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Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. &#13;
&#13;
Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections.&#13;
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&#13;
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&#13;
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Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. &#13;
&#13;
Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections.&#13;
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                    <text>Native American Oral Histories
Gi-gikinomaage-min Project
Interview: Leroy Hall and Jason Quigno
Interviewer: Belinda Bardwell
Date: November 5, 2015
[Unknown]

…impressions, just don't even look at the camera Okay. Alright. Alright, not the
camera? Okay. Okay.

[Lin]

This is an interview with - please state your name -

[Leroy]

Leroy. Hall.

[Lin]

Hall. On November 5, 2015, for the Grand Valley State's project, Gigikinomaage-min, Defend Our History project. This is Belinda Bardwell and I'm
doing the interviewing. We are located at 1111 Godfrey Avenue at Jason
Quidno's[?] studio. And can you tell me where you were born?

[Leroy]

In Allegan, Michigan, which is I think, what, thirty, forty miles south of here.

[Lin]

How would you describe yourself or your ethnicity?

[Leroy]

What do you mean?

[Lin]

Like, are you Native American?

[Leroy]

Oh, yeah, yeah, yeah. I'm Native American, from Chippewa Pottawatomi.

[Lin]

Do you have family in the area?

[Leroy]

Yeah. yeah. I have, let's see, my mom, I have four sisters that live in the Grand
Rapids area here, which they've lived here all their lives. Let's see, my dad, he
lives in Traverse City area. And, let's see, I think that, yeah, I think that's about it.
Yeah, and then I think I got cousins around town here.

[Lin]

Did you grow your whole life in Grand Rapids?

[Leroy]

Uh, no. Think, let me see, a couple of years. When I was first born I lived in
Allegan. Oh, I mean when I was like a couple of months old. I went and lived with
my grandma and lived with my grandma until I was like two and then move back
with my Mom and Dad, periodically off and on, as I was growing up. I would
always end up back at my grandparents’ house. I didn't like living in town here.
So, I was always up north at their houses.

1|Page

�[Lin]

What was, why didn't you like living in Grand Rapids?

[Leroy]

I just didn't. It seems like crowded here, nothing to do. You know, I always like
wanting to be out in the woods, and doing stuff in the woods and working on the
farm and stuff.

[Leroy]

You know, that was like, there wasn't nothing really to do around town here. But
back in like the ‘70s and early ‘80s. So, I just found it more interesting to be out in
the country, you know.

[Lin]

And what country is that? Where did your grandma live?

[Leroy]

I had one grandma that lived in Merritt, which is up by Houghton Lake. And then
my other grandma lived in, or, grandma and grandpa, lived in Mount Pleasant.
So, them were the two places that I would bounce back and forth between.
'Cause like my one grandmother lived in Merritt, she lived like way out in the
woods, and there wasn't like any- That's where I worked on the dairy farm at.
And then, the grandma in Mount Pleasant, like when I'd be like wanting to hang
around with my uncles and stuff, which are like my brothers, that's where I would
go and stay for a while. So that was like from like you know like maybe about
three or four years old all the way till like eleven twelve years old, did that.

[Lin]

So please describe some of your experiences with education.

[Leroy]

Oh, um, here in town or up North?

[Lin]

Just in general.

[Leroy]

Well, in general it was it was pretty rough. Coming from a Native American
background and everybody knowing you know and if they didn't know it they
would ask and then you know and then the name calling, and all the “woo woo
woo,” and all that crap would start. You know?

[Lin]

Here, or?

[Leroy]

Here and then up North. You know, you had to deal with a lot of racism. The farm
boys up in the country, you know. You had to deal with them. So, it was pretty
tough, you know, having to deal with the racism.

[Lin]

Do you think it was better or worse in a certain area?

[Leroy]

No I think it was - I think it was kind of the same everywhere. You know, whether
it was in like Merritt or Mount Pleasant. You know in Mount Pleasant there was,
there was more Native Americans or Indians to be around, you know. So, it

2|Page

�calmed it down a little bit. Here in town it was a little rough, you know, at times.
But you know, I fit in here a little, okay I guess.
[Lin]

Was there large Native American student body here in Grand Rapids when you
went to school?

[Leroy]

Nope.

[Lin]

What schools did you go to?

[Leroy]

I went to Hall School here, up on the hill. I went to Kensington up in the Black
Hills area. That was one, see I graduated sixth grade at Kensington. and then I
went to Burton Junior High and then uh, from there let's see, I went to Lake City
High School, and a high school in Mount Pleasant.

[Lin]

So you graduated from Mount Pleasant high school?

[Leroy]

No I graduated from Brimley High School, in the U.P.

[Lin]

Did you go onto to college at all?

[Leroy]

Yeah, I took like a year of college.

[Lin]

Where at?

[Leroy]

Bay Mills Community College and I was trying to get into Lake Superior, couldn't
cut it. I went to uh, Bay de Noc Community College for a while. Um, but, didn't
graduate.

[Lin]

What was the atmosphere like in college, going to a Native-based college, in a
Native community?

[Leroy]

It was pretty cool. I fit in well. It was really supportive. Uh, you know we had a lot
of support, lot of support from the students as well as the teachers. You know,
they were really helpful.

[Lin]

Were you involved in any extracurricular activities?

[Leroy]

Ooh, yep. Well I was class president. So, I did, worked on a lot of different
committees and stuff. And did a lot of functions like fundraisings and stuff like
that. For the class or student body had a seat on the board regions for the
Chippewa County. That was about it.

[Lin]

What was the most positive experience you had in college? In all of your

3|Page

�colleges?
[Leroy]

I think the Bay Mills one. That was-- the best I think college that I attended, for
the longest. Yeah, that was pretty helpful

[Lin]

Were you able to utilize the Michigan Indian Tuition Waiver at that time?

[Leroy]

Let me see, Um, I was having some problems with my enrollment into the tribe
and, so, uh. See, I'm trying to think. I think I did, yup, because Robert Van Alstein
at the BIA had to help me with-- my paperwork was messed all up. So, he was
real helpful in getting everything all straightened around and everything, and
getting me the financial aid that I needed to go.

[Lin]

And what tribe are you enrolled with?

[Leroy]

Saginaw Chippewa.

[Lin]

Okay. Um, so moving on to your employment history. Can you tell me about
being Native in the workforce in Grand Rapids?

[Leroy]

Yeah, I-I've never really had a problem getting a job. I always had employment
and I really never had a bad experience. I don't think as far as like racism or
anything like that. Well, but I always worked in construction. So, you know. You
know, I guess I fit on the crew. So, you know. So, you know there was no racism
there or anything like that.

[Lin]

Okay, so we covered work experience. So there was no experiences of racism in
the workforce?

[Leroy]

Not that I can recall.

[Lin]

That's good. So about your family? Can you tell me a little about your parents?
Your siblings?

[Leroy]

Well, my Mom and Dad are still alive. I have four sisters that are still alive. I grew
up with my aunts and uncles more than anything. Well, actually my uncles. And
my grandpa and grandmas more than anything in my younger years. I got to
know my sister's later on. Well, periodically as a kid. But then, like growing up
and getting older, I got to know them more and more recently within the past ten
years, I've gotten to know them a little more. I moved back to Grand Rapids here.
It's been close to ten years now. Where I came back here. So, I'm getting to
know them more. And my mom as well, getting more closer to them, I guess.

[Lin]

Um, you know there is a large Native community in Grand Rapids. Is your-are

4|Page

�you involved with the native community? Do you go to function, are your family
involved?
[Leroy]

I don't really think that they are. I know when the pow wows come they talk about
going down. I don't know if they ever make it down. I know I go down there and
hang out for a minute. You know. As far as like some of the other functions I don't
think they do. I know up North, like in Peshawbestown. My kids are into it. You
know, they attend a lot of functions, and are involved with a lot of stuff like that up
there but, as far as like my mom and my sister's, they aren't. And don't--

[Lin]

Do you --Can you tell me why you don't think they are?

[Leroy]

I think they just stay to themselves, and don't participate in that stuff. I think they,
you know like-- I don't know. You know, I don't know if they just like don't, or are
that in touch with like the Native Americans. You know I mean they know a lot of
Native Americans. But I think they just stick to themselves. You know? Yeah,
that's all I can say, you know? That's all I know.

[Lin]

Do you – are you part of any sort of religious group or congregation within the
Grand Rapids area.

[Leroy]

No.

[Lin]

So, are you traditionalist? Uh, do you attend ceremonies? Are you involved at all
with any native functions or events or activities going on?

[Leroy]

No.

[Lin]

Okay. What influences has national organizations such as AIM or any other civil
rights organization play through the course of your life? Past, present, future?

[Leroy]

I like to like, read on some of that stuff. And, you know, and I do get, you know,
upset. You know, when I see and read and hear about racist stuff going on
happening to the youth. You know, our kids. You know, because I know what I
went through you know and I know that even though that I didn't really go through
– you know there were some rocky areas, here and there. But, I know that kids
and adults, some people, go through rougher stuff then I have, you know. And
still are you know with society. You know, or racists. You know, things going on,
and you know I wish something more could be done about it. You know, because
I see that stuff like Black Lives Matter, and it's like everybody matters, not only
black lives. Or, blue lives matter. You know, everybody matters. You know. Not
just that particular race. You know, I mean yeah, they had it rough. You know,
but the Native Americans had it rough too, you know? It’s just got to change.

5|Page

�[Lin]

Can you tell me about any positive experiences through the course of your
experiences in Grand Rapids that you have had within the Native community?

[Leroy]

Um, here! At Anishinaabe Studios.

[Lin]

What goes on here?

[Leroy]

We do stone carving here. And, so you know, we come here every day, and you
know me and Jason are Native American. And we connect well and that's a part
of who we are as a people. So, I think that helps me out. You know, because
otherwise I wouldn't be connecting with the Native American side of me if I was
out hanging out with my other friends. So, I do like come in here every day being
a part of this here. I can't explain what it is here. But, I know it's a lot of good. You
know, that happens here. That I like being here.

[Lin]

Can you tell me about any negative experiences through the course of your
experiences in Grand Rapids?

[Leroy]

What like school?

[Lin]

Anything stand out?

[Leroy]

I don't know. I don't know. Like when? Like recently? Or when I was younger, or
older?

[Lin]

When you were younger.

[Leroy]

When I was younger? Yeah, I remember. I think about that a lot. You know,
about when I went to Hall School. There was a little guy in class and the teacher,
he was a Hispanic guy, and he use to pick on this little guy every day. And he
would like shake him and the school had like a--Um, it was, a brick like pillars.
And then in between the pillars were wood you know, and then glass, or windows
on the top. So, it was kind of not as solid as bricks. So, this teacher would like
bang that little guy up on the wall, and shaking them windows. You know-- and I
don't know how that little guy would come to school every day but he would, you
know, knowing he was going to get picked on by the teacher every day. So, I
think about that a lot. And he was a little white guy, you know. So, it was like I
don't know if that Hispanic teacher was like reversing the role, or what! You
know? Because there was a lot of--you know--like me, and then there was like
Puerto Ricans, and Mexicans in the classroom. You know none of us got
touched. You know, but it was just this little white guy that always got picked on
in that one class. And you know. So, I always felt bad for that guy.

6|Page

�[Lin]

So, if you could summarize into one, or know you, a couple highlights about who
you are as an urban Native what would you like to the next generation?

[Leroy]

Sheesh, what was that?

[Lin]

What would you like to pass on to the next generation of Native Americans? You
mentioned that you--

[Leroy]

Yeah, I think I would, um, just like to--I don't know, maybe artwork? You know?
get in touch with your Native background and express it through artwork or
something. And education is--everybody-- you have to go to school to get
educated.

[Lin]

For sure. Would you be willing to teach your artwork and your skills to the next
generation?

[Leroy]

Woo, I don't know about that! Because I'm not a good teacher. [Laughter]

[Leroy]

I'm a do-er, I'm not a teacher.

[Lin]

Was there anything that I didn't ask you that you would like to talk about today?

[Leroy]

Hm, let me see. No, I think. I don't know if you have more questions I could think
about. I think that's about it.

[Lin]

Um, no, that's all the questions I have.

[Leroy]

Sheesh. Alright. Yeah. Is that it?

[Lin]

Yeah!

[Leroy]

Alright, cool! I wish I could've thought about more.

[Lin]

This is Belinda Bardwell, on November 5, 2015 at 1111 Godfrey and I'm
interviewing Jason Quigno for the Gi-gikinomaage-min and Defend Our History
Project through Grand Valley State University. What is your name?

[Jason]

Jason Quigno.

[Lin]

And how do you spell Quigno?

[Jason]

Q U I G N O.

[Lin]

Can you tell me about where you were born?

7|Page

�[Jason]

I was born in Alma, Michigan. And grew up--well, my Early life was in Mount
Pleasant, part of the Saginaw Chippewa Tribe. I moved to Keweenaw Bay when I
was probably about five or so. I remember going to preschool up there. Probably
younger that's where my earlier childhood was.

[Lin]

Okay. And when did you first make contact in Grand Rapids?

[Jason]

About fifteen years ago.

[Lin]

Oh, wow.

[Jason]

Yeah.

[Lin]

So where did you go to school then? In Keweenaw Bay?

[Jason]

Nope. Uh, I grew up in Keewanaw bay till I was a teenager. I moved to Mount
Pleasant, went to school there, didn't finish school. Finished school. And I started
my GED in the county jail and finished in a treatment. [laughter] That's my
education.

