: cable T.V., electric, gas and telephone. Nonpoint source: One or more of the various diffuse discharges, such as runoff, that contribute to water pollution. Nutrient: A chemical element that stimulates growth. Objective: A specific target that must be met as an intermediate step in achieving a long-term goal. Official map: A document that indicates the location of future streets, highways or public facilities such as parks and drainage systems - along with existing streets and facilities. Oligitrophic lake: A lake characterized by a low level of nutrients and large amounts of dissolve oxygen in its deeper waters. Open space: Land that is undeveloped or is relatively free of buildings and other structures. Ordinance: A law, rule or regulation issued by the governing body of a local municipality under legal authority granted by the state. Overall Economic Development Program (OEDP): An assessments of a community's economic needs and the actions necessary to stimulate economic development. Overlay zoning district: An additional level of zoning requirements that is superimposed upon existing zoning in specified areas shown on the zoning map. Ozone: A gas formed when certain vehicular and industrial pollutants react in the presence of heat and sunlight. Partial service district: A defined area where limited public services are provided to solve a specific problem or meet a special need. These areas often have the same intensity of land use activity after the public service has been instituted (e.g., providing sanitary sewer to properties around an inland lake). (see limited service district) Peak-demand period: The time when the greatest demand for service is placed upon a utility or other system serving a community. Peak-hour traffic volume: The largest amount of traffic that is generated during hourly periods of the day or year. Per capita: The average amount of expenditure, income, or specified commodity or activity for each individual within a given population. Appendix D Page D- 14 The Leelanau General Plan i J �I ,' , , Percolation: Downward movement of water through rock or soil interstices. Plan implementation: The process of translating a plan into action which, ideally, begins at the start of plan development. Planned Unit Development (PUD): A type of development characterized by comprehensive planning for the project as a whole, clustering of structures to preserve usable open space and other natural or cultural features. There is also often a mixture of housing types and sometimes a variety of nonresidential development on the same property. Planning area: The specific geographic area selected as being pertinent to the study of a particular problem. Planning commission: An appointed board of citizens that, depending upon government organization, either has direct control over certain planning functions or has and advisory or policy-making role. Planning department: A government agency responsible for long-range and short-range land use planning, land use development management, coordination of various projects, and coordination of various and different units of government . Plat: A map or series of maps showing the layout of a proposed or approved subdivision. Point source: An individual and distinct conduit - such as a pipe, culvert or ditch - through which water pollution can reach a waterway. Police power: The inherent authority reserved to the states in the Tenth Amendment to the United States Constitution to adopt laws for the purpose of promoting the protection of the public health, safety, morals and welfare. Policy plan: A document based on explicit statements of local goals, objectives and policies. They may be part of a comprehensive plan or a freestanding document. (see comprehensive plan, functional plan, growth managment plan, land use plan, master plan, strategic plan and subarea plan) Potable water: Water fit for human consumption. Poverty level: A term used to designate an income level necessary to support a minimum acceptable standard of living in a particular area or country . Public Act 116 (PA 116): The Farmland and Open Space Protection Act (Act 11 6 of the Public Acts of 1974, as amended). PA 116 provides farmers the opportunity to enroll land in the program for periods from ten ( 10) to ninety nine (99) years in return for a tax credit . Public hearing: A formal meeting of a legislative or administrative body as part of the process by which legislation or regulations are adopted or other decisions are made . Public infrastructure: The services and facilities provided by a level of government. Public service district: A defined area where prescribed public services are or will be provided to encourage compact development, meet the needs of users, and limit costs to the tax payers. The Leelanau General Plan Appendix D Page D-15 �-, Public access site: A public water access point. Purchase of Development Rights: The rights to develop property purchased so as to prevent or limit future development. The owner retains all other fee interests in the property. Random sample: A type of sampling technique used in conducting research, in which each member of the population under consideration has an equal chance of being selected. Recycling: The process by which materials in the waste stream are reused to create useful products. Renewable resource lands: Lands which possess the ability to grow food and fiber (farms, forests) on a sustaining yield basis, and whose loss could endanger future water, food and/or fiber production, such as croplands, managed forest, orchards, etc. Resort center: A seasonally active area of mostly housing facilities with limited public services that is geared to the needs of a transient population. Rezoning: A modification of, or amendment to, the zoning ordinance. Right-of way: The strip of land reserved for a linear transit element or a utility element. Riparian: The land or title-holder of such land along the shore of a lake or bank of a stream. Rules of procedure: A set of rules that provide for the organization and ongoing operations of a legal body or entity. (see bylaws) Runoff: That portion of precipitation which rejoins surface water bodies either directly or indirectly. Rural service district: The bounds within which no substantial introduction or expansion of public services will occur and within which the continuation of the existing rural character is planned. Rural center: A local activity hub consisting of residential neighborhoods, a surrounding rural area, and a core of small businesses. Modest in size, it may or may not be an incorporated municipality. Sand Dune Protection and Management Act: An law (Act 146 and Act 14 7, P.A. 1989) designed to protect dunes from insensitive development. Sanitary landfill: A method of solid waste disposal in which waste is spread in layers, compacted to reduce its volume and then covered each day with earth or another inert material. Scattered Development: This pattern is characterized by relatively low density (usually residential) development spread across the landscape in what appears to be a miscellaneous fashion. The open space characteristics of the pattern are tied to individual properties in a widely dispersed pattern, leap frogging incremental extensions of existing development. It often results in a measles-like suburban spread in all directions. This pattern of development maximizes choice among property owners, but usually results in a reduced ability to preserve natural features and the special character of a rural environment. It is also an extremely expensive land use pattern for the provision of public services. Sedimentation: 1. The practice in wastewater treatment of using gravity to settle out the solid particles in wastewater. 2. The process by which particles are separated from their parent material, Appendix D Page D-16 The Leelanau General Plan 7 �I '-, , , , , f r r settle out of suspensions and are transported, through the forces of erosion. Septic tank: An underground, on-site sewage treatment facility designed to anaerobically treat raw sewage generated by a single residence or other small development and store the sludge that is produced. Settlement: A small, relatively isolated community which may not have an associated commercial center, typified by clusters of residential parcels of ½ to 5 acres in size. Shoulder: An area at the side of a road designed to accommodate a standing vehicle. Site plan: An accurately scaled development plan that illustrates the details of a proposed or existing development. Site plan review: The procedure in which proposed site plans are reviewed for compliance with all requirements of the zoning ordinance and other appropriate municipal ordinances. Slope: The inclination of the ground from the horizontal. Soil association: A group of soils that have been defined and that occur together in a characteristic pattern in particular geographic areas. Soil classification: A method of grouping and categorizing different soil types . Soil Conservation District : The local organization, typically managed by a board or committee, through which both federal and state agencies provide assistance to municipalities and landowners. Soil Conservation Service: An agency within the Department of Agriculture that makes recommendations on land conservation and pollution abatement practices. Soil erosion: The process by which soil particles are weathered and broken down, then transported by wind or water . Soil survey: A detailed and systematic inspection of soils, both in the field and in the laboratory, in order to analyze and describe their characteristics, classify them, map their boundaries and interpret their ability to various types of agricultural and urban uses. Solid Waste: Garbage, rubbish, ashes, incinerator ash, incinerator residue, street cleanings, municipal and industrial sludges, solid commercial and industrial waste, and animal waste. Solid waste management: The systematic procedures by which solid waste is collected, processed, and disposed of. Solid Waste Management Act: A law designed to protect the public health and environment, to provide for the regulation and management of solid wastes , to prescribe the powers and duties of certain state and local agencies and officials and to prescribe penalties for violation of the Act (Act 641, P.A. 1978, as amended). Spot zoning: The assignment of a zoning classification different from the surrounding zoning classifications to a relatively small land parcel. The Leelanau Genernl PIBn Appendix D Page D- 17 �Sprawl: _ T he '.p ncontrolled growth of urban development into previously rural areas. State Heritage Route: A State highway which has scenic, recreational, historic or other similar significance and is designated under state law a heritage road. Stormwater management: Management techniques to control the amount, quality and timing of storm/snowmelt water runoff in a watershed or on a single property. Storm sewer: A sewerage system designed to collect stormwater runoff from streets and roofs. Strategic plan: A series of detailed actions and programs to address immediate community problems and/or opportunities. The strategic plan does not attempt to deal with all interrelated aspect of a community nor all of a community's problems and opportunities at once. (see comprehensive plan, functional plan, growth managment plan, land use plan, master plan, policy plan, and subarea plan) Strip commercial: An area of commercial development not associated with any other development. Strip development: A land use pattern characterized by linear development with residential and commercial land uses often interdispersed along principal transportation corridors. Subarea plan: A plan which focusses on a geographic area identified in the comprehensive plan as needing special attention. (see comprehensive plan, functional plan, growth managment plan, land use plan, master plan, policy plan and strategic plan) Subdivision: The process of dividing a larger land area into smaller building lots. Subdivision and lot split regulations: Municipal ordinances that govern the division of land into smaller building lots and the subsequent development of the land. Surface water: Water in lakes and streams. Sustainable agriculture: An agricultural practice which respects the land and water and involves management practices that do not diminish the potential of future operators to gainfully produce crops. Sustainable development: A development strategy which meets the needs of the present without compromising the ability of future generations to meet their own needs. Sustainable economy: An economy which meets the needs of the present without so exploiting the environment and natural resources that future generations suffer. Swamp: A wet. low-lying area that often supports an extensive number of woody plants, such as trees and shrubs . Taking: A governmental action by which the government either acquires property or an interest in property from a private owner, substantially diminishes the value of property, or substantially deprives the owner of the use and enjoyment of his/her property. Tax base: The total value of real property within a municipality or other taxing district on which it can levy a property tax. Appendix D Page D- 18 The Leelanau General Plan I I I I I I I I I - �Tax-increment financing: A means of financing redevelopment projects in which an area is improved with the proceeds of a bond issue slated to be repaid by the additional taxes the new development is expected to generate. Topography: The collective physical features of a geographic area. Township: Subdivisions of counties that act as a principal level of local government. Transfer of Development Rights (TOR): A system designed to permit the sale of the right to develop a parcel in a sending zone to another parcel in a receiving zone. The transaction results in the seller capturing the development value of land without conversion of the land to a more intensi 1e use, and the buyer being permitted t.o buil9 at ·a higher density than local regulations would otherwise permit. Transportation System Management (TSM): A form of transportation planning in which all transportation modes and systems are coordinated and upgraded to obtain greater efficiency and effectiveness. TSM includes automated traffic signalization, adjustment in alignments, lane improvements, and turning movement control. This method is usually used in lieu of or as a complement to major capital improvements. Urban center: The economic core of a region, characterized by a high concentration of ·activity that may be but is probably no co~erminous with municipal boundaries. Urban Service District: A defined area where a full range of public facilities are anticipated whh' ihe objective of encouraging concentrated development patterns in a safe, efficient and cost effective manner. USGS maps: A wide variety of topographic maps, as well as many other types of maps for special purposes, provided by the United States Geological Survey. Utility easement: An easement acquired by a utility for the location of transmission lines, pipelines, and other utility facilities. Viewshed: A region that encompasses landscape elements that are visible from a particular point. The viewshed is usually bounded or defined by the horizon in the distance and its scope or width is often delineated by trees, buildings or other obstructions. The viewshed often follows natural land forms such as valleys, hillsides, lakes, meadows or fields . Village service district: The bounds within which a local municipality intends to introduce new or expanded public services to suppqrt a village development pattern. f ·' Village: An incorporated urbanized area typically smaller than a city. Vision Statement: A written narrative describing in visual terms, all of the characteristics of a community at a defined future point in time . The statement usually describes natural, cultural, physical , social and economic conditions as ideally desired by the community. The statement is used as a means to build a consensus within a community; to define more accurately the goals of the community; to provide a reference tool that can be used by community leaders to share and evaluate their vision with area residents; and to measure progress made toward that future . Vista: A view to or from a particular point. The Leelanau General Plan Appendix D Page D- 19 �Visual character: The image one retains from looking at a landscape. Watershed: An area of land and water that drains snowmelt and rain water to a lower, single exit point such as a lake or large river . Water table: The upper limit of the zone in which the soil is fully saturated. Wetland: An area that has water frequently enough to support plants and animals that grow well in wet conditions, and has soils typical of wet areas. Zoning: An exercise of the police power in which utilization and development of privately owned land is regulated through the division of a community into various districts and the specification of permitted and/or prohibited uses for each district. Zoning board of appeals: A quasi-judicial municipal board responsible for hearing appeals from property owners in matters relating to the zoning ordinance. Zoning ordinance: The official document that sets forth the zoning regulations and zoning districts that are applicable in a community. I I I I I II II II Appendix D Page D-20 The Leelanau General Plan rI � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Leelanau-County_General-Plan_1994 Creator An entity primarily responsible for making the resource Mark A. Wyckoff, AICP Mark A. Eidelson, AICP Planning & Zoning Center, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1994-07-11 Title A name given to the resource Leelanau General Plan Description An account of the resource The Leelanau General Plan for Leelanau County was prepared by Mark A. Wyckoff, AICP, Mark A. Eidelson, AICP, and Planning & Zoning Center, Inc. The following provided assistance: Timothy J. Dolehanty, Duane C. Beard, Trudy J. Galla, General Plan Steering Committee, Leelanau County Planning Commission, and Leelanau County Board of Commissioners. The plan was published on July 11, 1994. Contributor An entity responsible for making contributions to the resource Timothy J. Dolehanty, Planning Director Duane C. Beard, County Administrator Trudy J. Galla, Assistant Planner General Plan Steering Committee Leelanau County Planning Commission Leelanau County Board of Commissioners (consultants) Subject The topic of the resource Master plan reports Leelanau County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/8adc5f4e03a5349ccf015f1756e8c2b5.pdf 0f5c1213d9f5f7c2a1b5b427356d5fbd PDF Text Text I q r;(o L £ t.. L cl, 1' ) a u,,,, I /7 d Po{,()- W c' cc) /d F) PESHAWBESTOWN--4 miles north of Suttons Bay on M-22 August 28, 29, 1976 DaNCE TIMES SATURDAY 1 AUGUST 28 SUNDAY, AUGUST 29 2:00 p.m. Ceremonial dancing with children's dance contest. 7:00 p.m. Ceremonial dancing with women's dance contest. 2:00 p.m. Ceremonial dancing with men's dance contest. Settlement Drum John Bush, head drummer Indian arts & crafts for sale & display both days. Indian foods available. P UBL I C Admission: No inports please. No alcoholic beverages on grounds. INVITED Adults $1.00 Children 12 years and under 50¢ Children 5 years and under free Proceeds benefit Pow-wow fund �() \ ' ~~~ -!Jnc1uuv '?tJW- u)ouJ PESHAWBF.STOWN- 4 miles north of Suttons August Bay on M-22 28, 29, 1976 DANCE TIMES SATURDAY, AUGUST 28 SUNDAY 1 AUGUST 29 2:00 p.m. Ceremonial dancing with children's dance contest. 7:00 p.m. Cereinonial dancing with women•s dance contest. 2:00 p.m. Ceremonial dancing with men•s dance contest Settlement l)rUm John Bush• head drummer Indian arts 8c crafts for sale and display both days. Indian foods available. PUBLIC Adn:ise:ior: : No imports please. No alcoholic beverages on grounds. INVITED ~ulta $1 .. 00 Ch~ld~en 12 years an~ u:ider 50~ Cnildi~en 5 yea.cs a.r.d under fre ,3 Proceeds benefit Pow-Wow FUnd � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Native American Publication Collection Subject The topic of the resource Native Americans Indians of North America Anthropology Indians of North America -- Michigan -- Periodicals Michigan Description An account of the resource Selected digital surrogates of published and unpublished materials from the Edward V. Gillis Native American publication collection dealing with different aspects of human culture and anthropology, with an emphasis on Native American people, events, organizations, and activities in Michigan. Includes newsletters, event programs, flyers, posters and other printed materials. Creator An entity primarily responsible for making the resource Gillis, Edward V. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/446">Edward V. Gillis Native American Publication Collection (RHC-14)</a> Date A point or period of time associated with an event in the lifecycle of the resource 2017-02-21 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Relation A related resource Gi-gikinomaage-min Project (Kutsche Office of Local History) Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Type The nature or genre of the resource Text Identifier An unambiguous reference to the resource within a given context RHC-14 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1958-2000 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/446">Edward V. Gillis Native American publication collection, RHC-14</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-14_leelanau-indian-pow-wow_1976-08 Title A name given to the resource Leelanau Indian Pow-Wow, August 1976 Date A point or period of time associated with an event in the lifecycle of the resource 1976-08 Description An account of the resource Leelanau Indian Pow-Wow flyer, Peshawbestown MI, August 28-29, 1976, collected by Edward Gillis included as part of his Native American publication collection. Subject The topic of the resource Indians of North America -- Michigan -- Periodicals Indians of North America Michigan Michigan -- Grand Rapids Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> https://digitalcollections.library.gvsu.edu/files/original/57bc71e8bebd89e5f1c77da0bfff842d.mp4 dafea19dc014e081e9547c2b8776d3ea https://digitalcollections.library.gvsu.edu/files/original/3f82eee0c4919b91804cbc394a34e8e3.pdf 68222c5695aadd2f0820e6140f419046 PDF Text Text Leet, James Grand Valley State University Veterans History Project Interview Name of War: Korean War Interviewee’s Name: James Leet Length of Interview: (53:24) Interviewed by: James Smither Transcribed by: Maluhia Buhlman Interviewer: “We’re talking today with James Leet of Grand Haven, Michigan and the interviewer is James Smither of the Grand Valley State University Veterans History Project. Okay Jim start us off with some background and to begin with, where and when were you born?” I was born in Manistee, 1930. Interviewer: “Did you grow up there or move around?” (00:22) Pardon me? Interviewer: “Did you grow up in Manistee or did you move around?” Yes, I grew up in Manistee and– Interviewer: “What did your family do for a living when you were a kid?” My– I could guess. My mother was widowed– Or divorced and we lived with my grandmother and her father and graduated from Manistee high in 1947 and– Interviewer: “Now before we move forward what was life like during World War II in Manistee, I mean in what ways were you kind of aware of its effect?” �Leet, James Not really, not really I was a sophomore in high school then. Interviewer: “Was there rationing in place and that kind of thing?” Oh yes, but I– With the parents that were there they took care of all that stuff and yes but from my point of view it was not critical. Interviewer: “Okay, alright so then when did you graduate– You graduated from high school then you said ‘47?” Yes. Interviewer: “Okay, and what did you do after you got out of high school?” I started working for my step-dad doing carpenter work, everything from putting roofing and finish carpenting. (2:10) The winter, the first winter, was kind of slow working with just the two of us, sometimes three, but we survived and worked crazy through the summer and I started to wake up a little bit and I said “I just don’t want to go through another wait and see in the winter again.” So I decided to join the service, I went down to the Navy and there was a three month waiting list. I said “Well.” Air Force wanted two months and I said “I can’t wait that long.” She says “Go upstairs.” So I go upstairs and the Army’s there, I said “I wanna join.” They said “Raise your right hand.” Three days later I was gone. Interviewer: “Alright, where did they send you for basic training?” Fort Knox. Interviewer: “Okay and what was– What did Fort Knox look like to you or what kind of facilities were you in?” �Leet, James Well it looked great, the bills– The barracks were fairly new, probably built back in World War II and everything looked great. Interviewer: “Okay, now how did they treat you when you got there?” Probably a little strictly, the first night there in those barracks, lights off 9:00, 9:15 somebody ran the full length of the second floor which is just above the heating ventilator, very soundy and ten minutes later we were all bundled up and they had– One was Agony Hill and the other one was similar. That’s the only time I really got disciplined but the whole barracks was and it settled in, you know they didn’t try it again. Interviewer: “Okay, so you said Agony Hill?” Yep. Interviewer: “Is that something they made you run up and down?” (5:08) Yeah it was just normal hills at night if it got ahead of you. Interviewer: “So they actually took you out of the barracks at night and made you run?” Oh yes. Interviewer: “Okay, alright and then what else– What did they actually teach you in basic?” Well just– It’s basic needs, how to shoot rifle, dismantle and– I didn’t– We only had eight weeks of basic, went down from the 13 and of course war was over so it wasn’t necessary to dismantle the rifle. Interviewer: “And they would teach you to follow orders right?” �Leet, James Oh yes, very much so. Interviewer: “Okay, was it easy for you to adjust to that?” Yeah. Interviewer: “Okay, were there some other guys who were having more trouble than you were?” The only one I know of was a fella dealing with the Red Cross, his mother or father supposedly was dying and he couldn’t get the dominoes connected and he went AWOL, of course we didn’t see him again. Interviewer: “Okay, alright but basically otherwise everybody was getting through that fairly well?” (7:00) Oh we had one fellow, a farm boy– I’m assuming very much, he could not keep step with everybody or anybody else you saw just one head bobble but he took longer strides, he took a three foot stride. Interviewer: “Now you’re there and this is 1948 now, officially the military was becoming integrated. Were there any black recruits in your training unit?” Yeah– No, not that I– No, I don’t think there were but when I moved to Okinawa base then we got a few. Well it’s only one that I really remember, real nice guy and we had probably a– Maybe a platoon– No, no, not a platoon but a squad at least, of Filipinos who survived the war. Interviewer: “Okay, alright so to kind of go back– So Fort Knox was basically kind of standard marching, drilling, shooting for eight weeks, and then what did they do with you after that? Did you go was– Was that–” �Leet, James They didn’t ask me until I got out of the trade that they said “You want to do ship fitting or carpentry?” But that was after I was designated as ship’s fitter and that’s just ship carpentry, I know something about it. Interviewer: “Now did you get training– Let’s see was Fort Eustis, Virginia your next stop then?” Yes. Interviewer: “Okay, alright and there you are training to be a shipfitter?” To start with, yes. Ship’s carpentry was we learned to plug holes and [unintelligible] Interviewer: “Alright, now was this just a training assignment there?” (9:25) Yes. Interviewer: “Okay and how long did that last?” I think it’s supposed to be four weeks altogether. Interviewer: “Okay, so not very long.” No, no they could’ve called it the first week and still had five days left, for me some of the guys never did get to be able to do it. Interviewer: “Okay, well when they were training I mean would you actually work on the holes of PT boats?” No, just a piece of plywood. �Leet, James Interviewer: “Okay, so you’re just patching holes in plywood?” Mhmm. Interviewer: “What do you patch a hole with?” Plywood. Interviewer: “Okay, and then how do you seal it?” Well they show you what it looks like, then all you have to do is make one similar. If there’s a hole here, you make a hole bigger and if you’re on the outside figuratively speaking, you chamfer all the way around so it’s bigger on the outside than the inside and then you do one or the other first then– Either the hole in the boat or the plug. (11:00) Plug would be just the opposite you’d fit it in best you could and there'd be another larger plate and fasten that on the inside. Interviewer: “Okay, alright now while you were there did you get to go off the base at all or look around anywhere?” Not really, the option was there but I didn’t take it, I was going there and working. Interviewer: “But I guess going as far as say Washington or Richmond or something like that was not really an option?” No. Interviewer: “Okay, alright so now you’ve had your training exercise there, where do they send you now for regular duty?” �Leet, James Oakland Army Base, California. Interviewer: “Okay and how do they get you to Oakland?” Train. Interviewer: “Okay and how long did that take?” Who remembers? Interviewer: “Well do you remember if you had to just sit around a lot and stop and wait for trains to go by or you got to roll pretty much straight through?” Well if you’re on the train half the time it was at night, didn’t pay any attention. Interviewer: “Okay I guess in the World War II era there was often a problem because there were so many trains going back and forth and troop trains sometimes went off to the side. This is peacetime and maybe they’re integrating you better into the regular schedule and it’s like being on a passenger train.” (12:30) No, [unintelligible, but seeming to suggest that the train went straight through]. Interviewer: “Okay, alright and now once you got to Oakland what did you wind up doing?” First chore was in the firehouse receiving stuff that’s virtually useless but stuff that returned from overseas, old beams or whatever. If I may go back to Fort Eustis, the first or second night I was there, we urged at night, we had a little fire. The warehouses were mixed with water and they’re a quarter of a mile long and one end was OOX supplies which was– Which burned and– But it didn’t really affect us except there was– Yes it did, we had fire duty for quite a length of time, till we shipped out but there was not much of a need for purchasing cigarettes, they survived but yep �Leet, James they got back to the warehouse stuff and they think we’re idiots but that was the intent of the powers that be and decided that we’re gonna patrol the California coast with PT boats. That’s why we were there, that didn’t materialize so I spent more time in warehouses again until I heard that they were in need of mail clerk and I held that. Well I went home for detail– Got to street– I don’t know. Interviewer: “Well you were I guess– So you were at your mail clerk there, Oakland Army Base and initially that's still peacetime. Did you get a chance to kind of go into town in Oakland or over to San Francisco?” We went to ‘Frisco once with a buddy, brought his car back there was three of us we jumped in there and crossed the bridge and first turn off the main road he turned right, one way, the wrong way so he turned left on the road is what he did, two more turns and we turned around like that but– Let’s see, yeah I stayed there and it’s the only time I spent time– Catholic organization that girls come over for dancing and it went– Not serious but the next evening I came home on furlough and it was a good break I guess, I never went back. (17:27) I was home and all my friends were either in college or working, it got kind of boring so my grandmother mentioned something about a roof, I said “Yeah, hey that sounds great!” So she ordered the roofing and I started on it, it’s an old four gable house that’s got a big valley like probably near the size of this table, of course you know battered, and heard a voice from down below. Fellow with a bicycle, and he said “Hey, are you Jim Leet?” I said “Yes.” “Telegram.” and that was the telegram that they gave me four days to get to Fort Eustis and my report was a telegram in so then it goes and they didn’t know what to do with me, they found something to do with me though. Interviewer: “Now to back up when was this? Was this now summer of 1950, of July or so?” No, ‘51. Interviewer: “ ‘51 okay, alright I guess– You have an itinerary or some notes written down in places in the documents you had and it looked like 1950 was when that started and when �Leet, James you got that message to go to Fort Eustis because the Korean war starts in June of 1950. Okay, do you remember hearing about that at the time?” Yes, yes. Interviewer: “Okay, and did it occur to you that you might get involved in that?” Not really actually I was still on furlough then. Interviewer: “So Uncle Sam found you.” Yeah, they found me. Interviewer: “Alright, so now– Okay you’ve been called to Fort Eustis, so what did they do with you after you got there?” (19:55) Not enough, not much except shuffle me around, they gave me a full duffle bag and I think it was probably the next day that it happened, at night actually. The supposedly organize groups and I was in one unit long enough to set my bag down and pick it up again and you had no idea where were and finally things settled down and higher up say “Go be here.” Or whatever. Oh well, they had to follow somebody, went down to the train station “What about the trucks?” Then take the trucks over to Fort Lee and trained from there, northern route I’d already been on the southern route. Interviewer: “So this is across the country?” Right, to Seattle and I don’t remember going on land freely and like I said I really think that people just went on the way. Interviewer: “Were you in a unit now, had they formed–” �Leet, James Yes. Interviewer: “Okay, so what unit were you in?” 714th, TROB, this says 12th. Interviewer: “That’s a 712, but that one’s wrong?” Not entirely. Interviewer: “Okay, alright but basically it’s a railroad transportation battalion now that you’ve been assigned to and where are they sending you to?” Well I think we probably didn’t know wherever we were going but we left, our first day out was a little rough but we landed in Japan, although don’t think– We may have stopped in Hawaii but not to stay, we didn’t get off the ship. (22:55) Went from there we went into Japan and nobody got off the ship there but we left a few, maybe a platoon I don’t know whatever, there and picked up some more troops and then we went to Pusan. Interviewer: “Okay, and when did you get to Pusan?” The next day. Interviewer: “Okay but I mean in terms of calendar do you know when you actually landed– I think you’ve got that in your notes.” It was– Interviewer: “Beginning of August now of ‘50?” Yes. �Leet, James Interviewer: “Okay, alright so at that point– And then did you know anything about the situation in Korea when you got there?” No. Interviewer: “Okay, so when you get there and you get off the boat now what happens to you?” Well this is probably near the end of June we were already in the outfit we were in and we got off the boat and vehicles traffic to Pusan Hotel, Pusan Broadway Hotel and that’s where we stayed just for a while and first information was– At that point it was just a few of us and this was during the Pusan Perimeter and on the boat, we woke up, got up, and thick fog you couldn’t see from one end of the ship to the other but it gradually came up and there’s another ship, and another one. (25:10) During the course of an hour or two there were hundreds of them out there, I found out later some were full and some were empty, whether they were going to disband or surge. Interviewer: “Okay, so they could potentially be there to evacuate people and that’s what all the extra ships were for.” I think that was determined maybe the same day or the next day because from there then we met– the Korean railroad people and out of all the names, Colonel Lee, but the room was like this, it’s an imaginary line down the middle this is their operations and this is yours. Which was fine, that worked out real good and we had to keep– Well it appeared they struggled on what to do and was to keep myself and somebody else at one station over here and they had the same set up and what we did the trains originated in the yards at that point– Actually the ending, and we would get the information, a train number and when it would leave and somehow we had to know where it was headed. There’s a double track up through all the way to Seoul, a single track on the east coast, went to Yeongdong or someplace and I still haven’t figured out how they operated that train, train’s going across– �Leet, James Interviewer: “Sightings.” So we just– And then we monitored them going up the next station up was monitored and they were just about five miles apart and there was only probably four or five stations active at that time and they would say “Trade number–” Such and such by at 02:35 or arrived and then you had the departure and you kept track of them cause they had a nature– The Koreans had a nature of slowing down and passing off the coal and things. Interviewer: “So you would keep track of how long it took them to get from one place to the next and you could figure out how fast they were going?” Right, at which you’d get on the grid, say “Hey!” Interviewer: “Alright, now how did you communicate with each other if you’re on the rail line someplace, were you using radio or telephone or wireless?” (29:08) Well it was a little radio system which they could insulate the copper wire in that– I remember, up until now I remembered the sergeant's name that used to come in and shake with us, run a cable. Interviewer: “Okay so if you tried to run telephone cable or something like that people would steal it?” Yeah, they’d probably sell it back to us. Interviewer: “Alright, now what– So were you based– So you were not yourself then based in Pusan, you would be out someplace else along the railroad or would you normally be in Busan?” �Leet, James Main station I never left, when I got as far as Taegu I moved up there and then went over to Andong on the east side and back up to Daejeon but first winter I was in– I think I was in Daejeon– Or pardon me seems I was in Andong but I didn’t sleep for two weeks, so went to a Swedish hospital and they put me by a pot stove and I don’t remember anything until I woke up around suppertime. I got there in the morning, late morning, and hungry but I was too late didn’t have those little snack machines or anything but I survived but they tried– They said they did everything but bounce me on the floor, did everything they could to wake me up. I must’ve spent, oh at least four or five days there and then they let me go. Interviewer: “Okay, so do you know why you hadn’t been sleeping?” I found out later I think, we moved into a woman’s school and they had dollar rooms and nice closets, not the deep but just a cot fit in there real nice but there was always a little draft coming down plus all of the mice and rats but– Because I slept before we got there and I think that’s what it was. I emptied my duffle bag, spray all the whatever out and then put the sleeping bag down and then the overcoat and stuff, the heavy stuff on the top, couldn’t sleep. (32:53) Then I have nerve enough to get dressed and go sit by the stove just to go to sleep, well I still run into that. Interviewer: “Alright, now when you got back from the Swedish hospital did you change how you slept or did you do things differently or could you sleep now?” We moved, if nothing else I’ll go out into the main room there. Interviewer: “So what did you do when you’re in Korea, what were you doing day by day? I mean was it just going on duty and checking trains, I mean what was a typical day like?” I was 12 on 12 off except every other weekend or on Sunday it was 16-8 and 8. I don’t know, never did much but walked on Pusan. No, I don’t remember even playing card, must’ve been reading. �Leet, James Interviewer: “Okay, now what impression did you have of the Koreans themselves?” Well first of all thrifty, got a new cigarette lighter, one simple, put it right there, when it’s light enough to see “Where’d it go?” Every time they’d walk right in, you wouldn’t hear them but some of them you’d get to know. Interviewer: “Well did you work with any of them or did you have them working on bases where you went?” The communication was not there and I don’t really remember associating with them except once when they cut our lines, I got on the phone I said “Mouse on our tail, mouse on G.I” That’s as far as you had to go and I talked to one of our guys he said “Okay.” “Thank you.” There was nothing frictional between– You know just that I know of in– Not necessarily units we had at each town– Not– At the designated towns they had major stations at maybe 30-35 miles apart but there’s other little stations between and in the beginning the front line moved just a little bit and encompass another little town, a place where there might be a sighting and then we’d operate that way. (37:00) Interviewer: “Now in the time you’re there when you land in the middle of 1950 and the Americans and South Koreans have been pushed back to the area around Pusan and that perimeter and then in September they start pushing back out and going north and MacArthur lands at Incheon–” Before that. Interviewer: “Well it was kind of attacking that most of the real larger scale movement starts about the same time as the Incheon landing at least in terms of– But basically regardless after you got there they could keep pushing forward and so you were adding stations. Okay, now eventually though the American forward forces get well up into North Korea and then they get chased back out again and the Chinese and North Koreans start �Leet, James coming back into South Korea. Did that ever affect your operations or were you always far enough in the rear that you didn’t notice?” Well I was in 714th and we controlled the tracks up to Daejeon which is still quite a ways from Seoul and 712 took over up there. We did run a– We ran the– We kept up to the front until they moved into another territory but– What was your question? Interviewer: “Well I was just asking if you were– Your operations were affected by the communist counter attacks.” No. Interviewer: “Okay, so you didn’t have to suddenly move south or anything like that?” Well we were aware of it but because of the evacuation running on the trains. Interviewer: “Okay, how much contact or communication did you have with people back home?” (39:03) Very little, very little. Interviewer: “I mean would it just be letters?” Just with my mother and that was occasional. Interviewer: “Okay, alright and did the military provide anything to entertain you with, I mean were there movie theaters on bases that you could go to or were you just in these small groups?” �Leet, James No, we didn’t have that privilege that I recall, just the mess hall and everybody spent time there, oh and in the Korean hotel, their breakfast menu was open around the clock, I had at least four meals a day. Interviewer: “Alright, and was this all standard U.S Army food?” It was, yes. Interviewer: “Okay, so did you ever get a chance to sample any Korean food?” I was not interested. Interviewer: “Okay, alright now did you get any leave time or R&R or anything like that?” R&R. Interviewer: “Okay and where did you go for that?” (40:20) Japan. Interviewer: “Okay, and what was that like?” Oh great, got a whole week. Interviewer: “And where did you go?” Just Tokyo and I didn’t do as much scurrying around as I should have but hindsights always great. Interviewer: “Right, how did the Japanese people seem to view Americans or treat them?” �Leet, James Oh, they're great. Interviewer: “And was it easy to get around Tokyo, could you find your way around?” I didn’t do much of that either, I kind of relaxed although, you know that was probably a misnomer, this was designed for the troops but that was– Next question. Interviewer: “Okay, it was just a nice break from being in Korea. Okay, now when you went to Korea did you have an understanding of how long you were going to be there?” No. Interviewer: “Okay, how long did you wind up staying there?” Eight months extended, typical was 17 months. Interviewer: “Okay, because they had– During the Korean war they did get to a point where a lot of combat troops would be in for probably not more than 12.” (42:10) Oh yeah. Interviewer: “But you were– Because you were in a support unit then you might potentially stay longer but in this case you stayed a shorter period of time. Okay now when you think about the time you spent in Korea, I mean I guess are there other memories or impressions that you got that you haven’t brought into the picture yet?” No but to back it up to Pusan, I was there about a week and someone relayed information say we got a car of ambulatory down there and the guys might need help. They happen to view my outfit from Oakland, they recognize me being the mail clerk and they were not clean and class A uniforms, so this’ll do, one size. When they told you their name then you could relate but– �Leet, James Interviewer: “Now were they a combat unit?” No that’s where– That was the problem when the war broke out they shipped everybody over there, if I had a rifle or anything such basic, most of them are like desk jobs and you know put them in the midst of an aggression. Interviewer: “Right because they had to fill out the ranks of the combat units they were sending over and they scraped up whatever personnel they could find in Japan and on the west coast and just sent them over. Okay, so they were put into combat units?” Oh yes, that’s all that was left but the bulk disarmament was from Japan, of course I’m not directly related to their functions while in Japan but I’m sure it was like stateside. Interviewer: “Well sure because the unit you were with I mean you were supposed to be repairing PT boats or that was the original idea. So yeah well they were just in the wrong place at the wrong time. Okay, so you kind of got lucky there.” (44:50) Oh I’ve been lucky all the way. Interviewer: “Alright, now how did you find out when you were going home?” Well probably by order. Interviewer: “Okay, now were you kind of going home by yourself or was the whole unit gonna go at the same time?” You know that whole area is misty, I can’t remember. Interviewer: “Okay, so when you went back home did you go on another ship? Did you go by sea to get back to the states?” �Leet, James Yeah. Interviewer: “Okay, and do you remember anything about that voyage?” Well one big part was going under the Golden Gate Bridge, I expected an uproar, you could hear a pin drop, very quiet. Interviewer: “Do you remember if men from your unit were sailing home with you?” Pardon me? Interviewer: “Were men from your unit sailing home with you?” Yes, but there was not very many men to start with. Interviewer: “Yeah, about how large was your battalion?” (46:30) Well very small, at most two men or four if it was– Interviewer: “Okay well that’s not a battalion that would be a pe….” That’s per station and well it builds on– We had I guess– If I had that little map I could– We only went up as far as Daejeon. It’s Daejeon and Taegu and Masan, one time [unintelligible] but– Interviewer: “So you had all– So if you had all the battalion together would you have a hundred men or 60 or 80?” 4-16-20 I’ll say a neighborhood of 30. Interviewer: “Okay, yeah so that is a very small unit.” �Leet, James But they don’t– We had replacements and so the original number, I think it was probably about 15, 20. Interviewer: “Okay, alright now when you got back to the states did you still have time left on your enlistment?” No, I was extended. Interviewer: “Okay you’ve been extended just to stay in Korea as long as you were. Alright so then I guess on your record here you indicate you’re actually discharged in the end of March 1952. Is that when you got back to the states or did you get back a little earlier than that and this is how long the processing took?” Oh processing was– Right along. Interviewer: “Okay, alright and then– So were you actually discharged in California or did they send you back to a base in the midwest to discharge you?” (49:00) I was discharged in Michigan. Interviewer: “Okay, Fort Custer?” Custer, coming back we landed in the city of central Augusta. Interviewer: “Okay, now once you get back home– Okay you’re out of the Army now what do you do?” I did nothing for maybe a week, my neighbor approached my mother, says something to the effect of “Is Jim looking for work?” And she came and asked me and I went right next door, gave me employment and an interview and a job, took about 10, 15 minutes. �Leet, James Interviewer: “Okay and what kind of job was it?” Drafting. Interviewer: “Okay, had you had training for that?” I did it in school. Interviewer: “Okay, and did this lead to a career of some kind or did you try different things?” I stayed on that for six, seven years and somebody– The leader of the Instrument Department came over and he says “Got an offer.” He says “Would you be interested in joining our group?” Which was five guys and he said “You’d be training, and learning, and maybe go to school and you can go back whenever you want.” I did all that in the state till I retired. Interviewer: “Alright, now to look back at the time that you spent in the military do you think that that affected you at all or did you learn anything from it?” (51:41) No, I learned things that I didn’t want to, vileness, even overseas when you’re working but the only real activities is that you gotta pick up a call, or you gotta call somebody else and it’s not happening that fast, you can’t get worn out maybe mentally but there’s no head rush. Interviewer: “Okay, so you decided you didn’t like that.” Well, yes I did, I certainly did like it. Interviewer: “It was a bad habit then. Okay, but otherwise you don’t really figure that– In a way just being in the Army was kind of just another job?” �Leet, James Well yes, I raised my right hand– Interviewer: “And there you were.” So I belong to you. Interviewer: “Alright, well it gave you steady employment anyway for several years when you were looking for it. Alright, okay I guess I’ll close this out now and just say thank you very much for coming in and sharing the story. Oh, you got something else?” Oh I already mentioned it, I’m good. Interviewer: “Okay, thank you.” � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context LeetJ2180V Creator An entity primarily responsible for making the resource Leet, James Date A point or period of time associated with an event in the lifecycle of the resource 2017-11 Title A name given to the resource Leet, James (Interview transcript and video), 2017 Description An account of the resource James Leet was born in Manistee, Michigan in 1930 and graduated from Manistee High in 1947 after which he spent a year doing carpentry work. In 1948 Leet enlisted in the Army and was sent to Fort Knox for eight weeks of basic training, after which he was sent to Fort Eustis, Virginia for training exercises as a shipfitter for four weeks. For regular duty Leet was sent to Oakland Army Base, California where he became a mail clerk, but took a brief furlough. During this time Leet received his orders to return to Fort Eustis and join the 714th Battalion, a railroad transportation battalion. After a stop in Japan, Leet’s battalion headed to Busan, South Korea in August of 1950 where he worked manning railroad stations. While working Leet visited cities such as Taegu, Andong, and Daejeon during his eight months in Korea. He was discharged at the end of March in 1952 at Fort Custer. After the Army, Leet worked doing drafting until he was approached to join the Instrument Department which he worked with until he retired. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States—History, Military Veterans Video recordings Korean War, 1950-1953—Personal narratives, American Source A related resource from which the described resource is derived Veterans History Project collection, (RHC-27) Publisher An entity responsible for making the resource available Grand Valley State University Libraries, Special Collections & University Archives, 1 Campus Drive, Allendale, MI, 49401. Relation A related resource Veterans History Project (U.S.) Rights Information about rights held in and over the resource In Copyright Type The nature or genre of the resource Moving Image Text Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/6bb3e68de6f2e8b9ec2854638fb74fd4.mp4 743c481fb57a9b878be9b541ec82776e https://digitalcollections.library.gvsu.edu/files/original/05ddb4d0de373cfe0ade4377f4b1c6e0.pdf ead74ecd56460825af1b14a01e1b7555 PDF Text Text Grand Valley State University Veterans History Project Harold LeFurge (48:25:27) Childhood • (00:32:06)born in Lansing, MI, lived in Lansing until the age of twelve; the family then moved to Grand Ledge, about ten miles west of Lansing, where he went to high school; graduated form high school in 1944 • (01:17:22)he was fourteen years old at the time of the attack on Pearl Harbor, and he wondered "where's Pearl Harbor"? • (01:32:26)Lefurge's mother thought the war would be over before any of her sons would not have "to go" [into the military] but he and one of his three brothers did In The Navy • (02:04:00)he joined the navy "right out of high school"; you could either volunteer for one of the branches of the military at that time or you would be drafted; LeFurge chose the navy because he thought he would never have to dig a fox hole in the navy; also, "the food was better" [in the navy] • (02:48:28)he went to "Great Lakes" [the Naval Training Station in Great Lakes, IL] near Chicago for basic training; basic training was increased to ten weeks in July of '44, from five weeks; after the ten weeks, he went on leave for two weeks o there were "hundreds" at Great Lakes, but perhaps fifty to one hundred in the barracks building with him o their instructor was a chief petty officer; training amounted to lots of marching and basic seamanship, but not much with rifles • (05:20:13)how he got to Great Lakes: he traveled on a troop train many from his home town: "probably most of my graduating class, a lot of them, went in the navy," and he "saw some of 'em later on on ships out there the Pacific" • (06:22:14)he left Great Lakes in October of '44 and went to Philadelphia for assignment o he was sent to Fort Pierce in Florida for "small boat," amphibious training, where he learned how to operate landing craft; o from Fort Pierce, he went to Norfolk, VA for more training—Little Creek, near Norfolk • (08:01:15)LeFurge ended up a third class petty officer in the navy: communications, a signalman • (08:43:14)in Philadelphia, he was assigned to a newly-built ship, built in Evansville, IN • they picked up the LST in Evansville, "took it down the Ohio [River] to the Mississippi [River] and to Gulfport on the Mississippi • (09:43:10)the LST was a three-hundred-sixty-foot landing craft for transporting tanks, big guns, and troops, and it had bow doors that opened, of course; he was on LST 1103, with a crew of two-hundred and fifty; "maybe a third of the crew was experienced" �• • (11:54:04)it was crowded on the ship: he slept and ate in a compartment with about fifty other room, they slept in bunks stacked three high, and there was a big closet to put things in (13:01:24)as a signalman, LeFurge's duties included communication on light: search light, morse code was on the light, ship to ship, and ship to shore communication; there was also flag hoisting, and he had to know what [flag] combination designated a particular signal; he had to memorize things from signal books and code books; after about six months he passed the tests to become a petty officer Headed For The Pacific • (14:38:04)at Gulfport, MS they picked up an LCT, a smaller landing craft, then sailed through the Panama Canal into the Pacific, and on to Hawaii and Pearl Harbor • (15:45:17)the Panama Canal: "you just go through singly," it is not wide, one could reach “over here and touch the side of it”; it took his ship three to four hours to get through the canal • (17:32:02)Pearl Harbor: he did not see many effects of the bombing, "they had it pretty well cleaned up" by that time; the Arizona and Utah were there "sticking up" from the water • (19:28:00)his ship resupplied at Pearl Harbor, to take things to the islands; though the main battles were over, there was still "some fighting" however, and they took on replacement troops From Pearl Harbor To Okinawa • (20:28:10)they visited the Marshall Islands, the Carolines, then went north to Saipan, Okinawa, Iwo Jima; they got there after the main battles, and did not go ashore • (22:01:28)some Japanese generals had administration and families on Iwo Jima; told that the conquering Americans would torture and kill them, they committed suicide by jumping over a "big cliff"; "suicide was big to those people" • (23:47:03)he made a number of trips between Pearl Harbor and the islands; his ship got to Okinawa in the middle of 1945 • (24:26:27)"any ship out there was there for the invasion of Japan"; "I know that my ship would have been one of the first ones in the invasion of Japan, and those Japanese people, they wouldn't give up." • (25:25:14)"Mr. Truman was my friend." [for having the atomic bombs dropped] • (25:31:12)they celebrated the Japanese surrender by "going ashore on this island" [near Okinawa]; they were not allowed to drink on the ship, but they were given "4% beer"; they played softball and drank beer His Experiences With The Japanese • (26:27:16)they picked up Japanese military families from some of the islands and got them out of there “so they wouldn't start another fight"; they loaded them onto �• • • • • • • • the ship and transported them back to Japan—this operation took two or three weeks" the Japanese rode on the tank deck [of the ship], where they laid down their mats the Japanese fed themselves: "we had this big kettle," and "they made their own rice, boiled their own rice and fish” the Americans built restrooms for their Japanese guests, for women on the port side of the deck, and for men on the other side of the deck; but the Japanese "didn't care, one used the other" (28:11:15)"I talked with some, on the main deck, where the kettle was" [LeFurge says of the Japanese on the ship] he would ask them, "What's your problem, what's your problem?" the Japanese did not like to talk about it however—"I suppose they feel guilty" [LeFurge] (28:41:25)LeFurge's explanation for Japanese militarism: Japan is small, overpopulated, "one reason why they were so militaristic, "and they wanted more land for their people (29:07:17)he met a young German women after the war, when he was back home and tried to have a conversation with her, asking "why did you people do that", but she "wouldn't talk about it"; they "claimed they didn't know" about it (30:17:21)he does not have "anything against individual Japanese" but feels that they haven't changed much [by the time of the interview] though they are "not as bad"; he does not want "anything to do with 'em" [the Japanese] as a group; and this is "the feeling," according to LeFurge, of "not just the military [American] at that time" but of civilians too: "they don't like those people" [the Japanese] (31:00:26)the attack on Pearl Harbor was a "sneak attack" and "they're cowards" Between The Wars • (31:45:28)he got out of the navy in the spring of 1946 • he would not "want to do it again" but he is glad he had a chance to do it • (32:26:10)he and his wife were in Hawaii "a few years ago," and they wanted to fly to Peleliu, in the Palau or Belau group of islands [the far-western Caroline Islands]—he had not been able to get off the ship there while in the navy—but to fly there in the present time would be "just like buying a house and a car" so he “forgot about it” • (34:11:13)LeFurge was discharged from the navy in April of 1946 o one had to have "so many points to get out": one got points for years in the military, years overseas; he waited from October of '45 until May of '46 to get out • (34:57:01)his ship returned to the US, to Charleston, South Carolina, in March of 1946; the ship was then decommissioned • (35:20:15)after WWII LSTs were used for oil storage "down on the gulf"; the Logan, which he was on during the Korean War, was scrapped • (35:53:14)he was in the Korean War for a year and a half • (35:59:02)after WWII, LeFurge went into "active reserve" [navy] with a chance of recall • (36:21:22)after leaving the navy, LeFurge "came home": his parents lived in �• Lansing (MI) (36:29:07)he got a job, and he worked for Greyhound [the bus line] for forty years; he worked in the accounting and ticket offices Korean War • (37:18:26)from Philadelphia, he was sent to San Francisco, where he was assigned to an "APA," auxiliary personnel attack • (37:55:03)the Logan [LeFurge's ship] was an amphibious transport vessel: it carried twenty-six boats for ferrying men ashore and back • (38:33:14)he arrived in Korean "close to the end of the war," in the spring of 1953, and too late for the main amphibious landings; they took relief troops to Korea, from Pearl Harbor and other islands, both army soldiers and marines • (39:52:05)living conditions on the Logan were the same as on the LST in WWII: "we always ate good" � the bad part about it: the Japanese would attack ships early in the morning before people got up, so they had GQ, "general quarters," at 4 a.m. � his general quarters station was up on the signal bridge � ***Mr. LeFurge may have been referring to incidents in WWII, in the comments immediately above, not the Korean War, but they have been recorded in the order spoken.*** Family Life • (40:50:21)he and his wife Lorraine have been married for fifty and a half years (at the time of the interview) • (41:00:11)he met her five or six years after the Korean War; he was introduced to Lorraine by a co-worker and his wife in the Greyhound bus station where he was working ***Mr. LeFurge probably met Lorraine after WWII, not after the Korean War, since his marriage took place about a year after he returned to the US from Korea, or so he says.*** • (42:17:27)LeFurge has six children, and none of them "were on anything" or even smoked cigarettes: he kept them from smoking cigarettes by offering to give each of them fifty dollars if they did not smoke until reaching the age of twenty-one � one is in Florida, one is in Annapolis, MD, and one is in San Francisco � the other three live in the area [in Michigan]: one is a teacher, one has a master's degree in business, and the other is a homemaker � his oldest daughter and her husband have lived in Saudi Arabia and Thailand • (44:13:26)he has six grandchildren and one great-granddaughter who will be two years old in December [in relation to the time of the interview] How He Came To Grand Rapids From Lansing �• • (45:12:21)he had worked for Greyhound for thirty years, when "they decided they were gonna do this and do that and they weren't makin' enough money and all that junk that goes on to this day"; Greyhound was going to downsize and they offered him a choice of either Flint or Grand Rapids, and he chose Grand Rapids (45:57:25)he spent a couple of months living in the YMCA while looking for a house in Grand Rapids; he met with a realtor every night and finally found the house in Wyoming, where he has now lived for twenty-eight years [at the time of the interview] On His Life and War Experiences • (46:51:23)he believes he has been fortunate in life and to have been married to a "nice woman" for fifty years and hasn't "regretted a day of it"; he raised six kids who "didn't get into trouble or anything" • (47:46:26)LeFurge, in response to the interviewer's expressed hope that students in the future, watching the video, will learn about what life was like during WWII and afterward and lean more about history: "learn how to get along with these wars we have now" • (48:25:27)he was about to be drafted, so he joined the navy: "you had to do somethin'" � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context LeFurgeH Title A name given to the resource LeFurge, Harold W. (Interview outline and video), 2004 Creator An entity primarily responsible for making the resource LeFurge, Harold W. Description An account of the resource Harold LeFurge served in the US Navy in both WWII and the Korean War. On an LST ship during WWII, he sailed to the Marshall Islands, the Carolinas', the Northern Mariana Islands, and to Okinawa. The main battles were over by the time LeFurge got there, but his ship carried supplies to the islands, and transported Japanese military families living on the islands back to Japan. Late in the Korean War, his ship transported American relief troops, army and marines, to Korea from Pearl Harbor and other Pacific islands Contributor An entity responsible for making contributions to the resource Vanderlinde, Dean M. (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) Video recordings United States--History, Military Michigan--History, Military Veterans United States. Navy World War, 1939-1945--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2004-10-21 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/69db22a1fa3e4030b1097ffd170dfc1d.pdf 71ee6f36aec134b2e7473cb44c9f5ed9 PDF Text Text � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Incunabula Description An account of the resource The term incunabula refers to books printed between 1450 and 1500, approximately the first fifty years following the invention, by Johann Gutenberg of Mainz, of printing from moveable type. Our collection includes over 200 volumes and numerous unbound leaves from books printed during this period. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1450/1500 Source A related resource from which the described resource is derived Incunabula Collection (DC-03) Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United </a> Subject The topic of the resource Incunabula Printing 1450-1500 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context DC-03 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource text Language A language of the resource eng it la nl de Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Legenda aurea sanctorum, sive Lombardica historia [folium 117] Identifier An unambiguous reference to the resource within a given context DC-03_117Voragine1478 Creator An entity primarily responsible for making the resource Jacobus, de Voragine, approximately 1229-1298 Description An account of the resource One leaf from Legenda aurea sanctorum, sive Lombardica historia by Jacobus de Voragine. Printed in Nuremberg by Anton Koberger on August 11, 1478. [GW M11244; ISTC ij00090000] Publisher An entity responsible for making the resource available Nuremberg: Anton Koberger Subject The topic of the resource Incunabula Printing 1450-1500 Language A language of the resource la Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource application/pdf Date A point or period of time associated with an event in the lifecycle of the resource 1478 Source A related resource from which the described resource is derived Seidman Rare Books Collection Type The nature or genre of the resource Text https://digitalcollections.library.gvsu.edu/files/original/0f9dc6c1a8dae3c3542e7e85f4b97965.pdf 8b0d11cef179d5694b8de6a5c6cac2c3 PDF Text Text � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Incunabula Description An account of the resource The term incunabula refers to books printed between 1450 and 1500, approximately the first fifty years following the invention, by Johann Gutenberg of Mainz, of printing from moveable type. Our collection includes over 200 volumes and numerous unbound leaves from books printed during this period. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1450/1500 Source A related resource from which the described resource is derived Incunabula Collection (DC-03) Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United </a> Subject The topic of the resource Incunabula Printing 1450-1500 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context DC-03 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource text Language A language of the resource eng it la nl de Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Legenda aurea sanctorum, sive Lombardica historia [folium 163] Identifier An unambiguous reference to the resource within a given context DC-03_163Voragine1477 Creator An entity primarily responsible for making the resource Jacobus, de Voragine, approximately 1229-1298 Description An account of the resource One leaf from Legenda aurea sanctorum, sive Lombardica historia by Jacobus de Voragine. Printed in Ulm by Johann Zainer not after 1477. Illustrated with red rubricated initals. [GW M11313; ISTC ij00088400] Publisher An entity responsible for making the resource available Ulm: Johann Zainer Subject The topic of the resource Incunabula Printing 1450-1500 Language A language of the resource la Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource application/pdf Date A point or period of time associated with an event in the lifecycle of the resource 1477 Source A related resource from which the described resource is derived Seidman Rare Books Collection Type The nature or genre of the resource Text https://digitalcollections.library.gvsu.edu/files/original/b19a27f0f29a9ade78bf6bb92f5e73c3.pdf e1e3bbafb36d76ff2d504ba177dbddca PDF Text Text � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Incunabula Description An account of the resource The term incunabula refers to books printed between 1450 and 1500, approximately the first fifty years following the invention, by Johann Gutenberg of Mainz, of printing from moveable type. Our collection includes over 200 volumes and numerous unbound leaves from books printed during this period. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1450/1500 Source A related resource from which the described resource is derived Incunabula Collection (DC-03) Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United </a> Subject The topic of the resource Incunabula Printing 1450-1500 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context DC-03 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource text Language A language of the resource eng it la nl de Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Legenda aurea sanctorum, sive Lombardica historia [folium 165] Identifier An unambiguous reference to the resource within a given context DC-03_165Voragine1488 Creator An entity primarily responsible for making the resource Jacobus, de Voragine, approximately 1229-1298 Description An account of the resource One leaf from Legenda aurea sanctorum, sive Lombardica historia by Jacobus de Voragine. Printed in Ulm by Conrad Dinckmut in 1488. Illustrated in red rubricated initals. [GW M11311; ISTC ij00121000] Publisher An entity responsible for making the resource available Ulm: Conrad Dinckmut Subject The topic of the resource Incunabula Printing 1450-1500 Language A language of the resource la Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource application/pdf Date A point or period of time associated with an event in the lifecycle of the resource 1488 Source A related resource from which the described resource is derived Seidman Rare Books Collection Type The nature or genre of the resource Text https://digitalcollections.library.gvsu.edu/files/original/c7b84998f538cb3b8ca8ff21f20559ee.pdf 596e0d44b3c5aa73f086de7f21fb4fe4 PDF Text Text � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Incunabula Description An account of the resource The term incunabula refers to books printed between 1450 and 1500, approximately the first fifty years following the invention, by Johann Gutenberg of Mainz, of printing from moveable type. Our collection includes over 200 volumes and numerous unbound leaves from books printed during this period. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1450/1500 Source A related resource from which the described resource is derived Incunabula Collection (DC-03) Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United </a> Subject The topic of the resource Incunabula Printing 1450-1500 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context DC-03 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource text Language A language of the resource eng it la nl de Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Legenda aurea sanctorum, sive Lombardica historia [German] [folium 31] Identifier An unambiguous reference to the resource within a given context DC-03_031Voragine1475 Creator An entity primarily responsible for making the resource Voragine, Jacobus de, approximately 1229-1298 Description An account of the resource One leaf of Legenda aurea sanctorum, sive Lombardica historia [German] by Jacobus de Voragine. Leben der Heiligen: Winterteil (I) und Sommerteil (II). Printed in Augsburg by Johann Schönsperger in 1482. [GW M11366; ISTC ij00161500] Publisher An entity responsible for making the resource available Augsburg: Johann Schönsperger Subject The topic of the resource Incunabula Printing 1450-1500 Voragine, Jacobus de, ca. 1229-1298 Language A language of the resource de Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource application/pdf Date A point or period of time associated with an event in the lifecycle of the resource 1482 Source A related resource from which the described resource is derived Seidman Rare Books Collection Type The nature or genre of the resource Text https://digitalcollections.library.gvsu.edu/files/original/6e3671ddf0ea0210c64590964b85e320.mp4 090504505ac28afef8a20247253df0e5 https://digitalcollections.library.gvsu.edu/files/original/896c2fa6ba71fd93a429b9e2f2fc760e.pdf 6be1479a76387a3e8850d98993ec8baf PDF Text Text Grand Valley State University Veterans' History Project Maurice Lehmann World War II 1 hour 12 minutes 57 seconds (00:00:10) Early Life -Born on March 23, 1924 in Englewood Hospital on the south side of Chicago -Lived on the south side of Chicago -Moved to Villa Park, Illinois in 1929 -Father worked for Lorenz Publishing -Publishing sheet music for churches and schools -Had steady work during the Great Depression, but had his hours cut -Worked a side job selling AAA Insurance door to door -After the war Lorenz sent him a check for the money lost in the depression -Father worked for Lorenz for forty five years -Graduated from Wheaton Academy in 1942 -Attended Wheaton College after high school -Stayed there until March 1943 when he got drafted into the Army (00:02:27) Start of the War -Didn't pay much attention to the fighting happening in Europe and Asia in the late 1930s -On the afternoon of December 7, 1941 he listened to the radio with some of his friends -Heard the news from Washington D.C. and heard about the attack on Pearl Harbor -Shocked to hear about the attack -Didn't realize the gravity of the attack until later -Rationing went into effect -Gas was rationed which made travel difficult -Food was rationed -Mostly coffee, sugar, and meats -Tried to enlist in the Navy Air Corps because his brother was in the Navy Air Corps -Couldn't get in, so he decided to wait to get drafted and go to college in the interim (00:05:27) Training (Basic Training, ASTP, and Infantry Training) -Reported for duty on March 20, 1943 -Reported to Fort Sheridan, Illinois for processing -Sent to Fort Knox, Kentucky -Didn't know it was an armor base -Received basic training and tank training at Fort Knox -Did a lot of marching -First time in a tank learned that it wasn't for him -Saw a notice asking for volunteers for the Army Specialized Training Program (ASTP) -He applied for it and got accepted -Sent to Muskingum College in New Concord, Ohio for ASTP �-Thought it was a good school -Spent nine months there -Studied with 400 other GIs -Went to classes from 7 AM to 8 PM -Got two years of college credit in nine months -At the end of ASTP the men were supposed to go to Officer Candidate School (OCS) -Their commencement speech was to be given by Senator Robert Taft -Told they weren't going to OCS -A lot of the men were audibly upset about the change -Sent to Camp Swift, Texas -D-Day was coming and the Army needed more infantrymen for the new front -During ASTP they went to classes for the entire day then studied at night -Very comprehensive education -Good professors from all over Ohio teaching them -Spent three to four weeks at Ohio State University before going to Muskingum College -GIs were kept separate from the female students at Muksingum and Ohio State -Got to get the speech from Senator Taft -Sent to Camp Swift in early 1944 -Received infantry training there -Learned how to shoot rifles and march -In very good physical condition -Did physical training during ASTP -Muskingum College was famous for John Glenn studying there after the war -Went by train from Ohio to Texas -Traveled in coach cars -At Camp Swift some men were placed in artillery or medical -Most of the men from ASTP wound up in the infantry -He was assigned to A Company, 1st Battalion, 405th Infantry Regiment, 102nd Infantry Division -His company commander was Jimmy Corner, a Hollywood actor -Trained at Camp Swift for three months -Learned how to crawl under barbed wire and dig foxholes and trenches at Camp Swift -Assigned to be a rifleman and the first scout for A Company -His duty was to go 400 yards ahead of the unit and signal if there were Germans -Didn't ask for it, just got assigned it -Many of the men from ASTP were disappointed they weren't going to become officers -He just accepted it and understood the Army needed more infantrymen -Completed training at Camp Swift in June, or July, 1944 (00:19:20) Deployment to the European Theatre -Received orders to go to the European Theatre -Went by train to Camp Kilmer, New Jersey and the division assembled there -Spent two or three weeks there -Received more vaccinations -Went to New York Harbor at night -Boarded the the troop transport at night -2000-3000 men aboard the ship �-Sailed over on a repurposed Swedish ship -Part of a convoy of more than 50 ships -Doesn't remember seeing one other ship the whole way across -Ships launched from all over the East Coast and assembled in the Atlantic Ocean -Heard depth charges dropped to scare off U-Boats -Zig-zagged across the Atlantic Ocean to help avoid U-Boats -Took nine days to cross the Atlantic Ocean -Pulled into Cherbourg, France in the middle of the night on September 23, 1944 -Voyage over was calm (00:22:05) Arrival in the European Theatre -Boarded a large, flat top barge and sailed to the docks in Cherbourg -Walked through the outskirts of Cherbourg -Got to a spot and was allowed to stop and sleep -Got to a town named Valognes and trained there (00:24:09) Battle of the Bulge -Moved through Belgium and Holland to the northern German border -South of Arnhem and near the Roer River -On the western edge of the "bulge" (the German offensive) -Immediately after the Germans attacked they were shuffled into General Montgomery's 9th Army -As a scout he had to go out at night and see where the Germans were and report their position -The American artillery fired all day and all night into the bulge -The 102nd entered combat in early November 1944 relieving the 84th Infantry Division -Battle of the Bulge began mid-December 1944 -First night on the line a German plane flew over and dropped flares -Trying to see where the American troops were positioned -Learned quickly to keep their heads down because the Germans randomly shot at their lines -Within a few days began scouting -First time out he found a whole unit of German tanks -Snuck back to his position and reported his find -Learned that if you took fire you dug in immediately -On one occasion a piece of shrapnel stuck his helmet only an inch above the rim -It was cold and the ground was frozen -Still had to dig in anyway -Some of his closest friends were killed right next to him -Out of his platoon only he and his lieutenant survived or avoided getting wounded -Advanced when they could -Remembers one lieutenant lost his mind and charged the German lines with a shovel -Killed almost immediately after getting out of his foxhole -Advanced, dug in, and defended their new position from German counter-attacks -On one occasion got so close to the Germans they could hear the Germans talking -Encountered German tanks -Had to rely on artillery because small arms were worthless -American tanks were sometimes able to back them up �-Remembers encountering one burning tank -Heard the men inside screaming as the ammunition exploded -Regularly in action from November 1944 to May 1945 -On December 23, 1944 heard American bombers fly over to bomb German positions -Swarms of bombers -Couldn't believe the sight -Germans bolted and retreated at the sight of the Germans -Got promoted to the rank of sergeant because so many other sergeants were killed -Saw an American plane get shot down on Christmas Day 1944 -Saw no parachutes and realized the men on board had been killed -Saw some German aircraft -Once in a while saw dogfights happen -Only got strafed once by a German plane when they were on a road (00:40:51) Advancing into Germany -Stayed in the countryside on the march into Germany -Most German towns were abandoned -Saw the bombing of Cologne -Didn't see any German civilians -Walked across the Rhine River on a pontoon bridge in April 1945 -Off in the distance saw the Germans launch a V2 Rocket -Remembers it was unlike anything he had ever seen -Fought their way up to the Elbe River -Found an abandoned town and got to sleep in houses (00:44:40) End of the War in Europe -At the end of the war there was a wounded American soldier in Berlin -He volunteered to get the American -Rode up to Berlin on a Soviet truck -Found the American being cared for in a Soviet field hospital -Brought him back to the American line -Got to meet some Soviet troops -Took pictures with them -Wasn't able to converse with them though -Soviets stayed on their side of the Elbe River -In Tangermunde, Germany at the end of the war -Quartered in an abandoned candy factory -Waiting to receive word that the war was over -Encountered German prisoners crossing into Allied-occupied Germany -Wanted to surrender to Americans -Came over by the hundreds -Happy to drop their guns and be done with the war -Many of them were young men, like himself -Didn't see any displaced persons at the end of the war -Discovered a war crime in Gardelegen on April 15, 1945 -Place where 1200 people were herded into a barn and burned by the Germans -Will never forget his company commander's reaction after going into the barn -He saw a pile of ashes and bones eight feet high �-Had no idea how extensive the Holocaust really was -Heard more about the concentration camps after the war (00:53:20) Post-War Duty and End of the War in the Pacific -With the war in Europe over they received orders to train for the invasion of Japan -Trained in Tangermunde -Marched more and received more weapons training -Sent to Camp Chesterfield, France -The atomic bombs were dropped and orders for the Pacific Theatre got cancelled -Had to wait to have enough points -Needed 85 points to be sent home -Points awarded based on combat, length of service, rank, and dependents -Played sports and occupied their time -Got to go to Shrivenham American University in England for three months -Went there in the fall and winter of 1945 -Enjoyed his time in England -Got to visit Westminster Abbey -Returned to Camp Chesterfield (00:58:04) Coming Home & End of Service -Went to Le Havre, France and boarded a ship -Took eight or nine days to get back to the U.S. -Rough voyage -Got seasick -It was great to see the New York Harbor -Sailed back to the U.S. in February or March 1946 -Sent to Camp McCoy, Wisconsin in March 1946 and got discharged there -Went right from New York to Camp McCoy (01:00:24) Life after the War -Went home and wanted to rest a while -Went to Maranatha, Michigan and worked there for the summer of 1946 -Helped his father in the fall and winter working for Lorenz Publishing -Went back to Maranatha in the summer of 1947 to work -Went to Grand Rapids School of the Bible with his future-wife in Grand Rapids, Michigan -Got married and got a job with Lorenz Publishing -Went to Memphis, Tennessee in 1949 and set up a Lorenz Publishing branch -Sold sheet music to schools and churches -Did that for ten years -Moved back to Grand Rapids and worked for Zondervan Publishing -Did that for 25 years -Remembers the rise of Elvis Presley in Memphis -Saw him drive by in a car -Had two children born in Memphis -Remembers the early beginnings of St. Jude Children's Research Hospital (01:05:30) Reflections on Service -Had a profound impact on his religious beliefs -Army made him disciplined, thrifty, and patient �(01:07:47) Living Conditions -In combat they had K Rations -Meager clothing and supplies when they were on the frontline -Had to get resupplied at night -On one occasion they were dug in for a few days in a turnip field -Had to eat raw turnips while they were dug in -Field kitchens were in the rear -Didn't have a hot meal for a long time -Enjoyed the K Rations, because he had to -K Rations were made up of Spam, cheese, chocolate, and crackers -Wanted to make the chocolate last for as long as possible -Chocolate was also an energy bar � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-27_LehmannM1872V Title A name given to the resource Lehmann, Maurice (Interview outline and video), 2015 Date A point or period of time associated with an event in the lifecycle of the resource 2015-08-25 Description An account of the resource Maurice Lehmann was born on March 23, 1924 in Chicago. In March 1943 he was drafted and was processed at Fort Sheridan, Illinois then went to Fort Knox, Kentucky for basic training. He was accepted into the Army Specialized Training Program and went to Ohio State University and Muskingum College for ASTP. After graduating from ASTP he was reassigned to the infantry and received infantry training at Camp Swift, Texas. He was assigned to A Company, 1st Battalion, 405th Infantry Regiment, 102nd Infantry Division to serve as a rifleman and a scout. In September 1944 he sailed out of Camp Kilmer, New Jersey and arrived in Cherbourg, France on September 23, 1944. After further training in France they entered combat in early November 1944. He saw fighting during the Battle of the Bulge then advanced into Germany. He crossed the Rhine River in April 1945 and fought with the 102nd Infantry Division up to the Elbe River and made contact with Soviet troops. At the end of the war he was present for the discovery of the atrocity at Gardelegen. After the war he trained for the invasion of Japan in Tangermunde, then with Japan's surrender he was stationed at Camp Chesterfield, France and studied at Shrivenham American University in England. In March 1946 he returned to the U.S. and was discharged at Camp McCoy, Wisconsin. Creator An entity primarily responsible for making the resource Lehmann, Maurice Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Veterans Video recordings World War, 1939-1945--Personal narratives, American United States. Army Language A language of the resource eng Type The nature or genre of the resource Text Moving Image Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project collection, (RHC-27)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Publisher An entity responsible for making the resource available Grand Valley State University Libraries. Allendale, Michigan Relation A related resource Veterans History Project (U.S.) Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 https://digitalcollections.library.gvsu.edu/files/original/7a478df9cd003043bb86b8ca389e2c98.jpg bea77128898a76a33b78a6a5df0bd20c https://digitalcollections.library.gvsu.edu/files/original/6e6b61cbd1ab0247ef46066593476f01.jpg d5d811355a2b2413eda0f9bf29445e63 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Insel-Bücherei Series Description An account of the resource The German publishing company Insel Verlag was founded in 1899 by Anton Kippenberg in Leipzig. In its early years the firm only printed expensive, beautifully-produced volumes, until demand led to the publication of the more modest Insel-Bücherei series in 1912. Relatively inexpensive but with the same careful sense of design and typography, these smaller-format books reprinted shorter works from a variety of German, European, and world authors. The series numbers considerably more than a thousand titles and is still being issued. The Digital Collection contains the scanned covers of 140 titles held by Grand Valley State University Libraries. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1904-1987 Source A related resource from which the described resource is derived Seidman Rare Books Collection Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context DC-05 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource ger Date A point or period of time associated with an event in the lifecycle of the resource 2017-09-29 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-05_IB0053 Title A name given to the resource Lehren und Sprüche Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1913 Date A point or period of time associated with an event in the lifecycle of the resource 2017-09-29 Description An account of the resource Cover of Lehren und Sprüche, by Oscar Wilde, published by Insel-Verlag, 1913. Insel-Bücherei Nr. 53 Source A related resource from which the described resource is derived Seidman Rare Books. Insel-Bücherei. Z315.I5 B83 no.53 Language A language of the resource de Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/c70fa7c654e5541a02501493e83e90c0.mp4 da348d1792c8cf24364a4a8d11a1c639 https://digitalcollections.library.gvsu.edu/files/original/5d44256ead1c04c77a83f1c61729eec8.pdf cee2cde81ea931297648616b70541c22 PDF Text Text ORAL HISTORY INTERVIEW BOB LEIBECKE Born: Cincinnati, Ohio Resides: Dayton, Ohio Interviewed by: James Smither PhD, GVSU Veterans History Project, Transcribed by: Joan Raymer, October 6, 2012 Interviewer: Bob, can you start off with some background on yourself? To begin with, where and when were you born? I was born in Cincinnati, Ohio, my father was a WWII vet, and we lived there briefly when I was very young. He was recalled to active duty for the Korean War and from that point forward he went back in and stayed back in after having served in WWII, so although I was born in Cincinnati, I never really spent any time there, so it’s a series of military posts and overseas assignments for my father. Interviewer: Where did you wind up during high school? All over the place--in Paris, France, and Prince George County, Virginia, are the two places I went to high school. Interviewer: When you were in Paris were you in an American school? Yes, it was run for the Department of Defense. 1:01 Interviewer: What year did you graduate from high school then? 1965 Interviewer: Upon graduation what did you do? Well, I had applied to the Citadel and VMI, and VMI was my first choice. I was accepted there, so I entered VMI in 1965 and graduated in May of 1969 with a degree in history. 1 �Interviewer: Now, talk a little bit about what kind of military training you were getting at VMI, or how does that work into your curriculum? Well, in those days VMI was considered a branch materiel school, so it was Army ROTC, although you had a choice of Air Force and Marine Corps in those days. My chosen branch was armor, I thought I was going to be assigned to armor, and we trained in armor. When I say branch materiel we actually trained in that particular branch, so we had tanks and stuff like that. 2:06 Commissioning in those days was mandatory, so I believe ninety-five percent of my class was commissioned. Today that’s not true, but we got commissioned and I believe about seventy percent of my class ended up in Vietnam at some point. The military life—it’s a military college, but the actual U.S. Army part of it was pretty much integrated into barracks life, the ROTC instructors, which were regular Army and Air Force, were part of the tactical staff within the barracks, so in—one of my historian roommates reflected in those days, it operated very much like a service academy because everything was fused together. Not so much the case today, because people don’t have to serve in the military after that. Interviewer: So, did you have kind of that tightly regulated daily schedule in the manner that you have in a service academy, like when you get up? 3:05 Certainly, no difference, no difference, I mean, uniforms, regulation, can’t wear civilian clothes, I mean it was really like being in the army. Interviewer: What sort of backgrounds did the students being with them and what portion were army brats? 2 �There was a pretty good number of them, and I would say maybe half of the people there were from Virginia, but half were from other states, and you find a pretty good portion of people who were acquainted, one way or the other, with the military. Interviewer: Was it relatively easy for you to adjust to that militarized life because that was the world you lived in? No, no, VMI is a very tough, harsh environment as would be any service academy or the Citadel. You can’t say because my father was in the military it was going to make it any easier for me. 4:01 It’s a—I don’t know how to describe the experience, either you get it or you don’t, and there’s nothing that really prepares you for that. Interviewer: There’s no mom at VMI. No Interviewer: Now, this is probably kind of an interesting time to be in, what is essentially a service academy, 1965 to 1969. Vietnam ramps up significantly, you get the Tet Offensive; you get the anti-war movement going on in the country, and all this sort of stuff. What level of awareness did you have of what was going with Vietnam or responses to Vietnam in those years? Oh, there’s a high awareness of Vietnam, but not such a high awareness of what went on in the rest of the country, because VMI is its own community. We’re within our own post compound. Interviewer: And it was not going to be a home for anti-war protests or things like that. No, not at all 3 �Interviewer: Not that group—so, did you have people who would come in, VMI people who served in Vietnam and were telling stories about what it was like? 5:07 Oh, absolutely, the tactical staff there, they had all been in Vietnam. Alumni would come back and talk to us and say, “Man, I was with the 82nd”, and whatever. We got some stories, you know, and then through ROTC, it was being taught how to survive and it was integrated into military science as the topic. Interviewer: As you’re going through, are you pretty much expecting to wind up in Vietnam? Oh, absolutely, in fact, I made sure it happened. Interviewer: You were determined? You actually wanted to go? Yeah, because at the very end, before you graduate, you sign what’s called the “dream sheet” of your assignments, and it was so simple, I just wrote down RVN, that’s all I had to do, I didn’t even have to spell it out. Interviewer: What motivated you and why did you want to do there? 6:04 I don’t know a sense of adventure perhaps, I don’t know. Interviewer: I guess if there was a job to be done for the army it was primarily there. Yeah Interviewer: So, you graduate in 1969, what happens then? A week—in May, I forget the exact date in May, mid-May I’m going to say, a week later I’m at Fort Benning signing in to the Officer Infantry Basic Course, and while I’m there they say, “Do you want to sign-up for Airborne school and Ranger school?” “Oh yeah, sure”, so I spent the first half, most of the summer in Infantry Officer Basic and there 4 �upon I signed up for Airborne school, and then when it came up for my Ranger class assignment, that wasn’t going to be until February, the following February. Now this is August that I’m finishing up Airborne school, so I end up going to Fort Ord, California. 7:06 I thought I was going to an infantry battalion at Fort Ord. I got out there and they just do whatever they want to even though I was an Infantry Officer. They said, “Oh, eventually you’re going to be in the transportation corps, go over to this truck company”, out in the middle of nowhere, which is at camp—where was it? Oh, Hunter Liggett Military Reservation, which is in the middle of nowhere. I ended up spending a couple of months in a truck company. You’re supposed to be doing platoon work, you’re supposed to be working with troops getting ready to go overseas, so that was there idea, so it was working with troops, but it wasn’t infantry. Interviewer: To back up a little bit, what sort of a curriculum did they have for your officer school in the first place, the first school you go to? It’s all basic infantry tactics, defense, familiarization with a number of different weapons, a lot of map reading, basic soldiering skills. 8:09 Now, we already had that because we were from ROTC, but they’re just taking it a step further. Interviewer: Are you being now trained by people who have been to Vietnam and come back? Yeah, I would say just about—yeah, really Interviewer: Were you learning things that you hadn’t learned at a previous level, things that might be useful later? Yes and no, some of it was repetitive Interviewer: Then with jump school how did they run that? 5 �It lasted three weeks, physical conditioning, jumping out of a thirty-four foot tower, eventually you get these big, high towers where they pull you up, 250 feet up—I think they call it a 250 foot tower, and then release the parachute, and eventually you load up on an airplane and you go and jump. Interviewer: At this point, were they doing anything with helicopters, or just airplanes? It was just airplanes. 9:06 Interviewer: So, you’ve done that infantry training, you go to the truck unit, now was that just a temporary layover? Yeah, I think the wisdom of the army, in those days, they wanted you to serve in a troop unit before going to Vietnam, and you’re supposed to do that. A buddy of mine, now in Dayton, that owns a place, he was a little ahead of me, and they sent him to the 82nd Airborne. I said, “Hey man that’s great, you actually go to go with an airborne unit before you went”, because we were both in the 101st, and he said, “Man, they put me on courts and borts”, they gave him a staff job before he was supposed to go and lead troops, you know, so, you just don’t know what the army’s going to do. Interviewer: You knew at this point that you were going to the 101st? No, you don’t find that out until you get in country. Interviewer: Now, is there a point where—you said there was a wish list where you would go, and are you also able to sort of pick what unit you get assigned to or any other options? 10:01 Do you mean as far as getting in the 101st? Interviewer: Yeah 6 �No, in fact there’s a picture of a guy in the Ripcord book, his name is Smith, he was not in my battalion, but he and I came into country together. We were down at Bien Hoa waiting for out orders and we just lounged around there for a couple of days. There was this big bulletin board and they would put the orders up, and Smith came running in the door and said, “You guys saddle up, I think we’re going to the 101s”, and I think there was kind of a groan. These were officers that were billeted together, and yeah, Smith's in—his pictures in the book there. Interviewer: So, why was there a groan for the 101st? What did the groan represent? Because of Hamburger Hill, and there were—I guess we’d been reading the press reports and stuff and the 101st was kind of where the action was. Bear in mind, the Cav [1st Cavalry Division]—we came in the first of May, the Cav was in Cambodia on that incursion, so there was a whole lot of stuff going there, but I think we were seeing that the casualties were coming out of the 101st. 11:05 Maybe there was a lot of shock and awe going on in Cambodia, but we knew there was some nasty stuff going on with the 101st, which turned out to be true. Interviewer: You are kind of learning bit by bit more about what is going on in Vietnam? Back up a little bit again. How long did you spend with the truck unit? I was there through the end of 1969 and then I packed up and headed back up to Fort Benning to go to Ranger school. I was in Ranger school, I think, from around the first of February through the end of April. I graduated from Ranger school, went back to Virginia, packed, unpacked, drove down to Charleston Air Force Base, got on a plane and went down to Panama for two weeks to jungle school, came back, packed, unpacked, and 7 �then went to Washington, caught a flight to the west coast to head on out to Vietnam. 12:05 Interviewer: How does Ranger school compare to the other schools you had been to? Ranger school is bad, I mean it’s awful, there’s no sleep, it’s just one constant—there’s a certain amount of schooling, but it becomes one continuous patrol where you just never stop, you know. You don’t get any sleep—there’s three phases, there’s three week at Fort Benning, three weeks in the mountains in Georgia, and then three weeks in the swamp in Florida, and Florida was probably the worst. You just—you’re in swamps all the time. You’re supposed to do three jumps down there, but I only got to do two because out mountain jump was cancelled because of high winds. Interviewer: Was Florida ultimately good preparation for Vietnam or was it not for your part of Vietnam? Well, Florida’s not a jungle and it was still pretty chilly, we were winter Rangers, so it was pretty cool down there. 13:04 Interviewer: What proportions of the people that start Ranger school finish it? You know, I don’t know. I saw a recent movie and they showed all these people getting washed out. I mean, I’m not sure—a lot, and they get a lot of people right in the beginning where you have to be able to swim. Water, I mean you walk off the diving board with a full pack of gear into a swimming pool blind folded and that panics people. You know, like walking the plank on a pirate ship, full gear and all that. But at VMI I had been drown proofed. In those days you could not graduate from VMI unless you passed RAT swimming, and that was just one of the most brutal swimming classes, I 8 �mean, they made sure. So, in Ranger school I just walked off, plopped into the water and swam to the side. It was like being back at VMI. 14:05 Interviewer: When you do that, do you keep your pack and your gear when you’re swimming? Yeah, because the idea is you would sink to the bottom. I didn’t sink; I went down a little ways, popped up and started swimming sideways. I knew I’d hit the side of the pool sometime. So, VMI was great for getting me ready for swimming—you didn’t graduate, there were first classmen at VMI still struggling to try to get through RAT swimming, and that’s the first year you’re there. Interviewer: Now, how physically do they get you out to Vietnam? You ship out to California; do you fly out of there? I fattened up in California--that was a cushy job, so I started running. I thought, “Man you better start getting in shape for Ranger school”. I was porked up a little bit. I remember looking at myself when we got back from the mountains. You know, you only get one ration a day in Ranger school, except in the winter, in the mountains, they let you have two because you’re burning up all this energy. 15:04 I looked and my stomach was gone. Whatever fat I gained in California was gone. Interviewer: From Ranger school, do you get any leave time before they ship you off to Vietnam or do you go straight out? In this particular—some people maybe, but in my case no, everything just hit—into Ranger school, two weeks in Panama, off to Vietnam, just bang, bang, bang. Interviewer: What was the Panama experience like? 9 �Kind of worthless, I mean I had a really bad attitude in Panama, I just came out of Ranger school and I don’t know if I had even asked for this school or not. The only good thing about it, it took two weeks off of your tour in Vietnam, they dropped it. When you started your two weeks in Panama it was like starting in Vietnam, so. Interviewer: You were overseas at that point. Yeah, I just came back to the states, basically, to just change planes, that’s what it amounted to. Panama, it was just more of the same thing only in the jungle, and I thought, “Oh god, how many more map reading courses am I going to go on?” 16:06 Interviewer: Did the jungle there bear any resemblance to what you were in in Vietnam? Yeah, pretty much with the usual nasty animals out there, yeah, jungle’s jungle. Interviewer: So, at some level it might have had some value? Yeah, probably acclimatization, and getting use to hot weather, yeah, that part of it would have been. Interviewer: But because you had Ranger school, and the rest of you, would they do things like dump you in the middle of the jungle and say, “Get out, find your way out”? No, it was a lot of classroom and the final thing was some kind of map reading course at night. I just–it was one more map course. Interviewer: And you had done that already. You go back to the states; they put you on plane and send you to Vietnam? Yes, Interviewer: Did you fly a commercial plane or a military one? 10 �It was commercial—I mean it was a charter flight. 17:01 Interviewer: What was the mood on the plane like going over? I don’t remember. I got a roommate that was a FAC and he wrote a book. He made a whole book out of just flying to Vietnam. I mean, how he remembers everything is beyond me because the whole mood of the airplane—I just remember being on it and that’s it. Interviewer: Where did you land in Vietnam? I think it was at Bien Hoa. Interviewer: And what was your impression of Vietnam when you got there? Interesting because I mentioned the Cav being on the Cambodian Incursion and the Cav’s headquarters was right on the—the air force was on one side of the runway and the Cav’s on the other side of it. We literally got off the airplane, and there’s guys right out of the Boonies with either Cambodian or North Vietnamese, and they got them there with handcuffs behind them, and stuff like that. These guys are right out of the jungle and that’s quite an experience to see this just stepping right off the airplane. 