[Lin]

So when you moved here, what did you do when you right moved here fifteen
years ago?

[Jason]

I had sobered up, actually. That's when I was in treatment up in Escanaba. And
then I moved on here. I met a woman before that. So, I moved in with her. I've
been down here ever since--Well, when I first move--When I first got here I did
stage work at Van Andel, and all the venues in town and Southern Michigan
basically.

[Lin]

What stage work?

[Jason]

Stage hand. As part of the union. Doing um--setting up for concerts, wrestling,
opera. Just all kinds of different shows. Whenever they needed audio or stage
they call us in. And then, I always did the stone sculpture. And, I would say
probably about twelve years ago, I just quit work all together and just started
carving stone and here I am. [Laughter]

[Lin]

So, in your job, here as an artist, obviously you, work with Louis. What is his
name?

[Jason]

Leroy.

[Lin]

Leroy. Do you have other people in the same area that you work with that are

8|Page

�non-Native?
[Jason]

Yeah, in this building. This whole complex. It's full of artists, which is really cool.
there's uh, clothing, and a guy makes like hand bags, all kinds of cool stuff.
Painters, sculptures, photographers, furniture makers. Even coffee roasters in
this complex. It's really cool. So, it's pretty diverse. Next door there are Cubans.
They carve stone, they carve wood. And, we share this building I'm in. So, it's
pretty good. We just kind of hang out. It's not even like working some days.
[Laughter]

[Lin]

Like today? [Jason] Yeah.

[Lin]

So, you grew up in a Native community-

[Jason]

Yeah

[Lin]

And then you live your adult life in the urban community. Can you tell me, kind of,
your experiences and how they differ from each community?

[Jason]

Yeah. My earliest memories were of Keewanaw Bay, of course. Being a small
town and it was a Native community. There were a lot of Natives. But there is a
division. Even at a young age I could tell. Like my teacher, I remember her-- I
don't remember her name. But she was prejudiced against Native Americans.
Even the kids she treated us Native kids bad in class. So, that always kind of
stuck with me. Just a lot how the white people were up there. But it went--Now
that I'm older, I know it goes both ways. Once people get caught in that-- it
seems to happen in small towns a lot where there is a Native community. You
know they get on their two sides and it just doesn't stop, you know?

[Lin]

So do you find it to be easier to be Native in Grand Rapids?

[Jason]

I did. When I--and uh, Mount Pleasant--I grew up there in my teenage years. And
that was it was kinda of the same, but not as severe. The most severe was when
I was in Keewanaw Bay. Honestly, I don't remember much of my teenage years it
was a while back. [Laughter] But, uh, down here, I remember quite a bit and it
was it was a lot easier because there is diversity. There is the Black community,
the Hispanic community, and I kind of liked that I was pretty anonymous down
here.

[Lin]

That's important.

[Jason]

Where I live, I live in Jenison. It's pretty Dutch over there. You know? They're
nice people. But when I first moved down here, people were trying to save me.
Like I would go to church, "Oh, are you from Zuni Reservation? You know we do

9|Page

�missionary work out there." Or "Do you believe in Jesus?" I'm like, "Come on
man." I said "I grew up going to church!" Said, uh--"I went to church just like you
guys did." [Laughter]
[Lin]

So, you grew up in a church are you still--Skipping down to the religious part-- Do
you find yourself still religious? And attend church?

[Jason]

Nah. I dropped that a long time ago.

[Lin]

So how do you feel that part of your life went?

[Jason]

I'm just spiritual and in the [?] around me. I don't need no church or anything to
pray to which is – I am always connected. I guess I follow more traditional ways.
But even in that, I've been kind of evolving over the years. Where I just have my
own thing going on, and I'm happy with that.

[Lin]

That's important. So, can you tell me little bit about your parents and siblings and
your gamut of family?

[Jason]

My parents are up in Mount Pleasant. My father passed away at a young age. My
mother is still alive. I have a sister down here who lives in Grand Rapids. And a
cousin. Most of my family is in Mount Pleasant. Yeah, we-- It was a good
upbringing, you know the usual. We had our issues with drugs and alcohol, and
the whole-- all that stuff. But, you know, it's just part of life.

[Lin]

You'd mentioned that you're a traditional Native. Is any of your family or yourself
take part in the activities that go on in Grand Rapids? The events, or--?

[Jason]

I do once in a great while, when I have time. I used to more so, when I first
moved down here. When I first moved down, coming from the reservation, I was
really looking for that connection with Natives. Because I was thrust into the
white community where I was living. So it was nice to connect with the Natives.
So, I would go to the feast or the pow wow. And whatever little thing they had
going on.

[Lin]

So you mentioned that you don't do that as much. What's the reason for that?

[Jason]

Work.

[Lin]

Well, that's good.

[Jason]

Yeah, I'm always working here all the time.

[Lin]

So the question of the influences of civil rights organizations or political

10 | P a g e

�organizations. How has any of those, you know like AIM, or other organizations
that you can think of--How have they influenced you? Or were you involved?
[Jason]

I normally keep to myself in a lot of things. When I was younger, I used to get into
that a little bit with the AIM. I remember when Keewanaw Bay, they had their
uprising I was up there supporting them around that whole thing with the take
over and all that stuff.

[Lin]

Nice.

[Jason]

But after a while, you know, I just do my own thing.

[Lin]

Okay. Can you tell me about a positive experience that you've had living in Grand
Rapids as a Native?

[Jason]

I guess just the communities. Like I said, it is a lot more diverse. Coming from
where I grew up. I guess. Personally, and Native my artwork that open my eyes
to a lot broader spectrum. Because before I was just, I'd just seen one type of
thing my whole life. You know, there's bead work. You know, other designs. But
then moving here there's all this painting and all these different diverse forms of
work. I would say that's positive.

[Lin]

How did you learn your skill of being a stone sculptor?

[Jason]

There was a class where I grew up on the Saginaw Chippewa reservation. It was
through the Education Department. A couple members-- Well, one member went
to school in Santa Fe. He went to the Institute out there. He learned that out
there. And he brought it back to the rez. And his apprentice--him and his first
apprentice started a class. When I was fourteen. And, I just stuck with it ever
since.

[Lin]

Who has been an inspiration to your artwork? What has been an inspiration?

[Jason]

There's many things. I'd like to give them guys credit though. Dennis Christy was
the guy who first brought it across. and Dan Mena. So, they were inspiration to
me at one time, they still are. I guess promoting our stories through stone
because in the past it’s been handed down through word of mouth and some of
artwork. You know-- the baskets and stuff. But this is-- we're in here now. So,
what I do, one of my missions is, to put them stories in stone. Other cultures and
societies have their stories from seven thousand years ago. So, I thought--well,
we need that for us. [?].

[Lin]

Can you tell me a little--Have you ever had a negative experience living in the
urban setting?

11 | P a g e

�[Jason]

You know it's what you make of it, really. You know, because you're going to run
into ignorance all the time. Just like, how I said I moved to Jenison and the
people… It's just how they grew up. It gets frustrating but it's like you can't get
through to them because they don't see. They don't experience what we
experience. We don’t experience what they experience. How we going to -We're just going to be butting heads like in the--back on the rez. And in that little
town. So, I've kind of of learned like – You know it's no big deal, really. You
know?

[Lin]

Has anything changed in Jenison since you've been there?

[Jason]

Not really. But, I work down here. So, I'm down here mostly. I'm in the Hispanic
community. [Laughter] People probably think I'm a big Mexican down here. But,
you know, I feel comfortable down here. You know some people don't like the
neighborhood, but I like it. So, I've been down--working down here for like twelve
years. But talking about that experience. When I first moved here, it wasn't just
Jenison. I'm not trying to put Jenison people down either. It's just, like, all over.
But I usually get the people wanting to take pictures with me. You know?

[Lin]

Is that because you are Indian? Or because you are and artist?

[Jason]

Indian like when I first moved here. Like, one I went to a school with my girlfriend
Penny. Who went to her old school, I forgot what for, it was in the high school
and all them kids were staring at me in the windows. I happen to look over. It
never seen an Indian. It's like "Holy!" [Laughter]

[Lin]

When was this? Like 1954?

[Jason]

Like about twelve years ago, or twelve-thirteen years ago. That was kind of crazy
you know? I thought, "sheesh". So, like that stuff. And then, oe guy, he was kind
of annoying in the grocery store. In the grocery store he said, "So are you
Lakota? You know, I've been out there quite a bit." He would tell me every time. I
know he was just old and trying to be friendly. But after a while it got annoying.
"Man, you tell me the same story every time I see you!" [Laughter]

[Lin]

So what would you like to pass on to the next generations?

[Jason]

Uh-- just, um. It's what-- I guess, um--Going with it. Experience it's what you
make of it. You know, as we walk through life we're going to experience a lot of
negative stuff. It's what we make, you know? There's going to be prejudice and
people are going to throw all that negative stuff at us, but, you know, don't let it
get to you. It's--

12 | P a g e

�[Lin]

How do you handle that? I mean it's easy to say, "It's what you make of it," but in
practice?

[Jason]

It's just--I don't know. I just came to a point of my life where it don't bother me. It's
because mostly, it's on them. You know you see if you really truly look at people.
The different group. They grew up with that whole mentality of how they look at
us. Or, how they look at the Hispanic or Black groups. Or even then--or even us,
we're prejudiced against other groups, you know? Even within our own groups.
That's one thing that does bother me. It's like--um, some Natives--they're like
half, or a quarter--and then I hear the darker ones, I guess you would say, put
them down you know calling them white and all that. It's like "Pft" But yet, they
will be crying racism--You know, it's like-- Man can you be that way? and yet say
all that stuff. So, it's like I guess you just have to look into it. I guess that's how I
would say-- how do you handle that? You really look at the situation. You really
look at them people and consider their background, and all that--where they are
coming from. You just come to an understanding, you know?

[Lin]

Hm, sorry, that was my own personal question. Is there anything that I didn't ask
that you want to talk about today?

[Jason]

No. I think I'm good. [Laughter]

[Lin]

Well, thank you.

[Jason]

Thank you.

13 | P a g e

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•
Master Plan
Leroy ·rownship,
Ingham County, Michigan

~

•
•

McKenna Associates, Incorporated

----

�LEROY TOWNSHIP
MASTER PLAN

Prepared by the
Leroy Township Planning Commission
Ingham County, Michigan

With Assistance From:
McKenna Associates, Incorporated
Community Planning ■ Urban Design
32605 West Twelve Mile Road, Suite 165
Farmington Hills, Michigan 48334
Adopted March 26, 1996

�ACKNOWLEDGMENTS
Township Board
Neil R. West, Supervisor
Wilma J. Whitehead , Township Clerk
Roberta M. Hamlin , Treasurer
Gerald E. Alchin , Trustee
Gary L. DePue, Trustee

Planning Commission
Gary DePue
Leonard Eisele
Earl Griffes
David Hall
Jacqueline Hall
Gary O'Neil

Township Administration
Gary O'Neil, Building Inspector

Township Attorney
Brian Goodenough ; Foster, Swift, Collins &amp; Smith , P.C.

Planning Consultant
McKenna Associates , Incorporated

Leroy Township

I

-i-

Master Plan

�TABLE OF CONTENTS

Title Page
Acknowledgments
Table of Contents
List of Tables and Maps

ii
IV

SURVEY AND ANALYSIS

1

Background
Existing Land Use
Population, Housing and Economy
Circulation
Environmental Concerns and Resources
Recreation and Community Facilities
GRAND RIVER AVE. CORRIDOR ANALYSIS &amp; PLAN
Introduction
Inventory
Analysis
Future Land Use
Corridor Development Guidelines

21

29
29
29

GOALS AND OBJECTIVES

31

Introduction
Development of Goals and Objectives Statements
Township-Wide Goals and Objectives
TOWNSHIP-WIDE DEVELOPMENT GUIDELINES
Land Use
Environmental

31
31
31
36
36
37

- ii -

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20

23
24
27

Introduction
Regional Patterns of Growth

-

12
15

21
21

REGIONAL ANALYSIS

Leroy Township

1
1
6

Master Plan

�---------------------II
I
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-I
•
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•II

FUTURE LAND USE PLAN

41

Overview
Future Land Use Categories

41
43

IMPLEMENTATION

49

I

Implementation Strategies

49

II

•
Leroy Township

- iii -

Master Plan

�II

•
•
•
•
•

LIST OF TABLES AND MAPS
Table

Number~
1

Change in Number of Persons -- 1990

6

2

Age and Sex of Population - 1990

7

3

Number of Housing Units and Vacancies -- 1990

8

4

New Housing Construction Permits, 1990-1993

8

5

Occupation of Residents

9

6

Population and Housing Projections, 1980-2000

Map
Number Title

10

~

1

Regional Location Map

2

2

Existing Conditions

3

3

Wetlands

16

4

Future Land Use and Circulation Plan

42

Leroy Township

- iv -

Master Plan

�I
I

I
l
I
I

'I
l
I

SURVEY AND ANALYSIS
BACKGROUND
Located along the eastern border of Ingham County, Leroy Township is approximately 50
miles west of the Detroit metropolitan area , and 20 miles east of the City of Lansing.
Interstate 1-96, which traverses east-west through the Township, makes Leroy Township
easily accessible for those who work and live in the community. Two state highways, M-43
(Grand River Avenue) and M-52 (Perry/Stockbridge Road) also run through the Township,
providing additional access to local and intra-county travelers. Leroy Township , wh ich
surrounds the Village of Webberville, is approximately 34 square miles. The most
prominent natural feature is the Red Cedar River. The Regional Location Map on Page
2, illustrates Leroy Township in relation to surrounding communities.

EXISTING LAND USE
A fundamental step in preparing a community master plan is to analyze existing land use
patterns . This analysis not only identifies what and where particular uses have occurred ,
it also provides insight as to where future development might occur and where conflicts
may exist or develop.
The Existing Conditions Map on Page 3, presents a generalized picture of existing land
uses in the Township. A discussion of the land uses corresponding to the map is detailed
below.

l

AGRICULTURAL

I

The predominant land use in Leroy Township is farming . Although portions of agricultural
land has been gradually split and developed for single-family residential uses, it remains
an important land use and occupation in the Township.

l
I

The largest agricultural parcels are generally located in the southern part of the Township .
These parcels range in size from 40 acres to over 500 acres, with the average being
approximately 180 acres.
The land in Leroy Township is particularly well-suited to agricultural uses: there is little
topographic variation , little standing water, and relatively few low areas or wetlands. As
a result, most of the land in the Township has been cleared of trees to allow for agricultural
activity. These characteristics make the Township less susceptible to subdivision
development or other more intensive residential development pressures .
The Farmland and Open Space Preservation Act, Public Act 116 of 1974, is widely used
in Leroy Township. This Act is designed to lessen some pressures to develop through the
establishment of Agricultural Districts.
Leroy Township

- 1-

Master Plan

�•
•
•
•
•
•
•
•
•
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c..,

BASE MN&gt; SOURCE: North American Road Atlas

MAP 1

REGIONAL LOCATION
LEROY TOWNSHIP
INGHAM COUNTY

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SOU'ICE: The Detroit Edison Company, Nowmber, 1991
SURVEY DATA: Field Survey. August. 1996

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EXISTING CONDITIONS
LEROY TOWNSHIP
INGHAM COUNTY
McKonn11 Assoclato,, lncorpor111od
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�Under this program , owners of farmland receive a credit against their state income tax
liability. In return for this credit, the State of Michigan receives the development rights to
the property for a specified number of years, but not less than ten . For undeveloped , open
land, the Act also allows an exemption of the development rights from ad valorem property
taxation .
According to records supplied by the Michigan Department of Natural Resources,
approximately 9,460 acres are currently preserved as open space and agricultural land
under Public Act 116. Assuming no new contracts or extensions to existing contracts are
made, 4,035 acres of the Township's land area will be under contract until the year 2000 ,
3,233 acres between years 2000 and 2010, and 2, 192 acres thereafter. These areas are
located primarily to the south of 1-96.
Due to recent state property tax reforms, there is speculation that the Farmland and Open
Space Preservation Act will be eliminated. Regardless of whether Public Act 116 remains
in existence, its importance to agricultural communities such as Leroy Township has
greatly decreased. Incentives to maintain large tracts of agricultural land are dwindling .
This could lead to pressure for residential development and radical change in the character
of Leroy Township.

RURAL RESIDENTIAL
These areas include lands which have been split from larger agricultural parcels for large
lot single-family residential development. Typical parcels range in size from 10 acres to
40 acres and are dispersed throughout the Township. Some concentrations of rural
residential areas exist near the intersection of Meech and Holt Roads, along Webberville
Road north of Pardee Road, on Allen Road between Webberville Road and Gramer Road
and near the area where Grieb and Gramer Roads intersect.

LOW DENSITY RESIDENTIAL
These areas include lands which have been used for single-family residential development
and are suburban in character. The density of such areas is typically one dwelling unit per
acre. Most of the Township's low density residential areas are located along or adjacent
to Grand River Avenue. However, there is a small subdivision south of Holt Road between
Meech and Snedecker Roads.

PUBLIC AND QUASI-PUBLIC
Public and quasi-public land use in Leroy Township is limited to a sewage disposal facility
in the Village of Webberville, a utility station, a cemetery, and a Michigan Department of
Transportation maintenance facility . These uses occupy a very small portion of the land
in the Township . The Township Hall is located within the Village of Webberville .

Leroy Township

-4-

Master Plan

�COMMERCIAL
The need for commercial services is directly related to the population to be served. Most
of the existing commercial uses are located along Grand River, in close proximity to the low
density residential areas. They include Williamstown Township and the City of Williamston
to the west, and the Village of Webberville . There are also neighborhood commercial
businesses on the northwest corner of Vandorden and Wallace Roads next to the mobile
home park, and at the northwest corner of Howell and Dietz Roads. As the population
increases in size, the need for additional commercial uses will also increase.
INDUSTRIAL
There are a limited number of industrial land uses in the Township. There are two small
industrial sites on Grand River Avenue and a gravel mining operation on the southeast
corner of Dietz and Dennis Roads.
WATER
Surface water comprises a small portion of the total land area in Leroy Township . The Red
Cedar River, which runs through the northern portion of the Township is the most
prominent water feature . There are two small ponds located near the gravel pits on Dennis
and Dietz Roads. Dietz, Doan and Kalamink Creeks are also located in the Township .
VACANT
The Township's vacant land is largely comprised of former agricultural tracts , which have
not been recently cultivated , along with wetlands , rock outcrops or other nonproductive
areas. These vacant tracts of land are not differentiated from the agricultural land uses on
the Existing Conditions Map.
RECREATION
There is a forty-eight acre golf course located north of Pardee Road between Webberville
Road and Gramer Road , and a YMCA camp located north of Grand River Avenue to the
west of Dietz Road . Most recreation facilities are located within the Village of Webberville
and are provided at the Webberville High School.

Leroy Township

I

-5-

Master Plan

�POPULATION, HOUSING AND ECONOMY
The purpose of this section of the Master Plan is to identify present and future trends in the
population , housing and economy of Leroy Township and to determine future needs. The
1980 and 1990 U.S. Census reports are the primary sources of information for this profile.
The census data provided for Leroy Township includes the Village of Webberville which
is located in the north section of the Township. The Village of Webberville, is not expected
to experience substantial residential growth because it is an established , fully-developed
community. As a result, the use of census data combining both Leroy Township and
Webberville should not skew the findings of the profile presented below.
CURRENT POPULATION

According to the U.S. Bureau of the Census, Leroy Township experienced an increase in
population from 3,379 in 1980 to 3,861 in 1990; an increase of 182 people.
The average population increase for the communities surveyed for this profile was 5.22
percent. As illustrated in Table 1, the population increase in Leroy Township was just
above the average. All but one of the surrounding communities experienced a population
increase significantly above the 0.4% average increase for the State of Michigan .

Table 1
CHANGE IN
NUMBER OF PERSONS
1980-1990
LEROY TOWNSHIP AND ADJACENT TOWNSHIPS
Community

1980

19903

Williamstown Township

3,972 1

4,285

7.88%

Wheatfield Township

1,523 1

1,571

3.15%

Handy Township

2,392 1

2,840

18.73

Locke Town ship

1,456 1

1,521

4.46%

White Oak Township

1, 1702

1,074

-8 .21 %

Leroy Township

3,379 2

3,561

5.39%

0

/p Ch~nge

Source: 1 1986 Leroy Township Master Plan, 2 U.S. Department of Commerce, Bureau of the Census, 1980, 3 U.S.
Department of Commerce, Bureau of the Census. 1990

Leroy Township

-6-

Master Plan

�AGE GROUPS

Table 2 consists of an age/sex profile for Leroy Township . Roughly 35 percent of the
population is under 21 while 8 percent is over 65. The median age in the Township is
younger than that of the State of Michigan as a whole. Overall , Leroy Township is a
community comprised mostly of families with school-aged children .
Table 2
AGE AND SEX OF POPULATION
1990
LEROY TOWNSHIP, INGHAM COUNTY
Male

Female

Age

Number

Percent

Number

PerQent

Under 5 years

172

9.64%

142

7.99%

5-13 years

297

16.64%

281

15.81%

14-20 years

184

10.31%

187

10.52%

21-44 years

729

40 .86%

744

41 .86%

45-54 years

171

9.58%

159

8.94%

55-59 years

27

1.51%

40

2.25%

60-64 years

68

3.81%

63

3.54%

65+ years

137

7.67%

162

9.11%

1784

100.00%

1777

100.00%

Total

Total Population
Median Age

3561 persons
29.2 years

Source: U.S. Department of Commerce, Bureau of the Census, 1990

NUMBER OF HOUSING UNITS AND VACANCY RA TE

Table 3 illustrates the number of housing units and vacancies for Leroy Township. Eightythree percent of the total dwelling units were owner-occupied in 1990, while 13.6% of the
total units were renter-occupied. There were 40 vacant units, which are units in which no
one is living at the time of the census. A vacant unit may also be one that is occupied
entirely by persons who have a primary residence elsewhere or a new unit not yet
occupied , if construction has reached a point where all windows and doors have been
installed.

Leroy Township

- 7-

Master Plan

�Table 3
NUMBER OF HOUSING UNITS AND VACANCIES
1990
LEROY TOWNSHIP, INGHAM COUNTY

1filK!

% Qf Tot~I

Total Units

1249

100.00%

Owner-Occupied

1038

83.1%

Renter-Occupied

171

13.6%

40

3.3%

Vacant Units

Source: U.S. Department of Commerce, Bureau of the Census, 1990

RESIDENTIAL BUILDING PERMITS

Table 4 details new housing construction in Leroy Township . Since the last census was
taken in 1990, an average of 16.4 new houses have been built each year. If this recent
rate of construction continues, 82 new homes will be built by the year 2000.
Table 4
NEW HOUSING CONSTRUCTION PERMITS
1990-94
LEROY TOWNSHIP, INGHAM COUNTY
Year

New Construction
Permits

1990

18

1991

13

1992

19

1993
Source: Leroy Township

18

1994

14

ECONOMIC CHARACTERISTICS

Leroy Township is primarily a farming community, but the employment centers of Lansing ,
Brighton, Ann Arbor, and the Detroit Metropolitan Area also offer employment opportunities
to Township residents.

Leroy Township

-8-

Master Plan

�Table 5 identifies the occupational breakdown of the labor force in the Township . Leroy
Township has a markedly different labor force composition as compared to Ingham County
overall. Leroy Township has a lower percentage of professional workers including
executive , managerial , technical, sales and administrative workers. Leroy Township also
has a greater percentage of skilled workers, laborers, farmers and operators than does
Ingham County as a whole.

~
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~

Table 5
1990
OCCUPATION OF RESIDENTS
LEROY TOWNSHIP, INGHAM COUNTY
~

Ingham QQunty

Diff~r~nce

Executive/Administrative/
Managerial

5.02%

12.26%

-7 .24%

Professional Specialty

9.20%

17.39%

-8.19%

Technicians and Related
Support

2.75%

4.41%

-1 .66%

Sales

9.08%

11 .23%

-2.15%

14.81%

17.90%

-3 .09%

Private Household

0.12%

0.38%

-0.26%

Protective Service

1.55%

1.93%

-0 .38%

12.72%

13.69%

0.97%

4.90%

1.37%

3.53%

Precision Production/
Craft Repair

16.97%

7.83%

9.14%

Operators/Assemblers/
Inspectors

11 .77%

5.34%

6.43%

Transportation

6.57%

2.94%

3.63%

Handlers/Cleaners/
Helpers/Laborers

4.54%

3.33%

1.21%

Occupation

Administrative Support

Service, Except Protective
and Household
Farming/Forestry/Fishing

Source: U.S. Department of Commerce, Bureau of the Census, 1990

POPULATION PROJECTIONS

The projection of population for a community over an extended period of time is subject to
many variables, such as national population trends , migration and the regional economy.
Leroy Township

-9-

Master Plan

�The most significant factor affecting local population growth or decline is the availability of
employment.
Assuming local employment trends continue, the employment centers serving Leroy
Township will at best remain similar to the employment patterns of the last ten years. Due
to the large percentage of farmland in the Township protected from development by Public
Act 116 and the national trend toward smaller family and household sizes, Leroy
Township's population not likely to grow at a rapid pace. It should , however, continue to
see steady growth attributable to suburbanization from the Lansing area.
Each of the methods of population projection are based upon assumptions. The following
table shows the results of several methods used to project Leroy Township's population
at ten year intervals through the year 2010 .
Table 6
POPULATION PROJECTIONS
1990-2010
LEROY TOWNSHIP, INGHAM COUNTY
Method of Projection

Year

Straight Line Projection (a)

1990

3,561

2000

3,743

2010

3,925

1990

3,561

2000

3,684

2010

3,753

1990

3,561

2000

3,753

2010

3,955

Tri-County Projection (b)

Geometric Projection (c)

(a)
(b)

(c)

Population

based on nominal population decline which occurred between 1980-1990
based on Tri-County Regional Planning Commission's Population Forecast; number of persons per household
based on projections by the Southeast Michigan Council of Governments projections for Handy Township, which
is directly east of Leroy Township.
based on percentage rate of population change from 1980-1990

Leroy Township

- 10 -

Master Plan

�If the average number of new houses (16.4 per year) constructed in the Township (as
shown in Table 6) were to continue, and if the number of persons per household continued
to decrease slightly in accordance with recent trends, population would be projected at
3,738 by 2010. This is 4.76% lower than the Straight line projection , 5.5% lower than the
Geometric projections and 0.4% lower than the Tri-County Projection.
The above projections were calculated to illustrate possible future population patterns in
Leroy Township. However, the future population of Leroy Township will be determined, in
part, by the goals and objectives of the master plan , the resources and constraints of the
land including the areas of Leroy Township that are suitable for development. The
decisions made by Leroy Township regarding water and sewer, transportation
improvements, zoning controls and subdivision regulations, will ultimately restrict or
promote the intensity and amount of growth in Leroy Township.