18:06 That’s because the Cavs were right there and they flew out of Bien Hoa. Interviewer: What do they do with you when you land? Do they just park you someplace? There again, bad memory. You’re stuck; it’s in processing just like any military in processing. You’re in a barracks, there you wait until the orders are posted, and like I mentioned this Tory Smith, who’s picture’s in the book there, you know, he was on my flight in and in the barracks there a couple of days and he said, “Hey, we got orders, 11 �we’re going to the 101st”, so that’s—the next thing you know you’re packing you stuff, getting on a C130 and heading for Phu Bai. Interviewer: Physically, where in Vietnam is this Phu Bai if someone is looking at a map? Is it way north? Have you seen a map? Interviewer: I have, but we’re doing this, in part, for a broader audience. Ok. Phu Bai, I think it’s in the province—the northern most province in South Vietnam is Quang Tri Province. 19:03 Then the second most northern province is, it will come to me----Phu Bai is right next to Hue, So picture Hue, the old imperial city—it will come to me, that province, when I see a map and I have maps. Interviewer: That’s ok, that can be looked up. Outside of Hue is good enough. It’s outside of Hue, and that is the main landing field for the 101st. They had a runway that would take C130’s and that’s where everybody in process. Interviewer: You in process there and then what do they do with you? They send you off and I went to Camp Evans to the Screaming Eagle Replacement Training Center, also known as "serts", have you heard that one? A week in "serts" was just a little vacation to get use to the jungle and all that. There was—this is where my memory lets me down, I think I ended up with some people that were in my Ranger class. 20:07 They were showing us rappelling and we were almost laughing at the rappelling because we were doing other types, you know, Australian front forward rappelling, which was advanced techniques, but you know, it was just more of the same stuff. They tried to give us a little bit of the sense of history of the 101st and they did a miserable job of that because today I know so much more about the 101st. Had I realized the historic value of 12 �the unit I went to and I just took it for granted, I had no idea who these guys were and you know, we’re famous today, 506 Infantry, but you know they just didn’t do a very— we were at Bastogne and all that, well I knew that, big whoop. Interviewer: Now, that class did it have enlisted as well as officers together? Yeah, it was everybody thrown together. 21:00 Interviewer: So, you have some guys with no exposure to this kind of training and other people who have. Yeah, I’m just saying the people I was with, especially us guys—I’m almost sure there were guys from my Ranger class and we were all there together. For the life of me I can’t remember—if I could find Smith and say, “Were you in my Ranger class?” I’m not real sure, but I know he was there when we in processed. He ended up going to 1/506 and I went to 2/506. Interviewer: So, what was the specific assignment then that you got, what unit did you go to? The platoon leader, 1st platoon, in C Company of 2/506 Interviewer: When did you actually join them? Well, now this gets hazy, I’ve gotten the dates screwed up, but as near as I can tell it must have been about mid-May of 1970, because I had a week—there was four or five days of SERTS and I remember ending Ranger school sometime in April and then you got jungle school and everything just runs together and I got the dates mixed up sometimes, but I would say about mid-May. 22:02 Interviewer: Was the platoon in the field when you joined it? 13 �Yeah, they took—they put me in a Loach, took me out to the middle of nowhere and said, “That’s where you’re going pal”, and there was this little bald knob and it was a LZ blown on top of a mountain and they were—that was to insert me and have me take over the platoon, and I join the company in the field. Interviewer: Now, were you replacing someone who was rotating out or someone who had been hit? I was told I was replacing Bob Wallace. I never knew this until I came to the Ripcord reunion last year and I met Bob and we were joking. He had apparently left before I got there, so there was a gap of time, but it was all under Captain Vazquez. Interviewer: So, you’re joining the company in the field, and what kind of a reception do you get? You land there and get off the helicopter and now what? I don’t remember, I mean I got put to work right away. I had a platoon sergeant and I can't remember if the whole company was together at the time, but it wasn’t long before I met Vazquez. 23:08 He put my platoon on point to go—we had two platoons together and company CP and maybe a third, I can’t remember. Interviewer: He liked to keep them separate, he said. Huh? Interviewer: He said he liked to keep the platoons separate. Did you talk to Vazquez? Interviewer: Yes We operated a lot separately, but I’m the new guy, so Vazquez is there and he said, “I want you take point”, and point, that means the platoon leaders running the map and the compass, and he said, “This is where we’re going to go”, okay. As time turned out 14 �Vazquez was a fast mover, he liked to move really fast. Now I don’t know whether I move fast or slow, but you know, we were heading for the point and he said, “Ok, we’ve been moving for the better part of the day, I’m going to have the other platoon come up and take over, but they’re experienced and they know what they’re doing, and all that” and within an hour we were right at the point that I had picked out. 24:05 We could see this hilltop and once you start heading for there you can’t see anything but jungle, and we ended up right where we were supposed to be and all that. I thought, “Ok, good”, I mean—so, Vazquez came over, I’m not sure if he remembers this, but everyone says that he has a phenomenal memory, and he said, “You did good, that was okay”, and coming from Vazquez, I thought, “Ok”, even though he may have thought I was moving too slowly, or maybe wasn’t sure that I was on the right track, but we did get to where he wanted us to be, so I thought, “Ok, fine”. I truly regret—I only had two weeks with Vazquez before we had to “stand down” , and I could have learned so much from that man, you know, but I’m thankful for the two weeks I had before he was replaced. Interviewer: Now, when he had you moving were you going on trails or off? Yeah—well, I can’t say, we were on trails a lot and I’ve read the literature and thought about it, it’s damned if you do and damned if you don’t. 25:08 If you stay on a trail you can get from point A to point B pretty quick, but if you do that you run the risk of ambushes. If you cut across country, which we did, then it’s going to take longer, or you might run into some stuff and it’s machete time you know, if the area had been defoliated and things have grown up then you can’t move with any speed at all. Vasquez liked to move fast you know. 15 �Interviewer: How quickly did you get into contact with the enemy then, once you were out there? I didn’t really see anything until there was a stand down. Well this again—my memory is terrible because—have you interviewed Jim Campbell the other platoon leader? Interviewer: No, I would like to, but I haven’t seen him yet. Oh, you need to--I mean he was the old hand. I looked up to that guy. He had been in country forever and I had first platoon and he had second platoon and we did operate some together. 26:06 We had operated together and had split up to go our separate ways, because as you pointed out, the norm was to operate in platoon strength, which is really pretty cool. I mean, that being with the CP is kind of drab, you know. We walked into a mechanical ambush and I came to Ripcord last year and I talked to a guy and he said, “Yeah, I was in your platoon”, and I couldn’t remember him. He said, “Remember we walked into a mechanical ambush”, and I said, “I can’t remember”. You would think I could remember, but I couldn’t. I talked to Campbell later and he said, “Yeah, you guys walked into that mechanical ambush because we had to come back up the trail and get medivac”, and it’s gone from my memory, just gone. Interviewer: Can you explain what a mechanical ambush is? That would be probably a captured claymore [mine] or something set up as a booby trap, so you it trips up. 27:05 I mean in today’s world it would probably be an IED or something like that because that’s a vehicle borne ambush, but it’s an ambush without people there. Interviewer: What would differentiate from just calling it a booby trap? Is it size? 16 �I don’t know, I don’t know, the term mechanical ambush—I mean I hadn’t heard that term in years. I would have called it a booby trap. I mean, we even tried our own traps sometimes. As far as enemy contact, it was really next to nothing. I think we found a trail watcher one time and fired him up, but no major stuff. Between it and the stand down—did anybody talk about the stand down that happened in early June of 1970? It really, I’d only been in the field for two weeks, but that was important in the sense that I knew nobody else in 2/506. All the officers were back together and there were three or four days there where you actually got to see people from other companies and know who the other CO’s were. 28:08 There’s the famous officers photo of all of us lined up in front of the control tower and you know, that type of thing. I didn’t even know that picture existed until last year when I came. Interviewer: So, did you meet with the battalion commander at that point? I saw a lot of—Spade was there a lot of the time, I mean they would send in his helicopter and yeah, I saw a lot of him. Sometimes I think I saw more of him than I did my CO, eventually after Vazquez was replaced by Hewitt. Interviewer: You had the stand down, so does Vazquez leave at that point? No, he became S4 of the battalion, and Hewitt took over. Interviewer: That’s right, and how did Hewett’s command style compare to Vazquez’s? Oh, completely different, Vazquez was an old Special Forces guy and I mean, whoever wrote the book on him, they broke mold on Vazquez. 29:06 There was just no better company commander. I mean, this guy’s sly, cunning, he knew how to deal with things. Hewitt , he was—he looked like a kid. He was what? Twenty –four years old, ROTC 17 �grad from the University of Kansas, and he extended his tour a year. He had been down south, I don’t know, down by Saigon maybe, and the word was that he had been with the “Ruff Puffs”, which is regional forces/popular forces, and life wasn’t so bad down there. It was Vietcong contact, a totally war, he might as well be fighting in some other country, and he just didn’t have the experience. He slept in a hammock and that was crazy, you know, but he was a decent guy. Interviewer: So, then does he—he comes in while you’re on that stand down is that when he comes in and joins you? 30:00 Yes, he took over Interviewer: What happens after that? Well, eventually after the stand down we head back out to the field and start working. During the whole month of June we worked that area around Ripcord. Not much in the way of contact, just an occasional trail watch or something, but nothing really bad. I mean, there’s—I got some pictures—we fired up a trail watcher and somebody was telling me, “Remember that time we got that pay officer? And the guy must have been a pay guy because we got souvenirs—I got a piece of North Vietnamese money out of it, propaganda leaflets saying “GI Go Home”, and some pictures of everybody gathered around this dead body, but that was right, things were warming up, things were getting ready to hit because that was the end of June, 1970. Interviewer: Now, you’re in the area, were you the first unit sent into Ripcord or you’re at a place where your company gets hit pretty hard? 31:06 You’re talking about hill 902? Interviewer: Where does that fit into the sequence? 18 �July 2nd, 1970 Interviewer: Tell us what was going on at that point. Still working the AO—did anybody talk to you about an incident with Charlie Company right at the end of June? We were working a ridgeline and came to a stop. We looked over to an adjacent ridgeline and there was a gap in there where there was no foliation. We could see a North Vietnamese unit along that ridgeline. Too far for us to shoot at and we counted maybe over a hundred and fifty people. I think that was sobering because I think we realized there were more of them than there were of us. Companies were operating at a very depleted strength. Platoon strength was—I was supposed to have fifty men in a platoon and I had twenty-five. Interviewer: How strong was the company at that point, as far as you can tell? 32:01 Well, we had been good under Vazquez, I don’t know if we had slacked up any under Hewitt, I mean I was pretty new at this, so I knew Vazquez was good, but I couldn’t say that Hewitt was bad, you know. Interviewer: How about numbers? How large was the company at that point? Well, there’s three platoons and let’s say that each platoon is reduced in strength to twenty-five men, so you get seventy-five men in a platoon, if that and maybe five guys in a company CP. CO, FO, from the 2nd of the 319 [2nd Battalion, 319th Field Artillery, which had a battery on Ripcord], a couple of RTO’s because he had to secure set, so you got five people—and a medic, so you got five people in the CP. 19 �Interviewer: So, about eighty or so? So you’re out there and you’ve seen all these guys out there, North Vietnamese and realize there are a lot of them out there. 33:03 Yes, I mean everything’s after the fact, we’re up against something up a regiment, but we didn’t know that at the time. Interviewer: You didn’t know that at the time. Now, is it on the same patrol then that you get draw second or go back? It was all one continuous thing in and out of Ripcord because the company would either put a company, or part of a company on Ripcord for security, so we had been on Ripcord before Ripcord got bad. We were ordered on July 1st; we went up on hill 902 and spent the night there. It was a well-used place; there were foxholes there and all that. Apparently was quite a little hotel between us and the North Vietnamese, and I did not know that at the time, you know. It was just another denuded hill and you could see Ripcord in the background, so we were a couple of clicks away from Ripcord. We’re there on night, nothing special, and somebody ordered us to stay there a second night, and I’ve had discussions with Frank Bort, who rode over with me. 34:10 Under Vazquez we never stayed in the same place two nights in a row. In either under Vazquez or Hewitt, this time I’ve got pushing, maybe, two months in the field, ok, this is May, June, I’ve never stayed the same place two nights in a row and was told to stay here. Interviewer: In those previous two months you’re working, had you ever been probed to a task by enemy sappers or ground troops? No, the company had, but me personally, no. Just trail watchers, just little tiny stuff, you know. 20 �Interviewer: But, it was the kind of thing where you could set up your perimeter at night and they were not attacking you? Yeah, right Interviewer: So, what is going to happen then is going to be new? For me, maybe not for the old hands, but for me it was new. 35:03 Interviewer: So, basically you’re there a second night. What had happened it turns out is that’s when the big attack started on Ripcord, right there. Apparently there was something magical in July 1st I’m guessing. Ben Harrison can tell you better from the North Vietnamese. July 1st must have been the start of all the action because that’s when Ripcord—so, we’re on 902, down low we could hear mortar tubes going off and we know that they’re mortaring ripcord. So, somebody, it’s always they, you know S3, somebody on battalion staff. Okay, we’re ordered to stay there for the second night. Somebody gets this great idea that they’re going to drop in a pallet. They slung low a pallet of LAW’s in, which is a light anti- tank weapon. It’s a direct fire weapon and they say, “Ok, if you can hear the sound shoot at the sound with the LAWs”, so we’re sitting up there shooting at wherever we think the sound is. 36:07 And, of course that irritated them because then we started receiving incoming mortar rounds that are cs gas. I’ve got pictures here of 902. A picture of me on 902 and some of the guys on 902 and you can see the gas going off and you can see Ripcord in the back, so they know we’re there. What we did is we dug in—there were positions already there and so, we dug in the positions that were already there and strung up some wire that had tin cans and stuff. Because we figured this is inviting disaster by being here and so forth. Then shortly, at 4:00 in the morning that was the big attack on 902. 21 �Interviewer: Did you have as much security set up as your resources allowed you to have? 37:02 Yeah, but could we have done it better? Yeah, way better, I mean yeah, that’s a whole sore subject to me because I—because before going to this reunion in my own isolation because I did nothing until Jeff Wilcox and people encouraged me to do this. I fought that because I was one of the few officers up there and I was responsible, and there were a lot of people killed up there, so I have to take responsibility for a lot of that. So, that condemns one to fight and refight the battle in your head over and over again. What if I had done this? What if we had not dug into the same holes? Interviewer: So, basically from what you recall, what do you remember about what happened then that night the attack started? The attack started at 4:00 in the morning. 38:03 We heard movement, my platoon— there was two platoons in the company CP. The third platoon was back on Ripcord pulling security. They had just pulled them off that afternoon to go back to Ripcord security, so they watched the whole thing from ripcord. Got hit with a North Vietnamese Sapper Company, a good number of men, I don’t know, there could have been a hundred men in that attack, I don’t know, and they just—we were well dug in and I was dug into a foxhole this deep. It had wood in front, dirt, it had everything lined up, but the place just erupted in total explosion. Between satchel charges and RPG’s we just got raked over pretty good. If you did any shooting—shooting back wasn’t such a good thing because that showed your position and they just—they were right on top of us with satchel charges, so throwing grenades back at them was probably more effective. 39:05 So, Hewitt was killed apparently-- after the fact I realized immediately. What I 22 �thought—I was alert in my hole and on radio with battalion trying to get air in and artillery. Artillery was pre planned and all that and we had an FO from the 2nd of 319 and he was a 1st Lieutenant more senior than me. He had been in the field a while and I never heard Hewitt, but I heard the FO so, sometime into it I figured out that something happened to Hewitt and I debated, should I go to the CP or what? But, the FO seemed, from what I could hear, had things under control. This was only by radio traffic; I don’t know what’s going on because Hewitt’s CP, he was twenty-five meters behind mine. We were set up in a perimeter and I had a machine gun right in front of me. 40:03 I was back a little ways, 1st platoon facing one way, 2nd platoon on the back, CP, let’s say kind of at the crest of the hill. I knew things were are not good at the CP, I thought we were in danger of being overrun, but then at daybreak I thought, “Ok, we held”, and we didn’t get overrun because I don’t know if anybody came through my part of the line, but when I got back to the CP I found Hewitt dead and dead North Vietnamese all over the place, and I realized they had come through the 2nd platoon and just decimated them. Interviewer: Your own platoon, what kind of condition was it in? A bunch of people wounded, but I had one man killed. The machine gunner was killed and he was the only guy. He must have taken a RPG or something. Interviewer: Did you have a sense that maybe the enemy had figured out or knew what the foxholes were when they went in? Yeah, but this was all after the fact, but reading the book and all that—the book says we weren’t dug in, but that’s not true, we were dug in. 41:05 But then, tactically speaking, it was, it turns out, okay, 902, the hotel, everybody in the world had been there. Not only had we been there, but they had been there, so they knew where everything was, so—and 23 �this is part of replaying the battle, “Okay, we should have forgot those, moved further in and dug new holes”, and it just goes on infinitely, what could we have done better? Interviewer: Ultimately, in the morning the enemy’s gone. Were there enemy bodies there too? Oh, everywhere, all over the place, and unexploded satchel charges. I would bet—I don’t know how many were thrown, but there were a bunch of them laying there that had not exploded. One of them actually landed in my hole, in my foxhole, and me and my platoon sergeant, and we realized they had actually gotten it into the hole, and then it’s like those dreams where you’re trying to crawl out of something and you can’t move. 42:05 That’s exactly—it seemed like it took five or ten seconds to get out of the hole, and all the while I’m thinking, “This thing’s going to go off. Okay, it goes off, this thing's going to go off. I’m halfway out of the hole now and it’s going to blow my legs off or something like that”. So, then we actually get out of the hole and we wait and we wait. How long do you wait, waiting for it to go off? In the meanwhile the place is getting raked, because the hole, the foxhole saved our life, so we jump back in the hole, find it and throw it out, and go on. That’s what I mean the place was a dud and the place was littered with ones that didn’t go off, but there was a lot that did. Interviewer: The next morning comes and what do you do at that point? Well, we regroup, see what’s going on. There were choppers in from Ripcord immediately, and this is where my memory is terrible, horrible. I would have told you that Jeff Wilcox was on the 1st chopper and took over the company. 43:02 He did take over the company because Hewitt—I helped carry Hewitt’s body to the helicopter, what was left of him, and I saw Jeff last year and he said, “No, I was not, it was somebody 24 �else. I took over the company; the company regrouped and went back to Ripcord”. The wounded went to Evans, I went back to Ripcord and I thought Jeff had taken the company over at 902, but he didn’t. I was having severe hearing problems; I knew something was badly wrong with my ears. I was deaf at that point and couldn’t hear. Somebody said, “Go see the surgeon and see what’s going on here”, and I did, I went to see the surgeon and he looked at my ear and said, “Okay, you’re bleeding from your ear drum. Something’s happened and we’ll send you back to Charlie med and have you checked out”, so I left the company at that point, went back to Evans, went to the—there were a whole bunch of guys from 902 in there at that point. 44:02 They looked at my ears and the said, “Well, we’re going to send you, we’re going to send you back for further recovery to Cam Ranh Bay”, and that’s a sore spot for me now because it accomplished nothing. All it did was bring back some of my hearing. Hearing is pretty much toast; I have a history from my family of hearing problems, and I’ve learned in recent years that there’s a hereditary aspect. Once you damage it, it just multiplies, some people can withstand it and recover, but it’s been a horrible downhill slope with my hearing. Being in Cam Ranh Bay accomplished nothing, I missed the whole time that Jeff Wilcox was the commander of the company. They subsequently ended up on Hill 1000; I don’t know if you heard some stories of that? Interviewer: Yeah I feel horrible about not being there with them on Hill 1000 and I was out of it for about eight, nine days. 45:05 I was able to get back to them at Firebase O’Reilly, but I joke with Jeff saying, “You must have stepped on the helicopter I stepped off of”, because 25 �Lucas had relieved Jeff of the company, and then I heard all the stories about it, so I rejoined the company and then Lamb took over. Interviewer: All right, then basically what does the company do and what are you doing once you rejoin the company? Well, we spend some time at O’Reilly, and then went back into the bush. There was never anything—there was some firing here and there, but nothing on the magnitude of 902, nothing that some of the other companies ran into, and the last major engagement of Ripcord—there’s people who can tell you the dates, but there was an incident where, I think it was C [actually D] Company 1st of the 506 which was operating under the control of the 2nd Battalion of the 506. 46:09 The CO of that company was a guy named Workman, Captain Workman, and they ran I to some horrible—they just got decimated, and they were trying to get all those guys out, and they shot down a helicopter on the pad and there were a bunch of guys killed. Workman, the blade came through and cut Workman in half and those guys, they had been messed up pretty bad. We got order to go in—that LZ was finished because it was littered with helicopters and stuff, so they were going to pull them out and put us in. Now it turns out—I thought we were replacing them, but there was another company from the 501st, and I didn’t even realize that, but we went in, I didn’t know if it was a hot CA, everybody was shooting, door guns were going off, I don’t know if it was a hot one or not, but we got there and the whole world was on this LZ. 47:08 The guys-- Workman’s company were being pulled out on the ones that we went in on, and I don’t know the date, but this was one of the last things for Ripcord, and they just started pulling people out of there. They pulled out 1st, C Company of the 1st of the 506, and it turns out there were some 501 guys running around 26 �there, they pulled them out, and I thought we were under—my impression was we were to begin working the area. They’re going out, we’re there, and all I could think of is, “This is really a bad place to be”. We were on an adjacent hill and I was thinking it was a couple hundred meters away and Campbell said we were a thousand meters away. Those guys, you could tell they were pretty badly torn up. There wasn’t a whole bunch of us; we weren’t fully recovered from 902. 48:03 Interviewer: How many men are in your company at that point? I don’t know, we had to be down to about nobody at that point. So, they pulled all these guys out and there we were. We thought we should be walking off and starting patrols, at least that’s what I thought the deal was, and then Lamb came back and said, “No, it’s a fairy tail, it’s a fairy tale, we’re supposed to be fooling the enemy into thinking they’re going to pull us out too”, so we waited and waited—those guys—two companies are already gone, so we’re there and then they start pulling us out, but they could only get one ship at a time in and I’m thinking, “this is probably one of the worst AO’s ever because we’re going out six people at a time”, because all you can get is like six guys in a slick because they can’t carry any more than that. I was on the last bird out and this is where my memory totally broke down. I was on the last bird out, and I had asked if I could set a couple claymores. My idea was to blow some claymores as the bird came in. 49:09 I imagined they were just waiting out here just to finish us off, you know, that’s what I thought would probably happen, but they said, “No, no, don’t blow the claymores, you’ll get the birds all spooked, the helicopters, you know, so we didn’t blow any. I was among the last—we were on the—I was on the last bird out, just me and a couple guys. See, this is where my memory totally broke down. I thought it was still daylight and 27 �Campbell said, “No, no, it was dark when we pulled out”, you know—horrible memory, because I was thinking it was still daylight when we, getting dusk, but it was after dark. Then there was a big discussion, well we had strobe lights, they had left us a strobe light and all that, but it’s like not even remembering the mechanical ambush. I could not remember that sucker for my life, you know. Interviewer: How long then did you stay with the company after that? 50:04 Well, Ripcord ended Interviewer: July 23rd or something? Yeah, I was out there until mid-August, Lamb was the CO and he called me up and said, “Hey, you’re going back to the rear, you got a rear job”, and I was happy. At that point I didn’t know what was going on. Lamb could have been mad at me, or we had been getting—we had gotten some fresh Lieutenants. There was a West Point class that sent some in, that was right before Ripcord. Some officers started showing up and what happened to Jim Campbell, he went all those months in the field and there was no officers showing up. He was good so they left him in the field, you know, six months in the field, six months rear job, but some of those guys got left out. The poor enlisted guys, they were out there the whole twelve months, you know. So, I went back to brigade headquarters as liaison office. 51:04 And hadn’t been one of the best jobs ever for a rear job, because I was the representative to the division of the 3rd Brigade. My job, for the rest of my tour--and Jeff was back there, and he was Harrison’s briefer or something, but I worked out of the S-3 shop, the S-2 and the S-3, but mainly the S-3. Every morning I would jump in a Loach, and I would fly to every firebase both 101st and the 1st ARVN Division in Thua Thien-Hue Province, that’s the name of it, Thus Thien Province. In our 28 �area of operation, going all the way up towards the north, I would go in, I was the currier, I would take documents, I had a brief case, I carried tracing paper and I would trace the unit positions. 52:03 In the TOC you got a big topographical map and there would be all the unit location. I would take tracing paper, trace all the units, put it in my brief case, get back to brigade around noon, go down into brigade talk, post all the 2/506 and whoever else was there, plus the ARVN’s, brigade talk, map, and then towards the end of the afternoon I would go down to the division to Camp Eagle and attend the dog and pony show down there with the commanding General briefing. Where you had a G-2 and a G-3 briefer in spit shined boots and starched fatigues briefing the commanding General and all the brass of the 101st. If there was ever a question to be asked about the 3rd Brigade I had to be able to answer the questions, but I also ended up posting to the division talk all these 3rd Brigade locations. Then each brigade, each of the three brigades had their own liaison officer, and then go back to Evans in the evening. 53:04 That was the rest of my tour, and that’s where Lam Son 719 came in Because it got interesting, because I flew to all these different places, and since the 101st was kind of running Lam Son 719, even though it was an ARVN show, that took me up to Quang Tri, I mean I even saw the Rock Pile and even saw Khe Sanh off in the distance one time. Interviewer: Explain a little bit what was going on Lam Son 719. That was an incursion into Laos in the spring of 1970. The 1st ARVN Division sent troops into Laos. Interviewer: The spring of 1971. 1971, yes, 71, 71, April or something like that, General Sidney Berry, I believe, he was the assistant division commander. But he ran—he was the assistant division commander, 29 �but he was detached and there was a forward headquarters at Quang Tri of the 101st. 54:05 The 1st ARVN Division actually sent their assets into Laos, there was air support from the 101st , Cobras and all that kind of stuff, no 101st units went into Laos, but Khe Sanh was opened back up again and then, additionally, they brought the 1st of the 1st Cav [an armored cavalry battalion, not to be confused with the 1st Cavalry Division] from the Americal Division from south, from Chu Lai, they put them on LST’s brought them up to—there was a ramp at Tam Ky, which there was an inlet there not far from Hue and all that. This was a mechanized unit, so they had ACAVs, they had M-113’s, Sheridan tanks and all that and then they sent them up to Highway 9 and they ran from Highway one to Highway 9, which runs past the Rock Pile, Khe Sanh, all the way over to and goes on into Laos. 55:07 Then you have the 5th Mech, was up on the DMZ. Now were talking like next door right at the DMZ. The 5th Mech has already been there and that’s a brigade of the 5th Infantry Division, which is a mechanized unit. They had 113’s and they had M-48 tanks. Interviewer: So, basically you’re having to kind of—were you keeping track of various parts of that? Well, it’s the same mission except I got more places to go. I mentioned going to ARVN and 101st firebases, but now you’ve got another TOC up at Quang Tri, which was a forward operating TOC of the 101st, I ended up at Camp Carroll and there were some other locations where it became necessary for me to go in. It’s basically doing the same thing. 56:03 Taking documents back and forth, map overlays, noting troop locations and what we would do by e-mail today. I was thinking about that—the 2nd of the 506 in Afghanistan, and what I was carrying papers around and doing—when they were in 30 �Afghanistan, they were e-mailing each. I mean, I saw some correspondence I wasn’t supposed be where somebody turned up missing in the 2/506 and there was a S-1 chewing somebody out by e-mail asking, “Where is this man, he’s in a combat zone”, and that’s today, you know. Interviewer: What impression did you have of the ARVN forces that you were working with? The 1st ARVN Division was pretty good. They were really good, they could move and I didn’t see that they were bad soldiers. They did do a legionary Hoc Bau, which is organic, which would be like a Ranger company that belonged to the 1st. They operated on their own, and they were a bunch of wild men. 57:02 I remember a division briefing at—General Berry loved the Hoc Bau, that was like his own personal Ranger company, and they got involved in a shoot-out with the national police in Hue, and the next thing you know, they’re showing up over on the Laos ion border somewhere. They got sent out there because they were bad boys in Hue, but they were good. Interviewer: Did you have much contact with the Vietnamese, either military or civilian, aside from the ones that you saw? The rumor was, the whole country was off limits to the 101st. I never really saw much in the way of civilians except when we went to Eagle Beach and we drove through some countryside. I got to see Hue one time because I had to go by Jeep from Eagle back to Evans. One time Hewitt sent me on a mission. He sent me back and said, “Look, we got a prisoner down in Da Nang”. 58:01 The Marines ran the jail in Da Nang and I had to go and take some papers to some guy we had in the hoosegow in Da Nang. So, he sent me back, I picked up a driver, maybe it was Lamb, I forget who it was, I picked up a 31 �driver back at Evans, strapped on a 45, and we drove down Highway 1, over the Hai Van Pass and down to Da Nang to go see this guy and serve papers on him and go back. But, I was amazed at the beauty of the beaches and stuff because Highway 1 followed right along the coastline, but that’s the only time I got to see anything. Interviewer: Now, when you were out and about the bases and so forth, in the second half of your tour, were there Vietnamese and things working there? Yeah, yeah, yeah, you’re right—the barber, there was an officer’s club and an NCO club, and the bar maid might be Vietnamese, but that was about the extent of the Vietnamese. I mean, really, I had, unfortunately, no contact with any. 59:06 Interviewer: Now, when you were out in the field, how would you characterize the morale or the attitude of the soldiers you were serving with? It could be discouraging at times. Nobody wanted to be the last man dead, killed. We knew the war was winding down and it’s kind of like the whole idea was to stay alive. I wish I could tell you that we were a bunch of warriors that just lived for the moment, you know, but a lot of them were draftees, you know. Even my attitude, I started seeing the futility of it and I—looking back on it I have a totally different—I would go about it differently, but at the time I had this sense of futility, almost like what’s the point now after so many people have been killed. I walked off Ripcord and nothing left and it was hard to see what we were trying to accomplish. 00:06 Interviewer: How well do you think the soldiers performed individually, at least the ones you were working with, were they doing their job? Yes they were, they were—there was the usual trying to keep a guy from falling asleep on guard duty. That happens to this day, even in Afghanistan. There’s that when you 32 �pull your watch, skill, some were better than others, but these were pretty good troops for a lot—well, they were all draftees you know. Interviewer: You were with them at a certain point when they got cut up pretty badly, when that happens to a unit that can affect them for a while, and you weren’t with them too long after that. When you first joined the unit, with Vazquez, was there a different quality to than it had later? I’m, not sure, I’m not sure; I don’t think my memory is good enough to say, “Yeah, we were beter then than we were then”. 1:06 Interviewer: Now when you were out in the field, one of the stereotypes is that everybody is doing drugs and that kind of thing. I never saw it Interviewer: You never saw it At Evans maybe, but not in the field Interviewer: This tape is about up here. 33 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context LeibeckeB1275V Title A name given to the resource Leibecke, Robert (Interview transcript and video), 2011 Creator An entity primarily responsible for making the resource Leibecke, Robert Description An account of the resource Bob Leibecke was born into a military family and attended VMI, graduating in 1969. Commissioned in the Army, he attended Infantry Basic School at Ft. Benning, went to Jump School, put in a few months with a transportation unit at the Hunter Liggett Military Reservation for some leadership experience, and then went to Ranger School, and then to Jungle Training in Panama before going to Vietnam. In May, 1970, he was given command of the 1st Platoon in C Company, 2/506, in the 101st Airborne Division. His company participated in the campaign around Firebase Ripcord. They suffered badly in an attack on their position on Hill 902 on July 2, and later helped to rescue another company, D/1/506, on July 23. In August, he was reassigned to be his brigade's liaison officer to the division headquarters, and also served as a liaison with the ARVN 1st Division during their invasion of Laos in early 1971. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Video recordings United States. Army Vietnam War, 1961-1975--Personal narratives, American Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2011-10-07 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/fdcd3ff1afd8c1f5a7ed204eeb998219.jpg 8253e6f9ec6cab85db9e60d8b64f99ab Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Faces of Grand Valley Creator An entity primarily responsible for making the resource Grand Valley State University Contributor An entity responsible for making contributions to the resource University Communications Description An account of the resource A non-comprehensive collection of photographs of Grand Valley faculty, staff, administrators, board members, friends, and alumni. Photos collected by University Communications for use in promotion and information sharing about Grand Valley with the wider community. Date A point or period of time associated with an event in the lifecycle of the resource 1960s - 1990s Source A related resource from which the described resource is derived GV012-03. University Communications. Vita Files Rights Information about rights held in and over the resource In Copryight Subject The topic of the resource Grand Valley State University College administrators College teachers Colleges and universities -- Faculty Michigan Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives Identifier An unambiguous reference to the resource within a given context GV012-03 Format The file format, physical medium, or dimensions of the resource image/jpeg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context LeiffersAlice Creator An entity primarily responsible for making the resource Grand Valley State University. University Communications Title A name given to the resource Leiffers, Alice Description An account of the resource Alice Leiffers Subject The topic of the resource Grand Valley State University – History College teachers Universities and colleges – Faculty Michigan Source A related resource from which the described resource is derived University Communications. Vita Files, 1968-2016 (GV012-03) Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives Rights Information about rights held in and over the resource In Copyright Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/3945975e2ec80a7ed344581a9d015431.mp4 14ea60466305ff6f1ee64124489c4754 https://digitalcollections.library.gvsu.edu/files/original/4f76f78191b095f85b4697bd3d6d8def.pdf 70d564da28f395e98a0410a8690c5f00 PDF Text Text Grand Valley State University Veterans History Project Name of Interviewee: Ronald Leistra Name of War: Korean War Length of Interview: (00:08:50) Pre-Enlistment Enlisted because he knew he probably would be drafted (0:40) Enlisted in the Navy because it was a better route than the Army (1:00) Training Boot camp was the toughest part of his time in the Navy (1:40) Marching, classes, testing, rolling clothes to fit into sea bags (2:30) Commander would let them practice rolling clothes in the latrine at night (3:15) Enlistment Was sent to a naval air station in Barbers Point, HI for two years (4:10) Went to the beach, played tennis, went to Honolulu for fun (4:35) Worked in a special unit that handled maps, and delivered them to aircraft carriers headed to Korea (5:00) Because it was a special unit, they did not have to stand watch or have inspections (5:00) Eight hour days, free weekends (5:10) Once a week, one person had to stay in the safe where they housed the top secret maps, in case of spies (5:50) Reassigned to Whidbey Island, another naval air station in Washington state (7:15) Post-Enlistment Went to Washington State College and the University of Washington on the GI Bill (7:20) Became a teacher at Portland Community College (7:30) Taught for 41 years (7:55) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context LeistraR Title A name given to the resource Leistra, Ronald M. (Interview outline and video), 2005 Creator An entity primarily responsible for making the resource Leistra, Ronald M. Description An account of the resource Ronald Leistra served in the US Navy during the Korean War. He enlisted in the Navy because he knew he had a very good chance of being drafted. During his time in the service, Ronald served at Barbers Point in Hawaii, and at Whidbey Island in Washington. His units handled maps and made sure they were secure. Contributor An entity responsible for making contributions to the resource Brinks, Isaac (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Video recordings Korean War, 1950-1953--Personal narratives, American United States. Navy Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2005-05-22 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/65295e76c89f83be2672a483c15f76f3.pdf 4b87df22d5b285d57a2ef4a75ccf1fb0 PDF Text Text Leland Township Master Plan Planning Commission Adopted: May 27, 2008 Township Board Adopted: July 14, 2008 Prepared by: Leland Township Planning Commission with input from the Leland Township Master Plan Steering Committee With Planning Assistance Provided By: M. C. Planning & Design, 504 Liberty Street, Petoskey, MI 49770 (231) 487-0745 �Leland Township Master Plan Leelanau County, Michigan Prepared by: Leland Township Planning Commission Keith Ashley, Chair Stephen Clem, Past Chair Members Gary Bardenhagen Kimberly Brant Vince Fleck Jane Keen Skip Telgard Past members: Nick Lederlee Charles McCarthy Richard Plamondon With Assistance from: Leland Township Master Plan Steering Committee Adopted Planning Commission: May 27, 2008 Township Board: July 14, 2008 With Professional Planning Assistance Provided By: M.C. Planning & Design 504 Liberty St. Petoskey, MI 49770 (231) 487-0745 i �Leland Township Master Plan Update Table of Contents Title Page i Table of Contents ii Chapters: 1. Introduction 1-1 2. Township Social and Economic Characteristics 2-1 3. Natural Resources 3-1 4. Existing Land Use 4-1 5. Community Services, Facilities, and Transportation 5-1 6. Significant Land Use Issues 6-1 7. Community Goals and Policies 7-1 8. Future Land Use Recommendations 8-1 9. Implementation Strategies and Plan Adoption 9-1 Appendix A A-1 Citizen Survey Findings Appendix B B-1 Sleeping Bear Dunes National Lakeshore Draft General Management Plan Appendix C C-1 Master Plan Steering Committee Table of Contents Leland Township Master Plan – Update page ii �Chapter 1: Introduction This Master Plan for Leland Township takes into account and expands upon the Comprehensive Development Plan of 1994 which it replaces. It is prepared according to the provisions of the Township Planning Act, Act 168 of 1959, as amended. This plan describes in a comprehensive and careful manner, the current land use patterns of Leland Township, the changes that are taking place, and the means to manage these patterns of change so that the future of Leland Township reflects the desires and goals of the residents of the Township. The plan provides long range comprehensive guidelines for public and private decision making. This plan provides the basis for the adoption of Zoning Ordinances to implement the plan and may also provide the basis for capital improvement expenditures and other governmental decisions as well as decisions by private citizens. Existing ordinances will be revised as required to reflect the guidelines of this plan. Leland Township participated in the county-wide process to create and more recently update the Leelanau General Plan. This process is aimed at maximum public participation in developing growth management policy guidelines and to assist local governments in their planning efforts. Thus the information gathered and compiled for the county-wide process was considered and utilized as appropriate in the development of this Leland Township Master Plan. 1.1 Plan Development Process The Leland Township Planning Commission prepared this Master Plan, with assistance from an ad hoc steering committee and a planning consultant. Public input was sought throughout the process, through a photo tour, citizen survey, a build-out study, steering committee meetings and a series of public information sessions. The public input efforts aided in establishing the land use goals and objectives of citizens and property owners in the Township. Additional public meetings were held to identify and review proposed land use policies promoted in this plan before the adoption process began. Many of the data and technical concepts in this plan are derived from county and state sources. While care has been taken to honor Township prerogatives, the consideration of the county planning umbrella has the added advantage of linking all local governments in coordinated planning for the Leelanau Peninsula. After describing the Township as it is today, the plan covers trends and citizen inputs providing the basis for revised development policies, new goals and objectives, and growth management techniques. This plan is intended to be a guide for years to come; however, it will be reviewed at least every five years and updated as necessary. Chapter 1: Introduction Leland Township Master Plan – Update page 1-1 PC Adopted: May 2008 Board Adopted: July 2008 �1.2 Regional Context The Leelanau Peninsula is located in northwestern lower Michigan and is sometimes referred to as the "little finger" of the state. It is bordered on the north and west by Lake Michigan and on the east by Grand Traverse Bay. Leelanau County is formed by the Leelanau Peninsula and is bordered on the south by Benzie County and Grand Traverse County. Leland Township is located in the west central area of the Leelanau Peninsula. Leland Township consists of the mainland area and North Manitou Island which is federally owned and part of the Sleeping Bear National Lakeshore. Due to the protected status of the North Manitou Island portion of the Township, this Master Plan primarily focuses on the Mainland portion of the Township. Leland village, located in Leland Township, is expected to continue serving as the county seat until early 2008 and is 235 miles from Detroit, 145 miles from Grand Rapids, 170 miles from Lansing, and 125 miles from Sault Ste. Marie. Traverse City, adjacent to the southeastern corner of Leelanau County, is the nearest urban area approximately 25 miles from the Township border. The county is about three-fourths open land or woodland with agricultural and low density rural residential areas. Over ten percent of the county is occupied by the Sleeping Bear Dune National Lakeshore. Figure 1-1 provides a location map of Leelanau County and Leland Township. 1.3 General Character Leland Township surrounds north Lake Leelanau and borders the eastern shore of Lake Michigan, while many townships surround south Lake Leelanau. The topography consists of rolling hills, orchards, and woodlands with spectacular views of lakes and islands. This is a rural Township where the majority of land consists of wooded or vacant fields. There are large acreages planted in fruit trees and other crops which provide a pastoral character to the Township and contribute significantly to the local economy. Working farms, with primarily cherry and apple orchards, but also strawberry and other row crops, cover major areas of the east and south. In recent years, vineyards have replaced some cherry orchards. Agricultural uses are dictated by generally poor soil types, but the unique geography of the region provides nationally noted "mini environments" which support fruit growing. Development is largely residential, with a preponderance of single-family homes in the villages and on the shores of Lake Leelanau and Lake Michigan. Very little waterfront property remains undeveloped. Many miles of shoreline along Lake Michigan and Lake Leelanau make Leland Township a very desirable place to live and a substantial number of people come to visit on a seasonal basis. Winter sports activities, hunting and fishing, fall colors, cherry blossoms, wine tasting and other attractions bring people to this Township the year around. Tourism is the Township's primary economic anchor. The unincorporated villages of Leland and Lake Leelanau provide many attractions and small businesses that result in a large amount of tourist trade. (Note: These unincorporated villages are under the jurisdiction of Leland Township and this Master Plan. However, in order to easily distinguish between the Township, the village of Leland, the village of Lake Leelanau and Lake Leelanau- the body of water, this document refers to the unincorporated village of Leland as Chapter 1: Introduction Leland Township Master Plan – Update page 1-2 PC Adopted: May 2008 Board Adopted: July 2008 �Leland village, and the unincorporated village of Lake Leelanau as Lake Leelanau village.) Leland village has a harbor of refuge which is usually filled with watercraft during the summer months. Lake Leelanau village, located on the narrows between north and south Lake Leelanau, is the primary entrance to Leland Township from the east on highway M-204. Maps of the villages are provided in Figure 1-2 and Figure 1-3. Location Map, Leland Township Fi gure 1- 1 1 L ",\ ~ ~ ~ .. -~ _, ) !• . r ~.... ' ,.J", -""', - ' Leland Townehip Leelanau County Chapter 1: Introduction Leland Township Master Plan – Update page 1-3 PC Adopted: May 2008 Board Adopted: July 2008 �See Figures 1-2 and 1-3 for details of Leland and Lake Leelanau Villages VIiia~ of Leland Zoning District,;; as of March 2008 Q!c Agticultu~I Con~rvation U RLow • Den&it:y Agricultural f1.egldential C-1 Villa~ Commercial C-2 General Commercial M-1 Ll9h1; Manuftocturln9 R-1A Med Den&llly u,i:e,,hore Re&idcnt:ia l □R-2 Med Deneilly Vlllae,, 11.e&ldontlal R-3 1-11(#1 Deneilly Reeldontia l 0 .1 .2 ,3 Mllee NoctoScd,, Fleure H3 Vllla~of Laki, wlanau Zon lne Dlgtrlct" '"' of March 2008 - -1 ~ C Awicultura l Con&etV.b:!tion Q i: . Law Donoify Ai,-icuft&Jrnl R.eoidenti.ol Yulall" Commercial -2 G~nier-& I Commercia I -1 Li9ht Manubcturine 11.-!A M«l Donoity L.ouohore R.eoidennal 8 1<· 2 Mod Donoity Villaeo R.eoidontial NoctoScd<> 11.-3 l-1i3h Donoill,, 11eoidenn.ol 0 .1 .2 .3 Mil,o Chapter 1: Introduction Leland Township Master Plan – Update page 1-4 PC Adopted: May 2008 Board Adopted: July 2008 �1.4 History of Leland Township As the only Township in Leelanau County with two villages, its history can be found in these two waterfront communities. Leland village finds its origins in settlers who crossed from North Manitou Island during the early 1850's. The settlers came to take advantage of water transport for use in the logging industry. A dam was built on the Leland River which raised the level of Lake Leelanau (north and south lakes). This in turn made the narrows navigable for future steamboat use. Docks and sawmills were built in Leland village and by 1860 the population had grown to 200 people. Stores, hotels, and shops were added near the present location of the county buildings. In 1870 an iron furnace was built on the waterfront and used to refine ore from the upper peninsula. Leland's substantial population growth and size enabled the village to become the county seat. By 1884 the Township population had grown to 839, with 370 persons living in Leland village. Almost a century later, the village's permanent population remains nearly the same. Many of the buildings in both Leland and Lake Leelanau villages were built before the turn of the century and remain as historical evidence of past endeavors. Commercial fishing has been a Leland industry since 1880 and although diminished continues today, with sport fishing added along the way. Fishermen's demands for a better harbor resulted in improvements in 1937. In 1965 the State of Michigan designated the harbor a “Harbor of Refuge”, and installed a breakwall and marina. An upgrade and expansion of the harbor is planned for 2008. As the lumber industry ran its course and the iron business yielded to major cities, Leland Township was saved from financial failure by the blossoming tourist business. Travelers arrived by rail to Traverse City and again by rail to Fouch on the southeastern corner of south Lake Leelanau. Here travelers boarded lake steamers for transport to both Leland and Lake Leelanau villages. Hotels were built at Fountain Point south of the narrows in 1890 and in Leland village in 1901 and 1909. Summer visitors also began to arrive in Leland village by steamer directly from Chicago. The Township has been a tourist destination ever since and tourism is its primary economic anchor. The first store building was built in Lake Leelanau village in 1881 by Noel Couturier. At that time the village was called Provemont, where the Schaub brothers had farmed since mid-century. The narrows were first bridged in 1864, and again in 1895 and 1935. Lake Leelanau village provided wood for the steamers from a lumberyard erected in 1884. In 1903 the village became the terminus of a railroad from Traverse City which provided service until 1944. A Catholic missionary founded a church at Provemont that developed into today's church, and school. (Source: Edmund M. Littell, 100 Years in Leelanau, 1965.) Chapter 1: Introduction Leland Township Master Plan – Update page 1-5 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 2: Township Social and Economic Characteristics 2.1 Population Characteristics of the population of Leland Township, including size, age, and education, are described in the following paragraphs. In 1940 Leland Township was the largest population center in the Leelanau County with over 14 percent (1,212) of the people. By 2000 the population had grown to 2,033, representing 9.6 percent of the county. The Township population increased by 101 people between 2000 and 2006 based on the Census Bureau estimates, for an estimated total Township population of 2,134. However, due to the unreliability of population estimates the statistics from the 2000 Census data are used in this plan. Although one of the smaller townships in land area, Leland Township ranks fifth in permanent population among Leelanau County's eleven townships and three villages, with 9.6% of the County’s population. However, previous county estimates indicate that the seasonal and day visitor tourist population (June through August) is seven times larger than the permanent population. Therefore, since Leland Township is one of the most popular destinations, the total number of people in the Township could total as much as 12,000 persons on any summer day. Table 2-1 Population Change Leland Township and Leelanau County 1970 I I I Leland Township 1,219 Leelanau County 10,872 Percent Change 1980 I 18.6 I 28.8 I 1,446 I 14,007 Percent Change 1990 I 13.6 I 18.0 I 1,642 I 16,527 Percent Change 2000 I 23.8 I 27.8 I 2,033 I 21,119 I Source: Northwest Michigan Council of Governments 2.1.1 The Villages The Township contains two unincorporated villages that began as lumber, fishing, trading, and agricultural centers more than a century ago. Each village has developed its own special character, and the goals and objectives of each may be different. 2.1.2 Lake Leelanau Village Lake Leelanau village has a permanent population of about 200, with room for expansion. Current business includes tourist shops, restaurants, and a grocery store. Government offices include the Township offices, Soil Conservation District Office, and Drain Commissioner office. The largest employer and center of village activity is the St. Mary's Catholic School. Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-1 PC Adopted: May 2008 Board Adopted: July 2008 �The village provides two public access sites on the Lake Leelanau narrows for swimming and boating. 2.1.3 Leland Village Leland village has a permanent population of about 350 with a market center to support winter residents. In 1988 a New England-style village green was established on the last open space in the village center. During the summer tourist season, over fifty businesses may function in the village. Leland Harbor is a prominent feature, attracting large numbers of tourists and fishing enthusiasts. Leland village provides visitor access by boat to the Manitou Islands, ten miles offshore, now part of the Sleeping Bear Dunes National Lakeshore. Tourists arrive daily to board the ferry, while others arrive by boat to visit Leland. Leland Harbor provides a marina and access sites where fishing enthusiasts launch and recover boats. Other public access sites provide for swimming and boating on Lake Michigan and Lake Leelanau. Fishtown, a historically-designated area in Leland Harbor, was a former fishing village converted to shops and restaurants during the 1960's. There are commercial and several charter fishing enterprises which operate out of Fishtown, which is the only full service marina operating on Lake Michigan in Leland Township. Leland village also hosts most of the county government offices, which are in the process of being moved to Suttons Bay Township with a target date of spring 2008. The recently renovated K-12 Public School is also found in Leland Village. There is a light-industry sector in the center of the village. 2.2 Age Distribution and Racial Make-up The median age of the Township's population is 44.9 years, up from 1990’s nearly 40 years of age. The population is evenly distributed between the sexes with slightly more females than males. Of the total population, 21.9 percent are 65 years and older and 24.4 percent are 19 or younger. Registered voters as of May 2004 totaled 1,731. The age distribution of the Township is provided in Table 2-2. Based on 2000 Census the racial composition of Leland Township is primarily white (91.3%), followed next by Hispanic or Latino (of any race) at 6.1%, then Black or African American at 0.7%, Native American at 0.6%, and Asian at 0.2%, with the remaining balance, a combination of other races. Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-2 PC Adopted: May 2008 Board Adopted: July 2008 �Table 2-2 Age Distribution Leland Township, Leelanau County, State of Michigan – 1990 and 2000 Leland Township Age Group 1990 Census Leelanau County 2000 Census 1990 2000 State 1990 2000 Total Percent Total Percent Percent Percent Percent Percent 0-4 years 116 7.1% 86 4.2% 7.5% 5.1% 7.6% 6.8% 5-17 years 282 17.2% 372 18.3% 19.6% 19.3% 26.5% 26.1% 18-24 years 114 6.9% 125 6.1% 5.7% 5.7% 3.2% 2.6% 25-44 years 440 26.8% 437 21.5% 31.5% 24.2% 32.1% 29.8% 45-64 years 372 22.7% 569 28.0% 20.7% 28.3% 18.7% 22.4% 65 + years 318 19.4% 444 21.9% 14.9% 17.4% 11.9% 12.3% Total 1,642 100.1% 2,033 100% 99.9% 100% 100% 100% Note: Due to rounding, percentages may not add to 100 percent. Source: U.S. Bureau of the Census, Census 2000 2.3 Income and Employment The beauty and bounty of the region's natural resources afford much of the economic opportunity within Leland Township. The characteristics of the local economy including occupations, income, and enterprise are described in the following paragraphs. 2.3.1 Occupations There is a diversity in the occupations of the 880 employed Township residents. Tourism and the resource industries provide the basis for the majority of occupations. Table 2-3 depicts the Leland Township occupations as reported in the 2000 census. Services such as repairs, sales, professional specialties, and administration employ the majority of the populace. When viewed by industry category, the education, health and social services is the largest group with 159 persons, followed by retail trade at 127 persons. Resource industries (e.g., agriculture and lumbering), construction, and education are other large employment groups. Major employers in the Township include Leland Public Schools, St. Mary’s School and a number of other businesses. Not all of the 880 employed residents work within the Township. However a mean commute time of 20.5 minutes, suggests nearby employment. Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-3 PC Adopted: May 2008 Board Adopted: July 2008 �Table 2-3 Occupations Leland Township and Leelanau County – 2000 Leland Township Occupation Number Leelanau County Percent Number Percent Management, professional, and related occupations 304 34.5 3,488 35.1 Service occupations 132 15.0 1,557 15.7 Sales and office occupations 253 28.8 2,449 24.6 Farming, fishing, and forestry occupations 9 1.0 144 1.4 Construction, extraction, and maintenance occupations 102 11.6 1,218 12.2 80 9.1 1,089 11.0 880 100 9,945 100 Unlisted Total Source: U.S. Bureau of the Census, Census 2000 2.3.2 Income and Poverty Levels Income and poverty levels for Township residents are provided in Table 2-4 and Table 2-5. According to the 2000 Census, the median household income of $46,629 is very close to the county average of $47,062, while the State median household income was $44,667 (all figures in 1999 dollars). In 1999 dollars, the adjusted median household income in 1989 was $35,429. The Township median age and income levels increased significantly between 1990 and 2000, while the number of people living in poverty in the Township has decreased. The decrease in poverty rates may be due to the increased cost of housing, and many of the lower income individuals and families being essentially priced out of Leland Township. Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-4 PC Adopted: May 2008 Board Adopted: July 2008 �Table 2-4 Income Level Distribution Leland Township, Leelanau County, State of Michigan Leland Township Income Level 1990 Census I 2000 Census Leelanau County State of Michigan 2000 Census 2000 Census Number Percent Number Percent Number I I I I Percent Number Percent less than $10,000 86 13.4 29 3.5 397 4.7 313,905 8.3 $10,000 to $14,999 68 10.6 41 5.0 425 5.0 219,133 5.8 $15,000 to $24,999 139 21.6 75 9.2 957 11.3 469,100 12.4 $25,000 to $34,999 130 20.2 135 16.5 1,097 12.9 470,419 12.4 $35,000 to $49,999 88 13.7 157 19.2 1,671 19.8 624,326 16.5 $50,000 to $74,999 88 13.7 189 23.1 2,115 25.0 778,755 20.6 $75,000 to $99,999 24 3.7 76 9.3 798 9.4 432,681 11.4 $100,000 to $149,999 12 1.9 77 9.4 624 7.4 324,966 8.6 $150,000 to $199,999 NA NA 14 1.7 161 1.9 79,291 2.1 $200,000 or more NA NA 26 3.2 219 2.6 76,204 2.0 Total 643 98.8 819 100.1 8,458 100.0 3,788,780 100.1 Median household income (1999 dollars) $27,298 ($35,429) $46,629 $47,062 $44,667 Source: U.S. Bureau of the Census, Census 2000 Note: Due to rounding percentages may not sum to 100 percent. Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-5 PC Adopted: May 2008 Board Adopted: July 2008 �Table 2-5 Families and Individuals Living in Poverty Leland Township, Leelanau County, State of Michigan Leland Township Poverty Categories 1990 Census 2000 Census Number Percent Number Percent Families living in poverty status Leelanau County State of Michigan 2000 2000 Percent Percent 23 4.6 10 1.7 3.3 7.4 With related children under 18 years 14 7.0 6 2.9 5.9 11.3 With related children under 5 years 12 13.0 2 3.4 9.6 14.7 Families with female householder, no husband present 10 20.4 8 14.0 13.5 24.0 With related children under 18 years 10 26.3 6 21.4 18.5 31.5 With related children under 5 years 8 80.0 2 50.0 26.5 44.2 124 7.6 61 3.2 5.4 10.5 18 years and older 100 8.0 48 3.2 5.0 9.3 65 years and over 42 13.1 10 2.4 4.5 8.2 Related children under 18 years 24 6.2 11 2.7 6.4 13.4 Related children 5 to 17 years 12 4.3 9 2.7 5.4 12.7 Unrelated individuals 15 years and over 60 30.3 35 12.7 14.9 21.8 Individuals Source: U.S. Bureau of the Census, Census 2000 2.3.3 Commercial and Industrial Enterprise Leland Township accommodates a number of business establishments and various types of enterprise which contribute significantly to the tax base and local economy. These are described in the following paragraphs. The steady growth in the number of building permits demonstrates that local construction is a significant economic factor. This construction growth indicates that real estate and the associated employment in financing, marketing, servicing, and construction rank with tourism as one of the fastest growing industries in the Township. Agricultural enterprise consists mainly of family-operated, fruit-growing farms in east and south Leland Township producing sweet and tart cherries, apples, strawberries, and grapes for local and national markets. Good Harbor Vineyards on highway M-22, south of Leland village, is one of the increasing number of wine producers on the Leelanau Peninsula. In Leland village, a large marina provides boat repair services. Located nearby is a metal shop. Carlson Fisheries, a retail and wholesale fishing business, is located at the Leland Harbor. A thriving sport fishing industry also operates in this harbor. Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-6 PC Adopted: May 2008 Board Adopted: July 2008 �In Lake Leelanau village near the Fire Station, a construction business, and hardware store form a sector of light industry. Nearby, an excavating business contributes to the industrial surroundings. In both villages there are restaurants, retail shops, cottage industries, and professional offices that provide goods and services. To accommodate tourists, there are a variety of overnight facilities within the Township including bed and breakfast establishments, lodges, rental homes, and cottages. 2.4 Education Statistics show that 439 persons are enrolled in schools. Enrollment in Leland Public Schools has varied between 300 and 439 during the past 30 years. The Township has a relatively high level of educational attainment with 92.4 percent of adults 25 years and older graduated from high school compared to 84 percent in 1990, while over 68 percent have some college up to and including graduate level degrees. Educational statistics are provided in Table 2-6. Table 2-6 Educational Achievement of Population 25 years and Older Leland Township, Leelanau County, State of Michigan Leland Township Educational Attainment 1990 Census 2000 Census Leelanau County State of Michigan 2000 2000 Number Percent Number Percent Percent Percent 1,156 100.0 1,409 100.0 100.0 100.0 82 7.1 19 1.3 2.7 4.7 9th to 12th grade, no diploma 103 8.9 88 6.2 6.5 11.9 High School graduate (includes equivalency) 357 30.9 337 23.9 26.5 31.3 Some college, no degree 212 18.3 304 21.6 23.9 23.3 Associate degree 99 8.6 113 8.0 9.0 7.0 Bachelor’s degree 198 17.1 351 24.9 19.7 13.7 Graduate or professional degree 105 9.1 197 14.0 11.7 8.1 Population 25 years and over Less than 9th grade Percent high school graduate or higher 84.0 92.4 90.7 83.4 Percent bachelor’s degree or higher 26.2 38.9 31.4 21.8 Source: U.S. Bureau of the Census, Census 2000 Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-7 PC Adopted: May 2008 Board Adopted: July 2008 �2.5 Housing Stock and Property Values 2.5.1 Housing A large summer population with multi-generational standing has built summer homes in the Township during the past century. These summer homes are often expensive, creating a unique situation for the Township by impacting property values and the tax base. Over 46 percent of the housing units in the Township (676 out of 1,550) are seasonal. The age of housing units is provided in Table 2-7 and indicates that 30.4 percent were built before 1939. Table 2-8 depicts the housing and occupancy information for households in Leland Township and Table 2-9 depicts the types of households. Table 2-7 Age of Housing Units Leland Township, Leelanau County, State of Michigan Year Structure Built Leland Township Number Percent 1999 to March 2000 29 1995 to 1998 Leelanau County State of Michigan Percent Percent 1.8 3.1 2.2 96 5.9 10.3 6.4 1990 to 1994 160 9.9 10.5 6.1 1980 to 1989 229 14.1 18.1 10.5 1970 to 1979 226 14.0 19.7 17.1 1960 to 1969 98 6.1 8.5 14.2 1940 to 1959 289 17.9 12.0 26.5 1939 or earlier 492 30.4 17.9 16.9 Source: U.S. Bureau of the Census, Census 2000 Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-8 PC Adopted: May 2008 Board Adopted: July 2008 �Table 2-8 Housing and Occupancy Information - 2000 Leland Township, Leelanau County, State of Michigan Leland Township Housing/Occupancy Leelanau County State of Michigan Number Percent Percent Percent 1,550 100.0 100.0 100.0 Occupied housing units 818 52.8 63.4 89.4 Vacant housing units 732 47.2 36.6 10.6 676 43.6 30.9 5.5 Homeowner vacancy rate NA 0.9 1.1 1.6 Rental vacancy rate NA 14.0 21.8 6.8 Occupied housing units 818 100.0 100.0 100.0 Owner-occupied housing units 695 85.0 84.6 73.8 Renter-occupied housing units 123 15.0 15.4 26.2 Total Housing Units For seasonal, recreational, or occasional use Source: U.S. Bureau of the Census, Census 2000 In order to understand the recent residential development in the Township, and get a more accurate number of housing units, recent land use permits for new homes were reviewed and are summarized below. Dwelling Units in as of 2000 Census New Homes Built during 2000 New Homes Built during 2001 New Homes Built during 2002 New Homes Built during 2003 New Homes Built during 2004 New Homes Built during 2005 New Homes Built during 2006 Multi Family Dwelling Units 2003 Multi Family Dwelling Units 2005 Total Units as of 12/06 1,550 35 29 23 25 24 28 17 2 + 1 1,734 1,734 dwelling units multiplied year-round occupancy rate (52.8 percent) indicates an estimated 915 year-round homes as of December 31, 2006. The estimated 915 year-round homes multiplied by 2.40 persons per household indicates an estimated population of 2,196 persons as of December 31, 2006. As of May 2008, approximately 547 of the homes within Leland Township are located on Lake Leelanau and approximately 290 of the homes are located on Lake Michigan. Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-9 PC Adopted: May 2008 Board Adopted: July 2008 �Table 2-9 Types of Households Leland Township, Leelanau County, State of Michigan Leelanau County State of Michigan 2000 2000 Percent Percent Percent Leland Township Household Types 1990 Census Number Percent 2000 Census Number Total households 639 100.0 818 100.0 100.0 100.0 Family households 478 74.8 590 72.1 73.7 68.0 With own children under 18 years 202 31.6 199 24.3 29.9 32.7 Married-couple family 413 64.6 523 63.9 63.6 51.4 With own children under 18 years 155 24.3 160 19.6 23.5 23.1 Female householder, no husband present 47 7.4 52 6.4 7.1 12.5 With own children under 18 years 38 5.9 31 3.8 4.6 7.5 Nonfamily households 161 25.2 228 27.9 26.3 32.0 Householder living alone 145 22.7 197 24.1 22.3 26.2 64 10.0 93 11.4 8.8 9.4 Householder 65 years and over Source: U.S. Bureau of the Census, Census 2000 2.6 Household Size According to the 2000 Census data, the average household size in Leland Township is 2.40 persons, while the average family size is 2.81. These numbers are very similar to the average for Leelanau County (2.48 and 2.89), while somewhat lower than those for the State of Michigan, (2.56 and 3.10). 2.7 Ownership In Leland Township, 85 percent of housing is owner-occupied, compared to 84.6 percent for Leelanau County and 73.8 percent for the state of Michigan. Renter-occupied housing accounts for 15 percent of all housing in Leland Township, with a median rent of $535. Leelanau County’s renter-occupied housing is 15.4 percent, with a median rent of $565, while renteroccupied housing represents 26.2 percent of the entire State, with a median rent of $546. 2.8 Property Values and Tax Base The many, often expensive, summer homes in Leland Township result in a larger tax base than comparable townships. The 2007 state equalized value (SEV) of Leland Township real property totaled $681,877,850 resulting in an estimated market value of $1,363,755,700. Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-10 PC Adopted: May 2008 Board Adopted: July 2008 �Residential property is by far the largest tax category within total real property, comprising nearly 90 percent of the SEV and 88 percent of total number of parcels. Table 2-10 provides the Leland Township SEV data from 1999 to 2007. Table 2-11 depicts the 2007 SEV data from both Leland Township and Leelanau County. Leland Township's millage rate is one of the lowest in the county. The 2006 millage rate for Leland Township was 29.5570 which resulted in tax revenue totaling $8,198,663. Most tax revenue is allocated to the public schools, (approximately 12.5513 mills). Approximately 5.73 mills are allocated to the county for services, 6 mills to state education, approximately 2.93 mills to the intermediate schools district, approximately 1.4 mills for fire and rescue and approximately 0.94 mills ($298,060) allocated to the Township. Table 2-10 State Equalized Value Leland Township Property Class 1999 SEV Change 2001 SEV Change 2003 SEV Change 2005 SEV Change 2007 SEV Agriculture 13,649,200 27.1% 17,353,400 29.0% 22,393,300 22.4% 27,407,700 -8.9% 24,956,300 Commercial 12,553,140 6.4% 13,368,630 41.4% 18,908,800 27.3% 24,073,700 -18.7% 19,571,500 188,300 15.4% 217,312 30.4% 283,412 6.8% Industrial 302,700 -2.5% 295,200 Residential 233,123,194 19.4% 278,450,420 55.2% 432,228,112 7.7% 465,554,000 36.8% 637,054,850 Total Real Property 19.2% 309,389,762 53.1% 473,813,624 9.2% 517,338,100 31.8% 681,877,850 259,513,834 Source: Leelanau County Equalization Department Table 2-11 Distribution of the State Equalized Value Leland Township and Leelanau County - 2007 Leland Township Real Property: I Agricultural I Amount I % of total I % of total I 2.9% 191,561,784 5.1% 295,200 .04% 6,059,410 .2% Residential 637,054,850 92.8% 3,364,114,688 88.9% Total Real Property 681,877,850 99.3% 3,743,558,094 99% 4,491,214 0.7% 40,852,322 1.1% 686,369,064 100% 3,784,410,416 100.1% Personal Property Total SEV 19,571,500 Amount 4.8% Industrial 3.6% I 181,822,212 Commercial 24,956,300 Leelanau County Source: Leelanau County Equalization Department Note: Due to rounding, percentages may not add to 100 percent Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-11 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-12 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 3: Natural Resources 3.1 Physical Description The mainland portion of Leland Township is a triangular-shaped area about five miles across its base (east to west) and nine miles across its length (north to south). The Township contains 19,000 acres, of which about one fifth are water. There are approximately 17 miles of shoreline on Lake Leelanau and another 12 miles of shoreline on Lake Michigan, the western boundary of the Township. Lake Leelanau village is located at the narrows between north and south Lake Leelanau. Leland village is located where the Leland (Carp) River flows into Lake Michigan after a one mile run from Lake Leelanau. The river falls over a control dam just prior to forming the Leland Harbor. The isthmus between Lake Michigan and Lake Leelanau is largely residential and wooded. Eastern Leland Township consists of fruit-growing farms and woodlands on well-drained, nearly level-to-very steep, loamy soils on moraines and till plains. South of highway M-204, woodlands and mixed farm use prevail on similar but sandier soils. There are about 2,000 acres of agricultural land in eastern Leland Township and another 2,000 in southern Leland Township. There are 2,400 acres classified as orchard; 2,200 acres classified as cropland; and 2,000 acres classified as open land. Approximately 600 acres of wetlands (very poorly drained, nearly level, mucky soils) exist at the northeast corner of Lake Leelanau. Another 250 acres of wetlands exist north of the narrows. Approximately 89 acres of state-designated critical dune areas exist at the north end and the southwest corner of the Township. Over one third of the Township (6,000 acres) is covered with forest land, primarily the northern hardwoods association (sugar maple, beech, basswood, white ash, black cherry, and hemlock) and white pine. Red oak, lowland hardwoods (birch and elm), and conifers are also present. Some aspen are present north of Lake Leelanau, as are swamp conifers (cedar, balsam fir, spruce, and tamarack) in the wetlands. A summary of Leland Township land use/land cover including acreages and percentages is discussed in detail in Chapter 4 of this plan. 3.2 Climate Leelanau Peninsula's climate is tempered by the surrounding waters of Lake Michigan so that recent temperature charts compare it to the climate of the mid-Atlantic region, especially along the lakeshores. Leland village may be ten degrees cooler in summer and warmer in winter than inland areas. These conditions create a micro climate favorable to fruit growing. Leelanau County ranks as one of the Michigan counties with the smallest amount of precipitation. Temperature and precipitation averages are provided in Table 3-1. Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-1 PC Adopted: May 2008 Board Adopted: July 2008 �Table 3-1 Climate Data Leelanau County Average Daily Maximum Degree (F) Average Daily Minimum Degree (F) Average Total Precip. Inches January 30º 17º 1.9 February 30º 15º 1.3 March 38º 21º 1.6 April 52º 32º 2.0 May 65º 41º 3.0 June 76º 53º 2.6 July 82º 59º 2.6 August 79º 58º 2.6 September 71º 51º 3.7 October 59º 41º 2.9 November 44º 30º 3.0 December 33º 22º 1.7 Year 55º 37º 29.1 Month Source: Soil Survey of Leelanau County, Michigan. 3.3 Geology The bedrock underlying Leland Township was laid down during the Middle and Late Devonian ages of the Paleozoic Era. The bedrock under the Township consists of Traverse Group and Antrim Shale, see figure 3-1. The surface geology of the Township developed 10,000 to 12,000 years ago through glacial activity. Numerous advances and retreats by the glaciers resulted in the locally complex pattern of erosion and deposition. Leland Township is dominated by coarse-textured glacial till. Till is composed of unsorted sands and gravels left by the glacier, see figure 3-2. Along much of Lake Michigan and Lake Leelanau the geological composition is primarily lacustrine (lake related) sand and gravel. In Leland Township, lacustrine sand and gravel occurs typically as former beach and near shore deposits of the glacial Great Lakes. The abandoned shorelines of glacial Lake Michigan are still visible in Leland Township as the terraces along the lake shore, see figure 3-2. Another visible indication of glacial history is the series of drumlins which extend southeast from the northwest portion of the Township. Drumlins are streamlined hills of glacial till shaped by the moving ice sheet, whose line of axis indicates the direction of local ice movement. Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-2 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township 13eelrock GeoloeY Flgure3-1 North Manitou ll!lland 0 5.000 10.000 15.000 MAP LEGEND - \\IArER FEATURES SECTIONS ROADS - - -UIII MPRMD ROIIDS -----HIGHWIIYS BEDROCK GEOLOGY Nl"RIMSHAL DRIIVERSE GROl!P 0 WOO 4,000 GPOO Feet P~ /\RED flY MCP&O Souru! QunMrnaty Geology of Soutl,en, Michienti . Depa~nt af Geoloaic S.Cle.nc:en. Ut1iver5~ of Michiei,11. t9a2. Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-3 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township Glacial Geolo«f Figure 3-2 Nortl, Manitou 1.,1an.,1 0 G.000 12.000 18.000 MAP LEGEND - SECTIONS - ROADS -- -UfllMPROVED RO,',.DS - / -IIGHWAYS - WMER FEATURES GLAOA L GEOLOGY - oa,,0•1"><t<Jrod ~~c:ia till ne e,,nd . .... Lacuotnno o,nd md gravd 0 2,000 4.000 6,000 6ourct!': Qu.i:item.Aty Gc!'oloBY of 6outhen1MichiWl11 , Dep~rtment ofGeolo{jc 5cie11u&. U11iver&icy" of Michie-~m. 19&2 Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-4 PC Adopted: May 2008 Board Adopted: July 2008 �3.4 Topography Slope is an important development consideration associated with topographic features. Steep roadway grades, septic field failures, soil erosion, and excavation costs are some of the difficulties associated with severe grades. The topographic map, provided as figure 3-3, depicts the areas of steep slopes where the contour lines are close together and other areas of the township with more rolling topography. The areas of moderate and extreme slope may be a constraint for potential development. Development in areas with severe slopes and ravines should be regulated. Where development is permitted on steep slopes, sensitive site planning should be required along these steep slopes to prevent soil erosion. A portion of the dune areas are state classified as Critical Sand Dune Areas, and as such any development in this area must be in compliance with the provisions of the state statute and receive state approval in addition to local land use and zoning approvals. Figure 3-4, shows the general areas of Critical Sand Dunes within the Township. 3.5 Soils One important determinant of land use is the soil's suitability for development. Land uses must correspond to the capacity of the soils on which they occur, and soil suitability for each use should be determined before development occurs. The soils found on the mainland portion of Leland Township are in one of the following four general soil associations. Those soil associations are: Deer Park Dune land association: Well-drained, strongly sloping to very steep, sandy soils on dunes. East Lake-Eastport-Lupton association: Well-drained and moderately well drained, nearly level to gently sloping, sandy soils and very poorly drained, nearly level mucky soils; on lake terraces and beach ridges. Emmet-Omena association: Well-drained, nearly level to very steep, loamy soils on moraines. Emmet-Leelanau association: well-drained, nearly level to steep, loamy and sandy soils on moraines and till plains. Often associated with particular topographic and soil characteristics, the development and septic limitations are either related to slope, hydric soils, or both. These limitations do not preclude the development of specific sites. The developer should realize, however, that construction on some soils may be more costly in time and money. A more detailed analysis of the soils by the District Health Department will determine suitability for siting a septic system. Health Department approval is required by State law. Soils and topography also determine which areas are classified as prime, unique and locally important farmland. The prime farmland classification indicates soils which are ideally suited for agricultural or timber production. Unique farmland is land other than prime that is used for the production of specific high value food and fiber crops. Locally important farmland includes soils which are nearly prime, but are located on slightly steeper grades. These soils can produce high Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-5 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Towns hip Topoeraphlc Map Figure 3 -3 I \ Nori;t, Manitou lol.and o 5000 10000 Feet A I. o--■3■.====6=,oo-o-Feet Source: U.S. Geological Survey Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-6 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township Critical Dune Areas Figure 3-4 ~ + +&. + -=-~ + + /ct + l,»,t.•r< •+ -· + + i i 11-,-,,;,,.;,--.1---1-----+- - i ih!E~AOOD VO'lllf0081ill!' CRITICAL DUE MEAS l'Ql.lllt'"I..IUUW>!CTl~'\C ~.!:?.~=-"ROPOS!O Cflfl(CAI. OUN£ <!::2 ~~-! -.C£1111)to,1(1 34 -· \ b T30N,R12W ~ Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-7 PC Adopted: May 2008 Board Adopted: July 2008 �yields when treated and managed according to modern farming methods. With good management these soils may produce yields equal to that of prime soils. Hydric soils (wetland soils) are found primarily in the vicinity of Lake Leelanau. Figure 3-5 show the wetland areas according to the National Wetland Inventory. This wetland mapping is based on general information, and does not indicate whether the mapped areas qualify as regulated wetlands. The wetland definition used by the National Wetland Inventory is “WETLANDS are lands transitional between terrestrial and aquatic systems where the water table is usually at or near the surface or the land is covered by shallow water. For purposes of this classification wetlands must have one or more of the following three attributes: (1) at least periodically, the land supports predominantly hydrophytes; (2) the substrate is predominantly undrained hydric soil; and (3) the substrate is nonsoil and is saturated with water or covered by shallow water at some time during the growing season of the year.” 3.6 Water Resources One of the most valuable natural resources of Leland Township is water. The Township is located within two watersheds: the Lake Michigan watershed and the subwatershed of Lake Leelanau. The waters of both Lake Leelanau and Lake Michigan contribute to recreational activities such as fishing, boating and swimming. Both groundwater and surface water are vital resources within Leland Township. Because there is no central water distribution system, residents must rely upon individual wells for drinking water. The vulnerability of drinking water aquifers to surface contamination is high in the Township due to the highly permeable soils. Surface waters in lakes and creeks of the Township are an important resource for scenic, recreational and groundwater recharge amenities. It is therefore important that water resources be protected and managed in a manner which would ensure their quality. 3.6.1 Groundwater Important factors in the evaluation of groundwater are the quantity and quality of the water. The geologic and hydrologic features of the Township provide residents with sufficient water quantities. Water availability will not likely be a factor in limiting growth. In Leland Township, water quality is more of a limiting factor than water supply. A concern is the potential contamination of wells by septic fields, for the areas not served by the sewer systems. Although the Health Department record has no documented occurrences of contamination to date, the possibility for such pollution exists. Another possible groundwater contamination problem is nitrate pollution. Common sources of nitrates include animal feed lots, septic systems and runoff or leachate from manure or fertilized agricultural lands. 3.6.2 Surface Water The two major surface water resources in Leland Township are Lake Michigan and Lake Leelanau. The Township's boundaries include 12 miles of Lake Michigan frontage and approximately 17 miles of Lake Leelanau frontage. These lakes and their associated tributary streams and creeks offer scenic and recreational amenities to Township residents and visitors. It is extremely important that the quality of these surface waters be protected from the negative impacts of overdevelopment, such as pollution and loss of scenic views to open water. Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-8 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township National Wetlande Inventory Figure 3 -5 f / » 1- / \ \ ,·· I I ,,_...,...• •• '---,~.....-._ J. -" --.,- ~---.., I '\ :--.. North Manttou l&l.ana 6,000 0 / • ✓--✓• • •• _l __.., ~- ✓~ 12,000 18,000 Feet MAP LEGEND ---WAfER FEATURES - SECTIONS ROADS - - -UNIMPROVED ROADS - HIGHWAYS NA ilONAL WEilll\ND5 INYENTORY rttcr"9ent orosi,,~ on Wat<:r/Unknown 6ot,u,m ~ llllf;,:rob-Shrob . D Uncaioalldated 6o1;tam pl•mc:I Ares6 2/JOO 4 /)00 6/)00 0 F""1Pf<EPMED l)Y, MCP&D Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-9 PC Adopted: May 2008 Board Adopted: July 2008 �Lakes, creeks and wetlands are important for surface drainage, groundwater recharge and wildlife habitat. Alterations to the water features can contribute to flooding, poor water quality, insufficient water supply and loss of valuable wildlife habitat. While the current quality of surface waters in Leland Township is considered good to excellent, the threat of potential water pollution from point and non-point sources is a concern. Proper land use management can help control water quality conditions in Leland Township. Some methods to curb pollution include runoff control measures, septic field corrections, proper treatment of sanitary wastes, and fertilizer application restrictions. 3.7 Sites of Environmental Contamination Part 201 of the Natural Resources and Environmental Protection Act (NREPA) 1994, PA451, as amended, provides for the identification, evaluation and risk assessment of sites of environmental contamination in the State. The Remediation and Redevelopment Divisions (RRD) of the Michigan Department of Environmental Quality (DEQ) is charged with administering this law. A site of environmental contamination, as defined by RRD, is "a location at which contamination of soil, ground water, surface water, air or other environmental resource is confirmed, or where there is potential for contamination of resources due to site conditions, site use or management practices." The agency provides an updated list (via the MDEQ website) of environmentally contaminated sites by county, showing the sites by name, Site Assessment Model score, pollutant(s), and site status. The Michigan Sites of Environmental Contamination identifies 36 sites within Leelanau County, five of which are in Leland Township. Leaking Underground Storage Tanks (LUSTs). These are sites where underground tanks, often for storing gasoline or diesel fuel, are leaking and cleanup is required. In some cases this involves removing the tank, excavating the contaminated soil, and in some cases installing new tanks. Leelanau County has 36 closed LUSTs sites, where the work has been completed, five of which are in Leland Township. There are currently 25 open sites in Leelanau County, with three in Leland Township, where work is ongoing. 3.7.1 Surface Water Discharge Permits All point source discharges into surface waters are required to obtain a National Pollutant Discharge Elimination System (NPDES) permit which is issued by the DEQ Water Division. Permit requirements generally address discharge limitations, effluent characteristics, monitoring and reporting requirements, along with facility management requirements. There are nine point source permit holders in Leelanau County, with one in Leland Township for the sewer facility. 3.7.2 Air Quality Air Quality is monitored by the Air Quality Division of the Michigan Department of Environmental Quality. Standards have been established as acceptable levels of discharge for any of the following air pollutants: particulate matter, sulfur dioxide, nitrogen dioxide, carbon monoxide, ozone, lead, and trace metals. These pollutants are monitored on a continuing basis at selected locations around the state. Monitoring in recent years has shown the level of pollutants in the region to be within the established acceptable standards. Air discharge permits are required for businesses unless otherwise exempted by law. There is currently one known renewable operating permit in Leelanau County (Maple City). There are none in Leland Township. Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-10 PC Adopted: May 2008 Board Adopted: July 2008 �3.8 Summary The review of the natural resources in Leland Township indicates the natural features and agricultural resources are relatively unimpaired at this time; however these resources are vulnerable. Residents highly value the natural resources and scenic features of the Township, as indicated in the community survey. The environmental features of the Township are an important asset to the community, and need continued protection. Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-11 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 4: Existing Land Use 4.1 Pattern of Land Divisions As development occurs, larger tracts of land are generally broken down into smaller parcels. Therefore, studying the existing pattern of land divisions is one way to analyze the status of land use and development. Land division patterns for Leland Township are discussed below. The largest undivided parcels in Leland Township are typically agricultural and/or forested properties. Other land divisions are occurring as larger parcels along the roads are split into smaller parcels. In terms of land division patterns, it is worth noting that some of the newer residential developments in Leland Township are often being created as site condominiums rather than traditional subdivisions. A site condominium does not actually create lots by land division. Therefore, a site condominium project may continue to appear as a large, undivided tract when it has already been converted to relatively dense residential use. 4.2 Existing Land Use Statistics and Characteristics According to the 1990 Census, Leland Township's land area is 45.6 square miles. The mainland area of Leland Township is bordered on the west and north by Lake Michigan and on the northeast by Leelanau Township. The Township is bordered on the southeast by Sutton Bay Township and Centerville Township on the south. The land use mapping from the Leelanau County was utilized as a starting point for the Township mapping, and then updated using Michigan Department of Natural Resources 1998 aerial photographs, and supplemental field checking. The updated information was then computerized to produce the existing land use statistics. Table 4-1 presents the percentage of Leland Township currently in each land use category, from largest to smallest. Each of the land use categories is discussed in detail later in this chapter. Chapter 4: Existing Land Use Leland Township Master Plan – Update page 4-1 PC Adopted: May 2008 Board Adopted: July 2008 �Table 4-1: 2004 Existing Land Use Leland Township - Mainland Land Use Category Upland Forest Agricultural Water Residential Nonforest Lowland Forest Wetlands Beaches and Sand Dunes Recreation/Institutional Industrial/Extraction/Utilities Commercial Total Acreage Percentage 5,084.9 3,647.6 3,107.9 2,408.8 2,220.0 976.8 289.1 144.2 134.5 116.7 35.82 18,166.52 28.0% 20.1% 17.1% 13.3% 12.2% 5.4% 1.6% 0.8% 0.7% 0.6% 0.2% 100.0% Source: Michigan Resource Information System and MC P&D Field Verification and Map Updating. 4.2.1 Forests and Wetlands Forests, which include upland hardwoods and conifers, account for 28 percent of the Township land area. Heavily wooded areas are found throughout the Township, as can be seen in Figures 4-1. A decrease in forested land is directly attributable to development, primarily residential development. Wetlands include land that has sufficient water at, or near, the surface to support wetland or aquatic vegetation. These areas are commonly referred to as swamps, marshes, or bogs. Wetland areas may also include land that supports lowland hardwoods and conifers. Wetland information was not verified by field inspection when these maps were compiled. Thus, the areas shown as wetlands by the Michigan Resource Information System (MIRIS) may not meet State and Federal criteria for legally regulated wetlands. Lowland Forests (forested wetlands) and wetland areas comprise seven percent of the Township. As illustrated in Figure 4-1, the main wetland area in the Township is along the northern portion of Lake Leelanau. Chapter 4: Existing Land Use Leland Township Master Plan – Update page 4-2 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township 2004 Exletin0 Land Cover/Uee - Mainland Figure 4-1 MtipLeeend -leland All Road• 5ECnON5 - -River:,, and 5t.f'e.3m, L oo9,1 Land Ue;e/Cover Rt:•identisl - ommerc:ial lnduetriaVExtractive Rt:creation/ln•titutional ater 0 e.achee/Dut1e& 2,000 4poo 6,000 Feet Dau File Source&: Michi9"n Department of Nat.oral Rt:&ource& Leelanau County Planning Depart.m,nt- Land U.., Datll, Michi&0n F:e&ource Inventory Sy,,t,,m (M IR15) Leelanau Cou,rt;y Planning Department M.C. Planning & Dooiq, Field Upelaro A Chapter 4: Existing Land Use Leland Township Master Plan – Update page 4-3 PC Adopted: May 2008 Board Adopted: July 2008 �4.2.2 Agricultural Agricultural use is the second most prominent land use in Leland Township. As shown in Table 41, agricultural lands occupied approximately 20 percent of Township land area in 2004. As is illustrated in Figure 4-1, the agricultural lands are well dispersed across the Township. The agricultural classification also includes agricultural lands that may be enrolled in the Conservation Reserve Program. This program pays farmers to remove certain erodible lands from agricultural production. 4.2.3 Water Open water comprises over 17 percent of the Township area, due primarily to Lake Leelanau. Figure 4-1 illustrates the locations of the lakes and streams in the Township. 4.2.4 Residential As can be seen from Table 4-1, the amount of land being used for residential purposes is approximately 13 percent of the Township. The pattern of residential development within Leland Township is shown in Figure 4-1. Residential use has been primarily located along lakeshores and road frontage. Recent residential growth has primarily occurred in new subdivisions and site condominium developments. 4.2.5 Nonforested The nonforested land category consists of herbaceous open and shrub land. As shown in Table 41, the percent of nonforested land in the Township is approximately 12 percent, and are scattered throughout the Township, as shown in Figure 4-1. 4.2.6 Beaches and Sand Dunes The beaches and sand dune areas comprise nearly one percent of the Township and are shown in Figure 4-1. Additionally the State regulated Critical Dune Areas are shown in Figure 3-4 of the Natural Resources Chapter of this plan. 4.2.7 Recreation and Institutional Recreation and institutional lands in the Township comprise less than one percent of the mainland portion of the Township, as shown in Table 4-1. Detailed information regarding the individual recreation sites is presented in the Leland Township Recreation Plan. Leland Township with frontage on both Lake Michigan and Lake Leelanau provides extensive water-related recreation opportunities. The largest recreation area is North Manitou Island which is part of Sleeping Bear National Lakeshore; the other mainland recreation lands mapped in Leland Township are the Leland Country Club golf course, the Leland Township Harbor and the public access sites on Lake Leelanau. Figure 4-1 illustrates the locations of recreation and open space lands in the Township. Chapter 4: Existing Land Use Leland Township Master Plan – Update page 4-4 PC Adopted: May 2008 Board Adopted: July 2008 �4.2.8 Industrial/Extractive/Utilities Based on the Michigan Resources Inventory System (MIRIS) mapping classification, industrial, extractive, transportation and utilities are grouped together. These properties are shown in Figure 4-1. Table 4-1 shows a combined percent for industrial, extractive, transportation and utility uses less than one percent. 4.2.9 Commercial Table 4-1 shows a limited amount of land in commercial use in Leland Township; approximately 0.2 percent of the land in the Township is in commercial use. As apparent in Figure 4-1, the commercially used properties are primarily concentrated in the Villages of Leland and Lake Leelanau, as well as east of Lake Leelanau along M-204. Chapter 4: Existing Land Use Leland Township Master Plan – Update page 4-5 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 5: Community Services, Facilities, and Transportation 5.1 Utilities Service Electric service is provided to the Township by Consumers Energy and Cherryland Electric. Propane gas service is commonly used and is provided by several private businesses. There is natural gas service in the Villages of Lake Leelanau and Leland, also South of 204. A T & T provides communications service to Leland village and Lake Leelanau village. Century Telephone provides communications service to east Leland. Cell phone service is provided in portions of the township. Cable, broadband and DSL services are provided in portions of the Township by a variety of companies. 5.2 Sanitary Sewer System A public sanitary sewer system serves both villages. The sanitary sewer system was developed to protect the water quality of both groundwater and surface water in the area. This system collects effluent from septic tanks and pumps the effluent to a central effluent treatment facility. This facility is located in a portion of the Provemont Pond Natural Area between the villages. Individual septic tanks are pumped and maintained by the sewer system. The sewer facilities for the two villages are depicted in Figure 5-1and 5-2. The Leland Township sewer system currently serves over 500 users and was designed to serve existing buildings in the sewer district with only limited extra capacity for vacant lots or increased uses. The Sewer Commission has determined that there will not be enough capacity to serve all of the vacant lots within the sewer district and that the sewer system will be approaching capacity within a few years. The Sewer Commission has explored the possibility of expansion at the treatment plant, and preliminary approval from the Michigan Department of Environmental Quality has been received to increase the capacity of the system. The sewer system was installed between 1991 and 1993 after years of planning and controversy. A major grant covering half the cost of the project was obtained from the Environmental Protection Agency to aid in financing this project. Bonds issued by the County Board of Public Works provided additional financing. The Leland Township Board controls this system through the Leland Township Sewer Use Ordinance which established a Sewer District requiring mandatory use of public sewers. The Sewer Districts are shown in Figure 5-1 and Figure 5-2. Sewer district users pay operational and debt retirement fees in addition to installation fees. The Sewer Commission, appointed by the Township Board, serves in advisory capacity and makes recommendations to the Township Board. Chapter 5: Community Services, Facilities, and Transportation Leland Township Master Plan – Update page 5-1 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township Sewer Dl5trlct - Leland VIiia¥ Figure 5 -1 Lake Michigan Lake Leelanau M"P o- 501m;<1=>: oar.. 11-1-01 Michigan Dopartmont of Nat,11ral li:o=>0urc:o=>, Lulanau County Planning D<1part-mont a1<:t l.ala,d Town=>hip Chapter 5: Community Services, Facilities, and Transportation Leland Township Master Plan – Update page 5-2 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 5: Community Services, Facilities, and Transportation Leland Township Master Plan – Update page 5-3 Leland Township s~er Dletrict - Lake ~lanau Villa~ figure 5-2 Lake Leelanau .------" Tmp St. I <fl ~ 11 ::i PC Adopted: May 2008 Board Adopted: July 2008 l·IIH~ 11 1 I I l I I II I l .., I I I I [II] OJ I W. Meinrsd St, Lake Leelanau .._........., Louio • 51:. Map Dar~ 11·7--07 Data Gource1': Michl a,,n C,.,partmen-t of Na-tural R..!Sourcee, Loelanau Coun~ Plannine Dopart<nen-t """ L,,l..,d r.,..,,..t,;p �5.3 Township Schools Leland Public Schools in Leland village provide education for grades K-12 with a 2005/2006 enrollment of about 397 students. The Leland Public School District includes portions of adjacent townships and a small portion of Leland Township is served by the Suttons Bay Public School District, see Figure 5-3. St. Mary's School (parochial) in Lake Leelanau village provides education for grades K-12 with a 2005/2006 enrollment of about 240 students. Leland Township School Die;trlcte; Se.-vin0 Leland Towne;hlp Fig.irc5-3 ~• • IIO :11/~~-- - ~~~ l .,.._..,-.,, -\ ' ,., , "' ., . "~--....,.l ., )! • -~ North Msnlt<>u lsls.n.t Map Layer<!> . LAKES - WAl'EI?. FEAnJl?.ES SECTIONS - WADS ---UNIM PROVED WADS - Suttone; Bay Public Schoole; HIGHWAYS OWNSHIP OOUNDARY - 1,scHOOL D15fRJCf SCHOOL DISTRI Cf Selectlor, Seta Sutot<>n• ~~Y S.hool Di•t<i<t o ?