Leroy Township

- 11 -

Master Plan

�CIRCULATION
OVERVIEW OF TRANSPORTATION SYSTEMS
Land uses and transportation systems function interdependently. More intensive land uses
require a higher level of circulation service; lower intensity land uses require a lower level
of circulation service. A minimum level of service is expected for all land uses and must
be maintained .
The transportation system in Leroy Township includes an interstate highway (1-96), two
state highways (M-43 and M-52), and the C &amp; 0 Railroad which runs parallel to and south
of Grand River Avenue . There is no public transit, nor are there any sizeable bridges in
Leroy Township , although there are many culverts over creeks and drains.

ROAD NETWORK
The existing transportation network of Leroy Township consists primarily of roads under
the jurisdiction of the Ingham County Road Commission . Of the 66 .97 miles of County
roadways , 22.30 miles are classified as primary roads and are paved . Primary roads in
Leroy Township consist of: (north-south roads) Dietz Road ; Webberville Road ; Elm Road
between Holt Road and Grand River Avenue ; Gramer Road between Grand River Avenue
and Allen Road ; (east-west roads) Howell Road ; Holt Road ; Allen ; Grand River Avenue (M43) from Perry (M-52) to Elm Roads, and Grand River between Gramer and Wallace
Roads. The remaining 44 .67 miles of Ingham County roads are classified as secondary
county roads of which nearly sixty percent are paved . Two state highways, M-43 and M52 , traverse the Township .
Leroy Township has three private roads serving as access to residential lots. Two of the
three private roads are paved . The private roads , all roughly one-quarter (1/4) mile in
length, are Bowman Road , Elm Road Court (located partially in the Township with three
homes along it) and an unpaved road located on the south side of Holt Road between
Dietz and Stockbridge Roads. Private roads within the Township represent a small portion
of all roadways in the Township. Nevertheless, private roads can be problematic due to
the lack of proper maintenance. Since private roads are often unpaved , road cond itions
can become poor in winter and spring, making access for emergency vehicles difficult. The
Township has taken measures in the past to control the number of private roads . If private
roads are permitted , the Township should consider requiring all private roads to meet
County road standards or other appropriate standards to protect public safety, and require
a maintenance agreement which can be enforced by the Township if needed .

TOWNSHIP ROAD IMPROVEMENTS
The basic source of revenue for road maintenance and improvement is the State-collected
gas and weight tax. These taxes and fees are paid by motorists as part of the cost for
gasoline and diesel fuel , and through vehicle registrations with the Secretary of State.
Leroy Township

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Master Plan

�The Betterment Programs in Ingham County are 50 percent financed by Ingham County
contributions of gas and weight tax funding . Betterment Program improvements are
typically resurfaciny projects that occur on an as-needed basis . Leroy Township or
property owners in Leroy Township, in coordination with the Ingham County Road
Commission , may also initiate special assessment districts for subdivision street
improvements or vote a road improvement tax levy.
FUNCTIONAL CLASSIFICATION OF ROADS

Regional planning agencies and transportation agencies use standards set forth in the
Highway Classification Reference Manual (U .S. Department of Transportation , Federal
Highway Administration , 1989), which follow the guidelines of the Federal-Aid Highway Act
of 1973 and the lntermodal Surface Transportation Efficiency Act of 1991 (ISTEA) . The
manual outlines a functional classification of streets for rural areas, small urban areas and
urbanizing areas.
Road classifications identify the type and volume of traffic that are appropriate for each
segment of the road network. The classifications establish expectations among residents,
Township officials, and transportation engineers concerning the operational characteristics
of each road .
The Existing Conditions Map shows the functional classification system as applied by the
Michigan Department of Transportation to Leroy Township roads. Leroy Township falls
into the rural area system, with components defined as follows :
Rural Arterials: Leroy Township has two rural minor arterial highways, M-52 and M-43.
Interstate 1-96, which runs east-west through the Township , may be classified as a
principal arterial. The rural arterial road system should form a transportation network
having the following characteristics:
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Link cities and large towns and form an integrated network. Minor arterials provide
intrastate and intercounty service.

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Be spaced at such intervals, consistent with population density, so that all
developed areas of the state are within a reasonable distance of an arterial
highway.

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Provide (because of the two characteristics defined immediately above) service to
corridors with trip lengths and travel densities greater than those predominantly
served by rural collector or local systems. Rural arterials therefore constitute routes
whose design should be expected to provide for relatively high overall travel
speeds, with minimum interference to through-movement.

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Are eligible for federal aid .

Leroy Township

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Master Plan

�Rural Collectors: The rural collector routes generally serve intra-county rather than
statewide destinations and constitute those routes on which (regardless of traffic
volume) predominant travel distances are shorter than on arterial routes. Consequently,
more moderate speeds may be typical.
Minor Collector Roads. These routes should : (1) be spaced at intervals consistent
with population density, collect traffic from local roads and bring all developed areas
within a reasonable distance of a collector road; (2) provide service to the remaining
smaller communities; and (3) link the locally important traffic generators with their rural
hinterland.

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Minor collectors in Leroy Township include: (north-south roads) Dietz Road from Howell
Road to Grand River Avenue; Elm Road from Grand River Avenue to Holt Road;
Gramer Road from Grand River Avenue to Allen Road; (east-west roads) Howell Road;
and Holt Road from Meech Road to Elm Road.
Rural Local Roads: The rural local road system should have the following
characteristics: (1) serve primarily to provide access to adjacent land; and (2) provide
service to travel over relatively short distances as compared to collectors or other higher
systems . Local roads constitute the rural mileage not classified as part of the arterial
or collector systems.
CIRCULATION PATTERNS

Overall, the road system in Leroy Township is quite good and characterized by nonwinding and well-maintained roads. M-52 (Stockbridge/Perry) and Dietz Road are fully
paved and run continuously through the Township. KaneM/allace Road and Meech Road
also run continuously in a north and south direction through Leroy Township but are not
fully paved . Grand River Avenue and Howell Roads are fully paved and run continuously
through the Township. Dennis Road is the only road (other than 1-96) that runs
continuously through the Township but is not paved west of Snedecker Road and east of
House Road.
The relatively regular and straight road patterns of Leroy Township provide good
accessibility to all portions of the Township. Furthermore, Interstate 1-96 provides easy and
quick access to the Township from surrounding metropolitan areas. Circulation patterns
pose no substantial restrictions to development or growth in the Township.
The current agricultural and limited residential land uses in the Township do not generate
large amounts of traffic on the Township's roads. Some of the industrial uses, especially
the gravel mine on Dietz Road to the south of Dennis Road , are traffic generators which
require adequate access on roads able to carry large weight amounts .

Leroy Township

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Master Plan

�ENVIRONMENTAL CONCERNS AND RESOURCES
The natural features of the Township, such as hills, lakes, rivers, soils , and woodlands are
an important resource to the community. Some value their aesthetic qualities and
importance to human survival as reasons for preservation, while others view them as an
obstacle to development. From any perspective, sound planning should examine the
differences in the natural environment across the landscape of the Township to ensure that
land uses are compatible with, and preserve and protect available natural resources .
In considering the natural environment in the planning process, suitability of the land to
accommodate development and improvements is reviewed . Data on natural features was
assessed based on maps and surveys and described in terms of capability and suitability
for development. The community's needs, presented through evaluation of existing land
uses and local goals and objectives, are then used to generate the Future Land Use and
Circulation Plan. For survey and analysis purposes, the environment of Leroy Township
is divided into the following natural systems: woodlands, wetlands, topography, surface
water, ground water, agricultural land, drainage patterns and soils.
TOPOGRAPHY

The topography in Leroy Township consists of a combination of nearly level to gently rolling
land (elevations range from 890 feet to 960 feet). The areas with more noticeable changes
in topography are generally located along Dietz, Doan , and Kalamink Creeks .
VEGETATION/WOODLANDS

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When Ingham County was established in the mid-nineteenth century, logging was its
primary industry. In addition, agriculture was a major part of the economy. As a result, the
Township, along with most of Ingham County, has few woodlands .
Areas of upland hardwood trees are found in Sections 15, 21 , and 33 and scattered
throughout the Township. Woodlands are generally found in areas that are wet or
unsuitable for agricultural use. Trees are an important element in creating and maintaining
the rural appearance and character of Leroy Township and should be protected .
WETLANDS

Leroy Township has scattered wetland-marsh areas which retain large amounts of water
and release it slowly. The Wetlands Map on Page 17 indicates that most of the wetlandmarsh areas are located along the eastern border of the Township and the northern area
of the Township along Grand River Avenue. Sections 19, 21 and 28 also have a slight
concentration of wetland-marsh areas . These areas are characterized by wet, muck-type
soil conditions and can be identified by the cattails which grow there .

Leroy Township

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Master Plan

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BASE MAP SOURCE: DNR / miris, January, 1990

[VA

SHRUB, EMERGENT, AQUATIC BED
(612,621,622,623)

9A

LOWLAND HARDWOOD
(414,611)

WETLANDS
MAP3
LEROY TOWNSHIP
INGHAM COUNTY • MICHIGAN
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Formlno1on HUi s.
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�However, there are instances where wetland areas appear "high and dry", and the normal
visual signs of wetland are not present. The US Soil Conservation Service, and the
Michigan Department of Natural Resources have mapped the Township's wetlands
(Township Wetlands Map). Wetlands are an important resource for groundwater recharge
and are protected under the Goemaere-Anderson Wetlands Protection Act. Development
proposals in such areas should be evaluated thoroughly to ensure proper compliance with
state wetland protection laws.
SURFACE WATERS

Leroy Township has relatively limited amounts of surface waters. There are two small
ponds near the gravel pit in the area of Dietz and Dennis Roads. The Red Cedar River,
Dietz Creek, Doan Creek, Kalamink Creek and several drains are scattered around the
Township.

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Lakes and ponds are generally considered inland depressions, constantly filled with water
which form a part of a larger drainage basin . The lakes are supplied by ground water
sources and exhibit regular inflow and outflow patterns . Ponds often result from the side
effects of small dams, spillways or other impoundments. Rivers, streams and small
channels on the other hand , collect at the low points of a flow system .
SOILS AND GROUNDWATER

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The soils in Leroy Township , as defined by the Soil Conservation Service of the United
States Department of Agriculture, fall into four categories:
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Capac-Marlette-Colwood association, one of two predominate soil types found
throughout the central portions of the Township , is characterized as nearly level and
undulating, well drained to very poorly drained loamy soils.

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Marlette-Capac-Owosso association , one of two predominate soil types found in the
northern and central areas of the Township , is characterized as nearly level to rolling ,
well-drained to somewhat poorly drained loamy soils.

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Houghton-Palms-Edwards association found near the eastern boundary of the
Township is characterized as nearly level, very poorly drained muck soils.

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Marlette-Oshtemo-Capac association, found generally along the Kalamink Creek area
is characterized as nearly level to steep, well drained to somewhat poorly drained loamy
and sandy soils.

Leroy Townsh ip

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Master Plan

�Soil Suitability

In many areas of the Township , the soils have good potential for farmland and poor
potential for non-farm uses.
The Capac-Marlette-Colwood and Marlette-Capac-Owosso associations in particular
provide high crop yields, most notably for corn . However, these soils have a seasonal high
water table, which limits other types of development.
The Houghton-Palms-Edwards association is well-suited for specialty crops such as
lettuce, mint, onions, and potatoes. Undrained marshes and swamps in this association
provide a habitat for many species of wildlife and are good as nature study areas .
The Marlette-Oshtemo-Capac association, along the Kalamink Creek, is particularly wellsuited for parks and extensive recreation.
Groundwater

Leroy Township depends entirely on groundwater as its source of water for drinking and
agricultural use. Contamination of this precious resource can happen through non-point
sources of pollution from chemicals and activities associated with commerce, industry and
farming . Groundwater protection must address the operational features of land uses.
Groundwater contamination is most frequently the result of leaking septic systems,
improper floor drains, improper storage of hazardous substances, leaking underground
storage tanks , above ground spills, overfilling of tanks, condensation from air emissions,
and improper waste disposal. Many of these avenues of contamination can be addressed
in site plan review. The Zoning Ordinance must be revised to requ ire full disclosure
(locations of tanks, floor drains and connections, etc.) and to require the best available
technology to alleviate potential impact.
AG RIC ULTURAL LAND
Agricultural production has played a key role in the development of Leroy Township and
contributes to the rural character and identity of the community. The preservation of
agricultural land provides environmental, aesthetic, recreational and historic benefits to the
community. Open farmland also assists in the replenishment and maintenance of
groundwater supplies.
Leroy Township has always been a predominantly agricultural community. The overall
trend in the state is toward fewer acres in agricultural production . The effects of land
speculation , increasing property values and taxes, and rural/urban conflicts tend to
diminish active agriculture. As mentioned earlier in this plan, the Michigan Farmland and
Open Space Preservation Act, (Act 116, P.A. of 1974) is designed to lessen some of these
pressures .

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Leroy Township

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Master Plan

�FLOODPLAINS

The Federal Emergency Management Agency has not recently generated floodplain maps
for Leroy Township. The northern portion of the Township, especially around the Red
Cedar River is most heavily affected by the presence of floodplains. Floodplain area
generally exist along the Dietz, Doan and Kalamink Creeks. In addition to the possibility
of damage due to flooding, development in floodplains is undesirable because floodplains
are important natural features which allow groundwater recharge and often are wildlife
habitats.