>POO f>POO 9,000 Map Dm;, 11·7-07 D&ts Sauri:;ea: Mich ig,on ~plilrtmerrt-of NattJral ~oourcie&. and U:-elan.EILI County P1ainin9 Dcplr-tmcnt. Chapter 5: Community Services, Facilities, and Transportation Leland Township Master Plan – Update page 5-4 PC Adopted: May 2008 Board Adopted: July 2008 �5.4 Emergency Services Fire, rescue, and ambulance services are provided by Leland Township Fire and Rescue from Leland village and Lake Leelanau village. The department currently has two full-time paid staff and as well as volunteer personnel under the supervision of the Fire and Rescue Board. These fire departments work closely together with two stations providing service. These volunteer services are augmented by the county 911 system. Mutual aid services agreements are in effect with all fire departments in the county. Advanced life support (ALS) services are provided by North Flight. Police protection is provided by the Leelanau County Sheriff's Department which also provides inland lake patrols. During the summer months, one deputy is dedicated to the township on a part time basis. Michigan State Police also serve the area. 5.5 Heath Services Health services are provided by local private clinics and an urgent care clinic in Lake Leelanau village, along with health care providers in Suttons Bay and a regional hospital in Traverse City. 5.6 Other Services Solid waste disposal service is provided by local contractors, currently Waste Management, Kalchick, Maple Disposal and American Waste provide residential service. A recycling drop off site is available for residents, behind the Township offices in Lake Leelanau. Television cable and internet service is provided by Charter Cable Systems of Michigan. PB Casting has an antenna located in the township which also provides high-speed internet service. 5.7 Leland Harbor Leland Harbor accommodates approximately 70 small vessels (more if "rafting up" is done). This is a harbor of refuge, allowing for short stays, and is a busy destination. The harbor provides fuel and sewage services, while local retail stores and a private marina offer a nearby source of supplies for boaters. Services include a boat launch ramp, a picnic area and playground, toilet and shower facilities, and boat trailer parking. A fleet of charter fishing boats and commercial fishing boats operate from the privately owned Fishtown complex on the Leland River adjacent to the harbor. The harbor also accommodates commercial excursion boats and the National Lakeshore ferry concession to the Manitou Islands. Maintenance of the channel entrance for the Leland Harbor is the responsibility of the U.S. Army Corps of Engineers. The daily operation of the Harbor is supervised by the Harbor Commission of Leland Township. The Harbor Commission is appointed by the Township Board. An upgrade and expansion has been planned for 2008. 5.8 Library The Leland Township Library was founded and funded through the private initiative of Township residents. Land for the library was donated to the Township by Wilber C. Munnecke in 1974. Once established, the library received support for part of its operations from Leland Township Chapter 5: Community Services, Facilities, and Transportation Leland Township Master Plan – Update page 5-5 PC Adopted: May 2008 Board Adopted: July 2008 �through a millage (currently levied at 0.3 mills). The Library Board is appointed by the Township Board. The Library Board expanded the building in 1992, financing it with private funds. The library contains 40,000 volumes. It also has a large collection of videos and compact discs. Digital and interlibrary services are also available and are well utilized by Township residents and registered patrons from surrounding jurisdictions. 5.9 Museum and Public Meeting Room The Leelanau Historical Society operates a museum adjacent to the Leland Township Library which serves the entire county. The Munnecke Room, serves as a publicly available meeting room which separates the library from the museum and is frequently used for Township meetings. The museum board operates independently of the Township. 5.10 Transportation Network Leland Township is served by the Bay Area Transit Authority which provides daily bus service to Traverse City and throughout the county. However, the primary means of transportation is the automobile. A map depicting the roads within Leland Township is provided in Figure 5-4. The existing road network is described in the following paragraphs. 5.11 State Roads State highway M-22 (a designated scenic route) encircles the Leelanau Peninsula commencing north from Traverse City to Northport and continuing southwest, passes through Leland village near the west shore of Leelanau Peninsula. Highway M-22 includes ten miles from north to south within Leland Township. The portion of M-22 that runs through Leland Township is part of the M-22 Scenic Heritage Route. Two miles south of Leland village, highway M-22 intersects with highway M-204. Highway M204 progresses east for four miles to Lake Leelanau village and continues four miles east to Suttons Bay. 5.12 County Roads Twelve miles of primary county roads include route 645 and route 643 leading south from highway M-204, and route 641 which connects the narrows with highway M-22 along the east side of Lake Leelanau. Eagle Highway connects the Leelanau Narrows with highway M-22 north through the farmlands of east Leland Township. Twenty-two miles of secondary roads are also maintained by the county. 5.13 Other Transportation Routes Paved shoulders for non-motorized (bicycle) are located along M-204 from Lake Leelanau to Duck Lake Corner, M-22 from Duck Lake Corner to Northport and along Lake Leelanau Drive from M-204 to Bingham Rd. Sidewalk use for pedestrians is provided in the villages. Chapter 5: Community Services, Facilities, and Transportation Leland Township Master Plan – Update page 5-6 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township Road Network Fl1JJ"' 5 -4 d North M3nltou lel3nJ Map Layen, - AKES - -W/ITERFEATURES SECllONS - -ROADS --- UNI MPROVED ROADS - STATE HIGHWAYS L _ 1TOWNS HIP BOUNDARY 0 3,000 6,000 9,000 Feet Map Date 11-7-oT Data 6ourc.,&, Michia,,n O..parT.mento of Nsr.ursl R,,..ource&. and u,elsnsu Count;y fl,.,n,n0 Deporun.,nt; Chapter 5: Community Services, Facilities, and Transportation Leland Township Master Plan – Update page 5-7 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 6: Significant Land Use Issues This chapter presents and discusses significant land use issues identified by the Leland Township Planning Commission and township residents. The issues include some specific facilities and land uses as well as some general development issues. 6.1 County Facilities in Leland In the fall of 2004, the Leelanau County residents voted to relocate the county facilities. As of spring 2008, the Leelanau County courthouse and county offices have been relocated outside of Leland Township, and the property will be sold for private development. Based upon the comments received from residents at a public forum, the general consensus of those present, was the area should be redeveloped as low density residential, primarily single family houses, with the possibility of park land/open space along the river. 6.2 Fishtown Fishtown is the area of Leland located on the water, at the marina, with small shops. This area has historic significance from the days when the economy of the area was heavily dependent on the fishing industry. In early 2007, a portion of the Fishtown area was purchased by the Fishtown Preservation Society, a non-profit organization formed to promote and preserve the historical and fishing heritage of Fishtown. The present uses in the Fishtown area are not accommodated with the standards of the current zoning ordinance. One option that is being considered is to provide a zoning district or overlay district to allow for the continuation of the current uses, that are well accepted and desired by the residents (per 2005 survey findings) and visitors. Fishtown is a significant landmark and serves as a major tourist attraction for visitors coming to the Leland area. 6.3 Septic and Sewer Issues Portions of Leland Township are served by a public sanitary sewer system. The areas served are primarily limited to parts of the two unincorporated villages, as depicted in Figure 8-1 Future Land Use Map. Issues were raised by survey respondents and the master plan steering committee regarding the expansion of the system to serve other portions of the Township, especially around Lake Leelanau in order to help protect water quality. At present, the Sewer Commission is pursuing the additional drain fields to increase the processing capacity in order to meet the anticipated demands of the existing districts. The Planning Commission and the Sewer Commission have begun a dialog to look at the issue of future growth and the impacts of sewer availability. At present, the primary areas of focus for providing sewer are the two villages, which is consistent with where the Township wishes to focus growth. Chapter 6: Significant Land Use Issues Leland Township Master Plan – Update page 6-1 PC Adopted: May 2008 Board Adopted: July 2008 �6.4 Views and Ridgeline Development Views to and from the hills and water are an important component of the character of Leland Township (as re-iterated by survey respondents in January 2005, see Appendix A). The Township recognizes the importance of views to many residents and visitors as well as concerns regarding the rights of the property owners. The Township is exploring ways to provide for development options in the Zoning Ordinance to encourage the location of buildings off the ridgeline so that development occurs in a manner with less visual impact, such as by preserving existing vegetation to provide filtered views to and from the development site, and/or to require additional landscape screening. 6.5 Keyhole Development Keyhole or funnel development is the practice of providing shared lake access to lakefront and/or non-lakefront property owners through a commonly owned parcel of waterfront property. Leland Township with its extensive water frontage is faced with the decision on how this type of use should be managed in the future. Some of the issues associated with keyhole development pertain to the “use ratio”, ie how many property owners can use a parcel that meets the minimum district area and frontage requirements; how many docks are allowed; amount of parking; and buffering/screening requirements along adjacent parcels. In many instances a keyhole development site has a boat launch or dock which increases the traffic on the lake, this increase in boat traffic can negatively impact the water quality (due to spillage from boats, the mooring of boats and the loss of natural vegetation) and wildlife due to increased human activity. As described in this Master Plan, water quality is important to Leland Township in terms of economics, tourism, natural environment and quality of life. Keyhole development can also impact existing neighboring single-family homes due to excessive noise and traffic. Therefore the regulation of keyhole development is necessary to ensure such development occurs only in a manner compatible with the surrounding area. 6.6 Farmland and Open Space Preservation Agriculture and agriculture-related businesses are a critical part of the Township’s economy, rural heritage and, therefore, should be supported through zoning that fosters a healthy economic environment for farmers. Farmland and Open Space Preservation are very important to the property owners of Leland Township as evidenced by the finding from a Citizen Survey conducted in January 2005, see Appendix A. Over 82 percent of the responding property owners indicated that they either agree or strongly agree that “Leland Township should work to preserve open space”. Approximately 75 percent of the respondents indicated they agree or strongly agree that it is “Important to manage the conversion of farmland to residential or other developed uses”. Leland Township is very interested in making all options available for the preservation of farmland and open space, such as the Purchase of Development Rights (PDR) program. The Township also clearly recognizes any farmer’s participation in a PDR or any other preservation type of program will be completely voluntary. Chapter 6: Significant Land Use Issues Leland Township Master Plan – Update page 6-2 PC Adopted: May 2008 Board Adopted: July 2008 �The lands which are actively being farmed are shown on the Existing Land Use/Cover map, Figure 4-1 in Chapter 4 of this Master Plan. Of the existing active farmland a limited amount of land (less than 1200 acres) is enrolled in the Farmland and Open Space Preservation program, also known as PA 116, (see Figure 6-1). The combination of land on the Tart Cherry Inventory, areas with Prime and Unique farmland soils, active agricultural lands and areas designated for development are factors Leland Township considered in the designation of areas intended for preservation consideration, (see Figure 6-2). Leland Township Propertle0 wl"th Farmland D,:velopment Right,, Agrument6 Forn,i,rty kt10W11 89 PA 116 F111Jro 6-1 North Manitou Island 0 16.000 9/XX) 27.000 Foo< Mapl")'Or,, Q arG4!:I& - W.at-er-F~tl.Jrce -l(OAD& - - -UNIMPIWYED RO-'DS ---ttl(;HW-'YS .Prml~nd Dcvclopme-nt. Ri(Jhte (PA -6cct~onLJnc-it 0 2JXX) 4.000 G,000 Mop Dat61t·7-07 Chapter 6: Significant Land Use Issues Leland Township Master Plan – Update page 6-3 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township A~rlcultural Conelderatlon Areae Land In Actlve Agriculture, Prime or Unique Farmland Solis and Areas identified on the Tart Cherry Inventory Figure 6-2 Areas of Agricultural Importance Active Agricu~ural Soil Unique Farmland Prime Farmland Soils . Prime Farmland Tart Cherry Slteclass . Tart cherry - good e;itee; . Tart Cherry -low priority e;itee; Tart Cherry - mediocre e;itee; 0 .7 1.4 2.1 Milee; Lake Leelan N 1' Chapter 6: Significant Land Use Issues Leland Township Master Plan – Update page 6-4 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 7: Community Goals and Objectives This chapter sets forth the Township’s goals and objectives to guide future development. In analyzing the data compiled in the earlier chapters it is very clear that Leland Township faces a number of development pressures. The population is growing and development is occurring at an accelerated rate. It is unlikely that all of the new development will be occupied with yearround residences. However, if these residential properties were to be occupied year-round at the same average number of persons per household as the year round population for the Township, the overall Township population would increase significantly, and thus could dramatically alter the character of Leland Township. However, by encouraging new development to conform to community-based standards and guidelines, both the rural character and the natural resources of the Township can be protected to the fullest extent. 7.1 Physical Opportunities and Constraints As discussed in Chapter 3, Natural Resources, land in Leland Township is not uniformly suitable for development. The physical characteristics of Leland Township, including steep slopes, high risk erosion areas, critical dune areas, shoreline areas, wetlands, as well as active farmland, and open space are many of the features that contribute to the unique character of Leland Township and need to be considered as land use regulations are reviewed or revised to provide for development options. 7.2 Community Survey Results A Township citizen survey was conducted in 2005. A summary of the 2005 survey results are presented below. The survey and findings are provided in Appendix A. Leland Township mailed out 1,470 survey questionnaires to Township property owners. A total of 614 surveys were completed and returned, for a return rate of 41.8 percent. This is considered an excellent response rate for mailed surveys. Response Demographics: Forty-eight percent of the survey respondents are year-round Leland Township residents. The majority of the respondents, 54.9% indicated they have lived in the Township for more than 20 years. The vast majority of the survey respondents (72.1%) indicated preference for “planned and limited growth”. Regarding services, over 87% of the respondents consider the road maintenance to be adequate and over 65% consider the park facilities to adequate. The survey respondents were divided regarding the need for an expanded sewer district (41.2% in support, 32.1 % neutral, and 26.7% disagree). Additionally, the respondents were divided on the issue regarding how to finance a sewer expansion, if pursued. The survey respondents answered some open-ended questions and identified likes, dislikes and concerns. Respondents generally agree the township should work to preserve undeveloped shoreline, slow the conversion of farmland to residential or other developed uses and limit ridgeline development. Chapter 7: Community Goals and Objectives Leland Township Master Plan – Update page 7-1 PC Adopted: May 2008 Board Adopted: July 2008 �When asked which best describes open space, the following terms were selected in order of importance, (1) scenic view, (2) Forest, (3) Pastures/Meadows, (4) Farmland, (5) Wetland, (6) Parks/Sports fields. One of the main areas of concern identified in the survey was the protection of open space to prevent overdevelopment. The survey also collected responses to questions covering a number of different topic areas. The general topics included natural resources, recreation, transportation, housing and economics. The response information is summarized by topic area and included as Appendix B to this Plan. 7.3 Land Use Goals and Objectives The 2005 survey discussed above identified some general concerns of the Township residents. A steering committee comprised of Township residents was appointed to work with the planning consultant and assist the Planning Commission in the preparation of the Township land use goals and participate in the application of these goals in the preparation of the Future Land Use plan included in this Township Master Plan. These identified issues are expressed here as general land use goals, objectives and action steps. More specific goals and objectives follow and are grouped by topic. Chapter 7: Community Goals and Objectives Leland Township Master Plan – Update page 7-2 PC Adopted: May 2008 Board Adopted: July 2008 �7.3.1 Land Use Goal Retain the Township’s rural and scenic character, by preserving farmlands, forestland, open space and through encouraging growth/development in and around the villages of Leland and Lake Leelanau. Objectives and Action Steps A. Encourage retention of farmland, forestland and open space through coordinated land use plans and related regulations. B. Promote the health, safety and welfare of Township residents by coordinating the uses of land with the provision of efficient public services. C. Facilitate communication with adjacent Townships. D. Control density and location of new development, to discourage sprawl, by encouraging protection of open space and scenic views in the Township, including but not limited to the use of appropriate conservation easements, conservation development techniques, cluster development, purchase or transfer of development rights and special use permit zoning ordinance provisions. E. Provide multiple options for land development, while allowing continued agricultural use, protection of significant natural features and important views. F. Provide options that encourage new construction to be sited below the ridgeline and encourage the preservation of existing wooded areas or planting of trees to provide filtered views. G. Explore and pursue methods to preserve the rural character of road corridors, scenic heritage routes, and scenic vistas within view of these corridors. H. Work with the Heritage Route Committee to enhance the corridors through Leland Township. I. Identify and promote the preservation and enhancement of significant historic, archaeological, and scenic features. J. Continue to pursue junk or blight elimination regulations. K. Reduce light and noise pollution through ordinances. L. Provide sign regulations to protect the Township’s rural character and scenic beauty. M. Identify active agricultural areas for pursuit for Purchase Development Rights (PDR) program. N. Update zoning ordinance to encourage development consistent with the relevant guidelines of the New Designs for Growth Guidebook, potentially through the form based zoning. Chapter 7: Community Goals and Objectives Leland Township Master Plan – Update page 7-3 PC Adopted: May 2008 Board Adopted: July 2008 �7.3.2 Agricultural Support Goal Encourage opportunity for innovative programs to support continued agricultural activities. Objectives and Action Steps A. Recognize that the presence of agricultural lands adds to the scenic and rural character of the Township, as well as its economic health. B. Allow for the pursuit of economically feasible options for continued agricultural use of active farmland, such as value-added agriculture, local agri-tourism, and agricultural support services. C. Allow for and encourage farmland protection, such as through the transfer of development rights, purchase or lease of development rights, conservation easements and the clustering of non-farm development. D. Encourage establishment of public and private local facilities through which local resource-based products can be sold. Chapter 7: Community Goals and Objectives Leland Township Master Plan – Update page 7-4 PC Adopted: May 2008 Board Adopted: July 2008 �7.3.3 Natural Resource Goal Utilize guidelines that encourage the protection and preservation of water quality and environmentally sensitive areas. Objectives and Action Steps A. Identify and protect sensitive environmental areas to be preserved such as critical sand dunes areas, high risk erosion acres, woodlands, wetlands, steep slopes, and other environmentally sensitive areas; and identify land that may not be suitable for development because of natural limitations for the erection of structures or septic systems (such as hydric soils, flood plains, steep slopes, or areas at high risk of shoreline erosion). B. Encourage the acquisition of sensitive environmental areas by public agencies or nonprofit organizations for the purpose of permanent preservation. C. Establish regulations for land development in sensitive environments, which permit development in a manner which balances natural resource protection and the use of the property. Require new developments to mitigate negative impacts on the natural environment where appropriate. D. Encourage the continuation, coordination and areas of cooperation with watershed management programs for Leland Township and adjacent areas. E. Encourage Leland Township sewer system upgrades, and explore system expansions. Promote alternative systems and septic system inspections to protect water quality of lakes. Coordinate future sewer planning with the Sewer Commission, Planning Commission and the Land Use Plan. F. Explore and pursue the possible establishment of a Lake Leelanau sewer district jointly with other jurisdictions, to protect the water quality of the lake. G. Protect water quality through waterfront usage and development standards in the zoning ordinance. H. Preserve the natural vegetation of shoreline areas and encourage planting of native trees and shrubs through greenbelt regulations. I. Identify and protect the Lake Leelanau Narrows as a sensitive environment. J. Work cooperatively with the Sleeping Bear Dunes National Lakeshore for the protection of North Manitou Island and continued designation and management as a “Wilderness” area. Chapter 7: Community Goals and Objectives Leland Township Master Plan – Update page 7-5 PC Adopted: May 2008 Board Adopted: July 2008 �7.3.4 Residential Goal Provide for a broad range of housing opportunities, which respond to the varying economic, family, and lifestyle needs of area residents and tourists. Objective and Action Steps A. Discourage development in areas identified on the Agricultural Considerations Areas map (Figure 6-2) and direct higher density residential development to be located in and around the villages, through zoning regulations and incentives. B. Provide a range of development options in the zoning regulations, such as Conservation Design Subdivisions and Planned Unit Developments, to encourage a mix of housing types in a single development. C. Develop residential development options, to allow for clustering of new development within land parcels so as to encourage preservation of open space. D. Protect the residential neighborhoods from intrusion of incompatible uses. E. Due to aging population in Leland Township, provide zoning options to meet the needs of senior citizens, such as a senior citizen center, group facilities and accessory dwellings. F. Explore the possibility of an expedited zoning review process for Affordable Housing projects. G. Encourage exploration of affordable housing options. Chapter 7: Community Goals and Objectives Leland Township Master Plan – Update page 7-6 PC Adopted: May 2008 Board Adopted: July 2008 �7.3.5 Economic Goals Strengthen the local economy through the development and retention of enterprises, which provide employment opportunities. Preserve Leland Township as a tourist-friendly community. Objectives and Action Steps A. Work cooperatively with local economic development groups to retain and attract business. B. Allow for a diversity of commercial and light industrial development, with year-around employment opportunities, including non-tourism based ventures. C. Direct intensive commercial development to the villages and encourage mixed-use land use patterns and character. D. Review both positive and negative impacts of the local tourism industry and work to resolve any identified issues, such as traffic, parking and the need for restroom facilities. E. Work with the Heritage Route Committee to enhance the corridors through Leland Township. F. Establish zoning provisions to allow for knowledge-based businesses in close proximity to the Villages where support services are more available. G. Revise the zoning to provide opportunities for the continuation of the current land uses and activities in Fishtown. Chapter 7: Community Goals and Objectives Leland Township Master Plan – Update page 7-7 PC Adopted: May 2008 Board Adopted: July 2008 �7.3.6 Infrastructure & Public Service Goal Plan Township facilities and services consistent with the community needs. Objectives and Action Steps A. Encourage the pursuit of a Capital Improvements Planning process, (CIP) to aid implementation of this Master Plan. B. Compare and coordinate proposed plans for the expansion and improvement of public services and facilities with county and adjacent township plans. C. Promote safe pedestrian and bicycle travel by developing and designating nonmotorized pathways and routes. D. Encourage pedestrian oriented design and amenities in Villages, including review of service drives, curb cuts, and crosswalk location; additional sidewalks; public restroom facilities, way-finding signs, and site furniture such as benches and trash receptacles. E. Maintain zoning regulations to ensure adequate equipment access by emergency services (police, fire and EMS). F. Continue to support countywide recycling and solid waste management programs, and encourage commercial recycling. G. Explore the possibilities for coordinated planning, establishment and development of a multi-jurisdictional sewer district surrounding Lake Leelanau, (the lake, not just the Village). Chapter 7: Community Goals and Objectives Leland Township Master Plan – Update page 7-8 PC Adopted: May 2008 Board Adopted: July 2008 �7.3.7 Recreational Goal Provide and maintain recreational lands and facilities for residents and visitors. Objectives and Action Steps A. Support the development of community recreation and sports facilities for all age groups. B. Maintain, improve or expand Township parks to accommodate growing residential and tourist use. C. Continue to maintain public lake access and boat launch facilities. D. Promote the development or designation of non-motorized pathways and bike routes, to connect villages and recreational areas in the Township. E. Encourage designation/development of trails to direct snowmobile traffic off county road right-of-ways. F. Maintain an up-to-date Michigan DNR approvable Community Recreation Plan to specify current needs and be eligible for grant funding for recreation projects. 7.3.8 Community Institutions (Public facilities, churches) Maintain vital community centers by supporting the needs of existing and new community institutions in the Villages. Objectives and Action Steps A. Encourage shared parking for facilities that are primarily used during “off peak” business hours. Chapter 7: Community Goals and Objectives Leland Township Master Plan – Update page 7-9 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 8: Future Land Use Recommendations At present, Leland Township is primarily a rural residential, agricultural, and tourist based community. Lakeshore living is available along the shores of Lake Leelanau and Lake Michigan. While active agricultural uses have declined from historic levels, the many active farms that remain are highly valued by the local residents, according to the 2005 Leland Township Survey. Through land use planning and land use controls, Leland Township intends to work to ensure that existing rural residential, agricultural, and recreational uses can continue, and reasonable growth can be directed towards Leland and Lake Leelanau Villages with minimal land use conflict or negative environmental impact. Based on the social, economic and environmental characteristics of the Township, eight general categories of land use have been identified to serve existing and future development needs. These categories are listed below: ¾ ¾ ¾ ¾ ¾ ¾ ¾ ¾ Conservation and Park Land Farm-Forest Rural Residential General Residential Waterfront Residential Leland Village Mixed Use Lake Leelanau Village Mixed Use Manufacturing/Light Industry Conservation and Park Land The Conservation and Park Land category includes North Manitou Island, existing park land on the mainland, as well as land owned and protected by a land conservancy as preserves open to the public. Other lands are protected under conservation easements with a land conservancy, however such lands are not open to the public and thus not shown on the Future Land Use Map, Figure 8-1, or included in this Future Land Use category. The lands included in the Conservation and Park Land category are not subject to intense development pressures due to existing public or quasi-public ownership or easement status. Consequently only environmental preservation and low intensity recreation related development activities are anticipated on these properties. It is intended that these lands be designated for continued conservation and recreational uses. The distribution of the Conservation and Park Land designated land throughout the Township is shown on the Future Land Use Map, Figure 8-1. The entire area of North Manitou Island is part of Sleeping Bear Dunes National Lakeshore. North Manitou Island is almost entirely managed as “Wilderness”, based on the 1981 recommendation, with only a small area surrounding the historic village/ranger station being managed to preserve the historical structures and resources. Based on current Federal legislation, areas of Sleeping Bear Dunes National Lakeshore proposed in the 1981 “Wilderness Recommendation” must be managed to maintain existing wilderness character “until Congress determines otherwise.” Due to this law all lands included in the 1981 recommendation (including North Manitou Island), have been and will continue to be managed Chapter 8: Future Land Use Recommendations Leland Township Master Plan – Update page 8-1 PC Adopted: May 2008 Board Adopted: July 2008 �as wilderness unless or until, Congress acts upon a recommendation. (Source: Sleeping Bear Dunes National Lakeshore Draft General Management Plan, Wilderness Study and Environmental Impact Statement – April 2008). See Appendix B for excerpts pertaining to use and management of Wilderness areas. Uses proposed in the Conservation and Park Land area include public and private forestry, wildlife habitat, recreation, and similar open space uses. The Township encourages the establishment of conservation, park land and open space, including the preservation of wetlands and riverine habitats for scenic, recreation and wildlife protection such as the Lake Leelanau Narrows, as well as the preservation of prime, unique and valuable farmland. The tools to accomplish this include donations, acquisition, and 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. Because parcel sizes vary significantly from small road end lake access sites to large forested tracts of land, no minimum parcel size is recommended. Farm-Forest The Farm-Forest category includes those lands within the Township where agricultural and/or forested land uses are encouraged to continue on a long term basis and are afforded opportunities and protections to do so. Agricultural lands included in the Farm-Forest area embody one or more characteristics which strongly support long term economically viable agricultural operations including comparatively large parcel sizes, limited encroachment by conflicting land uses, good agricultural soils and/or topographic conditions, and enrollment in the Farmland and Open Space Protection Program (part 361 of PA 451 of 1994, formerly known as PA 116). Based on the survey responses (2005), the Township residents encourage preservation methods that maintain farmlands, farming, open space, natural resources and rural character of the Township. Some of the methods include innovative zoning provisions that allow for the preservation or conservation of essential natural resources, farmland or open space. Other methods to help protect and preserve agricultural land while protecting a landowner’s economic investment include the Purchase of Development Rights (PDR), Transfer of Development Rights (TDR), clustering requirements for non-agricultural uses and tax breaks or incentives for continuing agricultural use. While agriculture is the primary intended use for this area, it is further recognized that the encroachment of conflicting land uses must be limited in order to protect the existing agricultural uses and the rural character of the Township. It is also the intent of the Farm-Forest area to protect the quantity and quality of the special natural resources included within this area, such as wetlands, farmlands and woodlands. In order to promote the preservation of the important local agricultural land, the areas identified and discussed in Chapter 6, and mapped in Figure 6-2 have been overlaid on the Farm-Forest future land use category and is presented in the Agricultural Preservation Priority Areas map, Figure 8-2. The priority agricultural preservation areas that are mapped as Farm-Forest on the Future Land Use map, Figure 8-1, are also included in one or more of the following categories: 1) active agricultural area; 2) areas with prime or unique farmland soils, and/or 3) areas which are included in the Tart Cherry Inventory. Due to the typically larger parcel sizes in this area and the lower density of existing development in the Farm-Forest designated areas, these potentially would be suitable for extractive operations provided such an operation meet the standards set forth in the zoning ordinance for such uses in order to protect the health, safety and welfare of the Township as a Chapter 8: Future Land Use Recommendations Leland Township Master Plan – Update page 8-2 PC Adopted: May 2008 Board Adopted: July 2008 �whole, and would create “No Very Serious Consequences”, as judicially formulated by the Michigan Supreme Court in 1982 Silva decision, (Silva v. Ada Township, 416 Mich. 153, 330 N.W.2d 663 (1982), as may be amended or revised by the Michigan Supreme Court.) Rural Residential The Rural Residential area is intended to accommodate a mixture of primarily agricultural and residential land uses. The Rural Residential area is intended to serve both as a means of accommodating future residential development within a low density open space setting and buffering more intensive agricultural operations from higher density residential growth areas. The Rural Residential area is intended to accommodate low density residential development with a strong emphasis upon protecting the area’s natural resources, sensitive environmental features, rural character, and open spaces, while also encouraging the continuation of viable farming operations. Recommended development densities should generally not exceed approximately one dwelling unit per 1 to 5 acres. Lower densities may be appropriate where special environmental conditions are present. The higher density range, approaching one dwelling unit per 1 acre, should be available only where the development project employs aggressive measures to protect the natural resources and rural character of the Township and the safety of the township’s thoroughfares, including the use of interior roads, the clustering of lots upon a parcel while designating the balance of the original parcel as permanent open space (such as through conservation design), and the effective screening of new dwellings from the county road network. General Residential The General Residential area is intended to accommodate primarily single family residential growth and development at a slightly greater density than provided for in the Rural Residential area, but not at densities as high as the Township’s Village areas. The General Residential category includes much of the existing residential development and provides opportunities for additional similar development as well as residential development along some peripheral regions of the Township’s lakeshores which have historically been magnets for residential development; these resources are fragile and vitally important to the economic and environmental well being of the Township. Development within these areas should be permitted only where the future quality and character of the surrounding waters and shoreline can be maintained. Development within the General Residential area should be discouraged where natural features present significant environmental constraints including shore erosion, degradation of wetland area, inadequate soils to accommodate septic systems, and other environmental constraints. Since public sewers are only available in a portion of the Township, and no central water system is available, the minimum lot and density standards must reflect the constraints presented by the lack of such services. Waterfront Residential To preserve the scenic beauty and environmental integrity of areas adjacent to Lake Leelanau and Lake Michigan, 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, such as greenbelt provisions. The Waterfront Residential designation is utilized along Lake Leelanau 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 Chapter 8: Future Land Use Recommendations Leland Township Master Plan – Update page 8-3 PC Adopted: May 2008 Board Adopted: July 2008 �local roads, as well as concerns regarding water quality and shoreline protection, including but not limited to, wetlands and Critical Dune Areas. Leland Village Mixed-Use The Leland Village Mixed-Use category is intended to accommodate a mixture of residential and commercial land uses in the similar manner it has accommodated such uses to this point in time. It is the intent of this plan that Leland Village maintain its compact developed pattern and “small village” character and that all future development or redevelopment be of such character and design to continue the Village’s existing identity and current character. Specific recommendations regarding future land use in the Village of Leland include: A. Land devoted to commercial use should generally not be expanded within the Village beyond its current limits. Retail orientated establishments should be primarily limited to the rectangular area formed by Lake Street, William Street, First Street, and the Leland River, and extending along both sides of the river to include Fishtown area to the west and along the north side of the river to Chandler Street to the east, with the provision for transitional uses beyond the core. This Plan encourages the continuance of the commercial land uses located south of Leland River on the east side of M-22 between Pine and Thompson Streets but strongly discourages the expansion of commercial uses into other areas south of the Leland River. B. While Fishtown is within the commercial area discussed above, the Fishtown area is unique in character and design, and thus merits some special considerations. In the 2005 survey findings, the residents of Leland Township indicated a strong desire to see Fishtown continue “as is”. Since the present zoning ordinance does not adequately provide for Fishtown, this plan recommends the area be addressed with the development of an overlay district or separate zoning district to specifically accommodate the unique situation of the Fishtown, and allow for the continuation of this area which is a vital part of the unique charm of Leland. C. Uses which are not as retail orientated as the balance of the Village’s Core business district, or which do not benefit as greatly from being located within a central retail or business area or in close proximity to high levels of pedestrian and/or vehicular traffic, should continue to be located in that area of the Village defined by the Leland River, Oak Street, and Chandler St. D. The balance of the Leland Village area should be used primarily for accommodating existing and future single residential development. Development densities should be similar to development densities currently existing in the Village and measures should be taken to minimize the negative impacts of new developments and redevelopment projects upon surrounding properties. Developments of particularly high density, such as multiple family developments, should be limited to locations outside of the central village area where the village character is not as dominant, and where ease of access to M-22 is available. E. The redevelopment of the County courthouse and associated county-owned properties in Leland could have a significant impact on the character of Leland. Due to the location of these properties and the County’s plans to vacate them, a community input session was conducted. At this community meeting the future uses of the properties were discussed revealing significant support for this area being re-developed as residential. Chapter 8: Future Land Use Recommendations Leland Township Master Plan – Update page 8-4 PC Adopted: May 2008 Board Adopted: July 2008 �The desire expressed was that such development be primarily single family residential at a density and scale consistent with the existing lot sizes and the surrounding neighborhood. The concept of a park along the river was also well received. As of summer 2007, the property has been optioned, and the relocation of county offices is expected to be complete by spring 2008. While final development plans have not yet been submitted, the prospective owners have expressed interest in developing the property consistent with community’s desire for residential uses of a scale desired by the community. F. The updating of the zoning provisions to encourage design that is consistent with the relevant guidelines in the New Designs for Growth Guidebook and the implementation of a zoning ordinance that incorporates form-based zoning principles, especially in the two village mixed use areas. Lake Leelanau Village Mixed-Use The Lake Leelanau Village Mixed-Use category is intended to accommodate a mixture of residential and nonresidential land uses within a village setting. In light of the geographic limitations associated with Leland Village, Lake Leelanau village is intended to play a particularly important role in accommodating urban oriented growth in the Township in the future including commercial and light industrial development. It is the intent of this plan that Lake Leelanau Village maintain its compact developed pattern and “small village” character and that all future development and redevelopment be of such character and design to further continue the Village’s existing identity and current character. Where residential development may be proposed in close proximity to commercial land uses, proper site planning and buffering measures should be taken to minimize potential negative impacts and facilitate a successful integration of differing land uses. Specific recommendations regarding future land use in Lake Leelanau village include: A. Land devoted to commercial retail use should be encouraged within the area generally located between Gertrude Street and the Lake Leelanau Narrows, extending south to Meinrad Street, and Louise Street east of St. Joseph’s Street, and north to Old M-204 across to Williams Street. B. Uses which are not as retail or service in nature as the balance of the village’s core business district is intended to be, or which do not particularly benefit from being situated within the primary village business district, should be encouraged along M-204 outside of the village’s central retail area, including west of Gertrude Street and east of Lake Leelanau Narrows. However, in order to more effectively protect the village’s existing character, new commercial uses are encouraged to locate within the existing commercial district. Land to the north of Old M-204 across to William Street could also address nonretail oriented commercial expansion, although this area could equally accommodate additional residential development. C. The balance of Lake Leelanau village should be used primarily for accommodating existing and future mix of residential development. Development densities should be generally similar to development densities currently existing in the village and measures should be taken to minimize the negative impacts of new developments and redevelopment projects upon surrounding stable neighborhoods. Uses of higher density, such as multiple family developments, should be located where access to M204 is convenient and the increased density will not conflict with the essential character Chapter 8: Future Land Use Recommendations Leland Township Master Plan – Update page 8-5 PC Adopted: May 2008 Board Adopted: July 2008 �of the village and existing residential neighborhoods. Such areas include the areas immediately south and west of Anthony Street and/or north of Old M-204 across to William Street. Where residential development may be proposed in close proximity to commercial land uses, proper site planning and buffering measures should be taken to minimize potential negative impacts and facilitate a successful integration of differing land uses. D. The updating of the zoning provisions encourage design that is consistent with the relevant guidelines in the New Designs for Growth Guidebook and the implementation of a zoning ordinance that incorporates some form-based zoning principles, especially in the two village mixed use areas. Manufacturing/Light Industry Consistent with the Township's desire to provide for a diversity of commercial and light industrial businesses, an area is designated for manufacturing/light industrial. The designated location is on Schomberg Road in the southwest portion of the Township. The area is served by a class A road which can readily accommodate the truck traffic, but is removed from the “downtown” area of either of the Villages. Currently there is some existing industrial land use in this designated area, see Figure 8-1, Future Land Use Map. Chapter 8: Future Land Use Recommendations Leland Township Master Plan – Update page 8-6 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Town ship Future Land U6e Map Figure 8-1 Not- t-o Scale Future Land Use Name NSERVATION AND PARKLAND RM -FOREST ENERAL RESIDENTIAL ATERFRONT RESIDENTIAL LAND VILLAGE MIXED USE KE LEELANAU VILLAGE MIXED USE MANUFACTURING/LIGHT INDUSTRIAL ~ ATER 0 2,000 4,000 6 ,000 Feet ----- Sewer District Ba6e Map Source6: Michigan Department of Natural Re6ouce6 Leelanau County Plannin Department Map Prepared ~: M. C. Planning & Dealgn N 1' PC Adopt,,d: M..y 2008 f wp Bc,.,,t Adopod: July 2000 Chapter 8: Future Land Use Recommendations Leland Township Master Plan – Update page 8-7 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township Agricultural Preservation Priority Areas Figure 8-2 Areas of Agricultural Importance Active Agricultural Future Land Use Name □Farm-Forest Future Land Use Category Soil Unique Farm land Prime Farmland Soils . Prime Farmland Siteclass Tart cherry - good sites Tart Cherry - low priority sites Tart Cherry - mediocre sites 0 .7 1.4 2.1 Miles Lake Leelanau Chapter 8: Future Land Use Recommendations Leland Township Master Plan – Update page 8-8 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 9: Implementation Strategies and Plan Adoption Draft Plan Circulated for Comments The draft Leland Township Master Plan was transmitted to the Township Board for review and comment in May 2006. The Township Board approved the draft plan for distribution on June 12, 2006. Following the Board’s approval for distribution the proposed plan was distributed to the adjacent Townships (Leelanau, Suttons Bay, Bingham and Centerville) on March 21, 2007 as well as to the Leelanau County Planning Commissions on March 26, 2007 for review and comment. No comments were received from the adjacent townships. The comments received from the Leelanau Planning Commission and staff are included at the end of this chapter. Public Hearing A public hearing on the proposed Master Plan, for Leland Township as required by the Township Planning Act, Act 168 of 1959 as amended, was held on June 5, 2007. The Act requires that two notices of public hearing be given, the first to be published 20-30 days prior to the public hearing, and the second to be published not more than eight days prior to the public hearing. Notice of the public hearing was published in the Leelanau Enterprise on May 10, 2007 and May 31, 2007. A copy of the public hearing notice is reproduced at the end of this chapter. During the review period, the draft plan was available for review on the Township’s website, at the Leland Township Library, or by contacting the Leland Township Clerk. The purpose of the public hearing was to present the proposed Master Plan to accept comments from the public. In addition to the Planning Commission members, Township Board Members, and 17 Township residents and/or business owners of the township attended the public hearing. The public hearing began with a brief explanation of the planning process. Plan development included several Planning Commission and steering committee workshop meetings, and public input sessions. During the hearing, maps of existing land use, color coded resource, and proposed future land use recommendations were presented. The public hearing minutes are included at the end of this chapter. Plan Adoption At Planning Commission meetings on July 5 and August 1, 2007, following the June 5, 2007 public hearing, the Planning Commission discussed the comments received. The Planning Commission made minor plan modifications in response to the comments received and held an additional public hearing on February 20, 2008 on the revised plan. Additional comments were considered at subsequent meetings and minor revisions made. At the Planning Commission meeting on May 27, 2008 and took action to formally adopt the Leland Township Master Plan, including all the associated maps. Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-1 PC Adopted: May 2008 Board Adopted: July 2008 �Per the Township Planning Act (PA 168 of 1959, as amended), on June 9, 2008, the Township Board asserted the right to approve or reject the plan. The Township Board formally adopted the plan on July 14. 2008. Legal Transmittals Michigan planning law requires that the adopted Master Plan be transmitted to the Township Board, as well as to the adjacent Townships and the County Planning Commission. Copies of these transmittal letters appear at the end of this chapter. Plan Implementation A Master Plan is developed to provide a vision of the community's future. It is designed to serve as a tool for decision making on future development proposals. A Master Plan will also act as a guide for future public investment and service decisions, such as the local budget, grant applications, road standards development, community group activities, tax incentive decisions, and administration of utilities and services. According to the Township Zoning Act, comprehensive planning is the legal basis for the development of a zoning ordinance. Section Three of the Act states: "The zoning ordinance shall be based on a plan designed to promote the public health, safety and general welfare; to encourage the use of lands in accordance with their character and adaptability, and to limit the improper use of land; to conserve natural resources and energy; to meet the needs of the state's residents for food, fiber, and other natural resources, places to reside, recreation, industry, trade, service, and other uses of land; to insure that use of the land shall be situated in appropriate locations and relationships; to avoid the overcrowding of population; to provide adequate light and air; to lessen congestion of the public roads and streets; to reduce hazards to life and property; to facilitate adequate provision for a system of transportation, sewage disposal, safe and adequate water supply, education, recreation, and other public requirements; and to conserve the expenditure of funds for public improvements and services to conform with the most advantageous use of land resources, and properties." Zoning The Zoning Ordinance is the most important tool for implementing the Master Plan. Zoning is the authority to regulate the use of land by creating land use zones and applying development standards in various zoning districts. Leland Township is covered by the Leland Township Zoning Ordinance regulating land use activities. The first Zoning Ordinance was adopted in 1980. The current ordinance was last amended in 2004. The Zoning Ordinance should now be reviewed to ensure the Ordinance is consistent with the goals and the Future Land Use as presented in this Master Plan. Leland Township intends to update the Zoning Ordinance consistent with the Township’s vision for the future and promote the “village mixed use” areas, and provide development options to better meet the goals of this plan. Grants and Capital Improvement Plan The Master Plan and Recreation Plan can also be used as a guide for future public investment and service decisions, such as the local budget, grant applications and administration of utilities and services. Many communities find it beneficial to prioritize and budget for capital improvement projects, such as infrastructure improvements, park improvements, etc. A Capital Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-2 PC Adopted: May 2008 Board Adopted: July 2008 �Improvements Program (CIP) is one tool which is often used to establish a prioritized schedule for all anticipated capital improvement projects in the community. A CIP includes cost estimates and sources for financing for each project, therefore can serve as both a budgetary and policy document to aid in the implementation of a community's goals defined in the Master Plan. Comments received from Leelanau County Planning Commission. Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-3 PC Adopted: May 2008 Board Adopted: July 2008 �· · MASTER:PLANREVIE\V·> · · ·• _PCl2-.07.0~_; I,,ela~~~Tri~1l~~~t\ - · ·:· 0 ·:- ~, '_\::,t::i:Ui~,~trr/fJ~1:/\.• .,'./::}}·'. Reviewing Entity: Leelanau County Planning Commission Datt:: of Review : May 22, 2007 ..., }S.tCTIO~ 1: . C.~NJ!:ib\L ~F:qRi~A'f;Iq;l'f·_: _; ·.· .. ,·. . - .. ,. -~ :· , .. • .. . . ·.·.,: ••,-• ., March 30, 2007 ! June I, 2007 Review and comment on the proposed Leland Township Master Plan. Mr. Stephen Clem, Chairman Leland Township Planning Commission 1800 N. Eagle Hwy. Lake Leelanau, Ml 49653 Date Request Received: Last Day of Review Period: Requested Action: Applicant: 2: TOWNSHIP SECTlON .... . ··. ·.-·.··. ,·, . :.. ·-:. . .. : ._ ......-...ACTION .. .. . COMMISSION . . .. . . . .. - -PLANNi:NG . . ... ··.· ( The Leland Township Board of Trustees approved distribution of the proposed Leland Township Master Plan on June 12, 2006. The Township Planning Commission will act on the proposed Plan after receiving comments from the County and adjacent municipalities. A public hearing is scheduled for June 5, 2007. SECTIP,N 3: BASIS FOR PLAN REVIEW; · •~· . ,. ·. . . .'.· ·-·: ' See Appendix A for enabling legislation (excerpt of Township Planning Act, Act 168 of 1959, as amended). The Leland Township Comprehensive Development Plan was adopted in 1994. The proposed Leland Township Master Plan would rcpluce the 1994 Comprehensive Development Plan. __sECTIQ~~: -~NALY_s is·,... . :·.,·.::'::'•:·:-:,._ .·,;".'·::•;/.,:- :.:_.,_ .... ~: ..-- · The Principal Goal of the leelana11 General Pla11 is to establish a strategy for mea11ingf11I growth that protects, a11d where possible, enhances the unique character and quality of life on the peninsula by focu .~ing 011 the bala11ce of environmemal protection, resource management und eccmomic development so as to provide a foumlation for a sustainable economy that permits Jong term prosperity for all presellt and future Leela11a11 Co1111ty re.fident.~. The proposed Master Plan has been reviewed for consi.ftency with these policies. Policy Guidelines of the Leelanau General Plan Yes No NA A. Intergovernmental and Regional Context A partnership founded on mutual respect and mutual support in achievement of the common goals of the General Plan should guide the development and implementation of new relationships between the County and local units ofgovernment in the County and between the County and adjoining counties in the region. -I- Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-4 PC Adopted: May 2008 Board Adopted: July 2008 �1. Does the proposed plan strive for greater cooperation between neighboring units of government? X B. Preservation of Peninsula Character The interdependence of the natural and people-made features on the peninsula that make up its rural character, with the activities that comprise its economic base require that future land use change on the peninsula not undermine and where possible enhance the character of the area around it, and in so doing contribute to the unique rural character of the area around it, and to protection of the unique rural character of the entire Leelanau Peninsula. 1. Does the proposed plan include strategies for the preservation of rural and small-town character? See staff comments C. Working with Nature Extensive and diverse sensitive natural features found throughout the peninsula provide the foundation for the present and future quality of life on the peninsula and should be protected where pristine, restored where damaged and have access and use managed for long term sustainability eve,ywhere else. X l. Does the proposed plan include strategies for environmental protection, restoration, and management? D. Managed Growth Local land use or comprehensive plans and local development regulations should be updated and thereafter maintained to include goals, objectives, policies and strategies for managed future growth consistent with the Leelanau General Plan. Local plans should include more specific land use and density proposals at the parcel specific level. Local regulations should focus on design and other issues of local significance. Public facilities should all be constructed according to locat capital improvement programs that are coordinated at all governmental levels on the Peninsula. 1. Does the proposed plan include parcel-specific future land use recommendations (map)? 2. Does the proposed plan include design guidelines? X I See staff comments I This request is for comments from the County Planning Commission on the proposed Leland Township Master Plan. The proposed Plan was prepared by the Leland Township Planning Commission, with assistance from the Leland Township Master Plan Steering Committee, a group comprised of Township residents. M.C. Planning and Design provided technical assistance in the project. Leland Township has been working on the Plan since 2005. The Township conducted extensive research, for both public opinion and factual information, in the preparation of the Plan. Throughout the process, the Township sought public input in establishing goals and objectives, through a public survey, formation of the steering committee, public information sessions, and a "photo tour." The Township obtained additional information and background by updating land use data and conducting a buildout study. Public input and a solid infonnation base are both crucial in developing a relevant plan, and the Township has Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-5 PC Adopted: May 2008 Board Adopted: July 2008 �taken significant steps to reflect existing conditions and the concerns of Township residents. Staff would like to compliment the Township on their plan update. Leland Township has met all statutory requirements in the creation of the Plan. Staff has some comments on the text, as follows. Chapter 6, Significant Land Use Issues This chapter identifies the major areas of concern as identified by the Planning Commission and Township residents. Staff feels that some of these issues need some additional explanation or background in order to serve as a foundation for the goals and objectives in the following chapter. For instance, Section 6.3, Septic and Sewer Issues, states "Issues continue to come up regarding the expansion of the system to serve other portions of the Township, especially around Lake Leelanau in order to help protect water quality." What specific issues have come up that would warrant the expansion of the sewer? Are septic systems failing around Lake Leelanau, has development in the area intensified, has water quality deteriorated, etc. If at some point the Township does pursue expansion of the sewer, it would be helpful to have documentation, in an adopted Plan, of the need for such a project. Section 6.6, Keyhole Development, identifies issues with keyholing pertaining to parcel size, number of docks, etc., but doesn't mention why the use is regulated to begin with - in order to protect water quality and property values, prevent nuisance conditions, etc. Economic issues are not identified in this chapter, although zoning recommendations are made in Chapter 7 that pertain to economic issues. Staff feels it would be beneficial to the Township to include language in the Plan documenting the need for its recommendations - especially if the Township's zoning is ever called into question. Because PA 110 of 2006, the Michigan Zoning Enabling Act (see Appendix B), strengthens the relationship between plans and zoning ordinances, it becomes especially important to document needs and explain the rationale behind the zoning recommendations made by the Plan. Chapter 7, Community Goals and Objectives Pages 7-3 through 7-9 identify land use goals, followed by objectives and action steps specific to each land use goal. Most objectives and action steps are clear and fairly specific; but some left questions as to the responsible agency or implementation strategy. Staff had questions on the following objectives/action steps: Page 7-5: "Identify and protect sensitive environmental areas to be preserved such as critical sand dunes areas, woodlands, wetlands, and other environmentally sensitive areas; and identify land that may not be suitable for development because of natural limitations for the erection of structures or septic systems (such as hydric soils, flood plains, steep slopes, or areas at high risk of shoreline erosion)." It would be helpful to include definitions or additional information - possibly in other chapters - relating to the types of land that should be preserved. For instance, should only woodlands over certain acreages, or only specific types of woodlands be preserved? What other environmentally sensitive lands should be identified? Page 7-5: "Encourage the acquisition of sensitive environmental areas by public agencies or non-profit organizations for the purposes of permanent preservation." How will the Township encourage these agencies in acquiring these areas? Will they provide financial support or other services? Page 7-6: "Provide zoning options to meet the needs of senior citizens." Other objectives/action steps identify specific zoning techniques to be addressed or adopted. What zoning options would meet this objective, and what needs would be addressed? Staff would suggest identifying, at least in general terms, Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-6 PC Adopted: May 2008 Board Adopted: July 2008 �what zoning options would be provided - i.e., regulations permitting group homes or senior citizen centers, accessory dwellings, etc. Page 7-6: "Encourage exploration of affordable housing options." What agency would be responsible for exploring these options, and how would the Township encourage it? Page 7-7: "Establish a zoning district for knowledge-based businesses in close proximity to the Villages." Knowledge-based businesses, and the need for zoning encouraging this type of business, are not addressed elsewhere in the plan. lfthe Township is considering a new zoning district to accommodate this use, the need should be defined in the Plan in order to justify its creation. Perhaps some explanatory text regarding the seasonal nature of the Township's employment issues could be added to Chapter 6, Significant Land Use Issues. Language detailing these issues would serve as a foundation for other economic goals identified on page 7-7, as well. Page 7-7: "Provide opportunities for the continuation of the current land uses and activities in Fishtown." In other sections, the Plan makes reference to the possible use of overlay zoning or a separate zoning district to address issues with Fishtown. For clarity, staff suggests including language to that effect in this sentence as well. Page 7-8: "Continue to support countywide recycling and solid waste management programs, and encourage commercial recycling." How would the Township encourage commercial recycling? One other issue staff would like to comment on is that of design guidelines. Pages 8-3 and 8-4 of Chapter 8, Future Land Use Recommendations, indicate that "it is the intent of the Plan" for these villages to maintain their "small village" character, and that future development should be designed to maintain the identity and current character. It may be helpful to reference design guidelines that would further this intent - particularly if the Township intends to adopt zoning at some point that would address design issues. The 2006 New Designs for Growth Guidebook consists of design guidelines created with the intent of maintaining small-town and rural character in the region. These guidelines, if put into practice by the Township and/or developers, would be consistent with, and would advance the goals of, the proposed plan. Staff suggests including language in Chapter 7 that would reference the Guidebook. Language could read, for example, "Update zoning language to encourage development that is consistent with the relevant guidelines included in the New Designs for Growth Guidebook." As pointed out above, the Zoning Enabling Act strengthens the ties between zoning ordinances and plans; if the Township ever adopts more detailed zoning regulations addressing design and character issues, it will be helpful to have specific language referencing guidelines related to these issues. Some minor comments on the text: It may be beneficial to provide more detail on the steering committee that helped prepare the Plan; i.e., how many members, when it was formed, what concerns they represented, etc. Page 2-1, third paragraph: " ... the county estimates that the seasonal and day visitor tourist population (June through August) is seven times larger than the permanent population ... " This information was included in the original Leelanau General Plan (1995). However, in a subsequent update, staff was unable to substantiate the source or accuracy of this estimate, and the estimate was deleted from the General Plan. The Township might want to remove this information, since it can't be confirmed. Page 2-11, fourth paragraph: "Table 2-10 provides the Leland Township by SEY data from 1999 to 2003." ls there a word that should be inserted after "Township" in this sentence? Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-7 PC Adopted: May 2008 Board Adopted: July 2008 �Page 3-10, last paragraph:" ... operating permit in Leelanau County (Maple City). None in Leland Township." The sentence should read, "There are none in ... " in order to maintain consistent use of language. Page 5-2: Section 5.6, Other Services, identifies a number of companies providing solid waste disposal service in the Township. United Waste Systems does not operate in the Township at this time, and Cedar Disposal no longer exists as such; these companies should be removed from the list. American Waste, which is not identified in this section, may provide service to the Township. Page 5-2: Section 5.7, Leland Harbor indicates that the harbor is "the busiest of its kind." In what geographical area is it the "busiest?" In the county, state, nation, etc. Page 6-2: Section 6.6, Farmland and Open Space Preservation, references the "county level" Purchase of Development Rights (PDR) program, and indicates that the Future Land Use map "provides an overlay of the areas to be eligible for preservation, based on township criteria." The County's PDR ordinance was rescinded by action of the County Board in November 2006. The overlay referencing the PDR-cligible areas is not included in the draft master plan, but would have been necessary if the Township were able to participate in a PDR program. Language referencing the County-PDR program should be deleted or revised to reflect any other approach the Township may take to address farmland and open space preservation issues. Leland Township Notice of Public Hearing Leland Township Notice to the Public Leland Township Master Plan PublicHearing- 7 -pm. June 5, 2007 Munnecke Room, Leland Township Library 203 !:. Cedar Street Leland, Michigan The Leland . Town$hlp Planning .hglc:1 a Public Hearing Commission on the Ma'ster' Plan at · 7:00 p.m. Tuesday, June · 5, 2007, at the Murtnecke Room, Leland Township Library. -AII interested parties are invited to attend the hearing and comment on the Plan. Copies of the Plan are available for review at the Township C>ffice or Online at http://wWw.leelailaucounly.com/goverhment126261.asp: Written comments may be submitted in advance to the Leland Township Planning Commission, P.O..Box 1112, Leland; Ml 49654; emailed to lelandtownship@chartermi.net, faxed to (231) 256-2465 or delivered to the Township • offices at .112 -W. Philip St., Lake Leelanau, during business hours, or may b9_ submitted • at the Public Headng; -For additional information . contact _the Township office (231) 256.7546L E!XI. 201 . 1o+31 wm Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-8 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township Planning Commission Public Hearing – Minutes LELAND TOWNSHIP PLANNING COMMISSION MASTER PLAN PUBLIC HEARING Tuesday, June 5, 2007-7 p.m. Leland Township Library Munnecke Room 203 E. Cedar, St., Leland, Ml MINUTES PRESENT: Planning Commissioners Steve Clem (chair), Keith Ashley, Gary Bardenhagen, Kimberly Brant, Jane Keen, Richard Plamondon; Attorney Mardi Black; Planner Mary Campbell, Zoning Administrator Tim Cypher ABSENT: Skip Telgard GUESTS: 17 CALL TO ORDER: Mr. Clem called the meeting to order at 7:05 p.m. INTRODUCTION: Mr. Clem noted that the draft Master Plan had been on the Leland Township Web site since early March, and that comments had been received by email, letter and word of mouth. Some comments were tied to discussions of the Bay Hill and Provemont Village developments. After this public hearing, the Planning Commission will review the Master Plan in detail and incorporate public input as appropriate, he said. The Master Plan is the Planning Commission's only product that is not approved by the township or other authorities, he said. The Master Plan is the foundation for the new Zoning Ordinance, which the Planning Commission will take on in the near future, he added. PUBLIC COMMENT Tom Evans (Leland) referred to page 8-3 (Leland Village Mixed-Use), noting that commercial use splits one block in the rectangle formed by Lake, William and First streets and the river. He asked whether the Planning Commission plans to retain the allresidential part of that block, or whether the three residential properties would become commercial. He noted that the draft indicates that additional commercial property would be discouraged on the south side of the river but takes no stand on the stretch of Lake Street in question. Gil Bogley (Lake Leelanau), representing the Lake Leelanau Lake Association, distributed a letter (on file in the Leland Township Office). He said waters and shorelines rank at the top of the township's important resources and are at the heart of the area's economy, recreation and property values. He suggested looking at the Benzie County Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-9 PC Adopted: May 2008 Board Adopted: July 2008 �Master Plan as a model for Chapter 8 to add emphasis to the importance of the waterfront residential district. Jeff Green (Lake Leelanau) submitted a statement (on file in the Leland Township Office). In Chapter 8 after Item C, he suggested adding an overlay district or a separate zoning district for the Lake Leelanau Narrows. He said the language would mirror the section that addresses Leland and Fishtown. Terry Stanton (Leland) said North Lake Leelanau and South Lake Leelanau are two different lakes with entirely different characteristics from a fishing perspective. He said the Narrows must remain navigable, especially with the inevitable increase in boat traffic. Kathy Turner (Lake Leelanau) spoke as a Leland Township citizen and as a Leelanau County Planning Commission member. She noted that a key comment from the county Planning Commission's review was that the plan should include more detail on the rationale for its recommendations. Also, the plan should be more specific about providing zoning options to meet the needs of older citizens. Ann Bagley (Lake Leelanau) submitted a statement (on file in the Leland Township Office). She said defending the new Zoning Ordinance will rely heavily on the substance of the Master Plan. For example, details of the expansion of the township sewer system should be included in the plan. She added the current plan has some good language that should be retained; for example, no sewer-induced growth. She said the sewer system should not drive development. She also recommended including appropriate parts of a handbook titled Designs for Growth. Hugh Farber said he had emailed his comments (on file in the Leland Township Office). Susann Lederle (Leland) complimented the commission and staff on its work. Mr. Clem expressed concern that the Master Plan doesn't address implementation costs or other negative effects. He added that the plan may not establish enough of a clear roadmap for the township. Also, he wondered about ramifications for the township because there may not be enough sewer capacity to support the Master Plan. He asked whether the sewer system should limit growth. He added that requiring everyone in the sewer district to hook up effectively limits what happens in the district and represents government preempting development. Ann Bagley said the basic concept of the Master Plan is reasonable growth, which means the township would not build sewer capacity for every developer who wants to make a profit. Mr. Clem said a key goal of the Master Plan is to prevent sprawl, which means growth logically would be focused near the towns, where the sewer district is located. As a result, he felt growth in Leland and Lake Leelanau will be limited by the sewer system. Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-10 PC Adopted: May 2008 Board Adopted: July 2008 �Hugh Farber said expansion of the sewer is another option; if people want it, they will pay for it. Ann Bogley said it's important for the Planning Commission and the Sewer Commission to talk about these issues. Susann Lederle said Bay Hill has its own sewer district, which adds no burden to the public. Ms. Keen said citizens would have to petition for an expansion. Mr. Bardenhagen said the sewer issue needs attention, but as part of a capital improvement plan and not necessarily within the scope of the Master Plan. Kathy Turner said the Planning Commission and Sewer Commission should meet to create a future sewer district based on where the township wants growth to occur. Mr. Clem said he felt only one side of the issue was represented at this meeting. He asked what a Narrows overlay would look like and expressed concern that a zoning overlay would go down parcel lines and perhaps even slice properties. Mr. Ashley said much residential property has been changed to commercial in the Narrows area, yet he wasn't sure anyone had invested anything in those properties since the change. Jeff Green said the rationale for a Narrows overlay could be derived from discussions on Provemont Village, which cited the beauty of the area, its importance to navigation between the lakes, and its complex and sensitive environment. Gil Bogley said the Narrows also has potential for mixed-use development. Mr. Clem said he is concerned that more people and more points of view weren't represented at this public hearing. Gil Bogley said he thought viewpoints were balanced between property rights and environmental concerns. Mr. Ashley asked why the proportion of C-1 and C-2 property in Leland is about 20 percent, versus more than 60 percent in Lake Leelanau. Mr. Plamondon said that at earlier forums, Lake Leelanau people overwhelmingly wanted more commercially zoned property, while Leland residents didn't. That's likely different now, he added. Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-11 PC Adopted: May 2008 Board Adopted: July 2008 �Susann Lederle said the fear of overdevelopment must be balanced with the issue of livelihood. She added that it's important to explain the term "limit growth," because it could create a perception that property rights are being violated. Kathy Turner said it's critical to educate the public and build consensus for the Master Plan. Susann Lederle brought up the fact that Leland Township is losing One Up Web; discussion ensued among commission and audience members. ADJOURNMENT: The public hearing was adjourned at 8: 15 p.m. Respectfully Submitted, Susan M. Buxton Recording Secretary Public Hearing minutes from February 20, 2008 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-12 PC Adopted: May 2008 Board Adopted: July 2008 �LELAND TOWNSHIP PLANNING COMMISSION PUBLIC HEARING AND MEETING Wednesday, February 20, 2008 Leland Township Library Munnecke Room 203 E. Cedar St., Leland, Michigan MINUTES (as amended March 19, 2008) PRESENT: Planning Commissioners Keith Ashley (chairperson), Gary Bardenhagen, Vince Fleck, Jane Keen , Skip Telgard ; Planner Mary Campbell , Zoning Administrator Tim Cypher; Attorney Mardi Black ABSENT: Planning Commissioner Kim Brant GUESTS: 7 CALL TO ORDER: Mr. Ashley called the meeting to order at 7:05 p.m. PUBLIC HEARING: DRAFT LELAND TOWNSHIP MASTER PLAN Opening Comments: Mr. Ashley said work on the Master Plan had been under way for well over one year. In an effort to reflect the wishes of Leland Township constituents, a citizen survey was mailed to some 1,400 township households. More than 40 percent of the questionnaires were returned , and the responses were used to guide the Planning Commission and staff in shaping the Master Plan. Master Plan Public Comment Kathy Turner (Lake Leelanau) referred to comments she had emailed on behalf of East Leland Property Owners Association (ELPOA) members, along with comments from township residents Gil and Anne Bogley [comments available for review in the Leland Township Office]. Following is a summary of suggestions and responses (if provided): • Indicate farms that have conservation easements on map on page 6-3: Ms. Campbell and Ms. Black will research with the Leelanau Conservancy. • Establish mandatory septic tank inspection ordinance to protect water quality (Chapter 7): Ms. Keen said the township doesn 't have resources to enforce such an ordinance. Mr. Ashley said the Master Plan should reflect only what the township can accomplish . • Cite approximate Hispanic population (page 2-2): Ms. Campbell said Hispanic population would total more than 1 percent if all countries of origin were combined ; Mr. Bardenhagen said Leland School may be able to provide data . • Comment on the significance of income levels (page 2-4): Ms. Campbell said some Census statistics address this topic. • Include 2007 tax data (page 2-11): Ms. Campbell said the data will be added. • Indicate that ALS services are provided by North Flight (page 5-5): Ms. Campbell will update . • Update reference to county facilities in Leland (page 6-1): To be discussed . • Objectives/Actions (Chapter 7): Map and inventory sensitive environments; specify that native trees and shrubs be planted; add action step aimed at Leland Township Planning Commission Master Plan Public Hearing and Meeting February 20, 2008 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-13 PC Adopted: May 2008 Board Adopted: July 2008 �protecting the Lake Leelanau Narrows; add action step to encourage alternative energy sources; limit public and private forestry. Deferred until later in the meeting . Steve Mikowski (Lake Leelanau) said Antrim County has a Plan of Guiding Principles that merits a look. He will submit Master Plan suggestions to the Planning Commission. Terry Stanton (Lake Leelanau) said the Narrows is an area of concern to him. He said north and south Lake Leelanau are not a chain of lakes, but two distinct bodies of water. As a result, boaters and fishers want to traverse both lakes, creating the potential for heavy boat traffic through the Narrows as development continues. Jeanne Merica (Lake Leelanau) said she thinks the onus is on boaters to take boating safety classes. PUBLIC HEARING ADJOURNMENT: Mr. Ashley adjourned the public hearing at 7:40 p.m. and opened the regular meeting. APPROVAL OF MINUTES • December 5, 2007, meeting: Ms. Keen moved to approve the minutes as presented; supported by Mr. Telgard . Motion carried . • January 16, 2008 , work session: Mr. Fleck moved to approve the minutes as presented ; supported by Ms. Keen . Motion carried . REPORTS • Township Board Rep: Ms. Keen said the board is working on the 2008-2009 township budget. Also, the Leland Township Annua l Meeting is scheduled for Saturday, March 15, at the Old Art Building in Leland. Coffee will be served starting at 9 a.m., and the meeting will begin at 10 a.m. • ZBA Rep: Mr. Fleck reported that no appeals are before the ZBA . ELECTION OF OFFICERS • Chairperson: Mr. Bardenhagen nominated Mr. Ashley; supported by Ms. Keen. Motion carried . • Vice-Chairperson: Ms. Keen nominated Mr. Te lgard ; supported by Mr. Fleck. Motion carried . • Secretary: Mr. Telgard nominated Mr. Bardenhagen ; supported by Mr. Fleck. Motion carried . MEETING SCHEDULE FOR FY 2008-2009: The regular meeting schedule will be the third Wednesday of each month , beginning with Wednesday, March 19. In general , meetings will be held in the Leland Township Office and begin at 7 p.m. LELAND RIVERTOWN PROJECT INITIAL ESCROW (addition to agenda): Ms. Campbell and Ms. Black noted that the applicant should understand that the initial escrow is to cover the township's adminislralive cesls le cemplete the applicalien professional fees for Initial review to determine whether the application Is complete (amended 3/19/2008) . Once the Leland Township Pl anning C ommission Master Plan Public Hearing and Meeting February 20, 2008 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-14 2 PC Adopted: May 2008 Board Adopted: July 2008 �application is deemed complete , the Planning Commission would establish another amount to cover ongoing expenses associated with the application. Per the Zoning Ordinance , an escrow account must be replen ished when its balance is depleted to 1O percent of the total. Ms. Keen asked that escrow funds be clarified with the township treasurer when funds are received . Action: Mr. Bardenhagen moved to requ ire an initial escrow deposit of $3,500; supported by Mr. Telgard . Motion carried. MASTER PLAN DISCUSSION Ms. Black sa id most of her input relate to updates. Concerning comments from the Leelanau County Planning Commission , she recommended indicatin g that the Planning Commission has discussed and agreed on key po ints. She also suggested noting any deed restrictions on property controlled by the Fishtown Preservation Society because deed restrictions govern what can and cannot be done with property. In Chapter 7, she recommended numbering the action steps for ease of reference . Mr. Ashley led a discussion of documented comments, summarized as follows. Gil/Anne Bogley: Section 2.1 (separate numbers of seasonal residents and day/transient tourists): Ms. Campbell said the previous plan included some reference to these statistics, but that she could not find a source for the data . Consensus: No change . Section 2.1.2 (indicate what government offices will remain in Lake Leelanau). Consensus: Delete Natural Resource Conservation Service and BATA references. Section 2.1.3 (indicate number of "permanent" summer homes). Consensus: No way to determine; no change . Section 2.3.1 (add number who commute to Traverse City for work). Consensus: No way to determine ; no change . Section 2.3.2 (note that marina sells and repairs boats and sells gas). Consensus: No change , except to renumber sections to eliminate duplication of 2.3 .2. Section 2.6 (distinguish between "household size" and "average family size). Ms. Campbell will incorporate Census definitions. Section 3.6.2 (substitute "mandatory" for "extremely important" in last sentence). Consensus: No change . Section 5.2 (add "current sewer system is not large enough to meet even near-term growth projections"). Consensus: Add: ''The sewer system is nearing capacity , and expansion plans for the treatment facility are being explored ." In addition , Mr. Cypher suggested noting that REU stands for residential equivalent unit. Leland Township Planning Commission Master Pla n Public Hearing and Meeting February 20, 2008 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-15 3 PC Adopted: May 2008 Board Adopted: July 2008 �Section 6-6 (rewrite to reflect overwhelming citizen support for preserving farmland). Consensus: Comment must have related to an older version ; no change . Page 6-3 (update map to include new farms under conservation easements). Consensus: No change . Also , Ms. Keen noted that PA 116 was cut off on the map legend on page 6-3; Ms. Campbell will correct. Chapter 7: • Add mandatory septic tank ordinance. Consensus: No change. • Define "special environments."Consensus: Change to "sensitive environments." • Beef up "Community Institutions" section. Consensus: No change . Chapter 8.2: Explain "extractive uses." Consensus: Topic addressed at a previous meeting; no change . Agriculture Preserve Map: Use contrasting colors for farmland vs. good tart cherry sites. Consensus: Will be distinguishable in final plan . Kathy Turner for ELPOA: Page 1-3 • Verify statement that vineyards have replaced some cherry orchards in recent years. Consensus: Statement accurate ; no change . • Add wine-tasting as a tourist attraction. Consensus: Will add . Page 1-4: Add key. Consensus: Will add legend. Page 2-2: Add proportion of Hispanic residents. Ms. Campbell will research . Page 2-3: Update sentence concerning major employers. Consensus: Will change to : "Major employers in the township include St . Mary School , Leland Public School and numerous other businesses." Page 2-4: Add reasons for increase in higher incomes/decrease in lower incomes. Ms. Campbell will research and refine Page 2-11: Update property values and tax base with tax increases from 2006 election. Ms. Campbell will incorporate data provided by Leland Township. Page 3-10, Section 3.6.2, Paragraph 3, Line 5: Change "applications" to "application." Consensus: Will make change. Page 4-4, Section 4.2.7: • Paragraph 1, Line 4: Change "tremendous" to "extensive." Consensus: Will change. • Paragraph 1, Line 7: Change "site" to "sites." Consensus: Will make change . Leland Township Pl anning C ommission Master Plan Public Hearing and Meeting February 20, 2008 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-16 4 PC Adopted: May 2008 Board Adopted: July 2008 �Page 5-5, Paragraph 1, Line 5: Change to read, "Mutual aid agreements are in effect with all fire departments in the county. Advanced life services are provided by North Flight." Consensus: Will make change . Page 6-1 • Paragraph 1, Line 2: Update status of county facilities in Leland. Consensus: Text will be changed to indicate that the county courthouse and offices in Leland have been relocated outside of Leland Township. Also , the passage will note that the property will be sold for private development. • Paragraph 2, Line 3: --Delete ''with the possibility of park land along the river." Consensus: Change to "with the possibility of park land/open space along the river." • --Add description of plans/mention Cedar St. closing. Consensus: No change ; Cedar St. will close only on condition of Varley-Ke lly project. Chapter 7: Label information boxes "Objective" and lists "Action Steps." Consensus: No change . Page 7-4, Action Step 2, Line 2: Change "value-add " to "value-added. " Consensus: Will make change . Page 7-5: • Action Step 1: Include inventory and map of sensitive areas. Consensus: No change , except to substitute "sensitive" for "special. " • Action Step 8: Specify planting native trees and shrubs. Consensus: Will change to read , "encourage planting of native trees and shrubs. • Suggested New Action Step (9): "Protect and preserve the Lake Leelanau Narrows by zoning regulations such as a 40-foot setback, only one dock per 100 feet of shoreline, and prohibiting removal of any shoreline vegetation. Consensus: Add Action Step 9, to read , "Identify and protect the Lake Leelanau Narrows as a sensitive environment"; reserve any specifics for Zoning Ordinance . Page 7 -6: Change Action Step 1 to read, "Discourage development in areas identified on the Agricultural Consideration map (p. 6-4), and direct higher density. ... Consensus: Will make change . Page 7-7: • Add "Provide access to the latest technology." Consensus: No change . • Add Action Step 8, "Encourage alternative energy sources." Consensus: No change . Page 7-8: Add Action Step 8, "Consider consolidation and/or relocation of fire and rescue services." Consensus: No change . Page 8-1: • Under Conservation and Parkland heading, change sentence 1, paragraph 1, to read, "The Conservation and Parkland category includes existing parkland, as Leland Township Planning Commission Master Plan Public Hearing and Meeting February 20, 2008 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-17 5 PC Adopted: May 2008 Board Adopted: July 2008 �• • well as land owned and protected by a land conservancy as preserves, open to the public." (Added 3/19/08) Add park land on Future Land Use Map. Consensus: Will designate existing parks. Also , will change "pa rkland" to ''park land" throughout document. Delete Add "limited" fnJm to paragraph 2, sentence 1, to read, " ... public and private forestry." (Amended 3/19/08) Consensus: Will delete "limited" and not add "limited," but will change phrase to "public and private forest management." Page 8-2, Paragraph 2, Line 5: Add Change "are also included. " (Amended 3119108) OK as is; change optional. Page 8-3, Paragraph 2, Line 1: Change to "includes much of the existing residential development adjacent to waterfront properlies." Consensus: Will simply delete the word "lakeshore ." Page 8-4, Paragraph E, last sentence: Amend to "consistent with community's desire for residential uses of a scale" desired by the community." Consensus: Will make change ; also will delete "current owners." Page 8-5 • Paragraph 1: Add before final sentence: "integration of differing land uses." However, due to the commercial zoning of the Lake Leelanau Narrows west and norlh of the narrows bridge, this extremely sensitive and scenic area could be protected by an overlay district with regulations such as a 40-foot setback, prohibitions against removing any shoreline vegetation, and allowing only one dock per 100 feet of shoreline." Consensus: No change . • Paragraph C, Line 8: Correct typo. Consensus: Will make change . • Paragraph D, Line 1: Correct typo. Consensus: Will make change . PUBLIC COMMENT: None. ZONING ADMINISTRATOR COMMENT: Mr. Cypher asked Ms. Campbell to follow up on a discussion in December concern ing the Future Land Use Map with respect to dual zon ing on M22 south of Duck Lake Corner and creating the potential of future splits. NEXT MEETING: Wednesday, March 19, at 7 p.m. , Leland Township Office. ADJOURNMENT: Mr. Fleck moved to adjourn the meeting; supported by Mr. Bardenhagen . The meeting was adjourned at 10:20 p.m. Respectfully Submitted , Susan M. Buxton Recording Secretary Leland Township Planning Commission Master Plan Public Hearing and Meeting February 20, 2008 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-18 6 PC Adopted: May 2008 Board Adopted: July 2008 �LELAND TOWNSHIP PLANNING COMMISSION MEETING Tuesday, May 27, 2008 Leland Township Office 112 W. Philip St., Lake Leelanau, Michigan MINUTES (as amended 6/4/08) PRESENT: Planning Commissioners Keith Ashley , Gary Bardenhagen, Kim Brant, Vince Fleck , Jane Keen, Skip Telgard ; Planner Mary Campbell; Zoning Administrator Tim Cypher GUESTS: 3 CALL TO ORDER: Mr. Ashley called the meeting lo order al 7 p.m. APPROVAL OF AGENDA: Approved as presented. APPROVAL OF MINUTES-April 2, 2008: Approved as presented . PUBLIC COMMENT: None . TOWNSHIP BOARD REP REPORT: None. ZBA REP REPORT: None. MASTER PLAN Mr. Ashley asked about including the number of houses on the two lakes; Ms. Campbell is researching and wil l provide data . She reviewed the Sleeping Bear National Lakeshore Draft General Management plan as related to North Manitou Island and provided excerpts from the Sleeping Bear plan. l!he alse is leekiAg at refer:eAces te Merth MaAite1c1 eased eA excerpts frem the aleepiAg i;iear MatieAal bakeshere Draft GeAeral MaAagemeAt PlaA . She suggested including excerpts from the Sleeping Bear plan as Appendix B to the Master Plan. Additional minor changes regarding references to North Manitou Island were proposed in the natural resource objectives and action steps portion of Chapter 7 (Community Goals and Objectives), and in the Conservation and Park Land text of Chapter 8 (Future Land Use Recommendations) . Mr. Ashley asked whether ii would be beneficial for Leland Township to establish zoning for North Manitou in case the U.S. government sold property to developers. Ms. Campbell concurred and suggested a separate zoning district. With respect to the number of houses in Le land Township on Lake Michigan and Lake Leelanau, Mr. Cypher wil l check with the township assessor. Action: Mr. Fleck moved to accept a resolution (see attachment) to adopt the Leland Township Master Plan ; supported by Mr. Telgard . Roll-call vote: Ms. Keen-yes; Ms. Brant-yes; Mr. Fleck-yes; Mr. Telgard-yes; Mr. Bardenhagen-yes; Mr. Ashley-yes. Resolution adopted , 6-0. 1 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-19 PC Adopted: May 2008 Board Adopted: July 2008 �Lake Leelanau resident Steve Mikowski asked whether the plan had gone to the Leland Township Board ; Mr. Ashley confirmed. Mr. Mikowski noted this meeting's agenda did not specify the master plan would be approved . BAY HILL Mr. Cypher said Bay Hill owner McKeough Land Company is requesting the return of its $50,000 performance guarantee . Based on his review of the final conditions and inspection of the required improvements, he is satisfied that the developer is in compliance with the conditions. Mr. Cypher recommended that the Planning Commission approve the return of the performance guarantee and ask the Leland Township Board to take final action. Discussion included the fact that a $133,000 performance bond would remain in place to cover the Bay Hill sewer treatment plant . McKeough representative Kim Bun bury said the system has been installed and tested ; as soon as a homeowner hooks up, McKeough will start operating the system . Mr. Cypher said the landscape requirement will be checked with the land use permit for each unit. Action: Ms. Keen moved to recommend returning the $50,000 performance guarantee to McKeough; supported by Mr. Bardenhagen. Motion carried. Mr. Cypher noted that the board wou ld consider the matter at its June 9 meeting. BYLAWS Mr. Ash ley said he is attending a May 28 MSU Extension Service meeting that will cover planning commission bylaws changes driven by the Michigan Planning Act, which takes effect in September. As a result, this item was tabled. ZONING ORDINANCE Ms. Campbell distributed a draft of Agriculture/Conservation District general development standards with three options (GGUAty- country properties, family properties, conservation design) . The models provide for a limited number of new building sites fronting on roads. Mr. Ashley asked whether a property owner could choose one option and later switch to another; Ms. Campbell said that would be possible . Mr. Bardenhagen asked how the draft jibes with the Land Division Act; Ms. Campbell said she believes it's slightly more restrictive , but no more restrictive than now. Mr. Cypher asked whether it's legal to mandate a conservation easement ; Ms. Campbell said she believes so, but she will verify with attorney Mardi Black. Mr. Fleck noted that at the Grand Vision exercise , every group almost without exception wanted to see density concentrated in the villages and farmland preserved and open spaces maintained . Ms. Campbell said this draft aims to balance focused development and preservation of open space . Ms. Campbell asked commissioners to read the draft side by side with Article 1O of the current ordinance and note what works and what doesn 't, in their view. She noted that the draft references buildable acreage (excluding bluffs, wetlands, etc.), and that the commission needs to decide what is acceptable in terms of "buildable." 2 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-20 PC Adopted: May 2008 Board Adopted: July 2008 �Ms. Keen asked the reason for not building on steep slopes; Ms. Campbell said erosion is part of the issue. Ms. Keen said the Planning Commission could require that building on steep slopes is done safely . Ms. Campbell agreed , saying some ordinances specify extra steps for such situations. Other issues to consider are views and looks, she said , adding that whatever is decided should suit Leland Township. Mr. Cypher said it's important that definitions meet the intent of the ordinance . Mr. Bardenhagen asked what proportion of property in Leland Township has varying degrees of slope ; Ms. Campbell will check . Mr. Cypher noted that along the lakeshore in the critical dune area, the state allows up to 33 pe rcent slope . To bu ild on land with greater than a 25 percent grade requires sealed plans by an engineer or architect. Ms. Campbell said she recommends a second seal after completion to assure that the structure was built to specifications. Ms. Campbell suggested that commissioners review survey findings for the Master Plan as they study the draft. Mr. Ashley agreed and asked everyone to list the pros and cons, as well as possible rules. Ms. Campbell asked that subject areas include ridgelines, slopes, wetlands, forest areas, agricultural land and road frontage . This discussion will continue at the next Planning Commission meeting, Wednesday , June 4 (7 p.m at the Leland Townsh ip Office). Messrs. Fleck and Cypher indicated they will be absent. Mr. Ash ley said Kasson Township has a current issue with its rule prohibiting excavation for gravel mining within the 500-foot setback for a park, which in this case is Sleeping Bear National Lakeshore. Th is illustrates the need for a definition of "park" in the Leland Township ordinance. Mr. Cypher said a representative from Cherry Capital Communications likely will make a proposal to the commission this summer concerning installing repeaters on wireless towers for wifi service , creating a commercial use . Mr. Ashley said Suttons Bay School will have a tower in its parking lot and asked whether that could happen at the Leland School. Mr. Cypher responded that this is not a use by right and referred to sections 16.30 and 18.20 of the Leland Township ord inance . He added that private wind generators also are becoming prevalent. OTHER BUSINESS: None. ZONING ADMINISTRATOR'S REPORT: The complete report is on file in the Leland Township Office . Mr. Cypher noted that two variance requests w ill come before the ZBA on June 18. Two Planning Commission applications are still pending: Rivertown Leland and the Binsfield Center, wh ich has a deed restriction issue . PLANNING COMMISSION COMMENT: None. 3 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-21 PC Adopted: May 2008 Board Adopted: July 2008 �PUBLIC COMMENT Wayne Tyge (Lake Leelanau) said the commission needs to consider the impact of infrastructure construction in its discussion of agriculture zoning. This includes roads, electrical and phone service. Mr. Mikowski questioned the validity of the citizens' survey and read from a sustainable development article. ADJOURNMENT: Mr. Fleck moved to adjourn the meeting; supported by Mr. Bardenhagen . The meeting was adjourned at 9:05 p.m. NEXT MEETING: Wednesday, June 4, 7 p.m., Leland Township Office. Respectfully Submitted, Susan M. Buxton Recording Secretary 4 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-22 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township Planning Commission Resolution No. 2008-01 Adoption of Leland Township Master Plan WHEREAS, the Leland Township Planning Commission desires to adopt a master plan and has made the necessary inquiries, investigations and surveys of the appropriate resources of the township; and WHEREAS, the master plan will promote the 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; to facilitate provision for a system of transportation, sewage disposal, safe and adequate water supply, recreation and other public improvements; and consider the character of the township and its suitability for particular uses judged in terms of such factors as the trend in land and population development; and WHEREAS, the Leland Township Planning Commission has noticed and conducted a public hearing in accordance with the requirements of the Township Planning Act (Public Act 168 of 1959, as amended), said hearings were held on June 5, 2007 and February 20, 2008, following distribution of the draft plan to the planning commissions of the adjacent townships March 21, 2007 and Leelanau County Planning Commission on March 26, 2007. NOW, THEREFORE, BE IT RESOLVED, that the Leland Township Planning Commission hereby adopts the Leland Township Master Plan. YEAS: Jane Keen, Kim Brant, Vince Fleck, Skip Telgard, Gary Bardenhagen, Keith Ashley. NAYS: None. ABSENT: None. RESOLUTION DECLARED ADOPTED. I certify that the foregoing resolution was adopted by the Leland Township Planning Commission at its meeting on May 27, 2008. ary ardenhagen, Secretary Lei d Township Planning Commission Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-23 PC Adopted: May 2008 Board Adopted: July 2008 �R-08-05 RESOLUTION Right to Approve or Reject the Leland Township Master Plan At a regular meeting of the Township Board of Leland Townshiif, Leelanau County, Michigan, held at the Leland Township Library Munnecke Room on the 9 day of June 2008, at 7:30 p.m. Present: Absent: Harry Larkin, Jane Keen, Mike Kirt and Steve Plamondon Nick Lederle The following resolution was offered by Harry Larkin and supported by Steve Plamondon. WHEREAS, the Leland Township Planning Commission adopted the Leland Township Master Plan at its meeting on May 27, 2008, following properly noticed public hearings in accordance with the Township Planning Act (Public Act 168 of 1959, as amended), and following distribution of the draft plan to planning commissions of the adjacent townships and to the Leelanau County Planning Commission; and WHEREAS, the Township Planning Act (PA 168 of 1959, as amended) provides for the Township Board to assert its right to approve or reject the plan; OW, THEREFORE, BE IT RESOLVED, that the Leland Township Board hereby asserts its right to approve or reject the Leland Township Master Plan. ADOPTED by roll-call vote as follows: A YES: Harry Larkin, Jane Keen, Mike Kirt, Steve Plamondon. NAYS:None. ABSE T: Nick Lederle. RESOLUTIO DECLARED ADOPTED. STATE OF MICHIGAN ) ) ss COUNTY OF LEELANAU ) I, Jane M. Keen, Clerk of Leland Township, Leelanau County, Michigan, do hereby certify that the foregoing is a true and complete copy of a resolution adopted by the Leland Township Board at a meeting held on the 9th day of June 2008, the original of which is on file in my office. Public notice of said meeting was given pursuant to and in compliance with Act 167, Public Acts of Michigan 1976, as amended. Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-24 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township Board Resolution of Adoption RESOLUTION Leland Township Master Piao Approval At a regular meeting of the To·wnship Board of Leland Township Leelanau County, Michigan, held at the Lel11Dd Township Library Munnecke Room on the 14\fi day of July 2008, at 7:30 p.m. Present: Supervisor flatry Larkin, Clerk Jane Keen, Treasurer Mike Kirt, Trustees Nick Leder~e and Steve Plamondon. Absent! None. The following resolution was offered by Steve Plamondon and supported by Nick Ledede. WHEREAS, the Leland Township Planning Commission adopted the Leland Township Master PIB.n at its meeting on May 27, 2008, following pi:operly noticed public hearings jn accordance with the Township Planning Act (Public Act 168 of 1959, as amended), and following distribution of 1he draft plan to planning commissions of the adjacent townships and to the Leelanau County Planning Commission; and WHEREAS, the Leland Township lloard on June 9, 2008, assorted its right to approve or reject the plan in accordauce with Township Planning Act (PA 168 of 1959, as amended); NOW, THEREFORE, BE lT RESOLVED, that the Leland Township Board hereby approves the Leland Township Master Plan. ADOPTED by roll-call vote as follows: A YES: Larkin. Ledede, Plamondon, Kirt, Keen NAYS:None ABSENT: None RESOLUTION DECLARED ADOP'I'ED. STATE OF MICIIlGAN ) ) ss COUNTY OF LEELANAU ) I, Jane M. Keen, Clet:k <,f Leland Township, Leelanau County, Micb.lgan, do hereby certify that the foregoing is a true and complete copy of a resolution adopted by the Leland ToWl'lSbip Board at a meeting held on the 14th day of July 2008, the original of which is on file in my office. Public notice of Said meeting was given pursuant to and in compliimce with Act 167, Public Acts of Michigan 1976, as amended. d,__ ./~, ~-Je/,f M. Keen, Leland Township Clerk Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-25 PC Adopted: May 2008 Board Adopted: July 2008 �Copy of transmittal of adopted plan to adjacent Townships and Counties M. C. Planning & Design Community Planning Site Planning Landscape Architecture Letter of Transmittal If transmitted items are not as noted. notify writer immediately. To: Adjacent Townships and Counties Date: September 2, 2008 Transmitted By: _L Regula r Mail Attn : Clerks and Planning Commission Chairs Hand Delivered RE: Leland Townsh ip Master Plan -Adopted Other. Overn ight Delivery Picked Up By: We are transmitting _ 1_copy(s) of the following: __ Certification for Payment No. Discs Prints Specs. __ Change Order No. Drawings Product Literature Tracings Samples Work Orders No. Field Measure Plans Construction Change Req. No. __ Copy of Letter X Other: For your: Adopted Master Plan for Leland Township Action Approval Remarks: __ Shop Drawings Plans __ As Requested Distribution X Information Review/Comment Records /Files Signature Use As per the state planning statutes, I am transmitting the adopted plan to you on behalf of Leland Township Planning Commission. If you have any questions please call me at (231) 487-0745. Thank you for your attention to this matter. Job No. LEL By: Mary H. Campbell, ASLA, AICP cc: Susan Buxton , Recording Secretary Jane Keen , Leland Township Clerk Phone: (231) 487-0745 504 Liberty Street Petoskey , Ml 49770 Fax (231 ) 487-0746 E-mail: mcampbell@mcplann ingdesign.com Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-26 PC Adopted: May 2008 Board Adopted: July 2008 �Appendix A Citizen Survey Findings �Leland Township Citizen Survey Findings The Leland Township Planning Committee, in association with M.C. Planning & Design, conducted a citizen survey during January 2005. The survey was conducted as part of the Township-wide master planning process. The survey was mailed to 1470 households or property owner households. A total of 614 surveys were completed and returned, for a return rate of 41.8% percent. This is considered to be a very good response rate for a mail survey. The summary of the findings is presented on the following pages. A number of demographic questions were asked. Approximately 73% of the respondents have resided in Leland Township for more than ten years. Slightly over half (52.1%) of respondents indicated they are registered to vote in Leland Township. A. Growth Management Growth Management Goal of no growth Growth encouraged 4.5% 12.0% Growth take its own course 11.5% Planned and limited growth □ Growth encouraged ■ Growth take its own course □ Planned and limited growth □ Goal of no growth 72.1% 72.1% of all Township Survey respondents would prefer planned and limited growth in this area. 11.5% respondents would prefer to let growth take its own course in this area. 12% respondents would prefer a goal of no growth. Leland Township Survey –condensed summary Prepared for the Leland Township Planning Commission by M.C. Planning & Design page 1 May 2005 �B. Housing Survey Question/ Statement The mix of housing in the Township meets the diverse needs of the residents. (N=586) Adequate affordable housing is available in Leland Township. (N=584) Accessory apartments should be allowed whereever residences are allowed (N=566) Survey Question/ Statement In rural (non-waterfront) areas of the Township do you support clustering of several homes close together on smaller lots, in order to protect the majority of the site as open space? Strongly Agree & Agree Disagree & Strongly Disagree Neutral Uncertain # % # % # % 227 38.7 196 33.4 163 27.8 132 22.7 304 52.1 148 24.1 126 22.3 328 58.0 112 19.8 Support/Somewhat Support Do Not Support Not Sure 387 65.7 160 27.1 42 7.1 In rural (non-waterfront) areas of Leland Township, do you support clustered housing, even if the general 295 public has no access to the development’s Open Space (N=585) 50.4 235 40.2 55 9.4 (N=589) N=number of respondents answering the individual question, with percentages based on number of respondents for the specific question. Note percentages greater than 50% are bolded for ease of interpretation. There was not a consensus among the respondents regarding the adequacy of the existing housing mix in Leland Township. C. Land Use and the Environment Leland Township should work to preserve…. (Strongly Agree and Agree responses combined) Open Space 82.3% Township should buy land for Open Space 56.5% Township should buy only if available for public use 54.0% Open, Undeveloped Shorelines 79.7% Important to slow conversion of farmland to residential or other developed uses 75.9% Ridgeline development should be limited 72.3% 45% Disagree or Strongly Disagree with supporting the purchase of land if it is not available for public use. Leland Township Survey –condensed summary Prepared for the Leland Township Planning Commission by M.C. Planning & Design page 2 May 2005 �54.9% of respondents are willing to contribute financially to purchase land. Which best describes what Open Space means to the respondents (ranked 1-6) 1st Scenic Views 4th Farmland nd 2 5th Wetlands Forests 3rd Pastures/Meadows 6th Parks, Sports Fields Note: With this ranking, several respondents felt that all of the choices were equal in what the considered open space, so marked all responses as their first choice, or ranked several responses equally. What Role shoud the Township take in farmland and/or Open Space preservation? PDR 13% TDR 1% Other 6% □ Active ■ Passive Active 59% Passive 21% □ PDR □ TDR ■ Other Note: 561 valid responses received for this question. D. Economy Where do you work… Retired 39.5% Outside Northern Michigan 25.0% Leland Township 15.6% Northern Michigan 15.6% Not Working 4.1% Out of the 404 respondents that answered this question, 76.7% believed there are NOT adequate full-time employment opportunities in the area. Also, approximately 65.3% of respondents for this question indicated there are adequate part-time employment opportunities in this area. Is the current mix of business adequate in: Leland – Yes (63.9%) Lake Leelanau – Yes (59.1%) Leland Township Survey –condensed summary Prepared for the Leland Township Planning Commission by M.C. Planning & Design page 3 May 2005 �E. Services Are these services adequate…. (Strongly Agree and Agree responses combined, where level of agreement greater than 50%) Road Maintenance 87.8% Park Facilities 65.7% Services that did not receive greater than 50% level of combined agreement are detailed below. 68.6% of all respondents would not like road improvements accelerated at their expense. 45.1% of respondents indicated sidewalk maintenance is adequate and another 37.3% responded neutral/uncertain. 41.2% of respondents indicated the sewer district should be expanded to include the area surrounding N. Lake Leelanau, however 32.1% responded neutral/uncertain and 26.7 percent disagreed. o 59.7% of the responding N. Lake Leelanau property owners would NOT support a special assessment for such a sewer expansion, 40.3% indicated support for such a special assessment. 49.7% survey respondents were neutral/uncertain regarding the Cemetery facilities, 36.6% agree the cemetery facilities are adequate and 13.7% disagree with the adequacy of the cemetery facilities. F. Community Image How do you feel about these policies or statements…. (Strongly Agree and Agree responses combined) Limit tall and/or massive buildings 88.4% Preservation of scenic rural roads 87.5% Preservation of historic buildings 79.6% Architectural controls for new development 69.6% Stricter sign regulations 65.6% Lighting standards to protect the “night sky” 63.5% Utility lines should be buried in “downtown” 59.9% Allow Wind Turbine Generators (WTG) 55.9% Statements or policies that did not receive greater than 50% level of agreement are detailed below. Need for additional parking downtown is closely split with 39.6% agreeing, 36.4% of respondents disagreeing and 19.9% neutral/uncertain. Need for standardized hours for downtown businesses, was generally not favored as indicated by 45% of all respondents disagreeing, 28.7% neutral/uncertain and 24.5% agreeing. Cellular towers should be encouraged in the Township, a split response with 33.6% agreeing and 28.9% of residents disagreeing and 21.2% neutral/uncertain. Need for noise regulations were agreed with by 39.8%, while 32.5% were neutral or uncertain, with the balance of respondents agreeing. Leland Township Survey –condensed summary Prepared for the Leland Township Planning Commission by M.C. Planning & Design page 4 May 2005 �Need for additional sidewalks was generally not favored, based on the following responses for: o Leland – 43.6% disagree, 33.6% neutral and 22.7% agree. o Lake Leelanau – 39.3% neutral/uncertain, 35.4% disagree and 25.2% agree. G. Demographics How long have you lived here and/or owned property here? Length of Time Lived in Leland Township Owned Property in Leland Township Do not live/own property here 5.7% 0.2% 0-4 years 7.9% 9.3% 5-10 years 12.9% 19.3% 11-20 years 18.5% 24.2% 21-30 years 12.6% 14.5% 42.3% 32.5% Longer than 30 years Note: Due to rounding, percentages may not sum to exactly 100%. 48% of the survey respondents are year-round residents of Leland Township. 50.2% of the survey respondents are registered voters. Number of residence During which months do you typically reside in Leland Township? 600 500 400 300 200 100 0 - - Jun Jul ~ ,-.,__ -r-.,_- --1 ALL Jan Feb Mar Apr May Aug Sep Oct Nov Dec Months Rentals -11.9% of the survey respondents rent or lease their Leland Township home to others. Nearly half of the rentals being by the week or day. As is typical in northern Michigan, the majority of the rentals occur June through September. Leland Township Survey –condensed summary Prepared for the Leland Township Planning Commission by M.C. Planning & Design page 5 May 2005 �Which best describes the location of your Leland Township Property? 350 300 250 200 150 100 50 0 Shoreline Rural setting Farm Leland Lake Leelanau Note: Property location question requested respondents to indicate all that apply, so the sum of the categories exceeds the total number of respondents. ,-,-- ,...- ov e of th e ch on e N w /s ab ild re n al - ol ag e fe ss io n ch o ad e Tr Pr o sp er so n et ire e O ~ ~ ea l El ec te d ev el o Es ta te /D R ffi ci al r - Em pl oy ee r, pe s ac re - Fa m ily R O w ne ro f> ss 20 O rm Fa Bu si ne rn - =n r-n-w ne r 275 250 225 200 175 150 125 100 75 50 25 0 er responses Affiliations of Survey Respondents Note: Affiliation question requested respondents to indicate all that apply, so the sum of the categories exceeds the total number of respondents. The high percentage of retiree respondents is to be expected in a township with a median age, which is over 9 years higher than the statewide average. Leland Township Survey –condensed summary Prepared for the Leland Township Planning Commission by M.C. Planning & Design page 6 May 2005 �Preservation (open space, farmland, community “as is”) comments (34) Encourage open space preservation and clustered home with limited density (within reason) I feel that this survey is primarily directed towards Farmland Preservation and I don't want to be taxed for this concept. Farmland Preservation should be funded by private money. Our taxes are high enough for the required services. I am a downstate part-time resident hoping to retire and spend 6 months a year living there. We love the character of the area and that any development is done in a way that doesn't change the beauty and charm of Leland or surrounding area. The only thing I would like to see is a Health club nearby as I enjoy a work out regularly. Stay out of land preservation!!! There are probably more NON-VOTING property owners in Leland Township than property owning voters. Stay out of the Property Tax Issues for land Preservation. Thank you for asking - and may you all continue to love "Leland" & do for it the very best!! This area is so PRECIOUS and UNIQUE in its beauty and needs to be treated with the utmost in planning and care. This is WHY people come here. We are obligated to preserve this beauty to ensure prosperity for our children. Leland has been very good to us & we should return the blessings. Regarding your sections A<B<C<& D, I believe a mix of mostly rural and farmland with some regions of single family homes clustered around smartly done commercial projects are the right approach. I do not believe that farmland should be subsidized by taxpayers but rather made profitable and desirable by local commerce. I think a tourism-based economy is a nice compliment to the agricultural, construction and TC commuter population. The largest problem I see is that the tourism is only 3 months. If commercial projects, which would develop a more seasonal tourism, were allowed, the economy would be more solid. I strongly believe in having B & B type lodging and small and unique restaurants as opposed to hotels and chain restaurants. This maintains the character and quality. The question of preservation of land, from my understanding, is a prime objective of the conservancy. It would seem that township activities and direction should be co-coordinated closely with their efforts. Duplication of effort by the township could be counter-productive and more costly to the taxpayers of the twp. The tremendous charm that Leland & the township represents to owners, visitors, it all must be maintained. We have one of the world's most beautiful natural assets. All care should be made to preserve & maintain this gift!! I contribute to Leelanau Conservancy and suggest strong cooperation between the conservancy and your commission in protecting the treasure we have. I am sure they need your help in preserving the gem that is Leelanau Township. Tall buildings, office, factories, parking lots, real estate developments will ruin it for everyone. If that is what some desire, I would suggest Traverse City - a very nice city - or downstate. PLEASE WORK TO PRESERVE THIS AREA. I hope Leland will preserve its "small town" character and not allow massive condo developments as is happening in Suttons Bay. The best thing about Leland is that it is the one thing in life that doesn't change. It is pure predictable and peaceful. That must be maintained. It’s the last unspoiled part of the country. Preservation of that should be paramount. Leelanau County is a treasure that needs to be preserved at whatever cost! Growth is inevitable but it can and should be controlled and limited so that many future generations can enjoy the natural beauty and remoteness of "The County"! We respect the needs of local full time residents but feel development should be geared to protect the natural beauty and natural resources of the area, principally tourism. We support the purchase of pen area to reserve this. Leelanau is a magical place and we would like this natural beauty managed while meeting the needs of the local residents. Our visitors are impressed with the simplicity and integrity of Leland as well as the surrounding area. We have been coming to Leelanau County for 42 years and fell in love with the beauty of the area. After retirement, we bought a place in Leland. We hope it stays as is for a long, long time. My family has owned property in Leland for over 100 years. I am over 70 and have spent time there my entire life, as have my children and grandchildren. I want the area to continue to be maintained as the most beautiful natural area it has always been. I would like to see the township officer incentives to land owners for participating in positive programs like farm land preservation (purchase or lease) Open space preservation, incorporation of affordable housing in building projects, etc. �Preservation (open space, farmland, community “as is”) comments (34) I have loved Leland for 60 years…. my mother rented the "orange crate" cottage at entrance to Indian Woods in the 1940’s My whole family LOVES Leland. As for me, I'd like it to Stay Casual and not particularly overdeveloped. But I realize there is a summer time over-crowding and a scarcity of employment for many in winter. But we all ADAPT... and I think many are living here year around as I might do in future.... but no promises. I do NOT wish to see Leland over-regulated like some big city. We own property and enjoy the area as it is (and have been for many years). Too much growth and (obvious) development will diminish our desire to be land/homeowners in the area. I realize that a goal of no growth is unrealistic. But in my heart of hearts, that’s what I want. Third generation summer people. I think we should keep the county the way it is. We'd like to see slow, thoughtful growth, which preserves the character of the region. The attractive nature and true value of Leelanau is its historic rejection of "Pell Mell" development and the conservation of its scenic beauty, which is currently threatened and continues to be with greater frequency. The conservancy can't buy everything - the township HAS to strictly limit and enforce ANY development that threatens the unique quality of L.T. Plan - Do not buckle under to the developers, and lose the incredible beauty and character of the county We purchased our land because of the natural beauty. Please don't become Bay Harbor, Petoskey or Harbor Springs. The peninsula is all we have left. It is the Jewel of Michigan!! Preservation of historic buildings, not the courthouse!! Leland and the surrounding area is so beautiful, lets try and keep it that way. We love the Leland lifestyle…. refinements should be just that and improvements subtle. We would hate to see the area become too busy and too "fancy” We love the simple charm of the area and hope that it stays that way…. I would like to see TIMBERING limited to encourage mature tree growth. Indians are a wonderful resource in the area - much to offer in terms of environmental preservation, etc. The cooperation of Tribal & County Law Enforcement is awesome. More reciprocating needs to be developed. Why were schools not addressed? Place utility lines buried in downtown only if old trees are NOT disrupted. Do you support the conservancy? We are currently members of the conversancy and support projects that are important to us. Do you work with them? To preserve farmland would be willing to contribute on a pledge basis? Does this take over what the conservancy is doing? The economy portion needs to be researched in order to give an intelligent answer. Community image, what kind of architectural controls? I support an effort to preserve the existing nature and character of Leelanau County. I would like to see the villages support residential expansion - vs. being an obstacle to new development. This could slow down site development on rural land. Before I support any active government involvement in land purchase for "preservation" specific regions, zones, areas or corridors should be clearly identified and prioritize. The RANDOM acquisition of property is worthless! Encourage/assist in preservation by not penalizing or give tax break to those who do preserve. But, you can't use tax dollars to acquire land. Purchase development rights, not at taxpayer’s expense, let conservancy do it. We love the charm and "artiness" of the area, roadside stands and the general pace of life here. Let's not turn it into "downtown urban sprawl!" Keep as much gorgeous open space as possible!!! Thanks for your efforts!!!!! Leland and Lake Leelanau are both historic in nature and should be protected from the profiteers who could care less about our precious peninsula. Suttons Bay is a perfect example of how not to protect our village assets especially our people. We don't have to let our villages be overrun by the developers!!!! Leland Township cannot possibly satisfy the wants/needs of all its residents. Maintaining the township's character should be the primary focus. The sprawl (downstate/out state) that compels people to seek refuge "Up North" is now as close as Traverse. Without controls, time is running out for the ": Lelands" of the North. The Leelanau Conservancy is leading the area in a wise direction, I support them cheerfully. �Development comments (33) Limited Growth (17) Stronger efforts need to be made to stop developers destroying out township; they have raped Whaleback & Hoeft Rds. What will you like the "Bunburys" from let happen next before you pass legislation to stop their type of development from happening? You need to look at the KEEWANAU COUNTY efforts to save their area from becoming the next suburb of Detroit! Thank you very much for the opportunity to complete this survey. I appreciate the fore- sight and organization it likely has taken the board to compile questions and so on for opinions. It feels extremely important to my family and I that development and growth be closely and wisely monitored. We believe that many vistas both inland and on the water have been compromised by homes built on the tops of hills. In many cases in our country - homes are no longer permitted to be built on hilltops. Consider please following suit. In addition, the large marina "project" which was thankfully halted should be outlawed in our waterways. I could not imagine how a development or business like that would have contributed AT ALL to our existing community. It would not offer affordable housing or jobs to yearround resident. When asked about all of the new development, I ask myself how would it benefit the community as a whole? The community here and the township board and elected officials have the privilege, voice and power to move into the future with a progressive AND positive vision. There are many ways to grow and it does not have to be equivalent to being bigger or having more. Leland Township needs to protect its beautiful shorelines and ridgelines by regulating where and how development can occur. You can't stop development - encourage good-high quality homes, zone for small lots; don't cut up the landscape with 5 to 10 acre parcels. Since growth in inevitable, planning is vital. And planning regulations should have teeth in them & no loop holes With architectural restrictions, you can "mask" cell towers as fir trees. Limited, planned growth in Leland Township is critical for continued success of this area. Growth is inevitable in Leland Township. Managing that growth is essential if we are to preserve out natural resources and our rural characters. This is a beautiful area. We moved here from IL/Bahamas in 1992 because of the rural area and wonderful people. Growth will ALWAYS happen, it is necessary for a decent local economy. However, to allow excessive development will destroy the reason most of us love Leelanau county. I am against "over" regulation by the government, ANY government! I believe in striving for quality development in and around the villages - while allowing pockets of ww-income development for wwincome families as a means of supporting business growth! Would like more vineyards and bike paths developed. Definitely favor slow controlled growth, preservation of open land. Some limits on hilltop properties and certain hills and ridges not to be developed. We as a township should a) stop sprawl by purchasing development rights, purchasing land outright, encouraging new building IN Leland by allowing the old 50 ft lots to be built upon, simply NOT ALLOWING density like the subdivisions just east of Duck Lake Corner (yes, we'll have to pay a team of lawyers no doubt, but the alternative is destruction of this place), etc. b) spruce us our parks, beaches, all of our public places. We need a millage to do so. Perhaps Leland Harbor could be completely redone, purchasing Lake St. to remove the parking problems there. What a view! More Cars!!! There are lots more, but that will do for the moment :) I am a firm believer in clustered high-density projects that will address our future population growth. My feelings on higher density, is to increase the total number of dwellings per acre. But pushing this park idea defeats real density. I feel it is critical NOW to have a township plan for growth, development - a flexible well thought out plan - to protect what we all know and love about our spot in this world. Leland Township. I oppose big developments/subdivisions. Residential areas should be near towns. Best definition for "open space" is area free of roads and houses, preferably in "natural" state. Land no longer farmed, should be restored. We have too many "open fields” Change in taxation for farmland? Leelanau County is a unique agricultural area for many crops. Once farmland is gone, it may never be farmed again. �Development comments (33) Farmland should be taxed and assessed as farmland - even if transferred to new farmer. Willing to support tax incentives to keep land in farming, or at least no penalize farmers with high taxes "highest best - use” Lake Leelanau could benefit from zoning. Marina in town not appropriate. Additional cell towers allowed in township, ABSOLUTELY NOT, WTC allowed YES!!! Strongly support development of new housing within existing villages (especially Lake Leelanau) as opposed to subdivisions in existing farmland. Empire (neighbor) project is a good model. "Walk able" communities are IDEAL Decision to allow county courthouse on farmland - away from a village center was a poor decision. Ed McMahon's writings are an excellent resource for planning. I understand the concern over haphazard development. This can be avoided w/common sense growth management that is not too restrictive. Buying farms will not be a long tern solution, unless the peninsula is to become one huge government controlled "park". Sensible economic development is the only way to attract people, increase property tax base, therefore keeping property taxes affordable for ALL residents. 10-acre minimum should be placed on rural land. Allow 1/4-acre lots near villages. No Growth (10) Stop allowing people to build whatever they please, wherever they want, however they want. Set new limits, its getting disgusting and disgraceful…Who is in charge of this? Crying out loud…. do we want to look the same as Grand Rapids? Stop these rich fools from building HUGE homes in Leland City limits…. send them to Suttons Bay!! Standardized business hours, how are you going to get a breakfast place and a grocery store to wait until 10:00 am to open? I'd like to see that. I feel Leland Township is being destroyed. One eye sore is the house being built across from Riverside. It's a beautiful home, but its monstrosity has ruined the little dead end road of old, old cottages. If Fish town becomes condos, Leland will die. Guaranteed. There are more and more developers moving up here destroying properties to fill their wallets, than they go on to the next town. I am not against growth; let's just not let it go too far. We/I think this questionnaire is such a good idea. Wish the county commissioners would also pay attention! If Leland Township and/or Leelanau county keeps the current growth of subdivisions/developments, the very reason that people are attracted to the area - the scenic views, farmland, open vistas - will be lost. We will become just a suburb of Traverse City requiring bigger, better roads, etc, etc. I would like to see a goal of no growth in the area, but I'll have to settle for less. This is a good idea. Boil it down, and do it again and again and who knows, it might even make a difference. We need to be aware of the clustered creep that’s going on all around this once beautiful township with lack of architectural control and regulations. The road signage is beyond a joke!!! (both road commission and other signage). Leland use to be a gorgeous Christmas Village - our Christmas decorations are nothing more than tired cut x-mas trees lying along side buildings. Light the curb trees again!! Ok here we go: Clustering people here <-- saves --> open space here. Higher density on MUCH smaller parcels. We need to get 3-4 houses, on appropriately zoned areas. PER ACRE. This would mean the new master plan would have to greatly expand a "cluster/high density zoning” Back off on the "mandated open space" within a development. Put houses there. Look back to the layout of small city’s Your new vision is going to price out everyone except the wealthy. You are the local township not the property police...because the population of the US is going to double in a short period of time. Logically plan for that. Not by using more and more regulations as a tool to limit density and keep you rural. Developers have ruined South Florida. They are only in it for profit. Don't be fooled by their projections and promises. I can see they are swarming - don't give in. You can't bring back what is destroyed by unscrupulous profiteers. �Development comments (33) Growth management is impossible. NO PUDS!!! In the land use and environment section, why exclude waterfront?? Clustered housing "not in my side yard” Ridgeline development should be limited, hide the houses. Open space preservation, the township is part of the problem. Example Acme, Elmwood, etc. To preserve farmland, In our dreams - these involve BIG BUCKS. Farmlands, need to following zoning. Road Commission, stop-cutting shoulders. Why are additional sidewalks needed in just Leland and Lake Leelanau? Additional parking downtown, what downtown??? All of them need creative planning and implementation. Standardized hours of operation. WTG allowed, NOT IN MY AREA. All the townships should deal with the County Road Commission. This survey reflects MY VALUES If subdivisions are continued to be permitted: the name of the subdivision should correspond in SOME WAY to the area - anything else further cheapens the landscape. To call a sub "Monterey Hills" is ludicrous! Monterey is in Calif! "Emerald Hills" by GT Mall is neither green nor hilly. "Bahia Vista"…oh come on. Are they marketing to the migrants? I doubt it. Rules should include an absolutely onerous trust fund be set up for the perpetual maintenance of the "sign" so that they won't put one up! Generations of humans found their way home without some McDonald's sign out front of their neighborhood. Towns like Senora, AZ are able to control & regulate the way they grow & look - why do our officials continue to hide behind positions that they cannot? Finally - what good is all this Master Plan Stuff if it is ignored like it was for the jail???? I, certainly hope that Leland Township doesn't put in 1000's of condos, as has Door County, WI. Are family farms having as much trouble there as here??? Encourage Growth (6) Growth of moderate priced homes & business - friendly environment is absolutely essential to future viability of the area: Plans must allow for this by recognizing the economics of land use & business development. For example, higher density development in and near villages, with sewer provided, could encourage moderate priced housing supply. Tax abatement for new businesses, or expansion of business, designated commercial and industrial areas for growth. Allow development that will not change the overall look and feel of the township. Take care of what we have. Protect property values. Give the residents a return for their taxed paid in good quality service. Growth is good for our community and economy. We need to encourage prosperity but with guidelines on how we would like it to develop. It is important to remember the people who work in our seasonal business need affordable housing in the town where they work. Keeping the beauty and charm of our county is important, but we need to be able to live here as well. Stop trying to restrict growth. Don't listen to these people whom have their 100' on the lake and want to tell everybody else how to live. If they can build on a 100' ft wide lot then everyone should be able to build on a 100' wide lot whether its on the lake or in the middle of a farmers field. Would prefer planned appropriate growth. Would be willing to give financially depending on who would manage it. I am totally in favor of planned growth that ties in with the area. View subdivisions on top of hill does not do this!! Most of lake landowners will fight this forever more. �Township Government and Zoning Comments (25) Township Government (12) Current township board (Jane Keen excepted) really is short sided. Larkin's agenda is his own - not Leelanau's or Leland's. One of these days, maybe we'll get a board that understands we are all on the same side. For a long range vision the township should look at ways to acquire the property on Lake Street bordering the harbor, for long range planning for future expansion of the Harbor. Township is putting fingers in too many pies. Keep it simple. Just give good services that we have. No one wants a lot of government rules and regulations that cost a lot of money. The more government the more money wasted on studies and more studies and then the commissioners just do what they want anyway. It's a waste! Many of these questions about land use need to be qualified. Where should zoning apply and where and how should public ownership exist? What private public avenues should be promoted? What similar activities for ideal land use have been instituted and were successful? This is not the best-prepared survey I have seen. (1) Steve Clem should be "demoted" to BOARD ONLY (2) new chair should be a stronger leader and not violate the open meetings act. (3) Dick Lederle is TRIVIAL. A "different" twp board member should replace Lederle. (4) The township board $ over budget situation is due to items 1,2,3 above. Larkin needs to act now in time for the new look @ P&Z On the Master Plan: Our current Master Plan was drafted after much public input and hard work by the drafting committee. I remember people talking about light pollution (then a new concept) at those meetings. Residents had a clear idea of what sorts of evils they wanted to avoid as the township grew. Years later I found myself in front of the Township Board asking why this same Master Plan and the zoning laws that it generated were being ignored by the board when it approved new street lighting for Lake Leelanau. The prevailing attitude seemed to be that the Master Plan was just a document for the shelf, not something to be studied or heeded. At one point I heard the comment “Well, we can’t tell people what they can do with their property!” and I wondered what the point of having zoning or a Master Plan is, if we are too gutless to enforce any of it. So here we go again. Is this another waste of taxpayer time and money? Are we going to demand of our elected officials and ourselves the discipline that it will take to preserve even a little of what made Leland Township attractive in the first place? Are we going to look beyond the buzzwords and our preconceptions to find solutions that fit our township and our lives? The key to improving the general economic environment in the township in my view, is to encourage nonseasonal economic growth - to the extent this is possible, and then augment this with more affordable, non-seasonal, family housing to give year round families affordable housing opportunities, to go along with jobs. I also think efforts to bring/increase non-summer visitors would help as well to spread out and increase tourism spending in other seasons (besides the 10 obvious weeks in summer). Lastly, zoning changes that subsequently permit large ridgeline developments, such as the one that will soon be build between Leland and Lake Leelanau SHOULD NOT be allowed. Rules related to building do not seem to be applied universally. It is apparent based on new and existing structure remodels. Quit expanding government and those costs associated without taxpayer approval. Fix what's broken before creating new. I hope these comments help to provide some perspective. �Township Government and Zoning Comments (25) Zoning Issues (13) Let zoning of 80's do its job - don't change any zoning but let existing zoning unfold and go with it. Need to get more business of 3rd or 4th generation county residents into government who are more conservative & have Leland Township's future at heart. Zoning Administrator has too much "power” i.e.: there is nobody of government checking his decisions/opinions. Several sites seem non-conforming. ZBA should render more opinions In several cases too much of the lot is occupied by the building. The Leland Township zoning board has not enforced its own zoning laws in the years past. Many of these questions about township ownership (of land etc.) imply a completely new role for the township. On zoning, the 17' height restricting on unattached buildings makes almost impossible to build a building with a 10' ceiling and have a pitch that will support the snow loads in the winter. I have heard that there is an ordinance that requires trailers and motor homes and some types of equipment be stored inside. With this 17' limitation, it’s impossible to build a building that will accept these items. This also encourages the low shed looks of out buildings that architecturally are not attractive. Strict zoning needs to be created and enforced. Zoning needs to be consistent. Enforced so that we don't see multiple family housing and/or zero lot line development along the shoreline or vistas of North Lake Leelanau. The town of Lake Leelanau is depressing and needs to get a plan or go away. Ridgeline protection (There are successful ordinances on this) Stick to your guns, one house on 10 acres, or 8 clustered houses on 80 acres, NOT50 houses clustered on 80 acres, would go a long way to keeping Leland Townships quality environment. When all these people started moving here 60 - 70 years ago, they were welcomed with open arms. To try to stop people moving here and building homes is not realistic. So, those folks who now have moved here should not stop others from finding homes here. Cut out the restrictions and the jobs will come with the people. Regulation of business (other than through normal zoning ordinances) is NONE of the township's business!!! "Supply & Demand" will provide what is needed. WATCH OUT!!! If you control the area TOO much, you will drive away business and then Leland will be a ghost town. This survey scares me with the abundant use of the word "regulation". Let the market and the people decide about the regulations. On elected councils who regulate, create hostility and are bad for the community. Be sure to look at the economic implications of EVERYTHING you do - especially the "environmental" The character of Leland Township is already established as upscale residential surrounded largely by fruit farms. This is so because of the attractive Lake Michigan shoreline, largely build able, and N. Lake Leelanau surrounded by homes. As for the farms, the weather is conductive to fruit trees and grape vines. The township location well up in the finder isolates it from most commercial development not directly related to its residents and visitors. All planning should take these basic facts into account. If we are receiving enough tax revenue to properly support our school and maintain our roads & streets, we should do all we can to limit new building. I would contribute $$ financially only if it were levied (and give these funds to Leelanau Conservancy!!!) on all Leland Township residents by millage APPROVED, by majority vote. �Sewer Comments (18) The sewer around lake should be mandatory - one of the county's top priorities A sewer system is necessary in Lake Leelanau and along the 204 corridor. The Leelanau county Health Dept has been made too restrictive as far as septic allowances, as authorized by the commissioners. Leland Twp sewer system should be metered on usage. Build REAL gravity flow sewers - no short term Leland type foolishness Protect the lake, start testing septic systems now! In my neighborhood we have fully 1/3 of the residents using defective-polluting septics, everybody knows but don't want to spend the money. Unfortunately, the "sewer district" has no sewer, only a holding tank. It needs a proper system and one with the ability to expand as needed. It’s a knotty problem given local land use, suitable location & distances involved. The sewer district should be expanded to include the area surrounding N Lake Leelanau, this should have already been done the 1st time. I live on the narrows and am on the sewer system, and like it We need to ensure Lake Leelanau does not become POLLUTED! The biggest issue for us is to have all homes connected to a sewage treatment facility - not holding tanks or septic fields. This is critical & must be dealt with! A sewer system is desperately needed around Lake Leelanau. Current septics are polluting the lake and new construction septic options are too limited. Start now to keep the lake clean. The sewer question needs a modifier: A properly planned and run sewer is desired, not similar to the current Leland project. My husband and I own 2 homes in Leland Township. Our cottage on Lake Leelanau, 1 mile south of St. Mary's Church, NEEDS to be on the Leland Township sewer system. The septic tank needs replacing. Our options are limited. Please consider those of us IN LELAND TOWNSHIP NOT IN A TOWN - BUT CLOSE IN. So much attention is given to Leland Sewer system is a joke since the biggest polluters along the lakes aren't even hooked up to it. Need a different type of sewer system. We agree with the sewer expansion, but would like a cost analysis first. We live on South Lake Shore Drive and would love to have sewage lines. Our septic system is old - we have tried to replace but with new standards and amount of water that runs through our property in the spring it is impossible without having a huge mound built. On the sewer: Although I strongly support protecting water quality I cannot favor expanding a sewer system that does not work correctly. I live near the last pumping station on Popp Road. My neighbors and I are still subjected to noxious odors from the pumping station on a daily basis. I understand that numerous attempts have been made to fix this problem, yet the smell remains. I suspect that any attempt to add on to this system would rile everyone who lives in the vicinity of a pumping station. Sewer district, you may need to protect the lake, but the existing treatment system has been again, a disaster. Sewer district N. Lake Leelanau property owners should pay "We the townies have already paid our share now its their turn" Sewage issues are important to us. We would love to see public sewage installed around the lake (Leelanau) �Water – Marina Comments (15) Eliminate jet-skis from N. Lake Leelanau - pollution and noise! Respect public rights of way ie: Horn Rd. boat launch which is currently in an encroachment situation due to new owner closing gate for turn-around purposes. Protect narrows from keyhole development and dredging! The large marina "project" which was thankfully halted, should be outlawed in our waterways. As mentioned: Key holing is getting worse every year. Soon there will be no more room for boats on the lake. stations, boats, equipment along M-22 south of Leland (Fuggie Beach) is an eyesore and creates a dangerous situation with parked cars, children, dogs. It appears to us that many of these people are "DAY TRIPPERS" coming from surrounding areas and illegally mooring their boats there. Can't something be done? Illegal overnight mooring is also happening at Township road ends. Drunks coming up and down the river is getting worse especially late evening, early morning hours - they are coming from Leland, Blue Bird Bar, etc. More enforcement? Why was the merc allowed to destroy the scenic view of the river and dam just so they could make money off slips? People can't even turn their boat around now. Everyone should pay for the new dam - everyone uses the water. State should pay seeing they allow public to use water through public access. They should take a survey - more of the public (renters, day trippers, campers, tourist) use water behind the dam then property owners. Make the State Pay Thank you I would like to see the boats to the islands moved south of Glen Arbor - where it belongs! Near the old coast guard station, and lighthouse. Since Leland has a marina, more parking for cars with trailers should be provided closer to the marina. If the business district of Leland is to grow, private homes in that district need to relocate. Set fees, establish permits for non-riparian docks, moorings, shore stations, etc. Particularly on keyhole basis. There should be more public docking or boats in the river, not just high priced docks at Blue Bird and the Merc. The DNR boat ramp on the Carp River (back of the Blue Bird) should be relocated because of traffic congestion it causes, and the problem with non-boaters parking in parking spots for cars with trailers and not enough parking places for peak times. Also, the river current presents some problems for launching and retrieving of boats. Two possible places the launch site could be moved to 1) relocated to the river at the county property on Chandler St. Expand the parking across Chandler St. on property currently owned by the county. 