Leroy Township

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Master Plan

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RECREATION AND COMMUNITY FACILITIES
EXISTING RECREATION FACILITIES
There is a 48 acre golf course north of Pardee Road between Webberville and Gramer
Roads. There is also a 52 acre YMCA day camp located on the north side of Grand River
Avenue between Dietz Road and the Chula Vista subdivision . This seasonal (open from
April to October) day camp, also provides canoe rentals to residents in the surrounding
area. Most of the Township's recreation needs are met through facilities provided at the
Webberville High School. The site, which is approximately 40 acres, has a football field ,
a soccer field , two tennis courts (not completed fenced around the perimeter) , four ball
diamonds, and some playground equipment for young children at the adjacent elementary
school. The Webberville School District recently purchased approximately 80 acres of
adjacent land for future expansion purposes. The National Recreation and Parks
Association recommends 8 acres per 1,000 residents for a community park and 10 acres
per 1,000 residents for a regional park. Based on the projected 2010 population of up to
3,753, Township should provide a 30.4 acre community park and a 38 acre regional park.
SCHOOLS
Leroy Township is included in three public school districts. Most of the Township (the
eastern half) is part of the Webberville School District. The northwest area of the Township
is part of the Williamston School District, while the southwestern area is part of the
Dansville School District. There are no school buildings located within the Township .
The presence of three different school districts can lead to people identifying themselves
as part of the community in which their children go to school. School District boundaries
are somewhat reflective of the subtle changes in character within the Township. Changes
in the educational quality in Webberville Schools would most greatly impact the Township
since most of the Township is included in this District.
EMERGENCY SERVICES
The Township has a volunteer fire department with nineteen fire fighters . The
Williamston Fire Department provides supplemental emergency services if necessary. The
Williamston Fire and Ambulance Service provides all ambulance service to the Township.
General police protection is provided by the Ingham County Sheriff, although the two state
highways, M-36 and M-52 are patrolled by the state.
TOWNSHIP HALL
Leroy Township Hall is located on W . Walnut Road within the Village of Webberville. The
structure was recently built in 1987 after the previous Township Hall was destroyed by fire .
The building contains a Boardroom, two offices , a main reception area , small kitchen, a
storage area , and Township Fire Department facilities .
Leroy Township

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Master Plan

�GRAND RIVER AVENUE CORRIDOR
ANALYSIS AND PLAN
INTRODUCTION
More than any other part of the Township, the Grand River Avenue Corridor will convey the
quality of the Township's planning efforts. With the exception of 1-96, most of the east-west
traffic that passes through the Township does so along Grand River Avenue. In addition,
most of the commercial-industrial development in Leroy Township has located in this
corridor.

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Since a large amount of industrial and potential commercial land adjacent to the 1-96
interchange has been annexed by the Village of Webberville, it is important for Leroy
Township to identify its own areas for future industrial and/or commercial districts. If such
areas are to be designated, they must be located on a major thoroughfare for good visibility
and access. They must also be located so there will not be negative impacts on adjacent
residential or agricultural land uses. The two possible locations include Grand River Ave .
or land next to the 1-96 interchange.
In recent years, the Township has approved a series of commercial and industrial
rezonings along Grand River Ave.; indicating demand for areas that are zoned for such
uses. The Township is in need of direction so that future land use requests can be
evaluated in light of a comprehensive strategy for development. It is for these reasons that
this section of the Master Plan takes a more detailed review of this area and presents
findings for incorporation into the Future Land Use Plan .

INVENTORY
EXISTING LAND USE

The existing land use analysis revealed that frontage on the Grand River Corridor is
predominantly agriculture or open space, with single-family residential and various forms
of commercial and public uses interspersed (Existing Conditions Map) . The residential
development is concentrated primarily near the western boundary of the Township on the
northern side of Grand River Avenue. Housing construction has been in the form of both
subdivisions and individual lots directly fronting Grand River Avenue. Since this area of
Leroy Township is adjacent to Williamstown Township, it is assumed that the new
residential development is a spillover from that community.
There are also a number of commercial businesses scattered along Grand River Avenue
outside the Village of Webberville. The largest concentration can be found on the south
side of Grand River Ave . opposite the Dietz Road and Perry Road (M-52) intersections.

Leroy Township

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Master Plan

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They consist primarily of heavy commercial uses such as a commercial greenhouse, auto
and truck repair, auto body repair, asphalt paving, a natural gas regulator site, and a self
storage facility. An MOOT maintenance facility is also located on the northeast corner of
Grand River ave. and Perry Road . An animal clinic and farm equipment sales facility can
be found farther to the west while a propane tank facility and construction company
building are located to the east of Webberville.
ZONING

The majority of land fronting Grand River Ave. is zoned R-A, Residential Agricultural with
a minimum lot area requirement of one acre. The uses permitted by right include singlefamily residential dwellings and various farming/agricultural activities . A variety of smaller
zoning districts also front Grand River Ave. including agricultural, low-density residential,
commercial and industrial districts. The industrial and commercial zoning districts were
located primarily through rezoning approvals based upon demand for those uses.
Cl RC ULA TION

24-hour traffic volume data was available for two locations along the Grand River Ave.
Corridor: on Grand River Ave . to the east of the Perry Road (M-52) intersection and on
Perry Road just to the north of Grand River Ave. With some annual fluctuation in volumes,
the Grand River Ave. location has shown a gradual increase in traffic while the Perry Road
volumes have remained relatively constant. While the latest figures are from 1992, it is
expected that these trends will continue. There should be a gradual increase in east-west
traffic on Grand River Ave. and little or no change in north-south volumes on Perry Road.
Based on a functional classification of roads , both Grand River Avenue and Perry Road
are considered arterial roads and intended to handle larger volumes of traffic. The close
connection to the 1-96 interchange will place even greater demand on Grand River Ave.
as additional development moves into Leroy Township and neighboring communities . As
a result, it will become increasingly important to have a coordinated land use program for
the Grand River Ave. Corridor that considers the relationship between traffic volumes and
land uses.
ENVIRONMENTAL AND VISUAL CONDITIONS

Wetlands are scattered throughout the corridor, with the largest areas fronting Grand River
Ave. being located : at the western boundary of the Township on the south side of Grand
River Ave.; to the west of Chula Vista Drive on the north and south side of Grand River
Ave.; at the southwest corner of the Dietz Road intersection; at the northwest corner of the
Perry Road intersection; on the south side of Grand River Ave. to the east of the Perry
Road intersection; on the northeast corner of the Webberville Road intersection ; and on
both sides of Grand River Ave. to the east of the Webberville boundary.

Leroy Township

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Master Plan

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With the exception of the southeast comer of the Dietz Road intersection, development has
taken place outside these wetland areas. This trend should continue and the uses in and
around the wetland areas must be sensitive to the potential impacts of development.
Some, or all, of the wetland areas appear to be at least five acres in size and would be
regulated by the Michigan Department of Natural Resources (MDNR) . Any proposed
development in or abutting a wetland will be subject to MDNR review and require a wetland
permit.
Even with scattered commercial development, the Grand River Ave. Corridor still has a
rural appearance. The area on the western edge of the Township is the only exception as
residential development has made the north side of Grand River Ave. more suburban in
nature. The south side is still agriculturally used as is the land between the western edge
of Webberville and the MOOT facility at Perry Road . Most of the land from the eastern
boundary of Webberville to the boundary with Handy Township is also vacant or
agriculturally used .
As lots are split and/or developed on Grand River Ave., the rural appearance of the corridor
will change. Since this is the primary east-west road for local traffic through Leroy
Township, a person's image of the community will be based in large part upon this corridor.
It therefore becomes important to preserve as much of the natural character of the corridor
as possible while ensuring a quality look to new development.

ANALYSIS
While somewhat scattered, the various land uses in the Grand River Ave. Corridor have
tended to cluster together. Residential uses have located on the western edge of the
Township and to the northwest of the Village of Webberville. Both of these areas are on
the north side of Grand River Ave .; probably due to the presence of a railroad line on the
south side, and parallel with, Grand River Ave. The heavy commercial uses have located
on the south side of Grand River Ave. generally between the Perry Road and Dietz Road
intersections.
There has been no true industrial development in Leroy Township and the Webberville
Industrial Park has just obtained its second tenant. With the exception of Christian's
Greenhouse and Farm Equipment Sales on Grand River Avenue and neighborhood
commercial uses on Vanorden Road and Howell Road , there are no true retail businesses
in Leroy Township . All such uses are located in Webberville and Williamston .
The land use patterns in the Grand River Ave. Corridor indicate the following trends :
1.

The lack of sewer and water in Leroy Township and the presence of the Webberville
Industrial Park has, and will continue to, discourage industrial uses from locating in
Leroy Township .

Leroy Township

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Master Plan

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2.

Both use and cost restrictions for the Webberville Industrial Park have enticed
heavy commercial uses to locate along the Grand River Ave. in Leroy Township .
These uses tend to rely less on public sewer and water than industrial uses and can
therefore be accommodated in the corridor.

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Any future retail commercial uses are likely to locate adjacent to the 1-96
interchange. Since much of the undeveloped land around the interchange is in
Leroy Township , appropriate land use planning and zoning measures are
necessary.

4.

A considerable amount of new residential development has occurred in the
northwest corner of the Township recently. There is concern on the part of the
community that the land uses surrounding this area remain compatible and do not
intrude on the neighborhood .

5.

While there has been little or no office development in the corridor, there may be a
market for professional office uses on the western edge of the corridor. Williamston
is fully developed along Grand River Ave. and there may be some spillover potential
for Leroy Township .

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While agricultural use of the land should be encouraged , frontage lots along Grand
River Ave. will continue to be developed for commercial and residential uses.

FUTURE LAND USE

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After a careful review of the above information with the Leroy Township Planning
Commission and Township Board , a Future Land Use Plan was developed for the Grand
River Avenue Corridor. This plan consists of the Future Land Use &amp; Circulation Map and
the following narrative. The findings presented here are incorporated into the Future Land
Use Plan section of this Master Plan .
CONCENTRATION OF USES

One of the ways to ensure that the Grand River Ave. Corridor maintains its rural character
is to concentrate similar uses together and separate conflicting uses, where possible, with
areas of open space. It is especially important to ensure that the heavy commercial uses
do not spread throughout the entire corridor. These businesses have the potential to
negatively impact the residential and agricultural uses if allowed to locate randomly .
WETLAND AREAS

As mentioned above, there are a number of wetland areas that either front , or are located
on lots that front, Grand River Avenue .

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Master Plan

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Retail-Commercial - The area identified under this category is on Stockbridge Road
between 1-96 and Grand River Ave., opposite the Webberville Industrial Park, and to the
south of the 1-96 interchange. It is intended to accommodate fast food and service retail
uses that require the exposure and access provided by the 1-96 interchange. These
uses may also require an extension of the public sewer and water service available in
the Webberville Industrial Park.

Land has already been developed for retail-commercial uses adjacent to 1-96
interchanges in neighboring communities. It is reasonable to expect that the same thing
will happen to the Leroy Township interchange sometime in the future . The areas
identified as retail-commercial are those most likely to be developed for such uses.
Heavy Commercial - Several businesses identified as existing land uses in this section
qualified as commercial uses but did not fit into an industrial land use category. They
are , however, of a higher intensity than retail or general commercial uses. To
accommodate these uses and provide for some expansion , a Heavy Commercial district
is identified . Two locations have been designated for Heavy Commercial land uses.
The first area is located along both sides of Grand River Avenue, east of Dietz Road to
just east of Stockbridge Road . The other area is located along the east side of Perry
Road , excluding the area near the Red Cedar River, which is designated for recreation
land uses. The Heavy Commercial land use category is intended to accommodate uses
such as auto/truck repair facilities , storage facilities , construction yards/offices and light
manufacturing operations. The heavy commercial district is not intended to compete
with the Webberville Industrial Park but instead will permit uses that do not fit into that
location.
Industrial - No locations for industrial uses are proposed in either the Grand River
Avenue Corridor or elsewhere in Leroy Township. True industrial uses are best suited
for the Webberville Industrial Park. Many of the uses currently classified as industrial
uses in the Leroy Township Zoning Ordinance can be accommodated in the Heavy
Commercial districts.
Public and Quasi-Public - The only area designated for public and quasi-public uses
is the MOOT maintenance facility near the Perry Road intersection . It is not anticipated
that other areas will be needed under this land use category.
Recreation - The area designated recreation to the east of Chula Vista Drive is the
YMCA summer camp. This land is also the location of wetland and floodplain areas and
is best suited for recreation activities. The area along the Red Cedar River and Doan
Creek are also designated for recreational land uses. These areas are not currently
used for recreation purposes, but future recreational uses may be possible as
environmentally sensitive areas are set aside as open space as a condition of
development approval for adjacent land.

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Master Plan

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CORRIDOR DEVELOPMENT GUIDELINES
Equally important as the location of land uses, the development of individual sites must
follow a set of guidelines that benefit both the applicant and the community. Development
guidelines are intended to help improve the overall appearance of the corridor and
minimize the impacts of new development on the road system .
The guidelines presented here will assist the Township in developing specifir; standards
for the Zoning Ordinance that can be utilized when reviewing site plans.
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COMMERCIAL BUILDING SETBACKS

Background: The Zoning Ordinance requires that the minimum front yard building
setback that is "in accordance with the setback requirements of the 'Master Land Use
Plan, Leroy Township, Ingham County, Michigan,' for the type of street upon which the
lot principally fronts ."
Guideline: Since a number of buildings have already been constructed in the corridor,
it would be best to develop a maximum and minimum building setback for the Industrial
and Commercial Districts. This will ensure consistency in building setbacks throughout
the corridor and make it easier to provide vehicular access between sites.
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PARKING &amp; SITE CIRCULATION

Background: The Zoning Ordinance currently permits off-street parking in the front
setback area and has no provisions for shared access between sites.
Guideline: Parking should be located in the rear yard for offices, and in the rear yard
or side yard for commercial businesses. Parking should be permitted in the side
setback area if such parking and access is coordinated with parking and access on the
adjacent parcel. In the absence of such coordination, a minimum side yard parking
setback of 10 feet should be required. Where the adjoining property is zoned or used
for residential purposes, a 30 foot parking setback should be required on .the side and
rear.

The Zoning Ordinance should also provide the Township with the authority to require
access easements to and from adjoining property on every site plan . Such easements
are necessary for development of secondary access between sites.
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SIGNS

Background: The Zoning Ordinance currently permits one freestanding sign not to
exceed 32 square feet in area or 26 feet in height. Wall signs are permitted but shall
not exceed ten percent of the surface area of the building face to which it is attached.
Leroy Township

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Master Plan

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Guideline: While the use of wall signs is beneficial to the appearance of a commercial
site, most businesses also request the use of a freestanding sign . The current
maximum of 32 square feet may be too restrictive , especially in the Retail Commercial
area . This can lead to a number of variance requests and circumvent the Ordinance .
Separate standards should be developed for the Heavy Commercial and Retail
Commercial areas; standards that encourage the use of ground (monument) signs.
• LANDSCAPING
Background: The Zoning Ordinance requires landscaping in both the Industrial and
Commercial Districts but provides no specific standards.

Guideline: A thorough set of landscaping requirements should be adopted as a part
of the Zoning Ordinance. The landscape standards should address general site
landscaping, landscaping adjacent to roads, greenbelts, greenbelts used for screening ,
berms, parking lot landscaping , irrigation, street trees, standards for landscape
materials (size, quality), installation and maintenance of landscaping and credit for
existing landscaping .

Where a non-residential use abuts a residential district or use, a 30-foot wide (min .)
greenbelt buffer should be required, which should be densely planted with evergreens
and deciduous trees so as to form a complete visual barrier that is at least eight feet
above ground within three years.
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LIGHTING
Background: The Zoning Ordinance requires that exterior lighting be deflected away
from adjacent properties and so that it does not impede the vision of traffic along
adjacent streets.

Guideline: The appearance of an otherwise attractive commercial site can be
destroyed by inappropriate lighting. Standards are needed that address fixture design ,
height, color-correction, intensity (maximum and minimum), and prohibited lighting (high
pressure sodium, wallpacks).

Leroy Township

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Master Plan

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REGIONAL ANALYSIS
INTRODUCTION
Section 6 of the Township Planing Act (Michigan Public Act 168 of 1959) states in part that
during preparation of the master plan the Planning Commission "shall consult, in respect
to its planning , with representatives of adjacent townships; with the county planning
commission , if any, with any representatives of incorporated municipalities within the
Township ; and with the regional planning commission if any."
In making these contacts, there are two important pieces of information that are sought:
1.

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That are the patterns of growth in the region, and what growth pressures can the
Township expect as a result of regional growth?
This information is important because, by law, the Township must accommodate its
regional fair share of growth, provided that there are locations in the Township where
such growth can be appropriately located .

2.

Is the land use proposed along Leroy Township's boundaries compatible with the
existing and proposed land use in adjoining communities?

Each of these issues are discussed below.

REGIONAL PATTERNS OF GROWTH
As presented in the population projections, Leroy Township is expected to grow by
approximately 5% by the year 2010. Additionally, the communities surrounding the
Township , with the exception of White Oak Township, have experienced a growth rate well
above the state average. As suburbanization of the Lansing area and Livingston County
continues to occur, it is anticipated that Leroy Township and the surrounding area will
continue to experience a modest amount of growth. As the region continues to grow and
develop, continuous evaluation of land uses along the Township's boundaries should be
conducted to help plan for orderly development. The information provided below discusses
growth and land uses in the Townships surrounding Leroy Township .
WILLIAMSTOWN TOWNSHIP: Located northwest of Leroy Township, Williamstown
Township's growth rate was twice that of Leroy Township over the past decade. This
growth rate can partially be attributed to the recent high growth rate for the City of
Williamston . Williamstown Township updated its Master Plan in 1992. Growth along the
Grand River Avenue corridor is expected to continue eastward and is anticipated to have
a significant impact on Leroy Township .

Leroy Township

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The Williamstown Township Future Land Use plan designates mobile home park and
single-family residential land uses along Grand River Avenue just east of the City of
Williamston . The Grand River Corridor analysis discusses growth and land use trends in
more depth .
WHEATFIELD TOWNSHIP: Located to the west of Leroy Township , the rate of growth in
Wheatfield Township has been slightly lower than for Leroy Township in recent years.
Wheatfield Township adopted a new Master Plan within the past year. Future land uses
along Wheatfield Township's eastern border, Meech Road , are designated for agricultural
land uses.
LOCKE TOWNSHIP: Located to the north of Leroy Township, the rate of growth in Locke
Township has been slightly lower than for Leroy Township over the past decade. Locke
Township does not have a Master Plan . The Township does have a Master Land Use map
which was prepared in 1972 and is used as a guide for development. Locke Township is
currently in the process of updating their Zoning Ordinance and preparing a Master Land
Use Plan . Current land use patterns along the southern boundary of Locke Township
include small single-family residential developments (2 dwelling units per acre) on the north
side of Allen Road, and along Rowley Road near the City of Williamston .
WHITE OAK TOWNSHIP: Located south of Leroy Township, White Oak Township is also
a predominantly rural community with large tracts of prime agricultural land . In contrast to
other surrounding communities, growth in White Oak Township has slowed over the past
decade. White Oak Township, which revised its Master Plan within the past year,
designates the northern area of the Township for predominately agricultural and rural
residential land uses. There is a church located at the southeast corner of Dietz and
Howell Roads, and a small area designated for local commercial land uses on the south
side of Howell Road , between Dietz Road and Haywood Road .
HANDY TOWNSHIP: Located in Livingston County to the east, Handy Township has
experienced the highest growth rate of all the surrounding communities over the past
decade. Livingston County, Brighton , Howell, and Fowlerville have also experienced high
levels of growth over the past decade. Handy Township does have a Master Plan , which
was adopted in the early 1980's. The current master plan , which is planned for revision
within the next year, designates the area along its western border for agricultural land uses.
CONCLUSION

It does not appear that the current or future land use designations for surrounding
communities present serious conflicts with Leroy Township . However, growth along the
western portion of the Grand River Avenue corridor is anticipated to have the most
significant impact on Leroy Township , and should be re-evaluated on a regular basis in the
future .

Leroy Township

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Master Plan

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GOALS AND OBJECTIVES
INTRODUCTION
A primary purpose of the master plan is to give direction to the future use of land in a
community. For the plan to work effectively, it must reflect the views of the people who
live, work and own property there. This involves obtaining a consensus on a ide variety
of issues and development of a common set of goals and policies.

DEVELOPMENT OF GOALS &amp; OBJECTIVES STATEMENTS
Very early in the comprehensive planning process, the Planning Commission developed
such a series of Township-wide goals. These are intended to not only direct future growth
in Leroy, but also address those issues most important to residents of the Township. In
addition, this set of goals gives the Planning Commission an agreed upon framework for
the planning process to follow. Anyone reading the Master Plan can then be fully aware
of the direction the master plan is taking.
As the plan develops, however, there is a greater need to become more specific in how the
various issues will be addressed. Objectives must be formulated that indicate how each
of the goals will be attained . For example, a goal of the Township might be the
preservation of open space, and the objective is to adopt cluster subdivision regulations.

TOWNSHIP-WIDE GOALS AND OBJECTIVES
The following is a list of goals and objectives regarding future growth in the Township of
Leroy:
GENERAL
Goals

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To preserve the rural character, charm and positive image of Leroy .
To provide for lower intensity growth in harmony with the preservation of the
Township's natural landscape and agricultural tradition .
Objectives

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Land use activities which alter the existing make-up of the Township will be
discouraged.

Leroy Township

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Master Plan

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HOUSING
Goals

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In areas of existing and future development, sensitivity must be shown to those
things that make-up the character of the Township including the preservation of open
space and maintenance of neighborhood amenities .
Objectives

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Concentrate residential development, not directly related to agricultural uses, north
of Interstate 1-96.

•

Require that all new housing development plans include provisions for planting of
street trees where feasible .

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Accessory structures should be proportionate to the primary structure and lot in
question.

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Locate higher density residential developments in areas of existing higher density
developments, such as near the Village of Webberville and along the Grand River
Avenue corridor .

COMMERCIAL
Goals

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Any new commercial growth should be directed to planned commercial districts
designated on the future land use plan in an effort to provide for quality development.

•

The quality of existing commercial districts should be upgraded to attract higher
quality business uses and improve the diversity of goods and services being offered .
Objectives

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New commercial districts should not be created or commercial uses allowed outside
the planned commercial districts identified on the future land use plan .

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Plans for expansion or alteration of existing commercial uses, and the establishment
of new commercial uses must be reviewed by the Township to ensure quality site
design.

Leroy Township

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Master Plan

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INDUSTRIAL
Goals

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Any future growth in light industry should be orderly and located where there will be
no impact on adjacent uses. This would include a separation from businesses that
are more commercial in nature.
Objectives

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All industrial land uses should be directed toward the Webberville Industrial Park
where adequate infrastructure is available to accommodate said uses.

AGRICULTURAL
Goals

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To protect agricultural areas of Leroy from the pressures of development and
encourage the continued use of land for farming .

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Ensure that the integrity of agricultural areas is maintained and that any adjacent
development is sensitive to such uses.
Objectives

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Allowable uses in agriculturally zoned districts must be reviewed to ensure
compatibility with farming activities and the preservation of rural landscapes.

•

A closer review of residentially used and agriculturally zoned land should take place
and the Zoning Ordinance amended accordingly.

RECREATIONAL
Goals

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Provide recreational opportunities for all age groups at locations that are accessible
to residents throughout the Township.

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Increase the number and variety of recreational activities that are offered to the
residents of Leroy.

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To provide recreation facilities that are safe , handicapped accessible and meet the
Consumer Product Safety Commission Guidelines.

Leroy Township

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Master Plan

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Objectives

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A recreation plan should be prepared for the Township that will determine the
recreation needs of residents , identify potential locations for recreation facilities and
indicate possible sources of funding for property acquisition and/or improvements .

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Areas located along the Red Cedar River and other watercourses should be
maintained as passive or active recreation areas.

CIRCULATION
Goals

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Maintain the good road system that currently exists and ensure that any new
development proposals consider the impact of additional traffic on this system .

•

Implement a circulation system that will promote safe and efficient movement within
and through the Township without destroying the character of the Township .
Objectives

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Access management standards should be developed and incorporated into the site
plan review requirements of the Zoning Ordinance.

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Private roads should be discouraged, while existing or future private roads should be
required to meet County Road standards to protect public safety.

ENVIRONMENTAL
Goals

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Protect significant woodlands , wetlands, floodways and scenic views by restricting
development in areas exhibiting significant environmental sensitivity or a high level
of character.
Objectives

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Adopt residential density standards which reflect the land's physical and
environmental capability to support development.

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Provisions should be included in the Zoning Ordinance to protect sensitive
environmental features such as woodlands, wetlands, floodways and scenic views ,
while also preventing soil erosion in locations with steep slopes .

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Provide for the protection of the Township's vital ground-water supplies from the
dangers of pollution and mismanagement.

Leroy Township

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Master Plan

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CHARACTER
Goals

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To protect those things that give Leroy its charm and appeal including, but not limited
to, the preservation of historic properties, maintenance of agricultural land and open
space and control of visual amenities.
Objectives

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Develop a system of reviews within the Zoning Ordinance that ensures the continued
protection of the features that make up the character of the Township .

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Sign regulations in the Zoning Ordinance should be re-examined to ensure
compatibility with the character of the Township .

Leroy Township

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Master Plan

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TOWNSHIP-WIDE DEVELOPMENT GUIDELINES
The Development Guidelines relate directly to the goals and objectives of the Master Plan .
They provide specific methods of achieving the individual community's goals. The
Development Guidelines (Environmental, Land Use and Circulation) dictate the form of the
Master Plan Map and are also useful for future planning decisions.

LAND USE
AGRICULTURAL
1.

Maintain existing productive agricultural areas capable of economic
production without interference from non-agricultural uses.

2.

Maintain agricultural lands on levels of generally less than 6 percent slope;
and in areas of superior agricultural soils.

3.

Include P.A. 116 farmlands as agricultural land .

4.

Protect agricultural lands, regardless of tract or parcel size , as much as
possible.

5.

Preserve agricultural land in areas which are not proposed for increased
density.

6.

Consider agricultural land uses broken up by lot splitting for transition of
agricultural to residential development.

COMMERCIAL
1.

Limit new commercial development to a level and nature as required by
Township residents .

2.

Locate commercial development on primary thoroughfares at major
intersections on soils suitable for commercial development.

RESIDENTIAL
1.

Provide a wide price-range of acceptable housing units.

2.

Maintain the environmental quality of all residential areas.

3.

Preserve residential structures in sound condition , and encourage
rehabilitation and renovation of deficient residential buildings .

Leroy Township

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Master Plan

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4.

Develop residential density patterns which relate to natural and man-made
environmental features .

5.

Limit higher densities to areas which are served by improved public roads .

6.

Discourage strip residential development and recognize the desirability of
controlled access to the primary road system .

7.

Provide facilities and services designed to stabilize and improve residential
areas, including a level of public, semi-public and community facilities
consistent with the needs of the residents .

8.

Improve living amenities in all residential neighborhoods through high
standards of housing design and construction, increased privacy and quiet,
and protection of open space.

9.

Locate higher density residential uses such as mobile home parks and
multiple family residential in accordance with existing patterns of
development, with access to improved roads, at reasonable distances from
commercial and other services, and on appropriate soils with relatively low
water tables .

ENVIRONMENTAL
WETLANDS
Increasing development and its associated demands have the effect of encroaching upon
and polluting wetlands, and other natural hydrologic processes. Similar to woodlands ,
wetlands, if preserved and maintained in an undisturbed and natural condition, constitute
important physical, aesthetic, recreational and economic assets to existing and future
residents of the Township. Wetlands in Leroy Township shall be treated with the following
criteria :

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1.

Development shall be limited to outdoor recreation , grazing , farming , forestry, the
operation and maintenance of existing dams and other water control devices ,
and temporary alteration or diversion of water levels or circulation for emergency
maintenance or agriculture purposes, and only in compliance with State, County
and local statutes and regulations .

2.

Conservation of soil, vegetation , water, fish and wildlife shall take priority over
any of the aforementioned permitted development in a wetland area.

3.

Less dense and less intensive development shall be encouraged adjacent to
areas considered to be wetland .

Leroy Township

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Master Plan

�4.

Buffer zones along streams and swales shall be required by residential or other
development to prevent run-off of man-made pollutants , erosion , and other
negative impacts.

SURFACE AND GROUNDWATER

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Providing and maintaining adequate water supplies to maintain a hydrologically balanced
ecosystem is parallel with the importance of maintaining clean safe water. Development
often generates chemical by-products which can contaminate both surface waters and
groundwater aquifers . Maintenance of groundwater is an essential element in the future
of Leroy Township. The following criteria shall be considered in making land use decisions
in areas adjacent to surface waters or areas of known critical ground water supplies:
1.

Increased minimum lot areas shall be imposed for single family residential
areas adjacent to surface water or located in areas experiencing a high
water table.

2.

Septic systems and drain fields shall be located away from lakes and
surface water.

3.

Areas in the Township with higher water tables shall be considered
wetland unless a suitable sanitary sewer disposal method approved by
Ingham County and Leroy Township is provided to protect the surface and
ground-water quality.

4.

Development shall be encouraged in conjunction with fixed densities and
open space areas which absorb surface water, control run-off, filter surface
nutrients and recharge groundwater supplies.

5.

On-site retention and detention ponds to reduce nutrients and
sedimentation and promote groundwater recharge shall be encouraged
where useful and practical.

6.

Filling and dredging activities that may destroy wildlife and aquatic habitats
and seriously effect water table levels shall be discouraged .

7.

All non-residential developments shall include plans for waste disposal
methods which prevent wastes from entering water-flow systems including
groundwaters , lakes, streams and wetlands.

TOPOGRAPHY AND SOILS
The existing topography of Leroy Township can be retained by discouraging mass grading
or extensive filling and land balancing .
Leroy Township

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Master Plan

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Soil erosion from housing construction, road and recreation use improvements, extraction
and agriculture may result in sedimentation of soils, impede road ditches, pollute streams,
and silt lakes. Sedimentation resulting from erosion is a major water pollutant, therefore,
preventative soil erosion and sedimentation techniques shall be employed in reviewing all
land use proposals:
1.

Development proposals shall be designed to relate with the existing
topography and soils of the site .

2.

Improvements such as streets, detention/retention ponds, swales or other
features of the development capable of carrying storm run-off in a safe
manner, shall be scheduled for installation to the greatest extent possible
before removing the vegetative cover from an area .

3.

Whenever feasible , natural soil covers shall be retained and protected .

4.

Temporary and permanent provisions shall be made to effectively prevent
erosion and accommodate the increased run-off caused by changed soil
and surface vegetation conditions during and after development.

5.

All extractive operations shall be designed to
environmental impacts during the term of operation .

6.

All permitted mining and extractive operations shall be designed from the
onset of operations , to assure reclamation or restoration of mining sites
after phase-out.

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prevent negative

WOODLANDS

Because of the extensive agriculture use of land in Leroy Township , woodlands are a
limited resource . Woodland growth , if preserved and maintained in an undisturbed and
natural condition, will constitute important physical, aesthetic, recreation and economic
assets to existing and future residents of the Township. Specifically, woodland growth
protects public health through the absorption of air pollutants and contamination and
reduction of noise; it has a cooling effect in summer, is a windbreak in winter, and prevents
soil erosion , silting and flooding .
Because environmental values, soil characteristics, tree growth, and related natural
resource parameters are unique for each area or parcel of land in Leroy Township , the
following criteria shall be considered and balanced with respect to each woodland area .
1.

The preservation of woodlands, trees, similar woody vegetation and related
natural resources and values shall take priority over all forms of development
unless there are no locational alternatives.

Leroy Township

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Master Plan

�However, this should not be interpreted to preclude selected harvesting of trees
to maintain wood lots or harvesting as necessary for agricultural purposes .

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2.

The impact of streets, highways and other transportation corridors on woodlands
shall be seriously considered along with alternatives for new or expanded
transportation routes and for the location of proposed development.

3.

All development, including residential living units shall blend into the natural
setting of the vegetation landscape for the absorption of noise, ctnd for the
protection of environmental values.

4.

Woodland areas shall be preserved for low density residential development,
outdoor recreation , forestry or nursery practices, natural beauty areas, or areas
containing significant historic or cultural value.

5.

Density and intensity of development shall be reduced in woodland areas.

6.

Roadsides containing significant tree growth should be considered for
classification as scenic or beauty roads to maintain the wooded character within
the thoroughfare right-of-way .

CIRCULATION
1.

Insure recognition of Township plans by County and State highway
planners .

2.

Coordinate circulation planning with land use planning and development.

3.

Provide a hierarchy of primary and local roads spaced so as to
accommodate desired development density without encouraging overdevelopment and disruption of the natural system and rural character of
the Township .

4.

Recognize the circulation relationships with surrounding communities and
their employment and commercial centers .

5.

Provide a system of secondary and local access with capacity to serve
residential; industrial, and agricultural areas.

6.

Protect natural beauty and scenic road rights-of-way .

7.

Insure that the Township is consulted in detail on all circulation proposals .

Leroy Township

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Master Plan

�FUTURE LAND USE PLAN
OVERVIEW
The Master Plan is a guide for the growth and maintenance of the community. The Future
Land Use Plan is intended to guide development decisions through the next ten years ;
however, the Future Land Use Plan is not a rigid document and should be understood as
the basis for a continuing planning process. This process should include regular
evaluation , adjustment, updating and amendment of the Future Land Use Plan .

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The Future Land Use Plan is comprised of both the map and supporting documentation
which includes population and housing information based on the last ten to twenty years ,
circulation , environmental concerns and resources , and the commun ity's goals and
objectives . Rather than a precise document, (like a zoning map) the Future Land Use &amp;
Circulation Map actually constitutes the development policy of the Township for land use,
circulation and community facilities. The land use proposals identified on the Future Land
Use &amp; Circulation Map are generalized areas for development which do not necessarily
follow property lines or define specific sites.
The Plan is based upon several planning principles and has the following characteristics:
•

Long Range: Planning and responding to land development issues for the next
5-10 years .

•

Comprehensive: All major types of land use are considered .

•

Generalized : Land use allocations and relationships are general. The Future
Land Use Map incorporates broad principals of land development and their interrelationship( s) .

•

Flexible: The plan is able to accept changes which do not affect the integrity of
the total plan .

•

Site Sensitive: All land use designations must necessarily be subject to the
environmental conditions of each particular site .

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Regional : The plan recognizes regional development and needs of adjacent
communities as opposed to isolated development within arbitrary political
boundaries .

Leroy Township

- 41 -

Master Plan

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AGRICULTURAL/OPEN SPACE

FUTURE LAND USE
&amp; CIRCULATION
LEROY TOWNSHIP
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�FUTURE LAND USE CATEGORIES
The plan proposes a continuation of the low density, dispersed land use character which
has been established in Leroy Township. Modest orderly growth is recognized, especially
in the Grand River Ave. Corridor. Rather than positioning the community for the provision
of public water and sanitary sewer, the proposed pattern is a retention of agricultural land
south of Interstate 1-96, a dispersion of rural residential land uses north of 1-96 and low
density single family residential , commercial and professional office areas along Grand
River Avenue Corridor. Retail Commercial uses will be directed to the land near the 1-96
interchange. This approach seeks to preserve the rural agricultural character of Leroy
while permitting higher density development to occur in areas following current
development patterns along Grand River Avenue and near the Village of Webberville.
If urban services are ultimately required or demanded , the low density pattern , as
established and continued, will become more expensive and less efficient. Therefore , the
future development pattern must be continually monitored and plans revised to insure
densities which will not require urban services: improved roads, public utilities, increased
fire, police , recreational, public transportation and social services by government.
A description of the Future Land Use categories is as follows :
AGRICUL TURAUOPEN SPACE

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The Plan maintains the primary existing agricultural areas of the Township. Generally, the
area south of Interstate 1-96 is used for agricultural purposes or is maintained as open
space . This includes residential development associated with agricultural uses. A
minimum lot area of forty (40) acres is designated for the Agricultural/Open Space district.
This category includes important farmlands and land protected under P.A. 116 .
Agricultural uses such as crop production , dairy farming , raising of livestock, tree farms ,
nurseries, and limited extractive operations are appropriate in these areas .
The Plan proposes that consideration be given to maintain and protect these agricultural
lands as areas for food production without infringements by non-agricultural uses which
may generate conflicts with this non-renewable resource .
RURAL RESIDENTIAL
The intent of these areas is to permit large lot single family residential land uses. These
areas would consist primarily of lands split from larger agricultural parcels. This land use
classification limits single family residential development to one acre or more per dwelling
unit. Development within this category will keep the density low so as not to generate a
need for urban services, and maintain the existing low density, rural character of Leroy
Township. The intent of this classification is to generally limit further splitting of large area
parcels down to a size of no less than one acre .
Leroy Township

- 43 -

Master Plan

�The frontage along Holt and Meech Roads in Section 19 is proposed for rural residential.
The rural residential land use designation of this area would act as a good transition zone
between the existing low density residential uses located south of Holt Road and
agricultural uses in the surrounding areas. The frontage along Allen Road and a portion
of the frontage along Webberville Road is also designated for rural residential. The
remaining rural residential areas are generally planned throughout the area north of 1-96
and south of the C&amp;O Railroad , and along the eastern area of the Township , north of the
C&amp;O Railroad between Gramer and Wallace Roads.
LOW DENSITY RESIDENTIAL
The low density residential land use category is intended to include single family residential
development with a recommended one acre minimum lot size. Low density residential land
uses should be located where there is easy access to shopping , employment centers, and
transportation routes .

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The districts designated for this use include: the frontage along Grand River Avenue west
of Dietz Road to the eastern Township boundary, from the west side of Perry Road to Dietz
Road, just north of the Grand River Avenue frontage designated for higher intensity uses,
and the area just east of Stockbridge Road to a location east of Webberville Road . There
is also an existing small area of low density residential on the south side of Holt Road
between Meech and Snedecker Roads. The Future Land Use and Circulation map does
not recommend an expansion of low density residential development in this area .
The amount and exact density of development appropriate here will be dictated by housing
demand and the level at which sanitary conditions may be maintained . Developments of
this density should be located only on paved primary thoroughfares and close to
commercial development.
MULTIPLE FAMILY RESIDENTIAL
This land use category permits higher density residential housing , such as two-family
attached dwellings or small apartment buildings . This type of development should occur
in close proximity to available water and sewer service. Multiple-family residential uses are
considered "transitional uses" and best located in such a manner to buffer lower density
single family uses from non-residential uses or major thoroughfares. The Future Land Use
and Circulation map identifies one area, just west of the Village of Webberville on the north
side of Grand River Avenue for multiple family residential.
MOBILE HOME PARK
There is an existing mobile home park on the north side of Vanorden Road , near the
Vanorden/House Roads intersection. This area is designated for mobile home park on the
Future Land Use and Circulation map as well.

Leroy Township

- 44 -

Master Plan

�Generally, mobile home park uses are considered "transitional uses" and best located in
such a manner to buffer lower density single family uses from non-residential uses or major
thoroughfares. If any future mobile home park uses are proposed , they should occur in
such transitional areas which follow current patterns of development. Areas lying near the
boundaries of the Village of Webberville, where community facilities may be provided
would be most appropriate for such uses.
PROFESSIONAL OFFICE

This land use category is intended to satisfy the need for professional office space for the
service industry. Generally, the type of uses in these areas would consist of banks,
medical offices and clinics, professional offices for occupations such as accountants,
architects , engineers , insurance brokers, realtors, travel agents, etc. Professional office
areas are also designed to provide a buffer from major thoroughfares and between higher
intensity land uses and residential areas. A small area on the south side of Grand River
Avenue on the western edge of the corridor is identified as Professional Office.
NEIGHBORHOOD COMMERCIAL

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This land use category is designed to satisfy demand for retail and personal service uses.
Generally , this type of development will include stores or offices to serve the day-to-day
needs of residents in the neighborhood. The primary function of neighborhood commercial
areas is to provide convenient shopping at planned locations in small retail centers and to
discourage strip commercial development. The plan identifies two small areas specifically
for neighborhood commercial: a small area on the north side of Vanorden Road adjacent
to the mobile home park, and the northeast and northwest corners of Dietz and Howell
Roads.
RETAIL COMMERCIAL

This land use category is designed to service the retail needs of residents on a communitywide or even regional basis. Generally, this type of development will include general retail ,
grocery stores, service uses, banks, restaurants, and other related commercial. Retail
commercial areas will require more land and are intended to compliment existing
commercial areas within and surrounding the Village of Webberville. Cluster commercial
developments, which preserve the rural character of Leroy Township are recommended .
Areas identified for retail commercial uses are near the 1-96 interchange, which provides
easy access and the potential to expand water and sewer services provided by the Village
of Webberville.
HEAVY COMMERCIAL

This land use category falls between what may be commonly considered general
commercial and light industrial. Generally, heavy commercial uses may consist of
agricultural supply sales and distribution , auto and mechanica l equipment repair,
lumberyards and uses with outdoor storage , and other similar uses.
Leroy Township

- 45 -

Master Plan

�It is intended that heavy commercial uses promote and support agricultural land use and
not create negative impacts upon residential or agricultural land uses.
Two locations have been designated for Heavy Commercial land uses. The first area is
located along both sides of Grand River Avenue, east of Dietz Road to just east of
Stockbridge Road . The other area is located along the east side of Perry Road , excluding
the area near the Red Cedar River, which is designated for recreation land uses.
PUBLIC AND QUASI-PUBLIC

Government owned properties, (Township Hall and MOOT maintenance facility)
institutional quasi-public land uses (Consumer's utility station), churches and other quasipublic areas comprise this land use category. No new public and quasi-public areas have
been identified on the Future Land Use and Circulation map. The maintenance of the
Township Hall (located within the Village of Webberville) is expected to continue to further
provide the local public needs and services as required by the Township residents.
RECREATION

The three school districts, which have all their facilities located within the Village of
Webberville , provide the majority of recreation resources for Township residents . The
future land use plan recognizes the need to preserve the existing golf course and YMCA
camp, and provide additional recreational facilities for Township residents. The area east
of the golf course along the Red Cedar River, and south of the existing YMCA camp along
Doan Creek are identified for recreation uses on the Future Land Use Map.

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The designation of these areas for recreational uses seeks to achieve two Township
objectives: to provide recreational opportunities for all age groups and to protect significant
woodlands , wetlands and floodways . Limiting development near water courses will help
protect ground and surface water resources as well as provide passive and active
recreation areas. It is strongly recommended that the Township develop a recreation plan
to more clearly identify recreation needs. The development of a community park, near the
existing Township Hall or another appropriate location within the Township should be
considered .
CIRCULATION

Based on function, thoroughfares are classified in a hierarchial system which recognizes
capacities and functions in a progressive fashion. The circulation system in Leroy
Township consists primarily of Ingham County Road Commission maintained and classified
roads with the exception of a few private roads .

Leroy Township

- 46 -

Master Plan

�The purpose of the Circulation Plan for Leroy Township is to recognize the circulation
needs of the surrounding region and communities and to coordinate with them while
protecting the Township from the negative impacts of traffic.
PUBLIC ROAD SYSTEM

Public roads in Leroy Township are classified on the Future Land Use and Circulation map.
The proposed function of these roads within the scope of the plan is descrioed below:
Principal Arterial

The principal arterial within Leroy Township is Interstate 1-96. This highway carries local,
regional , and state-wide traffic through the Township . There is an interchange at M-52
which provides access to the Township.
Rural Arterials

The rural arterials link cities and towns and form an integrated network. These roads also
provide intrastate and intercounty service. The roads designated as rural arterials in Leroy
Township are M-52 (Stockbridge/Perry) and M-43 (Grand River Avenue) .
Rural Collectors

The rural collector routes generally serve travel of primarily intracounty rather than
statewide importance. Planned right-of-way for these roads are generally 120 feet. The
roads designated as rural collectors in Leroy Township include:

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North-south roads :
• Dietz Road from Howell Road to Grand River Avenue;
• Elm Road from Grand River Avenue to Holt Road ; and
• Gramer Road from Grand River Avenue to Allen Road .

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East-west roads :
• Howell Road ; and
• Holt Road from Meech Road to Elm Road .

UPGRADES TO EXISTING ROAD SYSTEM

The overall quality of roadways in Leroy Township is very good. To improve circulation
within the Township and provide adequate transportation routes for non-agricultural,
residential or industrial uses improvements or paving is suggested for roadways which
cannot properly serve uses which are dependant on them .

Leroy Township

-47-

Master Plan

�PRIVATE ROADS

Private roads through the zoning ordinance, should be constructed to county road
standards which includes a 60 foot minimum right-of-way. Continued controls may be
placed on private roads via the zoning ordinance.
COMMUNITY FACILITIES

Within the total development of a municipality, the provision of adequate community
facilities is important. The Township Hall, school facilities, and emergency services appear
to sufficiently meet current and projected future needs. Through the preservation of
agricultural land and open space, and control of residential development, the Township can
maintain these service levels without denying required services for its residents . The
Township should consider developing a recreation plan to help better meet the current and
future needs of its residents.

Leroy Township

- 48 -

Master Plan

�IMPLEMENTATION
IMPLEMENTATION STRATEGIES
Implementation strategies are a key component of any community master plan . They
determine how the plan's guidelines and recommendations become reality . The Leroy
Township Master Plan should not be viewed as a finished product. As events or needs of
the Township demand , various adjustments or additions will need to be made. It is not
anticipated that the Plan's major goals and objectives will require change, rather, as the
plan is interpreted and implemented, certain aspects will require periodic adjustment.
ZONING

The Township Zoning Ordinance is a primary tool in the achievement of the Plan's goals.
Although the plan map is not a zoning map , it should be used as a guide for zoning
amendment decisions, whether they are initiated by the Planning Commission or by
petitioners. The timing of changes to the zoning map is key to implementing the Plan .
Further, the map's proposals should be viewed as flexible when considering the zoning of
specific sites, especially if no pattern has yet been established . The Plan does not follow
property lines and with the exception of environmental concerns and existing and potential
land use conflicts, whether a zoning pattern is established on the east or west side of a
thoroughfare is often not the critical issue - the pattern is.
Depending on the rate of developmental change and requests for change in the zoning
map, an annual appraisal of the zoning map should be made. It is generally accepted
practice to provide zoning on the basis of a five year land use projection, whereas the Plan
is a fifteen to twenty year projection .
The current zoning ordinance should be reviewed to insure that the environmental , land
use and circulation proposals of this plan are reflected in the ordinance, particularly under
site plan review and special land use approval standards.
LAND DIVISION REGULATIONS

Like zoning , Subdivision Regulations, under the State Subdivision Control Act (Act 288 ,
P.A. of 1967, as amended) are tools for the implementation of this Plan . While zoning
deals with land use on a site by site basis and activities in selected areas, subdivision
regulations are concerned with the process of dividing land and maintaining the quality of
individual developments. Subdivision regulations protect the needs of residents by
providing both site design controls and improvement standards. Design controls deal with
the arrangement and location of streets, widths and depth of lots, the provision of open
space, and the sufficiency of easements for utility installations. Improvement standards
insure adequate roads and physical improvements.

Leroy Township

- 49 -

Master Plan

�Most land divisions in Leroy Township do not come under the jurisdiction of the State
Subdivision Control Act, but instead are regulated by the land division procedures and
standards of the zoning ordinance sections dealing with private roads and the division of
platted lots and unplatted acreage.
ANNEXATION ISSUES

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Townships may have their geographical territory reduced through annexatior by cities and
villages. Annexations often occur when areas of the Township are not serviced by
infrastructure such as sewer and water lines. As stated previously, Leroy Township does
not provide sewer and water service . The future land use plan designates more intensive
land uses, which may eventually require such services , to be located near the Village of
Webberville which provides sewer and water service. If more intensive land uses required
such services, the Village of Webberville, which is a General Law Village, could petition to
annex the property. It is the general policy of the Village of Webberville to extend sewer
and water service only to areas that are within its boundaries .
The Village of Webberville has a 400,000 gallon water tank and two wells for water service.
The Village also recently constructed a four acre addition to their sewage disposal lagoon,
which is located in Leroy Township. The Village anticipates that the existing water and
sewer capacity can accommodate over 300 new homes and a fully developed industrial
park. The Village projects it can also accommodate future commercial and industrial
development in the Township near the existing Webberville Industrial Park.
Section 6 of Public Act 3 of 1895 grants General Law Villages the authority to annex land .
The process of annexing land into a General Law Village does not require review by the
State Boundary Commission nor a popular election . A Village may initiate an annexation
by passing a resolution and submitting a petition to the Board of County Commissioners .
The Board of County Commissioners is required to hold a public hearing and subsequently
make a final determination on the annexation request. If the Township is opposed to the
annexation , it has an opportunity to state such opposition during the public hearing. If the
Board of County Commissioners grants the annexation without the support of the
Township , the Township may challenge the annexation through the jud icial system .
Another option to annexation is to enter into an "Intergovernmental Agreement" under
which the land is essentially "transferred" for a period of time not exceeding 50 years. This
type of agreement was authorized by P.A. 425 of 1984. Under such an agreement, the
Township and Village agree to share the area's tax base at some predetermined ratio and
provide public services accordingly. This type of annexation , which is sometimes referred
to as a "Temporary Annexation", may be a preferable option for the Township because it
allows the Township to realize some of the increased tax revenue of new development
without investing into the development of community services .

Leroy Township

- 50 -

Master Plan

�PUBLIC UNDERSTANDING AND SUPPORT

The necessity of citizen participation and understanding of the planning process and the
Plan cannot be over-emphasized. A carefully organized public education program is
needed to organize and identify public support in any community development plan. The
lack of citizen understanding and support can seriously limit implementation of the planning
proposals. The failure to support needed bond issues, failure to elect progressive officials,
and litigation concerning taxation, special assessments, zoning, and public improvements
are some of the results of public misunderstanding of long-range plans.
In order to organize public support most effectively, the Township must emphasize the
reasons for the planning program and encourage citizen participation in the adoption of the
Plan and the continued planning process. Public education can be achieved through an
informational program involving talks, newsletter articles, and preparation of simple
summary statements on plans for distribution. Participation by residents in various civic
groups is evidence of community involvement.
CONTINUOUS PLANNING

A role of the Planning Commission is to provide planning recommendations to the
Township Board. This planning function is a continuous process which does not terminate
with the completion of this plan. Rural-residential areas are in constant change and
planning is an on-going process of identification, adjustment, and resolution of problems.
In order to sustain the planning process and generate positive results, maintain
momentum, and respond to change, the Plan should be reviewed and updated every three
to five years .

Leroy Township

- 51 -

Master Plan

�COMMUNITY PLANNING &amp; DEVELOPMENT CONSULTANT

McKenna Associates, Incorporated
Community Planning ■ Urban Design
32605 West Twelve Mile Road , Suite 165
Farmington Hills, Mich igan 48334

Phillip C. McKenna, AICP, PCP

.................................................. President

Carmine P. Avantini, AICP ................................................. Project Manager
Vicki Georgeau . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Project Planner
Sabah Aboody .................. . ..................................... Maps and Graph ics
JoAnn Casai ............................................................. Text Production
Angela Laesser .......................................................... Text Production
Theresa Mularoni ............. . .. ....... ....... .. ..... .... ........ ........ Text Production

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            <description>Information about rights held in and over the resource</description>
            <elementTextContainer>
              <elementText elementTextId="1009052">
                <text>&lt;a href="http://rightsstatements.org/vocab/NoC-US/1.0/"&gt;No Copyright - United States&lt;/a&gt;</text>
              </elementText>
            </elementTextContainer>
          </element>
          <element elementId="51">
            <name>Type</name>
            <description>The nature or genre of the resource</description>
            <elementTextContainer>
              <elementText elementTextId="1009053">
                <text>Text</text>
              </elementText>
            </elementTextContainer>
          </element>
          <element elementId="42">
            <name>Format</name>
            <description>The file format, physical medium, or dimensions of the resource</description>
            <elementTextContainer>
              <elementText elementTextId="1009054">
                <text>application/pdf</text>
              </elementText>
            </elementTextContainer>
          </element>
          <element elementId="44">
            <name>Language</name>
            <description>A language of the resource</description>
            <elementTextContainer>
              <elementText elementTextId="1009055">
                <text>eng</text>
              </elementText>
            </elementTextContainer>
          </element>
          <element elementId="45">
            <name>Publisher</name>
            <description>An entity responsible for making the resource available</description>
            <elementTextContainer>
              <elementText elementTextId="1038373">
                <text>Grand Valley State University. University Libraries. Lemmen Library and Archives</text>
              </elementText>
            </elementTextContainer>
          </element>
        </elementContainer>
      </elementSet>
    </elementSetContainer>
  </item>
</itemContainer>