2) Township land on Terrace Court, North of Bartholomew Park. This would allow for launching of sail boats and power boats. And parking could be expanded. I am deeply concerned about the public accesses in Leland to the lakes. Lakeshore park property was sold south of Leland years ago, foolishly we thought. We can not get it back! The public access to Lake Michigan in the middle of town, directly to the (L) of the Leland MOUND is being obscured - the owner of the adjacent property has paved part as their driveway & the township has NOT maintained the pathway. Once these accesses to the lake areas are gone, they are gone. We need to be thinking of our children's children. It is unconscionable that the township is allowing people to create the impression that public accesses are private property. Don't enlarge Leland Harbor!! More control over Lake/Waterfront rentals limiting number of people to 1 family or to a monthly rental. Right now you have up to 18 to 20 people per house for a week and then repeat the following week. Marina in town not appropriate. Water quality is also VERY important to riparian on Lake Leelanau and others too. Surrounding farms are essential to maintain the beauty of the area. I'd even support a tax millage for this purpose ie: purchase of development rights �Housing Comments (15) Affordable housing (2) New housing within Leland is out of control - 60' lots should not accommodate 4,000 sq ft. houses We need more affordable housing for young families or our schools will suffer falling enrollments. We also need to encourage CLEAN business developments to keep young people in the county. Thank you for taking on this difficult and important task. I do not want to see growth in Lake Leelanau other than new housing for residential purposes! Or housing for senior citizens. Thank you for asking our opinion!! Real estate agents, who often have insider information, should stop buying all of the affordable housing and then renting it. Young couples who grew up in this township and who have jobs can not afford to buy a house here. Conversion to affordable housing or parks is a good use of converted farmland. On housing: Please don’t confuse “affordable housing” with “low income housing.” Affordable housing means places that a family making $40,000 per year can live in. This might mean a new teacher whose spouse works part time. This could mean a husband who works at Van’s while the wife works at the Children’s Center. It could be the guy who is going to fix your plumbing and the woman who will provide visiting nursing services while you recover from surgery. It is the people who stay here all winter and make sure that your roof is shoveled and that your pipes don’t freeze. The current exodus out of Northport is a warning about maintaining a diverse population in our villages. As the proportion of full time residents, working residents and families decreases the village businesses become less profitable and are endangered. Affordable housing integrated into a village insures a base for village businesses and upholds everyone’s property values. Provide single residence home lot there. You might consider state housing bond financing for providing mortgages to township residents. The key to improving the general economic environment in the township in my view, is to encourage nonseasonal economic growth - to the extent this is possible, and then augment this with more affordable, nonseasonal, family housing to give year round families affordable housing opportunities, to go along with jobs. Real Estate Agents are making it tough on landowners. Jacking the price of property skyward. Only the wealthy can buy. It needs to level off. Young Couples can't afford only rich retirees. Multi-family needed in Leland County & Township building need to stay in Leland! We would like to see the town of Lake Leelanau upgraded to be more like Suttons Bay & Leland. The substandard housing and less than attractive businesses make it a town that lacks charm and it not attracting investment. It is a shame to see such an ideal location not live up to its potential. �Tax related comments (11) Farmland Preservation should be funded by private money. Our taxes are high enough for the required services. Stay out of the Property Tax Issues for land preservation Taxes are already too high, so I am not in favor of spending tax $ on "protection" of rural character. Upgrade fire dept, so that we can improve our "Class 8" protection code, that will save $ on homeowners insurance. Be mindful that tourism is what pays the bills for local businesses. Don't tax the golden goose to death, please. If we pay taxes, we would like to vote. Would like same tax rate as full time residents, or lower because we don't use schools and fewer other services I think that the real estate taxes placed on non-residents are just TOTALLY UNFAIR. We cannot vote on important issues!!! Some important meetings are held when non-residents are not there to express themselves on certain issues. There should be more public docking for boats in the river, not just high priced docks at Blue Bird and the Merc. Higher tax rates for non-residents MAY be constitutional, but generate increasing animosity between the residents and non-residents. Consumers Power doesn’t understand the meaning of "private property" or "scenic or rural character” or…. their latitude to keep power lines clear needs to be better defined/negotiated/enforces. They have trespassed with permanent damage in numerous areas. Their role (and that of other utilities - telephone, cable) needs to be delineated much more clearly in Master Plan. Control of funding for Leland dam needs to be CLEARLY defined. First of all, I am grateful for the opportunity you have given me to have some input as a property owner in Leland Township. It is a rare opportunity indeed, as I am a lake front property owner, who pays property taxes assessed at a much higher rate than those who do not own property on the lake and soon I will be required to pay an additional assessment as a lake front property owner for the repair to the Leland Dam. Oh - I forgot to mention that this is all true for someone who is not a year-round resident of Leland Township, or a year-round resident of the state of Michigan. In essence, I get to do all of this, without the benefit of being able to vote for - or against - those representatives at the various levels of government who make the decisions - planning, taxing, assessing, etc. I might take this opportunity to assert that the "summer residents" of Leland Township, and most specifically, the lake front property owners who spend their summers in the area, are certainly to be commended for all that they contribute to the economy of the area - with taxes, with revenue, and adding to the economy during the summer months that make it possible for survival in the long, cold winter, etc. Now we are to be one again- given special treatment in regard to the repair of the dam. Does not everyone in the area benefit from Lake Leelanau? Why is it that the lake front property owners again will bare the burden of a significant portion of the dam repair? Why is it that there is no "planning" in regard to the maintenance of the dam and there appears to be no equitable "planning" in regard to paying for such "extras" except to hit the lake front property owners over and over again as if they are some kind of unending source of revenue. Could it be that a majority of them are not registered voters and can literally have no say in choosing those who make the decisions? Certainly it is not a case of "taxation without representation" for as we all know - that is tyranny! Bottom line is this - whatever the development plan finally discerns to be the future of Leland Township, plan to allow for everyone to share in the cost- equitably. We all love the area. We all do out best to keep the area pristine and as natural as possible. It is a necessity to make improvements to allow for changes in many aspects that are often beyond our control. Don't send the whole tab to the lake front property owners - share the wealth! It is enjoyed by many; don't make the few pay the bill as all have a share and concern for the future of Leland Township. Due to the tax structure in Michigan, the summer residents do not need more taxes put on them - we pay more than our share and do not get the services. Change in taxation for farmland Farmland should be taxed and assessed as farmland - even if transferred to a new farmer. Willing to support tax incentives to keep land in farming, or at least do not penalize farmers with high taxes "highest - best- use". We pay huge property taxes now. �Noise (10) Leaf blowers should be banned. Motorized motor scooters BANNED, and cigarette boats banned in Lake Leelanau. Sound emissions standards adopted on jet skis. Noise regulations: snowmobiles, jet skis, heavy machinery/construction time restrictions in residential areas. Noise ordinance: No fireworks after 10:30/11:00 p.m. coming from lakeside summer homes or elsewhere. The tendency is for the summer people to forget about the rest of us, who have to get up in the morning. Eliminate jet-skis from N. Lake Leelanau - pollution and noise! Noise regulations are needed, especially for summer cottage renters Noise regulations - to regulate jet skis and PWC Noise regulations: especially for motorcycles WTC should not be allowed, create noise, ugly in scenic nature Some noise regulations are needed, especially wedding bands (outdoors) and wine festival music. Thank you for doing this survey and hopefully curtailing development like Old Orchard!!! Good Luck, Noise regulations in the township �Property Rights Comments (9) Give farmers rights to take small plots (100 x 200, example) of acres for family, and lower taxes on remainder of farm and let farmers manage their own property. Let farmers control their farms - give farmers rights to pull small plots off. None crop acres for family or retirement. Leaving rest of farm to create food. Farmers acres should be taxed very low so farmers can make a living. To me, many of the questions posed in this survey paint a frightening picture of the potential for expanded control of land use. Get out of the way and let growth and development happen or risk being another Leelanau Township. PLEASE NO MORE restrictive government policies or regulations in an attempt to pacify the vocal minority of anti-everything activists that attend your meetings. Show some respect for our constitutionally guaranteed private property rights. I have mixed feelings about the township dictating how property owners can use/do with their property but on the other hand, some regulations have to be enforced to ensure a pleasing environment in which to live. Need to work on reducing government and the associated costs for the residents. Taxes are too height and reductions need to be passes. We do not need an expansion of the role of local government into areas of arguing and developing/preserving property. Property rights are important and should not be over-regulated by government I think this survey is quite slanted to infringing on property owner's rights….I also think the services provided ie, electric, sewers, sidewalks, police, fire should be first rate. After that the town/townships can decide what they can AFFORD for future planning. The lake "itch" would be a good place to start, lake patrol maintained, ie: drinking and driving boats within the buoy lines. Your ECONOMY depends on stuff like this. This survey's wording & questioning is misleading with one clear goal; of supporting the "Master Plan". I received this survey in the mail just 2 days before it was to be returned. Do you really want to hear others input? The vest way to protect the Leland/Leelanau county is to keep the government's control limited and let the property owners be able to control their own land. I hope you will really listen to this input. Thank you. Public access to Lake Michigan and Lake Leelanau should be made clear. Plus property owners on each side should not be allowed to park or block the access. Zoning is pathetic - houses being crammed into tiny lots. One on top of the other. �County Facilities comments (7) I STRONGLY feel that the County Commissioners should establish a committee of Leland Township groups/members to be charged with coming up with a plan for the vacated "court house campus" within a stated period. Groups to be included should already be established ie: merchants Assoc, Civic club, Churches, Improvement Assoc. Etc. (I count 16 such established groups) This would include Twp, Harbor, Rd Commission as well, I feel that a "see it to offset expenses" attitude will do nothing but foster rumors of crass development land grabbing, speculators, etc. Leland has lost the Courthouse rightly or wrongly. Leland and Leland Township should fight for the right to say what the future should hold. Make a plan with as much input as possible through already established groups. Otherwise, public hearings will diminish in "public" attendance to a few "sore heads"!!! Let dialogue begin between County, Township and local Leland parties as to ideas/concepts for use of vacated County facilities. As the county moves the jail and the courthouse out of Leland, I feel the township and county should develop this property into a park and parking area. From a study made in the 1970's for reasons to expand the Leland harbor it was noted there was a parking problem in Leland and that parking areas should be added. However, none was ever developed. And if the county and township allow the jail and courthouse property to be sold for private use, it will eliminate the last area large enough to have a park and more parking in Leland. The county-owned property in Leland, following relocation of county facilities, should NOT be used for multi-unit housing like apartments or condos or townhouses. Decision to allow county courthouse on farmland - away from a village center was a poor decision. Ed McMahon's writings are an excellent resource for planning What a circus and disaster the issue of county owned property has been. I moved to Leland for two reasons - it is what I call a "4 corners town" and I have family that has lived in the county, year-round, for 100 years. With moving the county seat to Lake Leelanau, I want a "4 corners" feel there also. Sidewalks from the new buildings in Lake Leelanau, so I can walk - not fight cars for space. �Road Comments (5) Better street crossing markings at River & Main during the summer season. Possibly a flashing amber light. Large slow signs entering the village We need a new road! It's too narrow and round! We need Louis St. repaired soon! 2 cars can hardly pass. We were promised a new road when the sewer was put it. We are still waiting!! Right now when the snow plow comes through stone is thrown all over the lawn. We have a mess to clean up every spring. I am not blaming the Road Commission. They do a great job. We want to fix our driveway -waiting to have the road fixed. Allow for additional places at County location for parking. Redirect flow of traffic at county location. Create one way streets to loop area. Streets are very narrow. Two way and parking is dangerous. River St. and Pearl Street should be 1 way along with Chandler and Grand. Summertime traffic, both foot and auto, is terrible and needs to be organized. Crosswalks and one way streets would help. 15 minute parking at Bank & post office enforced (30 minute all the way to the bridge on Main st.) Longer term parking on River and Chandler and Pearl, with new one way streets and improvement or roads to allow parking (curbs, markings & landscaping) and clear signs directing. Reference to Item E services No. 8 I would like the East-West section of N. Lake St. resurfaced with a permanent surface. It is presently a dead end gravel road. There are a lot of summer visitors using the road causing a lot of dust in the summer. In the winter, the county snowplows scrape or dig up a lot of road surface and spread it over the black top portion of the road and the adjacent properties. Just this year, there was a forty foot long furrow of gravel about 1 foot high and 2 ft wide left by the long plow. �Recreation Comments (4) Hancock park's parking lot is awful - dangerous layout & full of potholes. The skateboard ramps are a lawsuit waiting to happen & should be removed immediately. They are in poor repair with jagged metal and wood edges. There is no railing on taller ramp & it is used more as a slide by very little children waiting for siblings at soccer practice, than by actual skateboarders. The way up for these little kids is a round-runged (dangerous!) ladder that can tip over at any time. If they fall off the top of the ramp, they land on CONCRETE! How do you even maintain an insurance policy with that thing on twp property? Then there's the whole issue of an actual skateboard related injury like the kid in Glen Lake. Pull it out ASAP, or redo it so its safer, like the one at the Traverse City Civic Center. Redesign parking lot & put in an ice rink and warming hut. Bike trails would also be good - again, so I do not have to worry about being hit by a car. The county forces us to depend on cars - even when traveling only 2 miles, as there is no safe way to walk or ride a bicycle. Provemont Pond: This “park” is a disgrace. It doesn’t even have a sign anymore. It is increasingly used for dirt bikes, paintball wars, trash dumping, etc. It should be properly identified as a park or nature preserve or whatever it is and then the rules need to be posted and enforced. It could be a really nice place for mushrooming, hiking, cross country skiing, etc. more parks �Miscellaneous Comments Fish town (2) I think Leland Township has done a great job in developments & limiting large developments Please NO site condos! KEEP FISH TOWN AS IT IS!!! Keep Leland Beach open! Love the area!! Preservation of historic buildings - ALL OF FISH TOWN!! Utilities, Restrooms, Signs (17) Require roofs on rural lights, Night Sky Protection, Lake Leelanau street lights are outrageous Work on burying all utility lines in county - better visual atmosphere and would reduce power outages Lake Leelanau lighting is night pollution No billboards No flood lights at jail site - Yikes! Want the recycling center in Lake Leelanau moved out of the village! No other village has it Public restroom facilities are needed. In summer, the area in harbor parking lot is overused. Bury utility lines yes, if not at taxpayers expense. Standardized hours in downtown - leave it to businesses If you want to attract persons in the computer/internet related industries to Leland covering the town with WI/FI or high speed cable access would materially increase desirability of location. Other businesses would follow and possibly old county buildings would find commercial use. There would be a positive impact on the school as well as library & museum. We need a public restroom at the DNR boat ramp on River St, in Leland. Follow street and lighting ordinances Signage is out of control! Road signs are beyond what's necessary. Get rid of adopt highway signs signs are a bigger eyesore than blight. Eliminate signs for commercial businesses, supported by county and state. Leland Township is like a beautiful person that is getting tattooed "with signage" into an unsightly community. The need for public restrooms in Leland should be a high priority. Three possible sites are 1) on the edge of the Carp River, tucked down in on the bank on the east side of Main St. (Old Art Building side) by the bridge. 2) Back of the Blue Bird at the DNR boat launch site, if the boat launch area is moved as I will suggest later in my comments. 3) Village Green Area, its nice to have the green area, but more people would enjoy it, if the restrooms were located there. Utility lines buried in downtown, would be nice. Downtown parking is seasonal only, utility lines buried should be in conjunction of maintenance and development.. Limited in the township, architecture should compliment the landscape. Utility lines: New utility lines should be buried everywhere, not just in the “downtown” areas. Any additional lines should be placed on the current right-of ways instead of placing parallel lines on both the new and old corridors as is now proposed by Consumers Energy for M-204. Tall Buildings/Towers/WTG (15) Tall and massive buildings, agree but not over 6 stories Cellular towers, agree to whatever is necessary for proper communications Additional cell towers and WTG - only with care study of need and protection of view sheds, consolidate wireless infrastructure. Require sharing of towers, etc. Tall and massive buildings, most should be allowed to fit lot size & buffering WTC should not be allowed, create noise, ugly in scenic nature WTG should be allowed for public not for private profit. This is a good move �Miscellaneous Comments Tall and massive buildings, limit in township, better yet, do away with them (if there is any). Speed limit signs should be adopted on Main St. in Lake Leelanau. There are a few children on this street also. It’s dangerous. There used to be a sign by where the white oil tanks use to be, but I think someone knocked it over or down. This is one issue that was not in your survey. Need regulations on how cell towers look, there are ways to disguise them. No growth would be nice but is not realistic Any additional cell towers should be tasteful Consider putting cell phone tower on Manitou Shoals light (crib) Additional cell towers are not necessary use the existing ones. WTG and tall and massive buildings are obnixious looking. Additional cell towers allowed if you don't impede scenic vistas. Force more capacity onto existing towers. Lean on tower operators. You need more capacity, not necessarily more towers. WTG's are ugly, but ecological. As a long time summer resident I do everything within my power to support local businesses and trades people. Tall and/or massive buildings: not allowed at all For safety only, I agree that additional cell towers are needed Business (Lack of opportunities or possibilities) (11) We plan to retire and live full time in Leland with in the next 5 years. What happens to Sugar Loaf is great concern. We hope the quality is upscale and pleasing to the eye with concern for the beauty and natural environment. Skiing needs to be further developed - this helps winter employment. Currently in search of business to purchase in West Michigan or Northern Michigan New business and/or residential growth development is not needed in Leland Township. Look at Traverse City, Petoskey, and Harbor Springs. They have lost their charm due to development. I operate my business (sales and consulting) out of my home office As a 30 year old born and raised in Leland, the biggest challenge we face here are cost of living is much higher than wages we could possibly make in Leelanau County. Employers in the area do not offer a livable wage and benefits. In order to use my Masters Degree, I have to work in TC and still take a major pay loss when compared to what I was making down state. This county is getting older with no new young families moving in. WATCH OUT!!! If you control the area TOO much, you will drive away business and then Leland will be a ghost town. This survey scares me with the abundant use of the word "regulation". Let the market and the people decide about the regulations. On elected councils who regulate, create hostility and are bad for the community. Be sure to look at the economic implications of EVERYTHING you do - especially the "environmental" Need to promote the principles of sustainable tourism. Village building plans (new constructions and additions or rebuilds) need careful review to ensure the project is compatible with existing buildings in terms of massing, scale, and size and the like. Lots in the village that have been divided into smaller pieces should not be used as building sites. On the economy: We can expect to see more internet-based businesses and more people who are employed elsewhere but are able to work from home with the help of fast internet service. Our zoning laws should encourage these home-based businesses and we should look at establishing industrial “incubator” space to keep these businesses in the township as they grow. Talk to Bob Pisor: is it inevitable that when a township business is successful (as Stone House Bread is) it has to relocate to Traverse City to find room to expand? Access to high speed internet is a limiting factor for new business, or even for people trying to start a new business. On line computers at the Leland Library are in high demand; look at opening a similar service (publicly or privately run) in Lake Leelanau. Standardized hours for businesses only if you expand - not limit those who are entrepreneurial. Standardized hours in downtown - only if voluntary �Miscellaneous Comments Traffic, Speed Limits, Parking (5) The speed limit on M-22 between M-204 and town is too high, over 50 mph. I ride my bike and cars come around the corner too fast. The bar crowd leaves the Blue Bird and races down M-22 at 2:00 am, over 50 mph. Raised in Illinois and vacationed in Wisconsin 20-30 years ago, I hope Leland Township doesn't follow the decline of "Door County Wisconsin” with its traffic congestion, fast food franchises and infrastructure overload. I will do all I can to keep Leland Township a "unique" and very "special" place! Door County Wisconsin is located just 60 miles straight West of Leland, across Big Blue. It was once just like Leland but they let Big Business ruin it. If Leland parking "somehow" gets better, where would it be? The quality of the village is its size and its limited parking. We need a stop/blinking light @ Main and River (especially during summer busy season) Consider 4-way stop sign at main intersection in town General Comments, don't really fit other categories (15) No more ugly storage buildings in Lake Leelanau Clean up Bruce Price's messy lot (and others) - This is the approach to town! I think the village should hold a leaf collection program in the fall and spring. We plan to retire to our house in Lake Leelanau within 2 years. I feel that the questions in D. Economy are not pertinent. This is a guilty PITIFUL process: you should know what your responsibility is. If you don't or are unwilling to do it, then move over and allow someone more capable to serve the community. Our environment is at severe risk, and you are charged with protecting and preserving it. Get to work!! I already give money to conservation groups. I live in the Traverse City area, but own property in Leland Township. Live and let LIVE Restrict rental homes in town and on lake, they can be disruptive to year round residents. Go Blue The township should have bought Sand Cut property. Buy conservation easements. Question F-12: Concerns of limiting necessary farming operations. I think it is wrong for those moving into the area, to so quickly ban together to eliminate or restrict others to do the same. It is selfish. STOP!! SPENDING MONEY!! If the township has so much money that we can buy expensive property, why not create an endowment fund when the principle is never touched and the interest earned can then be used for projects that would otherwise need special assessments (such as the Leland Dam). This would save the hard working - over burdened tax payer money in the long run. �Miscellaneous Comments Letters, covering many issues (4) The purpose of a community survey should be: To gather information on ways to go into the future with a positive approach rather than fear & proscription. Leland Township must do that by protecting & defending property rights so that inhabitants can use their property with a minimum of simple rights limiting plans & regulations. A statement to that effect should be included in the preamble of any plan & zoning ordinance. If not, "our" -planning and zoning will continue to be known for what it's been for 30 years - a few, a groups of self-appointed & anointed elites with mandates from state & federal government to control the rest of us - a local kakistocracy and kleptocracy - under color of law. Our community is burdened with much apathy & cynicism and distrust of town (board) officials and its appointed boards (planning commission) due to the 1991 sewer fiasco & the 1996 complex, and intrusive zoning ordinance and the Board's "verbal" denial of a properly petitioned referendum to allow the people to approve/disprove it. People know they can't make a difference here. A community exists if its needs are met. Ours appears not to be met - because a self-anointed or misguided influential group controls our community for their own selfish purposes to the detriment of long time inhabitants. It appears they'll insure we'll get a 200+ page complicated and restriction oriented plan & a more inhabitant intrusive, rights confiscating, complicated 200+-page ordinance. The present twp (touted to be a modem rural?) ordinance (July 1996) 96-1 has been characterized by: A 150 pages of difficult to understand verbiage' B. More than 50 amendments; C. Heavy handed administration due to personal preferences & vendettas of mostly one p0erson on the Planning Commission & Zoning Board of Appeals (religiously supported & unquestioned by apparently intellectually lazy/neglectful/acquiescing Twp Boards for years, and now continued by 4 to 5 board members). (One Twp Board member DOES understand). The punitive process, loaded with prejudice and personal subjective interpretations, is well known by most inhabitants. Particularly, for many deemed not favorites of certain twp officials: If threats & coercion don't work, Deny, Delay, Deceive, And Destroy. Those asking questions or disagree are prosecuted - forced to waste their limited resources. This present so-called planning/zoning process done mostly by out-of-town (they don't live here!) high-paid "experts" is destined to cost us more than $150,000! Apparently most township officials distrust most inhabitants --they deem them stupid and unable to know what is best for themselves and unable to prepare a plan and ordinance according to their needs! Some other survey questions: Do you agree that the present plan/zoning ordinance has been property interpreted and administered? List three strengths and weaknesses of the past in these areas. Do you agree that the township has properly used and managed the 100 acre Provement Pont Nature Area (PPNA) since 25 acres had been stolen from people for a sewage treatment plant & drain field (1991) and a 100 year lease for 2 acres for school bus parking area (Spec. Use Permit -1998)? (Nature Area sign taken down a year ago.) How should the PPNA be developed for use by inhabitants and visitors? List 3 opportunities. Do you agree that the township should promote & approve 10+ more acres of the PPNA to expand the defectively designed out-of-capacity sewer now constructed there designed to begin polluting the area in about 5 years? The above is designed to stimulate thinking - to ask questions by employing a simple, honest, nonpolitical strategic long range planning process with many "what if", situation analysis, and questions. Absent a public gathering/meeting attended by 100's of twp inhabitants with "what iffing", we will hardly touch the edges of true planning. State mandated/enabled planning uses dozens of seemingly meaningless, wordy & known beforehand to be unattainable/unachievable "goals". Almost always the specificity of necessary "strategies" (there should be a very few), determined by our community's evaluation of "strengths & weaknesses", and establishing "objectives" with "action plans" and "action steps". Serious areas of concern must be identified...what can be demonstrated as really necessary to do...how do we get there.... how much will it cost...can the cost be justified/afforded--if it's truly necessary (not nice to have) and before any approval: Who does What, When and Where and even at times How. Then, public officials can be held responsible & accountable to make them truthful, and trusted by the People. And, officials can proudly say they're honoring our country's founders by providing the People the limited government our founders gave us. �Miscellaneous Comments Letter submitted: Dear friends and neighbors, Many of us have recently been asked to fill out a questionnaire that would help Leelanau County government officials plan for our future. This is long overdue. We need zoning and we need to enforce it. In the last 50 years I have seen the following species almost vanish from sight: the piping plover, arbutus, whippoorwills, sweet fern, red trilliums. Our hills and beaches are littered with the ugly McMansions of the nouveau riche, houses build to lot lines, like very fat men in suits six sizes too small, that block the view for everyone else. Gross. Haven't these people heard that you can never be too rich or too thin? If the point is to make an ostentatious display of wealth why not build an art center or contribute to the education of the young? Show some class. Short of that, what about a super tax on super houses? That way we won't look like Afghanistan in another 50 years with a peninsula that has lots of uneducated people and no trees. The whole thing reminds me of the story I heard a few years ago about the Russian solider who came into Poland in the second world war, commandeered a castle and then proceeded to hack a hole in the floor for the fire (they didn't understand chimneys) and use the priceless antiques and invaluable art work for kindling. They were peasants, they didn't know from artwork and chimneys. Are we going to do that here? This county is our castle. Sweet air and sweet fern are worth all the three car garages in Christendom. Our priceless antiques and invaluable artwork are the birds and flowers, the beauty of an unobstructed view and a clean beach where everyone, rich and poor alike, can walk. We need -- at the deepest physical, psychological and spiritual levels in our beings-- to have this nurturing, unpaved over, not overbuild, not uglified earth in al list mystery, complexity and sheer loveliness all around us. As much of it as we can get. Our home, if we are smart, will be this shared natural beauty. We will never be able to replace what nature herself has given us and we need to protect it and share it. Housing -- modest housing--should be clustered around villages and the rest should be left for everyone to enjoy. �Positive and Negative comments (35 combined) Positive comments (30) Thank you for asking our opinions Thank you very much for the opportunity to complete this survey. I appreciate the foresight and organization it likely has taken the board to compile questions and so on for opinions. Good survey! Thank you for asking Keep up the good work Good luck!! Thank you asking, hope this helps This survey is very professional and the time and effort devoted to it by the committee is greatly appreciated!! Thank you!! Thanks for this opportunity. As non-voting members of the community, we seldom are heard. Glad to see concerns for the future of the community Thank you for asking - and may you all continue to love "Leland" & do for it the very best!! This area is so PRECIOUS and UNIQUE in its beauty and needs to be treated with the utmost in planning and care. This is WHY people come here. We are obligated to preserve this beauty to ensure prosperity for our children. Leland has been very good to us & we should return the blessings. You are doing a good job. Please continue, the community deserves it. (It doesn't have to be a city). You don't have to keep up with the Jones's, be yourself. That's what people NEED and like to see. It's style is being increasingly lost in this country. Good Luck!!! But in all fairness - Thank you for asking ALL of us instead of listening to the loud FEW. Thank you for offering this survey! Thank you for asking our opinion!! Good survey, I hope it is used!! This is an important survey. Please publish the results. We/I think this questionnaire is such a good idea. Wish the county commissioners would also pay attention! If Leland Township and/or Leelanau county keeps the current growth of subdivisions/developments, the very reason that people are attracted to the area - the scenic views, farmland, open vistas - will be lost. We will become just a suburb of Traverse City requiring bigger, better roads, etc, etc. Mr. Clem and Planning Commission thank you for asking for input from the public through this survey comments. I have filled out the survey and have added comments that I feel should be considered in future planning. The need for public restrooms in Leland should be a high priority. Three possible sites are 1) on the edge of the Carp River, tucked down in on the bank on the east side of Main St. (Old Art Building side) by the bridge. 2) Back of the Blue Bird at the DNR boat launch site, if the boat launch area is moved as I will suggest later in my comments. 3) Village Green Area, It's nice to have the green area, but more people would enjoy it, if the restrooms were located there. Good that you are doing this. Some one needs to be a strong leader for progressive growth in the township, and county. Northport and its near demise should be a strong warning. The County crown seems essentially worthless. Hopefully, you can be a strong leader and catalyst for change. This survey is a great idea Thank you for doing this survey. It can't be east to compile so much information, because many go unanswered or answered uncertain. Must make it difficult but I, as a citizen appreciate being asked!. Thanks! Good luck Thanks for asking, and good luck!! �Positive and Negative comments (35 combined) I have vacationed in Leland and Glen Arbor for the last 30 years. I own a small lot in Leland and will probably never be able to afford to build. I truly appreciate the area and thank you for all you do to keep Leland beautiful and a wonderful area to unwind & relax. Keep up the good work. I commend you on presenting a well-thought out survey. First of all, I am grateful for the opportunity you have given me to have some input as a property owner in Leland Township. It is a rare opportunity indeed, as I am a lake front property owner, who pays taxes assessed at a much higher rate than those who do not own property on the lake and soom I will be required to pay an additional assessment as a lake front property owner for the repair to the Leland Dam. We will be retiring to Lake Leelanau in two years, and hope to be politically active in our community. We do understand that many of these concerns you're addressing come with a price tag. Many questions answered were "gut reactions" and not based on any research, just personal experience. Thank you for allowing us to share these "personal opinions" Good Luck This is go great - I hope the info is useful & look forward to learning about the results, as well as participating in policy & decision making Thank you for this opportunity. Some of the questions/answers (the answers offered) appear biased. I have vacationed in Leland and Glen Arbor for the last 30 years. I own a small lot in Leland and will probably never be able to afford to build. I truly appreciate the area and thank you for all you do to keep Leland beautiful and a wonderful area to unwind & relax. Keep up the good work. Negative Comments (5) "Fire" Mary Campbell and "hire" Olsen/Bizdok & fire Marty Black not enough space given for "write-in" answers and opinions. No front page was returned with page 3 Some questions were difficult to answer - not given the correct choices This form was received 21 Jan 05. (post mark - San Antonio Texas) �Leland Township Property Owner Survey January 2005 A. Growth Management 1. The issue of controlling growth and development can be controversial. Please check the statement that most closely matches your views about growth: ‫‫‬ I would like to see growth encouraged. ‫‫‬ I would prefer to let growth take its own course in this area. ‫‫‬ I would prefer planned and limited growth in this area. ‫‫‬ I would like to see a goal of no growth in this area. B. Housing Please respond to the following statements: 1. The mix of housing in the Township meets the diverse Strongly Neutral/ Strongly Agree Disagree needs of residents. Agree Uncertain Disagree Strongly Neutral/ 2. Adequate affordable housing is available in Leland Strongly Disagree Agree Disagree Uncertain Township. Agree 3. Accessory apartments should be allowed wherever Strongly Neutral/ Strongly Agree Disagree residences are allowed. Agree Uncertain Disagree 4. Other Housing related concerns the Township Should consider?_______________________________________________________________________________ C. Land Use and the Environment Please respond to the following questions and statements: 1. In rural (non-waterfront) areas of Leland Township, do you support the clustering of several homes close together on smaller lots, in order to protect the majority of site as open space? 2. In rural (non-waterfront) areas of Leland Township, do you support clustered housing, even if the general public had no access to the development’s open space? 3. The Township should work to preserve open, undeveloped shoreline. 4. Ridgeline development in the Township should be limited. 5. Support Support Somewhat Do Not Support Not Sure Support Support Somewhat Do Not Support Not Sure Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Strongly Neutral/ Agree Disagree Disagree Agree Uncertain Which of the following best describes what “Open Space” means to you? (Rank in order 1-6, with 1 being BEST) ____Forests _____Wetlands _____Scenic Views _____Parks, sports fields _____Pastures/meadow ____Farmland 6. What role should the Township take in farmland and/or Open Space preservation? 7. Leland Township should preserve Open Spaces. 8. Leland Township should buy undeveloped land to protect as Open Space a. Only if available for public use b. Even if not available for public use c. Are there specific priority properties? 9. To preserve or acquire land for Open Spaces, would you be willing or able to contribute financially? 10. It is important to do something now to slow the conversion of Leland Township farmland to residential or other developed uses. 11. Active Passive Purchase of Development Rights Transfer of Development Rights Other:______________ Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree ________________________________________________ ________________________________________________ Yes Strongly Agree Agree No Neutral/ Uncertain Disagree Strongly Disagree Which are the two most important reasons to preserve farmland in Leland Township? (Select 2) a. To preserve the scenic beauty and rural character of the Township b. To make it easier to transfer farms to family members or other farmers c. To preserve family farms and the township’s farm economy Leland Township Property Owner 2005 Survey Page 1 �d. e. f. g. 12. D. E. F. To maintain the ability to grow food in the future To protect the natural environment and wildlife habitat Other:_____________________________________________________________________________________ Having a farmland preservation program is not important To preserve farmland, would you be willing or able to contribute financially? Yes No Economy 1. Employment opportunities in Leland Township are too Strongly Neutral/ Strongly Agree Disagree dependent on seasonal/tourism business. Agree Uncertain Disagree 2. Is the current mix and quantity of business in Leland Yes No adequate? 3. If not, what types of businesses are needed in Leland? ________________________________________________ 4. Is the current mix and quantity of business in Lake Yes No Leelanau adequate? 5. If not, what types of businesses are needed in Lake Leelanau? ________________________________________________ 6. How much new business would you like to see in Leland Township and where? ________________________________________________ 7. Are there adequate employment opportunities in the area Full Time Part Time for Leland Township residents? Yes No Yes No 8. Do you work in: Leland Township Northern Michigan Outside Northern Michigan Retired Not Working 9. What would you like to see happen with the County-owned property in Leland, after the county facilities are relocated? ________________________________________________________________________________________________ Services Please respond to the following statements: 1. Road maintenance provided by the County Road Strongly Neutral/ Strongly Agree Disagree Commission is adequate. Agree Uncertain Disagree Strongly Neutral/ 2. The road maintenance/improvements schedule should be Strongly Disagree Agree Disagree Uncertain accelerated at additional taxpayers’ expense. Agree 3. What specific road(s) would you want improved? ________________________________________________ 4. The sewer district should be expanded to include the Strongly Neutral/ Strongly Agree Disagree area surrounding N. Lake Leelanau? Agree Uncertain Disagree 5. If you are a N. Lake Leelanau property owner, would Yes No NA you support a special assessment for this purpose? Strongly Neutral/ Strongly 6. Park facilities in Leland Township are adequate. Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly 7. Cemetery facilities in the Township are adequate. Agree Disagree Agree Uncertain Disagree 8. Please identify any other services you would like ________________________________________________ improved or expanded. Community Image In order to address the many concerns discussed in this survey, local public officials may need to develop new policies. Please indicate how you feel about the following policies or statements: 1. Architectural controls for new development Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ 2. Stricter sign regulation Strongly Disagree Agree Disagree Uncertain Agree 3. Preservation of scenic rural roads Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree 4. Preservation of historic buildings Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree 5. Additional sidewalks are needed in Leland Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ 6. Additional sidewalks are needed in Lake Leelanau Strongly Disagree Agree Disagree Uncertain Agree 7. Sidewalk maintenance in the Township is adequate Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree If not, what is needed and where? ________________________________________________ Leland Township Property Owner 2005 Survey Page 2 �8. Additional “downtown” parking is needed 9. If so, how should this be addressed? Utility lines should be buried in “downtown” 10. Lighting standards are needed to protect the night sky 11. Standardized hours of operation should be adopted by “downtown” businesses Noise regulations are needed in the Township? 12. 13. 14. 15. G. Additional cellular towers should be allowed in the Township Wind Turbine Generators (WTG) should be allowed in the Township Tall and/or massive buildings should be limited in the Township Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree ________________________________________________ Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Demographics 1. How long have you lived in Leland Township, either part-time or full time? (Please circle one.) N/A 0-4 years 5-10 years 11-20 years 21-30 years Longer than 30 years 2. During which months do you typically reside in Leland Township? (Please circle all that apply.) All Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec 3. How long have you owned property in Leland Township? (Please circle one.) Don’t own 0-4 years 5-10 years 11-20 years 21-30 years Longer than 30 years 4. Are you a registered voter in Leland Township? Yes No 5. Do you lease/rent a Leland Township home to others? If so, what is a typical rental period? Do not lease/rent Weekly or by the day Monthly Annually 6. If you rent your Leland Township house, which months is it typically rented? All Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec 7. Indicate which best describes where your Leland Township property is located? (Please circle all that apply.) Shoreline Rural Setting Farm Leland Lake Leelanau 8. Please indicate which of the following best describes your affiliations (Circle all that apply.) Farmer Business Owner Owner of over 20 acres Real Estate/Developer Elected Official Retiree Tradesperson/laborer Employee Professional Family w/school age children None of the Above Additional Comments: The back of this survey has the proper pre-printed return address. Please tape closed, add postage (37 cents), and return by January 25th to ensure your responses are included in the final tabulation. Thank you for your participation in this important Township project. Leland Township Property Owner 2005 Survey Page 3 �Appendix B Excerpts from: Sleeping Bear Dunes National Lakeshore DRAFT GENERAL MANAGEMENT PLAN, Wilderness Study and Environmental Impact Statement, April 2008. �Excerpts from: Sleeping Bear Dunes National Lakeshore Draft General Management Plan, Wilderness Study and Environmental Impact Statement, April 2008. The above referenced Draft General Management Plan, presents management options for the Sleeping Bear Dunes National Lakeshore, however all the options are the same regarding the management proposed for North Manitou Island. Below is an excerpt from the Preferred Alternative, as presented in the Draft General Management Plan, as related to North Manitou Island, and the uses and management allowed in “Wilderness” areas. U.S. l.ife-Savin9 Sen,ic:e Station! Histori~ Village/Ranger Sta tion \ I \ \ ··,.. \ ·,. Dimmick'< Point N•fonal I Historic L,mdmark 8ou11ddry - -- ii' T,Jd ••••• ••• N Structure • Legend Ma11agen1e11t Zones La nd 1!11 Experience Nature Experience Hirtory Hi gh Use National Lakeshore Bo undary Cou nt y Road Stat e Highway National Park Servi ce Road Nat ion al Park Service Trail .................... Recreation River _______. Proposed Wi ldern ess IZZZZZJ (Subject 10 valid existing right<) N 2 Miles Preferred Alternative Sleeping Bear Dunes National Lakeshorc IJ S 1)1•p,1r lnu•1·11 of t i1e lt11 c1~10 ,~· 1L1t io nc1l P,1rk Scrvic I). rcbrnary 2008 · 34/ 20078 c· Appendix B: Sleeping Bear Dunes National Lakeshore- Draft General Management Plan Excerpts Leland Township Master Plan – Update page B-1 �MANAGEMENT ZONES Management zones prescribe how different areas of the ational Lakeshore would be managed. Each management zone specifies complementary natural resource conditions, cultural resource conditions, opportunities for visitor experiences, and appropriate facilities, and combines these into a po ·sible management strategy that could be applied to locations within the National Lakeshore. As such, management zones give an indication of the management priorities for various areas. Four management zones have been developed for the National Lakeshore - the high use zone, the experience history zone, the recreati on zone, and the experience nature zone. The action alternatives presented later in this chapter each propose a different configuration of th e management zones within the National Lakeshore based on the concept for each alternative. In every management zone, the Lakeshore intends to preserve and protect natural and cultural resources to the greatest extent possible given available funds. An overview of the management zones is provided on the following page, with more detail in table 1 that follows. The table describes the conditions, opportunities, and se rvices that would apply to each management zone. The management zones are listed in order from most intensive management (high use zone) to least intensive management (experience nature zone) . The cultural resource treatments mentioned in the management zones table (table 1) are defined as follows : • Preservation is the act or process of applying t he measures necessary to sustain the existing form, integrity, and materials o f a historic property . Work. incl ud ing preliminary measures to protect and stabilize the property, generally focuses on ongoing mainte nance and repair of historic materials and feat ures rather than extensive replace ment and new construction. • Rehabilitation is the act or process of makin9 possible a compatible use for a property through repair, alte ra t ions, and addition while preserving those portions or featu res that convey its historical, cultural, or arch itectural values. • Restoration is the act or process of accurately depict ing the form, features, and character of a property as it appeared at a particular period of time by removing features from other periods in its history and reconstructing missing feat ures from the restoration period. Appendix B: Sleeping Bear Dunes National Lakeshore- Draft General Management Plan Excerpts Leland Township Master Plan – Update page B-2 �Managem ent Zones High se Zone Thi management zone provides for visitor orientation, education, and other structured activitie (such as ranger-led tours). High numbers of visitor enjoy and learn about the National Lakeshore. This zone also supports the Lakeshore's main administrative and operational facilities. Wildernes doe not occur in this zone. Experience History Zone Thi management zone is managed primarily to preserve historic structure and landscapes. Moderate to high numbers of visitors enjoy and learn about significant historic activitie , building , and landscapes. Wilderne doe not occur in this zone_ Recreation Zone This management zone provides a wide range of recreational opportunitie for moderate numbers of visitors. The active Lake Michigan beach area i within thi zone, as i the 0.25 mile of Lake Michigan water within the ational Lake bore boundary. Wilderness does not occur in this zone. Experience Nature Zone Thi i the wilde t mo t natural management zone. Low numbers of visitors enjoy primitive recreation on foot or in nonrnotorized watercraft. Wilderne s may or may not occu r in thi s zone. 41 Appendix B: Sleeping Bear Dunes National Lakeshore- Draft General Management Plan Excerpts Leland Township Master Plan – Update page B-3 �Uses and Management in Wilderness A variety of recreational uses, management actions, and certain facilities are permitted in wilderness areas under the Wilderness Act of 1964 and NPS policies. Among the uses, management actions, and facilities permitted in wilderness are the following: ⇒ nonmotorized recreational uses (e.g., hiking, picnicking, camping, canoeing) ⇒ hunting and fishing ⇒ guided interpretive walks and onsite presentations ⇒ use of wheelchairs, service animals, and reasonable accommodations for the disabled (e.g., barrierfree trails, accessible campsites) ⇒ trails, campsites, toilets, and signs necessary for visitor safety or to protect wilderness resources ⇒ emergency actions and equipment necessary to ensure life safety ⇒ fire management activities {including fire suppression) ⇒ preservation of historic properties eligible for the National Register of Historic Places ⇒ uses and facilities for landowners with valid property rights in a wilderness area ⇒ scientific activities, research, and monitoring ⇒ natural resource management actions such as restoration of extirpated species, controlling invasive· exotic species, endangered species management, and protection of air and water quality ⇒ certain administrative facilities if necessary to carry out wilderness management objectives (e.g., storage or support structures, ranger station) ⇒ Native American religious activities and other actions recognized under treaty-reserved rights The Wilderness Act also specifically prohibits certain uses and developments. Under section 4(d) of the act, the following uses are not permitted in a wilderness: ⇒ permanent improvements or human habitation ⇒ structures (historic structures are excluded) ⇒ permanent and temporary roads ⇒ use of motor vehicles and motorized equipment (except for emergency purposes) ⇒ landing of aircraft (except for emergency purposes) ⇒ other forms of mechanical transport (e.g., bicycles) -⇒ commercial enterprises (except for those that are necessary for realizing the recreational or other wilderness purposes of the area, such as guiding and outfitting) With the exception of permanent roads, the act does recognize that the above uses may be permitted if necessary to meet the minimum requirements for the administration of the area as wilderness or for emergency purposes. In addition to the above prohibitions, NPS policies also prohibit some developments such as the following: ⇒ ⇒ ⇒ ⇒ ⇒ ⇒ new utility lines permanent equipment caches site markings or improvements for nonemergency aircraft use borrow pits (except for small quantity use of borrow material for trails) new shelters for public use picnic tables Appendix B: Sleeping Bear Dunes National Lakeshore- Draft General Management Plan Excerpts Leland Township Master Plan – Update page B-4 �WILDERNESS REVIEW AND MANAGEMENT PROCESS 'Has the Director published a dei:erm,nation that the land · ·1s "eligible' for ~esighation7 (Eligibility assessment is completed tiy the park superintendent: May be done in t0rijunction with the wilderness study in step 2.) ' ' YES ' ' then man~ge lands as NO the n m anage lands as wilderness per alt Chapt"' 6 p rovisions non w ilderness park lands u nd er the Org a nic Act Has the wilderness' study been completed and has the tl\iect.or • prop~d• delgnat\Qn1 V,, w\ldemess ,;tudyll:.IS is completed, with a ROD signed by the NPS regional director and published in the Federal Register). YES NO then mana.g e lands pro posed ir; tt,e study as wUdemess per all Chapter 6 provisions t hen ma nage e li g ib le la nd s not pro posed in t he st udy II. to preserve t he\r w ildern es!. resour ces and va lu es wilderness proposal to Secretary ant Secretary's office. ~ \II Has the Secretary "recommended" wilderness designation? (Secretary approves, disapproves, or changes NPS proposal and forwards recommendation to the President.) YES NO then manage lands proposed In the study as t he n ma nage e ligible la nds wilderness per all Chapter 6 prov_l_ si_on_•_-~ not proposed in the st udy t o preserve t heir w il derne!>s resou rces and va lues H.as the President "recommended" wilderness designation? (President approves, disapproves, or changes the Secretary's recommendation and forwards recommendation to Congress.) YES NO then manage lands proposed in the study as t hen manage elig ible lands wilderness per all t o p rese rve th eir w ilderness resou rces an d va lues not proposed in the study Chaptl!r 6 provisions ~& ·. Iii Has Congress "designated" lands as wilderness or recognized •potential· wilderness? ..____ ~_ __ _ _YES NO then manage lands as wilderness per WIiderness Has Cong ress speci f icall y Act and all Chapter 6 provisio ns wi ldern ess consideratio n ? re leased land s fro m furt he r YES th en ma na ge lands as n on-w ilderness unde r t he Orga nic Act NO We re lan ds in cl uded in Presid e nt's w ild e rness re com m end ati ons? YES ....... NO t hen manage lands proposed in t he study th en manage eligi ble lands not proposed in the stud y as w ilderness per all Chapter 6 prov isions t o preserve their w ild erness resources and va lues Appendix B: Sleeping Bear Dunes National Lakeshore- Draft General Management Plan Excerpts Leland Township Master Plan – Update page B-5 �Appendix C Leland Township Master Plan Steering Committee Members �Leland Township Master Plan Steering Committee An ad-hoc committee was established by the Leland Township Planning Commission during the master planning process in order to solicit additional input from a diverse cross-section of the Township residents and business owners. The following is a list of people who were invited and/or participated in one or more of the steering committee meetings. The input from the steering committee was incorporated into the draft plan that the Planning Commission reviewed, revised and took to public hearing. David & Jane Albert David & Jean Alpers James Bardenhagen Vinson Bidlingmeyer Robert & Sally Biggs Gilbert & Anne Bogley Caroline Brady Kim Brant Keith & Joanne Burnham Bobbie Collins David Couturier Ron & Kathy Dawkins Tom Evans Judy Frederick Jeff & Susan Green Gene Hadjisky Bob Hagstrom Logan Hardie David Hunter Bob Jetton Jim Kobberstab Leonard & Doris Korson Nick & Susanne Lederlee Charles McCarthy Bob Mello Stephen Mikowski Ann Nichols Susan Och Frederick & Grace Petroskey Bruce Price Bruce & Deborah Simpson John Suelzer Beth Sutton Joanne Thomas Robert & Kathy Turner Wayne Tyge Barb Vilter Wayne Wunderlich Appendix C: Master Plan Steering Committee Leland Township Master Plan – Update page C-1 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Leland-Twp_Master-Plan_2008 Creator An entity primarily responsible for making the resource Leland Township Planning Commission, Leland Township, Leelanau County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2008-07-14 Title A name given to the resource Leland Township Master Plan Description An account of the resource The Leland Township Master Plan was prepared by the Leland Township Planning Commission with assistance from M.C. Planning & Design and was adopted on July 14, 2008. Contributor An entity responsible for making contributions to the resource M.C. Planning & Design (consultant) Subject The topic of the resource Master plan reports Leland Township (Mich.) Leelanau County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives