GB Plan Pg 1-24 JUNE 2010.pub

Transcription

master plan
Charter Township of Grand Blanc
Genesee County, Michigan
2010 Update
Prepared by
Charter Township of Grand Blanc Planning Commission
acknowledgements
township board
Marilyn Hoffman, Supervisor | Cathy Lane, Clerk | Earl Guzak, Treasurer |
Larry Anderson | Paul Bush | Hans Rogers | Ryan Thomson
planning commission
Daniel Gellings (Chairperson) | Joe Johnson | Jay Hoffman
|
Michael Blondell | Dolores Coulter | Ed Brown | Vince Bandurski |
Ron Goldie | Ryan Thompson (Trustee)
staff
Michael Deem, Township Planner | Maria Maclean, Planning & Zoning
Department | Richard Dunnill, Township Manager
table of contents
3
introduction
7
regional setting
15
existing conditions
25
goals and objectives
33
future land use plan
81
implementation
MASTER PLAN
contents
1
Planning today will
make a difference
for generations to
come.
2
MASTER PLAN
existing conditions
introduction
T
he Charter Township of Grand Blanc Master Plan portrays a clear
statement of community goals and objectives, establishes a
vision of the future, and includes strategies to achieve that vision. The
Master Plan promotes a future land use pattern that is consistent with
the community’s long-range goals.
The information and concepts presented in the Master Plan are used to
guide local decisions regarding public and private uses of land and the
provision of public facilities and services. The Plan is long-range in its
view and is intended to guide development in the Township over the
next 10 to 20 years.
Why Prepare a Master Plan?
The Master Plan is a
set of policies,
strategies, and plans
to enhance and
improve the Township
over a long-range
planning horizon.
The Michigan Planning Enabling Act states that the Planning
Commission “shall make and approve a master plan as a guide for
development” within the Township. The plan shall be reviewed/updated
every five years. In addition, the Michigan Zoning Enabling Act requires
that the Township’s Zoning Ordinance be based upon a plan designed to
promote the public health, safety, and general welfare.
Zoning is a regulatory mechanism for controlling the classification and
regulation of land use. It has the force of law. The Master Plan is not an
ordinance, does not change the zoning of property, and does not have
the force of law. Rather, the Master Plan is a set of policies, strategies,
and plans to enhance and improve the Township over a long-range
planning horizon. While the Zoning Ordinance and Zoning Map regulate
current land use and development, the Master Plan is intended to guide
future land use decision-making. The Master Plan is the community’s
vision; the Zoning Ordinance governs the path to achieve that vision.
State law requires that a Zoning Ordinance be based on a plan.
Therefore, the Master Plan forms the basis upon which zoning decisions
are made. With an updated Master Plan in place, zoning decisions
consistent with the Plan are presumed by the courts to be valid.
MASTER PLAN
introduction
3
Charter Township Grand Blanc
The Planning Process
Charter Township of Grand Blanc’s Master Plan update process began
in September 2009. The Planning Commission reviewed the Township’s
regional setting and its physical and demographic characteristics.
Problems, opportunities, and community assets were identified.
During October 2009, the Planning Commission reached out to its
residents, property owners, community leaders, business owners, and
neighboring townships to gain input and ideas. A Community Visioning
Session provided an opportunity for interested parties to raise concerns,
offer suggestions, and participate in a process designed to establish a
long-range vision for the community.
Based on the Township’s existing conditions, input received during the
Community Visioning Session, and the experience of Township officials,
a set of goals and objectives were formulated as a basis for the Master
Plan. A Future Land Use Plan and specific action items were also
developed to provide a roadmap for achieving the Township’s vision and
goals.
Upon completion of a final draft, the Planning Commission held a public
hearing to obtain additional public opinion prior to adoption of the
Master Plan.
By working closely with residents, business owners, Township officials,
planning experts, surrounding communities, and other stakeholders,
Grand Blanc Township has sought to develop a Master Plan that
balances the competing interests that affect land use decisions. These
include, for example, the creation and retention of jobs and increase in
tax base on one side and the protection of natural resources and
community character on the other.
Through careful implementation of the Master Plan recommendations
and policies, the Township hopes to build on its tax base and provide for
high quality new growth, while preserving important community assets
and protecting the overall health, safety, and welfare of its residents.
References
The Master Plan refers to studies, plans and reports completed in
the last few years. Topics include zoning, sub-area plans, historic
resources, transportation and economic development. All
documents referenced in the Master Plan are available at the
Grand Blanc Township Offices.
4
MASTER PLAN
introduction
What do we have?
The planning process
begins with a look at the
Township’s
existing
conditions.
What do we want?
Public input establishes a
vision for the future of the
Township.
How do we get there?
The Master Plan outlines
specific
actions,
recommendations, and
strategies for achieving the
Township’s vision.
Intentionally blank
MASTER PLAN
introduction
5
Charter Township
of Grand Blanc…
“A Planned and
Progressive
Community...”
regional setting
G
rand Blanc Township is conveniently located to many key
employment centers in Michigan.
The township, with
approximately 21,151 acres (about 33 square miles), is in the southern
portion of Genesee County, abutting the northern border of Oakland
County. Genesee County contains 642 square miles and is the 33rd
largest County in the State. Interstate 75 (I-75) runs northwest through
Grand Blanc, connecting the Township with Auburn Hills, Pontiac and
Detroit to the south and the City of Flint to the north. Interstate 69 runs
east/west north of the Township providing access to Port Huron and
Ontario to the east and Lansing and Chicago to the west.
Grand Blanc Township is located approximately 60 miles from Detroit,
50 miles from Lansing and 45 miles from Saginaw. The Township is
located approximately eight miles from the City of Flint, 31 miles from
the City of Auburn Hills and 34 miles from the City of Pontiac in Oakland
County (See Figure R-1). Saginaw and Midland are approximately 45
and 70 miles away, respectively.
Three school districts serve Township residents including Grand Blanc
Community Schools, Goodrich Area Schools and Lake Fenton
Community Schools. Of the three districts serving the Township, only
the Grand Blanc Community Schools district has facilities within the
Township. School buildings within the Township include one high school,
two new middle schools and nine elementary and early education
schools.
In addition to being served by top Michigan school districts, Township
residents are within minutes of a number of opportunities for higher
education in and around the Flint area, including Kettering University,
University of Michigan - Flint, Mott Community College, Baker College,
and Davenport University. Convenient access to I-75 provides residents
the ability to easily commute to additional colleges and universities in
the Detroit metropolitan area, as well as in the tri-cities area of Bay CitySaginaw-Midland.
MASTER PLAN
regional setting
7
Figure R-1. Regional Location.
Grand Blanc
Township
GENESEE
LIVINGSTON
WASHTENAW
LAPEER
OAKLAND
MACOMB
WAYNE
Planning Influences
Factors outside of the Township’s borders are essential to consider in
the planning process. The long-range goals and activities of neighboring
communities and the County may impact the Township’s planning
efforts, particularly near the Township’s borders.
Of the nine
communities adjacent to Grand Blanc Township, only one, the City of
Grand Blanc, has adopted an update to their Master Plan since the
Township completed its 2004 Master Plan. However, the City’s plan did
not change land use recommendations so recommendations from their
previous plan still apply. Holly Township and Mundy Township are
currently in the process of updating their Plans and only Holly Township
has draft land use recommendations. Genesee County Metropolitan
Planning Commission completed a 2006 Land Use Analysis and Trends
study that provides general land use policy guidelines for communities
in the county. The following outlines the most current land use
recommendations from the Holly Township and some key findings from
the Genesee County 2006 study. The Figure R-5 is from Grand Blanc
8
MASTER PLAN
regional setting
Township’s 2004 Master Plan which depicts land use recommendations
for communities who have not updated their land use plan
recommendations.
Oakland County. Oakland County provides an annual summary of land
use within the county, based on information obtained from its
communities. In 2008, 38.9% of county land use was developed as
single family residential, consistent with data from 2004. The second
largest land use category is recreation/conservation at 14.2%, which
increased by approximately 2,700 acres (0.5%) since 2004. Vacant
land makes up 11.5% of the county, having decreased by approximately
5,100 acres (one percent) since 2004. While continuing to promote the
County’s economic development potential, quality of life issues are also
receiving attention. Efforts to raise awareness of recreation
Figure R-2. Excerpt from Holly Township Master Plan (2008 Draft) Future
Land Use Map.
Table R-1. Change in Land Use
and Population
Genesee County
Population & Land Use Coverage
1980—2005
1980
2005
%
change
Population
24,413
35,215
44
Urban/
Built
Acreage
6,503
15,315
132
opportunities and revitalize downtowns throughout the county are
increasing.
Holly Township. The future land use plan for areas along the northern
border with Grand Blanc Township depicts a mix of low density
residential and conservation areas (see Figure R-2). Low density
residential is defined as one (1) residential unit per five (5) acres used
by the Township as a way to preserve farmland through large lot
development. Resource conservation/residential category is
recommended for areas with significant natural features. Development
is limited to residential at a five acre minimum lot size while promoting
clustered/open space construction.
Genesee County. The Genesee County Metropolitan Planning
Commission’s Comprehensive Land Use Analysis and Trends was
adopted in October 2006. The study was created with two goals in
mind: to update the County’s existing land use inventory and to compare
the inventory with the 1978 existing land use coverage data in order to
examine the County’s growth patterns. The study found that heavy land
consumptive practice has increased built land area twice as fast as
population growth since 1980 (see Table R-1). Grand Blanc Township
has exceeded this ratio over that past 26 years. Although the study
does not provide specific land use recommendations it does encourage
MASTER PLAN
regional setting
9
Figure R-4. Excerpt from Genesee County Land Use Analysis and Trends
(2006).
more collaboration across jurisdictional lines when planning new
development.
City of Grand Blanc. Property along the City’s northern boundary is
designated for large lot (over 12,000 sq. ft.) single family residential
(see Figure R-4). The northeast boundary of the City is planned for a
combination of office/service and mixed use/PUD uses. Light industrial
uses are planned north of Reid Road; large lot single family and high
density multiple family residential uses are planned south of Reid Road.
The City’s southwest boundary is primarily planned for residential uses
and multiple family.
10
MASTER PLAN
regional setting
Atlas Township, Mundy Township and City of Burton. Atlas Township’s
shared boundary with Grand Blanc Township is designated as rural
estates. Mundy Township has planned for a combination of agriculture,
residential and commercial land uses along their shared border with
Grand Blanc. Mundy Township’s planned commercial centers are
located at Grand Blanc Road and Hill Road. The City of Burton’s future
land use plans along their southern boundary includes a variety of uses.
Low density and multiple family are planned east of Center Road.
Restricted office and commercial uses are planned on both sides of
Center Road. The west side of Dort Highway is primarily planned for
residential uses ranging between low density open space to multiple
family.
Flint, Davison, Groveland, and Fenton Townships. These township’s
share limited common boundaries with Grand Blanc Township. Flint
Township has planned for commercial and low density residential.
Davison Township has planned for suburban estates at their
southwestern boundary adjacent to Grand Blanc.
MASTER PLAN
regional setting
11
Figure R-5. Excerpt from Charter Township of Grand Blanc Master Plan (2004) Future Land Use of Adjacent
Communities.
See Figure R-2 for Holly Township Land
Use Recommendations
12
MASTER PLAN
regional setting
MASTER PLAN
regional setting
13
“Good fortune is
what happens
when opportunity
meets with
planning.”
-Thomas Alva Edison
existing conditions
B
today.
efore the Township can decide what it wants for the future, it is
helpful to understand what it has and where it is in the context of
The Charter Township of Grand Blanc 2004 Master Plan contains a
number of detailed background studies that inventory and analyze the
existing conditions of the Township, including natural features,
socioeconomic characteristics, existing land use, community facilities,
tax base analysis, and thoroughfares. The following discussion is
intended to summarize and highlight important findings from these
background studies, as well as identify factors and conditions that have
changed since the 2004 Plan was completed. All population and
housing data is from the U.S. Census unless otherwise noted.
Population and Housing
Figure E-1. Grand Blanc Township
Population Growth.
36,695
29,827
25,392
24,413
19
80
19
90
20
00
20
08
40,000
35,000
30,000
25,000
20,000
15,000
10,000
5,000
0
Source: U.S. Census 1980, 1990, 2000,
2008 Estimate
The Township’s population has grown steadily over the last three
decades (See Figure E-1). According to the U.S. Census, Grand Blanc
Township had a population of 29,827 in 2000. In 2008, the Census
Bureau estimated the Township’s population at 36,695. This estimated
increase of 6,868 persons represents a 23 percent growth in population
since 2000. This estimated growth rate is in contrast to the almost two
percent population loss Genesee County is estimated to have
experienced over the same time period. If current growth trends
continue, Genesee County Metropolitan Planning Commission (GCMPC)
forecasts the Township’s population to exceed 40,000 by 2020 with the
potential to reach 44,399 by 2035.
In the past, the largest age group in the Township has been the family
formation group (ages 20-44 years). However, the Township’s
population appears to be aging consistent with national trends (see
Figure E-2). Census data indicates that between 2000 and 2008, the
family formation group experienced a decrease of two percent, while the
empty nest group (ages 45-64 years) experienced a two percent
increase. It is important to note that while the Township’s population
MASTER PLAN
existing conditions
15
will likely continue to age, the pre-school/school-aged group (ages 0-19
years) and the family formation group together comprise a significant
segment of the total population. This is an indicator that the Township
continues to be an attractive location for families.
There were a total of 12,450 housing units in Grand Blanc in 2000.
Between 2000 and 2008, the Township experienced an increase in
building activity (see Figure E-3) with 2,975 residential permits and 96
apartment units approved. In 2002, the Township estimated that there
were 5,536 dwelling units that had been approved but not yet built.
Considering the 1,110 units permitted since 2002, there is an
Figure E-2. Grand Blanc Township Population by Age.
Source: U.S. Census 2000, American Community Survey 2008
38%
% o f T o ta l P o p u l a ti o n
40%
30%
2000
2008
36%
28% 28%
24% 26%
20%
11% 10%
10%
0%
0-19 Years
20-44 Years
45-64 Years
65+ Years
estimated 4,426 dwelling units approved but not yet built. With the
recent downturn of the economy and housing crisis, the market
absorption rate for these remaining units is uncertain. If the housing
market were to gain stability, the Township could see an average of 50
to 100 units built per year for the foreseeable future.
According to the Township’s data for residential building permits, a total
of 2,975 new residential units were permitted between October 2000
and July 2008 which would bring the total number of housing units in
the Township to an estimated 15,520 units.
Land Use
According to the 2000 Existing Land Use survey completed for Grand
Blanc Township, the top three land use categories are single family,
vacant and agriculture. Since the 2000 survey significant commercial
development has occurred including construction of the Heritage Park
16
MASTER PLAN
existing conditions
and Trillium Circle planned unit development centers.
Heritage Park is located between S. Saginaw and Dort Highway, south of
If the “Status Quo” land
consumption is allowed to
continue, more and more
agricultural resources and
other valuable landsestimated at over 20,000
acres-will make way for
residential homes and strip
commercial development
by the year 2035.
(A Changing Landscape: Land
Use Analysis & Trends, Genesee
Figure E-3. Residential Building Permits Issued in Township
Source: GCMPC and Grand Blanc Township
0
2008
16
96
2006
103
264
2004
279
352
2002
405
1106
County, Michigan)
2000
354
0
200
400
600
800
1000
1200
Hill Road. The total site area is 80 acres and at build out would have
over 550,000 square feet of commercial uses. Trillium Circle is located
south of the City of Grand Blanc on the west side of Holly Road. This site
contains approximately 30 acres and is planned for over 330,000
square feet of retail and office uses.
Professional office development has also been on the rise since 2004.
Phase I of the Genesys Office Park development was approved in 2005
permitting 50,000 square feet of new medical offices to be constructed
adjacent to the Genesys Health Systems complex off of Pollock Road,
south of I-75.
Genesee County Metropolitan Planning Commission completed a
comprehensive analysis of changes in land use between 1978 and
2006. Although the land use categories are very general compared with
the Township’s 2000 land use survey, a trend in land development is
evident (Figure E-4). The County found that in 2006 Grand Blanc
Township had 15,315 acres of developed (urban and built) land and
5,610 acres of undeveloped land. The Township’s 2000 survey
identified 13,175 acres of developed land and 7,976 of undeveloped
(vacant and agricultural) land. This indicates an increase of 16 percent
in developed land over the six year period.
MASTER PLAN
existing conditions
17
Figure E-4. Change in Land Use 1978 - 2006 .
80%
70%
60%
50%
40%
30%
20%
10%
0%
1978
2000
2006
Developed
Undeveloped
Source: GCMPC Land Use Analysis & Trends and Grand Blanc Township 2000 Survey
Recent Economic and Employment Developments
The national economy is currently experiencing a downturn not seen in
decades. The most affected areas are housing and unemployment. The
State of Michigan is feeling the effects of this downturn more than most
other States. The Township’s decision to complete a master plan
process during these unprecedented times will give decision makers an
opportunity to analyze the economic factors influencing local businesses
and residents so that land use recommendations can be developed that
are responsive to their needs.
The employment sectors most negatively affected by the recent
economic downturn include manufacturing, particularly automotive and
other durable goods, trade, transportation and utilities, and professional
and business services which all saw substantial declines in employment
numbers over the past year. Healthcare and educational employment
sectors actually experienced increases in the number of jobs. The State
of Michigan estimates that manufacturing jobs will continue to decline
by seven percent over the next seven years and Genesee County
projects a 40 percent loss in manufacturing jobs within the county over
the next 25 years. Wholesale and retail trades are also expected to
experience a job loss of about one percent over the same time period
(see Figure E-5).
Unemployment rates for Grand Blanc Township have in the past and
continue to be less than that experienced at the County and State
levels. Since 2004 unemployment rates have risen from 8.2 percent to
18
MASTER PLAN
existing conditions
Over the next 20 years, job
growth is expected in
certain industry sectors,
including Services, and
Finance, Insurance and Real
Estate. Source Michigan Employment
Figure E-5. 2005 - 2035 Genesee County Employment by Industry
Source: GCMPC 2035 Employment Projections
Forecasts 2006-2016
17.6 percent for Genesee County and from 7.1 percent to 15 percent
for the State while the Township’s unemployment rate rose from 4.1
percent to 9.4 percent. A trend likely to continue into 2010 (See Figure
E-6).
Top employers in the County include General Motors, Genesys Health
System, McLaren Medical Center, Hurley Medical Center and County
and local governments.
As jobs are lost in automotive and
manufacturing, gains can be expected within the major healthcare
facilities in the County. Fortunately, Grand Blanc Township is home to
one of the top employers in the County, Genesys Health Systems, and
one within an industry sector that is projected to grow. The Township
will need to focus on dealing with the decline of manufacturing within
the community and planning for growth in the healthcare, education and
service industries.
70% of
residential
homeowners will
experience a
decrease in their
Taxable Value.
Source:Assessing
Department, Grand
Blanc Township
Severe decline in housing prices and rising foreclosure rates are also
key factors influencing future planning decisions in the Township. The
Township’s assessing department reports that residential property
values have seen an overall reduction of 11 percent and that
foreclosure proceedings are on the rise, a major contributor of home
market value decline. Taxable value of residential homes is also
decreasing but not at the rate of market value. As the value of property
decreases, so does the property taxes generated to fund much needed
governmental and educational services such as police, fire, school
improvements and staffing, roads and the like. Genesee County’s
MASTER PLAN
existing conditions
19
Neighborhood Stabilization Program (February 2009) has identified
areas along the northern boundary of the Township with a current
foreclosure rate above the County average. Their research also predicts
that some areas in the northern portion of the Township will experience
a 10.7 percent to 14.4 percent foreclosure rate within the next year.
Although land use policies alone may not stabilize commercial or
housing markets, consideration of these issues is key to developing
realistic and meaningful recommendations.
Community Facilities
Since 2004 the Township has added a new 41,190 square foot police
headquarters at its main campus on Saginaw Street. The addition of
the new headquarters opened up space for office expansion at the
existing Township Hall. The Department of Public Works has also added
12,000 square feet of garage space at the campus.
The Grand Blanc Community School District has also been expanding
since the 2004 Master Plan, supported by increasing student
enrollment. In 2006 the district completed construction on two new
middle schools: East Middle School and West Middle School. The
existing middle school was converted to a ninth grade only campus. The
new middle schools can accommodate up to 1,200 new students. As of
2008, the District anticipates 9,071 students to be enrolled for the
2011/12 school year (Table E-1).
Table E-1. School Enrollment
Grand Blanc
Community Schools
Enrollment Trends
Year
Enrollment
2008/09
8,474
2007/08
8,481
2006/07
8,231
2005/06
7,940
2004/05
7,626
Figure E-6. Unemployment Rates 2004 - 2009
Source: Michigan Labor Market
20
18
16
14
12
10
8
6
4
2
0
1999
2000
2001
2002
2003
Genesee County
20
MASTER PLAN
2004
2005
Michigan
2006
2007
Grand Blanc
existing conditions
2008
2009
Transportation
Since adoption of the 2004 Master Plan, there have been significant
changes to the Township’s roadway network, as well as the policies and
plans which guide the future of that network. Those changes can be
summarized as follows:
The Township adopted two major policies since the 2004 Master
Plan which regulate the way in which new developments impact the
function and safety of surrounding roadways. The first is the
requirement that any site plan application for a development which
is forecasted to generate a significant level of new traffic must
include a traffic impact study. The second is a new section of
access management standards within the Township’s Zoning
Ordinance which regulate the quantity, location, and design of
commercial driveways.
Several major roadways have been widened (Hill, Saginaw, Baldwin,
Dort, etc.), several major intersections have been improved (Dort &
Reid, Hill & Center, Holly & Cook, Perry & Belsay, etc.), several new
or improved traffic signals have been installed (Saginaw & Parker
Pass/Heritage Park, Dort & Gibson, Fenton & Hill), roads have been
reconstructed, extended, or resurfaced (Porter, Belsay, Reid), and
the Baldwin Road bridge over the CSX railroad tracks was
reconstructed and widened (see Figure E-9).
The Township adopted the Saginaw Street Corridor Study in
September 2008, which included a series of goals, objectives,
recommendations, and implementation strategies for the
improvement of that corridor from south of Hill Road to the
Township’s northern border at Maple Road. The objectives included
consideration of reconstructing that section of Saginaw Street as a
boulevard, as well as new traffic signals, pedestrian/non-motorized
accommodations, streetscape improvements, and implementation
of access management strategies.
Traffic volumes in the Township (and throughout southeast
Michigan) have dropped since data was collected for the 2004
Master Plan. This includes traffic volumes along the freeways that
traverse the Township, Dort Highway (M-54), and major County
roads (Saginaw, Hill, Fenton, etc.) According to the Southeast
Michigan Council of Governments (SEMGOG), traffic volumes in its
seven member counties dropped 3% between 2007 and 2008, in
addition to a 5% drop between 2004 and 2007 (See Figure E-7).
The reduction in traffic volumes is credited to rising unemployment,
fluctuating fuel prices, and fewer discretionary trips.
Lower traffic volumes typically result in fewer total crashes, and the
rate of crashes (measured as crashes per million entering vehicles)
at major intersections within the Township also dropped slightly.
The average crash rate at the Township’s ten most crash-prone
intersections was 1.87 crashes per million entering vehicles (MEV)
MASTER PLAN
existing conditions
21
in the years 1997 through 1999, and 1.74 crashes per MEV in the
years 2002 through 2004 (Figure E-8)
Figure E-7. Vehicle Miles Traveled
The Genesee County Metropolitan Planning Commission (under the
direction of the Genesee County Metropolitan Alliance) developed
the Genesee County 2035 Long Range Transportation Plan (LRTP),
and that Plan was formally adopted by the Metropolitan Alliance in
June, 2009. The Plan evaluated road and bridge conditions
throughout Genesee County, and offered a series of
recommendations for addressing the deficiencies identified. The
Plan found that the road network throughout Genesee County will
need major improvements if it is to serve the county’s transportation
needs through 2035.
The Traffic Volumes 2000-2009 map (Map E-1) displays updated traffic
volumes within Grand Blanc Township, mostly from 2008 and 2009. As
discussed earlier in this section, traffic volumes throughout the
township were down compared to the traffic volumes map included in
the 2004 Master Plan. According to the SEMCOG, traffic volumes
throughout southeast Michigan have dropped 8% since 2004.
Source: SEMCOG
Figure E-8. Traffic Crashes
Source: SEMCOG
22
MASTER PLAN
existing conditions
Figure E-9. Transportation Improvements
Baldwin Road bridge over CSX
tracks; reconstructed and widened
to five lanes.
Source: Grand Blanc Township GIS
Dort Highway (M-54) and Reid
Road; both roads widened to
include center left-turn lanes at all
four approaches.
Source: Grand Blanc Township GIS
MASTER PLAN
existing conditions
23
Map E-1. Traffic Volumes
24
MASTER PLAN
existing conditions
T
he Grand Blanc Township Master Plan is a guide for future
development. Reviewed every five years in accordance with State
law, the Master Plan establishes public policies regarding longrange land use. Public input is a key contributor to this policy basis.
In conjunction with the 2004 Master Plan, the following Vision
Statement was developed:
VISION STATEMENT
The Grand Blanc community strives to balance the needs of its
residents now and in the future, while providing an unparalleled
quality of life.
Quality includes excellent educational,
recreational, and employment opportunities; safe environments
for all residents; future growth that does not conflict with
available infrastructure; and development that is sensitive to the
local and regional ecosystem.
In October of 2009, the Planning Commission hosted a public open
house. The purpose of the open house was to educate the public about
the Master Plan and engage them in the planning process. Participants
were asked to discuss and respond to questions regarding land use and
community services in the Township.
In addition to the open house, an online survey was developed and
made available to the public in an effort to create another opportunity to
provide input.
Images from the October 15,
2009 Community Open House
The results of the open house and survey were recorded and used to
refine and update the goals and objectives of the 2004 Master Plan.
The following goals and objectives serve as the policy framework of the
Master Plan. Strategies and actions for achieving the overall goals and
objectives are addressed in the Future Land Use Plan and programmed
in the Implementation Matrix.
MASTER PLAN
25
The goals and objectives are intended to result in a specific quality and
character for the community. This will be achieved by following
strategies designed to permit measurable progress toward achieving the
Township’s objectives. These strategies will have to balance the public
purposes inherent in planning for the long-range future of the
community with the rights of private property owners to use their land.
LAND USE
GOAL: Promote steady, orderly development in a manner that will
create a balanced land use pattern in the community, emphasizing the
predominant low-density residential character of the Township, and a
diverse mix of uses in the City. Provide appropriate amounts of
commercial development, including a mix of commercial uses that serve
both neighborhoods and the region.
As part of an economic
development strategy, industrial and Research and Development uses
will be encouraged in appropriate locations within the community.
Land Use Objectives – General
1. Incorporate road and infrastructure capacity into the land use
decision-making process.
2. Maximize the amount and enhance the quality of natural areas
through the preservation of existing trees, open space, and
landscaping for non-residential development.
3. Unify the appearance of the community through attractive signs,
street trees, lighting, underground utility lines, sidewalks,
pathways, and high quality architecture and landscaping.
4. Implement sidewalk and pathway development, and encourage
their use, pursuant to the Grand Blanc Township Pathways Plan.
5. Encourage vertical mixed-use buildings in specific higher-density
areas.
6. Amend zoning ordinance and map to promote realization of plan
objectives and future land use map.
7. Encourage cooperation between the Township and City and
communication with surrounding communities in directing and
regulating land use.
Land Use Objectives – Residential
1. Promote open space of the appropriate size and function in
residential developments based on the character of the area,
natural features and location within the community.
2. Encourage development of a wide variety of housing styles,
types and prices within the community; encourage a mix of
residential uses within neighborhoods and subdivisions.
3. Encourage the location of quality retirement housing near
commercial and civic uses, for a range of housing needs and
income levels.
26
MASTER PLAN
4. Incorporate traditional neighborhood design elements into
residential developments, including sidewalks, street trees, and
the location of a central public space from which the
surrounding neighborhoods radiate.
5. Maintain low-density single-family areas in appropriate locations
to preserve the heritage and residential character of the
community.
6. Encourage higher density housing, including multiple-family,
some of which may serve an aging population, consistent with
the Township’s Master Plan to provide more housing options.
7. Encourage pedestrian networks in residential developments and
connect neighborhoods with each other as well as with shopping
and office developments.
8. Establish high quality architectural and landscape standards
through the use of development regulations and incentives.
9. Protect the long-term stability of neighborhoods through
adequate code enforcement and zoning regulations.
Land Use Objectives – Commercial
1. Promote attractive design of commercial sites by establishing
architectural and landscape standards, including extensive use
of trees, low signs, and minimal impervious surfaces.
2. Provide selected neighborhood commercial services, including
restaurants, small neighborhood shops, and neighborhood
grocery stores, in clusters near residential areas, rather than in
retail strips along major roads, to promote a traditional
neighborhood ambiance, reduce travel on roadways, and avoid
premature and costly infrastructure improvements.
3. Permit commercial development in selected areas near existing
or planned job centers with a clearly defined set of limited uses
that serve the businesses and employees in those centers.
4. Encourage community oriented commercial development in
locations with sufficient infrastructure, convenient access to
major arterial roads and where compatible with surrounding
development.
5. Encourage redevelopment of the Hill Road Corridor, Holly/
Baldwin/Saginaw area and the South Saginaw Corridor,
pursuant to the goals and objectives of their respective plans,
making these areas more economically viable and improving the
appearance of these well-traveled corridors.
6. Direct highway commercial and other non-neighborhood
commercial development away from residential areas to help
protect the residential character of the community. Where such
uses abut residential, effective buffers and landscaping should
be provided.
MASTER PLAN
27
7. Continue to develop regulations and adequate enforcement
measures to minimize nuisances including noise, light, air
pollution, and water pollution.
Land Use Objectives
Industrial, Research & Development
1. Develop an economic development strategy based on
recommendations established in the draft Technology Village
Area Plan.
2. Promote partnerships with local universities and colleges, the
Michigan Economic Development Corporation (MEDC) and other
agencies to attract technology firms to the Grand Blanc
community.
3. Promote redevelopment of existing light industrial and research
parks to attract technology firms to the community.
4. Encourage appropriately located industrial and research and
development projects so as to minimally impact residential
areas while providing community employment and tax revenue.
5. Promote attractive design of industrial and research and
development sites to improve community aesthetics including
extensive use of trees, low signs, minimal impervious surfaces,
substantial landscaped buffers and other forms of industrial
screening.
6. Continue to develop regulations and adequate enforcement
measures to minimize nuisances including noise, light, air
pollution, and water pollution.
TRANSPORTATION
GOAL: Safe and efficient motorized and non-motorized transportation
should be provided by establishing and maintaining a network of
interconnected streets at all functional levels from highways to local
roads. Each element of the system should be designed to reflect its
function within the context of the surrounding land uses.
Transportation Objectives
1. Implement access management strategies to control the
location of driveways and new streets by avoiding creation of
traffic hazards while ensuring property owners reasonable
access.
2. Review traffic studies when development will significantly impact
the existing traffic flow.
3. Establish a program, in conjunction with the Genesee County
Road Commission, to encourage maintenance of roads, as well
as paving and extending roads to complete the transportation
network along section lines.
28
MASTER PLAN
4. Utilize traffic analysis techniques to more closely reflect the
impact of development and current trends in the community.
5. Promote use of alternative modes of transportation, including
bus service, based on overall demand needs for special
population groups and cost-effectiveness.
6. Promote improvements to highway interchange design as
warranted by traffic demands.
7. Direct intense commercial uses to locations that provide
optimum signal locations to maximize traffic flow.
8. Implement the Grand Blanc Community Pathways Plan to foster
linkages between residential neighborhoods, neighborhood
commercial centers, and community facilities.
9. Pursue new technology, such as Intelligent Transportation
Systems (ITS), to improve safety and the efficiency of traffic
signals.
10. Consider the relationship between the roadway and the context
of character of the area, when roadway improvements are
designed, especially in terms of the design speed, the number of
lanes, road width, alignment, medians, and streetscape
elements.
11. Coordinate programming on transportation improvements
between the City and the Township and with the Michigan
Department of Transportation (MDOT), the Genesee County
Road Commission (GCRC), the Road Commission of Oakland
County (RCOC), and adjacent communities.
12. Encourage shared access between developments and a
complementary mix of uses to reduce the number and/or length
of vehicular trips to help improve overall circulation and safety in
the community.
COMMUNITY FACILITIES AND SERVICES
GOAL: The Grand Blanc community shall provide efficient and costeffective public utilities, facilities, and services that are adequate to
serve the current and future needs of area residents in defined areas of
the community.
Community Facilities Objectives
1. Promote universal access to all Township facilities.
2. Continue to enhance the Township’s and City’s joint delivery of
public utilities and facilities.
3. Implement consistent Township policies on requiring
construction of sidewalks or pathways along appropriate roads
as development occurs to promote pedestrian safety and
improve connectivity.
MASTER PLAN
29
4. Pursue public/private partnerships to build a
telecommunications network to support high-speed internet
access throughout the community.
5. Maintain a balance between parks and recreational facilities
that offer active recreation opportunities (ball fields, tennis, etc.)
and those that provide only passive recreation (nature trails,
nature areas, etc.)
6. Encourage the purchase of parkland and/or conservation
easements in order to permanently preserve open space and/or
preserve environmentally sensitive areas with unique and
attractive natural features (as defined in the future land use
plan).
7. Limit premature expansion of the capacity of public water and
sanitary sewer; carefully coordinate public utility expansion with
the Master Plan to avoid encouraging intense development in
locations that can affect community character.
8. Continue to develop long-term solutions to address concerns
about public water quality, supply and delivery.
9. Encourage and coordinate the use of existing facilities that serve
community recreational, cultural and enrichment needs; explore
need for a Township community center.
Community Services Objectives
1. Assess service needs of the Township and City; develop effective
and efficient shared services where possible.
2. Maintain and improve, where appropriate, response times for
emergency services.
3. Promote active and passive recreational programs for people of
all ages.
4. Develop additional specific public service groups and programs
to accommodate special populations, such as the growing
number of elderly, differently-abled and young people.
5. Promote community pride and citizen participation through the
educational systems and leadership training.
CULTURAL AND HISTORIC RESOURCES
GOAL: History and culture enhance quality of life for Township residents
and businesses by providing a sense of place and broadening our
understanding of the community. The Township shall encourage the
availability and promotion of cultural activities within the community, as
well as promote efforts to preserve and interpret historic resources.
Cultural and Historic Resources Objectives
1. Develop architectural guidelines to enhance the preservation of
historic resources, as identified in the 2008 Grand Blanc
Township Historic Resource Survey.
30
MASTER PLAN
2. Encourage use of Township facilities for cultural activities and
events.
3. Develop partnerships with local cultural groups to raise the
awareness of cultural activities and events taking place in and
around the Township.
NATURAL RESOURCES
GOAL: Direct and regulate development to minimize negative impacts on
wetlands, woodlands, surface and ground water, and other sensitive
environmental features.
Natural Resources Objectives
1. Utilize county, state and federal programs for the protection of
farmland, sensitive environmental features and historically
significant areas of the community.
2. Continue to use local controls to encourage and require the
protection of environmental features such as mature trees,
woodlands, water bodies, wetlands, and wildlife habitats.
3. Promote use of development techniques that incorporate
environmental features into site plans, such as cluster housing,
zero lot line developments, innovative road design, and Planned
Unit Developments.
4. Encourage redevelopment of aging areas over the development
of greenfields.
5. Where appropriate, direct intense development away from
environmentally sensitive areas.
6. Minimize disruption of natural site topography and drainage.
7. Improve stormwater management using best management
practices and establish appropriate standards for urban and
rural locations in the community in coordination with the
Genesee County Drain Commission.
8. Continue and improve solid waste management and recycling
practices, which reduce reliance on landfill disposal and help
create markets for recycled goods.
9. Protect the quality of drinking water sources.
10. Direct and regulate development to minimize the creation and
impacts of air, light, and noise pollution.
11. Promote performance standards to maintain and improve
environmental quality in the community.
MASTER PLAN
31
“…environmental
stewardship and
economic
development need
not be in conflict if
you are smart
about how growth
is pursued.”
-Mike Bergey
T
Six Pillars of Prosperity:
1. Vibrant, Successful
Communities
2. Natural Resources for
Recreation and Job
Creation
3. Knowledge-based
Technologies
4. Strong Lifelong Learning
5. Inclusive and
Entrepreneurial Culture
6. Thriving Agriculture
—the Land Policy Institute and
People and Land Program as a
Strategy for Moving Michigan
Forward
he Future Land Use Plan component of the Master Plan
document identifies action strategies designed to achieve the
long-range goals and objectives of the Township.
Preferred Growth
The Future Land Use Map is based upon the Township’s desire to
encourage responsible and sustainable growth that is sensitive to the
natural environment, creates a sense of place, and meets the needs of
future residents and businesses, while encouraging a solid tax base
capable of supporting quality schools and public services. It is a guide
for land use decisions that help the Township realize its vision.
Specifically, the Plan is intended to:
Maintain and enhance the Township’s diverse character and
historical resources.
Encourage development of land in an environmentally and
economically sound manner that optimizes development
possibilities while protecting natural resources for future
generations.
Encourage cohesive, high-quality, attractive development of which
the Township can be proud.
To achieve these goals, it is the Township’s policy to promote low impact
development techniques, smart growth principles, energy conservation
strategies, and sustainable development standards.
Future Land Use
The Master Plan and Future Land Use Map are tools to be used by the
Planning Commission and Township Board during land use decisionmaking, capital improvement planning, development review, and
ongoing reevaluation and refinement of the Township’s ordinances.
Implementation of the general recommendations and specific action
strategies will occur over time and will depend upon many factors,
including the overall economic climate, changing development and
demographic trends, availability of infrastructure, local budget
constraints, and political priorities.
MASTER PLAN
33
Smart Growth Strategies:
Principles of Smart Growth
Create Walkable Neighborhoods
Walkable communities are desirable places to live, work, learn,
worship and play, and therefore a key component of smart growth.
Encourage Community and Stakeholder Collaboration
Growth can create great places to live, work and play -- if it responds
to a community’s own sense of how and where it wants to grow.
Create Range of Housing Opportunities and Choices
Providing quality housing for people of all income levels is an integral
component in any smart growth strategy.
Foster Distinctive, Attractive Communities with a Strong Sense of
Place
Smart growth encourages communities to craft a vision and set
standards for development and construction which respond to
community values of architectural beauty and distinctiveness, as well
as expanded choices in housing and transportation.
Make Development Decisions Predictable, Fair and Cost Effective
For a community to be successful in implementing smart growth, it
must be embraced by the private sector.
Mix Land Uses
Smart growth supports the integration of mixed land uses into
communities as a critical component of achieving better places to
live.
Preserve Open Space, Farmland, Natural Beauty and Critical
Environmental Areas
Open space preservation supports smart growth goals by bolstering
local economies, preserving critical environmental areas, improving
our communities quality of life, and guiding new growth into existing
communities.
Provide a Variety of Transportation Choices
Providing people with more choices in housing, shopping,
communities, and transportation is a key aim of smart growth.
Strengthen and Direct Development Towards Existing Communities
Smart growth directs development towards existing communities
already served by infrastructure, seeking to utilize the resources that
existing neighborhoods offer, and conserve open space and
irreplaceable natural resources on the urban fringe.
Take Advantage of Compact Building Design
Smart growth provides a means for communities to incorporate more
compact building design as an alternative to conventional, land
consumptive development.
Encourage low impact
development stormwater
management
techniques, such as
bioretention.
Address alternative
energy systems in the
Zoning Ordinance.
Develop incentives to
encourage developers to
utilize energy efficient
and environmentally
sensitive materials and
practices.
Create a resource list to
help residents find
information about
alternative energy
sources and low impact
development techniques,
as well as local suppliers,
installers and
contractors.
Develop an educational
campaign to promote
environmental
stewardship.
Review parking
standards to ensure that
unnecessary impervious
surfaces are not required
by code.
Encourage the use of
native species for
landscaping and
stormwater management
purposes.
Maintain an inventory of
wetlands in the
Township.
Source: www.smartgrowth.org
34
Conduct a “sustainability
audit” of the Zoning
Ordinance to identify
opportunities to
incorporate sustainability
standards
MASTER PLAN
The Future Land Use Map (Map 1) is a representation of the Township’s
preferred long-range future land use arrangement. The map identifies
general locations for various land uses envisioned by the Planning
Commission. The Future Land Use Map, along with the entire Master
Plan document, is a guide for local decisions regarding land use. The
boundaries reflected on the map are not intended to indicate precise
size, shape or dimension. In addition, the Future Land Use Map does
not necessarily imply that rezoning is imminent; rather, the
recommendations set a long-range planning goal. Following are
descriptions of the future land use categories illustrated on the map.
Following the Future Land Use Map are sub-plan elements that discuss
general land use categories in more detail. For this update, the
Township has focused on the land use categories of Housing,
Commercial and Industrial areas and Thoroughfares. These elements
have most notably been affected by the economic conditions that have
occurred locally, regionally and across the country over the last five
years. Other elements, including natural resources, community facilities
and cultural and historic resources, have been reviewed for applicable
goals and objectives. Where applicable, action strategies from the 2004
Master Plan will be included in the implementation strategy for the
2009 Master Plan Update.
Land Use Categories
Rural Estate Residential. This category is intended to promote large lot
residential development at densities of one (1) unit per acre to allow for
setbacks from adjacent uses and adjacent public roadways. Rural
estate land uses are intended to promote the preservation of significant
environmental and natural features and are concentrated within the
southern portion of the Township, south of I-75.
Low Density Single Family Residential. Development densities ranging
from 1.7 to three (3) dwelling units per acre are provided for within this
single family development category to accommodate suburban
subdivision style development. A majority of the Township’s land area is
planned for this use category.
Medium Density Single Family Residential. Smaller lot single family
subdivisions with densities ranging from 3.1 to four (4) dwelling units
per acre are anticipated within this land use category. Several areas
south of Maple Road are planned for this land use category. Property
east of Embury Road and south of the City limits is also designated
Low Density Multiple Family Residential. Multiple Family development
at densities of 4.0 to ten (10) dwelling units per acre is projected for
areas within this land use category. Low density multiple family uses
include townhomes, courtyard apartments and attached condominiums.
This land use category is planned for many locations dispersed
MASTER PLAN
35
throughout the Township. The largest concentration of property
designated for this land use is located north of Grand Blanc Road and
east of Fenton Road.
High Density Multiple Family Residential. The Township’s most intense
concentration of residential development with permitted densities
ranging from 10.1 to twenty (20) dwelling units per acre is planned for
areas with this land use designation. Rental apartments and attached
condominiums would represent typical development types within these
areas. This land use category is primarily concentrated in the north
portion of the Township including properties near Hill and Maple Roads.
Neighborhood Commercial. This land use category encompasses small
commercial/retail uses that serve the convenience consumer needs of
nearby residential neighborhoods.
Uses may include drug stores,
florists, beauty salons, and modest-sized grocery stores. Areas are
planned to provide nodes of development at key intersections while
discouraging strip commercial development along roadways.
A
significant amount of neighborhood commercial is located at Saginaw
Street and Hill Road. Additional neighborhood commercial is planned in
key locations at nodes along arterial roads.
Community Commercial. Larger, community commercial centers and
highway-oriented business are included within this land use category.
Areas designated for this land use are located at highway interchanges
and at the Dort Highway/Hill Road/Saginaw intersection area.
Village Mixed Use. Originating from the Saginaw Street Corridor Study,
the Village Mixed Use district has applicability in several areas of the
Township. It is intended to incorporate two-three story buildings that
encompass residential, neighborhood/community commercial and
office uses. Building siting and design will encourage pedestrian activity
and uses will be connected with sidewalks and paths to the surrounding
areas. These areas will be located at Saginaw Street and Dort Hwy.,
Grand Blanc and Fenton Roads, Dort Highway and Reid Road, and at
McCandlish and Saginaw Street.
Office. Uses with this land use designation include professional offices,
medical offices, and personal services that are ancillary to an office use.
Office uses are designated for areas with good access to major
thoroughfares. In some cases, office uses act as a transition between
higher intensity light industrial and/or retail commercial uses and
residential areas. The largest concentration of office is located south of
Hill Road, east of I-475, around the current GMSPO headquarters
location.
Flexible Development. This land use category is designed for specific
locations within the Township that could accommodate a mixed-use or
single-use development limited to residential, commercial, and office
uses. It is anticipated that development within these areas would be
accomplished by use of a flexible development tool such as a Planned
36
MASTER PLAN
Unit Development agreement. The areas designated within the
Township for this classification include property near I-475 and Hill
Road, Saginaw Street south of Maple Avenue, Baldwin and Holly Roads,
and an area south of the City, west of Holly Road.
Health Care Park. This land use designation is specific to the Genesys
Regional Medical Center and existing and future accessory uses. This
area is intended to serve the community and region with uses related to
healthcare and medical research including retirement housing or
housing related to other targeted groups.
Research and Development. An area at the southwest corner of S.
Saginaw and Baldwin Road has been designated for Research and
Development. Site size is adequate to develop into a multi-unit research
and development park. The site also has good visibility from I-75 and is
accessible to that interstate via S. Saginaw Street.
Light Industrial. These areas are intended to accommodate office, light
industrial, warehousing, and research and development uses.
Development would preferably occur within an integrated planned
environment. In all areas, the exterior impact of such uses would be
limited to the district and no outdoor storage would be permitted. When
adjacent to residential uses, appropriate buffering should be provided.
General Industrial. This category, formerly designated as Heavy
Industrial, has changed from the 2004 Master Plan. The name
designation reflects a trend away from intense industrial activity, while
continuing to accommodate primarily manufacturing, assembly, and
fabrication operations, often on a relatively large scale. Outdoor storage
should be permitted to meet the needs of such uses, yet should also be
appropriately screened, especially when adjacent to non-industrial land
uses and thoroughfares.
Public & Private Recreation. Community parks and private golf courses
offer the public recreational opportunities in this category. One of the
most significant areas of public land is Bicentennial Park, east of I-475,
north of Grand Blanc Road.
Public / Semi-Public. Civic buildings, schools, and other lands owned or
used by the public to provide non-commercial, cultural, and social
services are included in this category. These public/semi-public uses
could be allowed as part of the surrounding zoning district as a
permitted use or as a special land use.
Land Use Plan Elements
The following Land Use Plan elements provide more detailed discussion,
research and recommendations for land use recommendations. For the
purpose of this Update, the Plan elements focus on Housing,
Commercial, Industrial and Thoroughfares.
MASTER PLAN
37
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38
MASTER PLAN
Housing Plan Element
The 2004 Master Plan, along with current goals and objectives included
in the 2009 Update, support the following concepts:
Encourage development of a wide variety of housing styles, types
and prices within the community; encourage a mix of residential
uses within neighborhoods and subdivisions.
Promote open space of the appropriate size and function in
residential developments based on the character of the area,
natural features and location within the community.
Preserve the residential character of the Township and protect the
long-term stability of neighborhoods.
Incorporate traditional neighborhood design elements into
residential developments, including sidewalks, street trees, and the
location of a central public space from which the surrounding
neighborhoods radiate.
Housing Trends
Grand Blanc Township residents continue to note through the public
open house and online survey that the quality housing and good schools
are key to their satisfaction with the Township. The 2004 Master Plan
notes that the trends in residential development, which although mainly
developed between 1970-1980, experienced a boom between 19902000.
The American Community Survey (US Census) 2008 estimate finds that
Grand Blanc Township has 15,348 housing units (see Table H-1). This
figure is close to the Township’s estimated units of 15,667 as
determined by building permits. The majority of those units are single
family units, which make up 68.4% of all units. Multiple family units and
mobile home units make up approximately 27.6% and 3.6% of all units,
Table H-1 Growth in Total Housing Units 1990—2008
Total Housing Units 1990-2008
20,000
15,000
15,348
10,000
12,457
10,017
5,000
0
1990
2000
2008*
*2008 estimate from American Community Survey (US Census)
40
MASTER PLAN
LAND USE
RECOMMENDATION
respectively. This breakdown is similar to that reported in the 2000
Census.
Encourage development of
a wide variety of housing
styles, types and prices
within the community;
encourage a mix of
residential uses within
neighborhoods and
subdivisions.
Economic Impact on Housing
Residential building has slowed due to the economic conditions in
Michigan and in the region. As noted in the Existing Conditions chapter,
residential building permits dropped from an average of 325 per year
between 2002-2005 to just 39 in 2008. Through September of 2009,
18 residential building permits have been issued. In fact, a significant
safety and health concern for the Township is the number of unfinished
housing units and subdivisions.
Action Strategies
Other economic impacts on housing are seen locally, in the region, state
and around the US through the number of foreclosures. As noted earlier,
Genesee County estimates that Grand Blanc Township could experience
a 10.7 to 14.4 percent foreclosure rate in the next year. Foreclosures, a
sluggish real estate market, and down economy will significantly slow
demand for new housing units over the next several years. It will be
important for the Township to advise residents of available resources
regarding home maintenance and foreclosures. See the Appendix for list
of resources.
•
Zone appropriate areas for
single and multiple family
development at a variety of
densities.
•
Encourage compact
residential development
near neighborhood
commercial, with adequate
pedestrian linkages.
•
Maintain low-density
single-family areas in
appropriate locations to
preserve the heritage and
character of the
community.
•
Encourage a variety of
residential designs to
establish a relationship
between preserving the
character of low density
residential and promoting
high quality development
at all densities.
•
Encourage the location of
quality retirement housing
near community and civic
uses for a range of housing
needs and income levels.
•
Encourage generous
buffers to high volume
roads and where
designated on the Land
Use Plan, use multi-family
to transition from single
family to more intensive
uses.
Residential Land Use Plan
Map 2 depicts the entire land area planned for residential development
in the Township. Consistent with existing development trends, single
family development remains the principal residential development form
provided for in the Township’s Residential Plan. A wide range of single
and multiple family residential categories is provided to accommodate a
variety of lifestyles and living arrangements. The residential land use
categories are general and encompass a range of densities. The
Residential Density Map, Map 3, specifies the recommended number of
dwelling units per acre within each planned area. Planned residential
land use categories and recommended densities are noted below.
Rural Estate
Rural estate residential areas concentrated primarily to the south of the
Township are planned for lots with a density of one unit or less per acre,
with a recommended density of one unit per acre. Through the 2004
Master Plan process, the Township explored the idea of residential
character and its impact on the identity of the Township. Large single
family lots, referred to as “Rural Estate” areas, of between one and four
acres were seen as viable.
Through the implementation process, the Township researched these
ideas further and explored them with the community. The direction for
residential land use has been refined over the past five years, and the
idea of the “Rural Estate” has been redefined as lots of an acre in size.
This change is reflected in the Land Use Plan. The land use plan reflects
about 1,676 acres of land. Of this, approximately 1,046 acres are
unplatted land planned for densities of 1 units per acre.
MASTER PLAN
41
To further promote the rural character of the Township, The 2004
Master Plan suggested creating a “Rural Corridor” overlay district that
would promote the maintenance of key natural features such as
meadows, woodlots, natural vegetation and topography and like along
designated roadways. As research continued into the idea of a Rural
Corridor, the Township found that existing open space requirements,
landscaping, and setbacks are sufficient in preserving the natural
resources of the Township. The Rural Corridor areas have been
removed from the Land Use Plan.
Within the area designated on the Master Plan as Rural Estate, there
has been discussion about a regional park that would straddle Ray
Road, located in both Grand Blanc and Holly Townships. This presents
an opportunity to consider creating a partnership between Grand Blanc
Township, Genesee Parks & Recreation, Holly Township and Oakland
County Parks & Recreation. This idea is worth exploring, given the area’s
natural resources, small lakes and rolling topography.
Low Density Single Family Residential
This land use category encompasses a range of recommended densities
from 1.7 –3.0 units per acre. Densities of 1.7 units per acre are
recommended for Low Density Single Family areas adjacent to land
planned for Rural Estate Residential. This designation encompasses the
Township’s Bella Vista Estates and Barkman Acres platted subdivisions
surrounded by the City of Grand Blanc. An estimated 3,536 acres are
planned for this density, with approximately 1,034 acres of potentially
available unplatted land is available for development.
Low Density Single Family along Fenton Road and north of 1-75 near the
Township’s west boundary is planned for 2.4 units per acre. This same
density is recommended near the Township’s south boundary east of
Saginaw Street. Additional land planned for this density is dispersed
throughout the Township. An estimated 3,845 acres are planned for
this density, with approximately 662 acres of potentially available
unplatted land is available for development.
Low Density Single Family Residential at three (3) units per acre is
planned at the northeast portion of the Township along Maple Avenue
and extending south along Vassar Road to Perry Road. This density is
also recommended west of Dort Highway and east of I-475.
Approximately 3,508 acres are planned for this density, with
approximately 484 acres of potentially available unplatted land
available for development.
Medium Density Single Family Residential
This single-family residential category is intended to accommodate
densities of 3.1 to four (4) units per acre. The Hometown Grand Blanc
Mobile Home Park Community near the City is designated for 3.1
dwelling units per acre under this land use category. Additional medium
density single family residential planned for four (4) units per acre is
42
MASTER PLAN
LAND USE
RECOMMENDATION
Promote open space of the
appropriate size and
function in residential
developments based on the
character of the area,
natural features and
location within the
community.
Action Strategies
•
Encourage the use of
residential development
options that permit
flexibility in design in order
to achieve quality
development by providing
incentives for the
preservation of
environmental features
and open space.
•
Establish mechanisms to
assist in long term
maintenance of open
space areas.
LAND USE
RECOMMENDATION
Preserve the residential
character of the Township
and protect the long-term
stability of neighborhoods
Action Strategies
•
•
•
•
Protect the long-term
stability of neighborhoods
through adequate code
enforcement and zoning
regulations.
Establish high quality
design and landscape
standards through the use
of development
regulations and incentives.
Define preferred
residential designs and
elements that should be
incorporated into
residential projects.
Develop and provide a
brochure to be distributed
to residential builders and
developers.
Explore amending the
ordinance to provide
incentives to single family
developments that
incorporate certain
preferred residential
designs and elements,
such as side and rear entry
garages, high-quality
building materials, etc.
situated in the northwest corner of the Township. With 672 acres in this
density, roughly 58 acres of potentially available unplatted land is
planned for this land use designation.
Low Density Multiple Family Residential
This multiple family land use designation provides for developments
ranging from four (4) to ten (10) units per acre. Densities of four units
per acre are planned south of McCandlish Road in the southeast portion
of the Township and south of Maple Avenue east of I-475.
Approximately forty (40) acres of potentially available land is planned
for Low Density Multiple Family development at four units per acre.
About 648 acres are designated for this residential density. Roughly
229 acres of vacant land throughout the Township is designated for Low
Density Multiple Family at a planned density of ten (10) dwelling units
per acre. A significant portion of land planned for this category is along
S. Saginaw Street and Fenton Road.
High Density Multiple Family Residential
Multiple Family Development at densities ranging from 10.1 to twenty
(20) dwelling units per acre is planned in the north of the Township and
within the area bounded by I-75 and Saginaw Street. Approximately 59
acres of vacant land is designated for this type of development.
Locations planned for this designation include property along Center
Road south of Maple as well as property south of the City west of Holly
Road and east of the railroad. Approximately 285 acres is planned for
this density.
Village Mixed Use/Flexible Development
These land use categories are designed to provide for flexible and mixed
use developments in specific areas of the Township. These
developments may include mixed-uses or designated individual uses
limited to residential, office and/or neighborhood-oriented commercial.
It is anticipated that development of the parcels identified for these land
uses could include a mixture of uses, including housing. Because of the
flexible nature of these land uses, the density of residential uses in
these areas is undeterminable at this time.
Future Housing Projections—Buildout
Table H-2 on the following page provides estimates of potential
residential development, by type, for each planning area. Planned units
were calculated based on the net unplatted land area available for
development multiplied by the planned density shown on the
Residential Density Map (Map 3). Net area excludes wetlands and ten
(10) percent of the land area to account for site characteristics and
potential parcel and lot variations that could present limitations for
development. An additional fifteen (15) percent of the unplatted land
area designated for single-family uses was excluded to account for
internal roads.
MASTER PLAN
43
The projected residential buildout takes a number of factors into
account: 1) existing residential units, 2) an estimate of potential units
based on the planned densities for unplatted and/or vacant parcels,
and 3) residential units approved, but not yet built. The total number of
existing residential units has increased from 14,924 in 2004 to 15,667
(based on building permits through August 2009). With the planned
residential density increasing over the past five years, there has been an
increase in the potential number of units, from 7,177 units in 2004 to
9,901 units in 2009. However, the Township reports a decrease in the
number of units that are approved, yet not built, from 6,665 in 2004 to
1,275 in 2009. The increase in existing units represents a portion of
this number. Further, some project acreage was sold for non-residential
uses. Several developments allowed site plans to expire.
Therefore, in 2009, the projected build out is 26,843 household units.
The 2006-2008 American Community Survey (ACS) estimates the
average household size in the Township has increased slightly to 2.6,
suggesting a total estimated population of 69,792 at build out. This
does not represent a significant change from the 2004 Master Plan,
which projected 71,915 potential residents.
LAND USE
RECOMMENDATION
Incorporate traditional
neighborhood design
elements into residential
developments, including
sidewalks, street trees, and
the location of a central
public space from which the
surrounding neighborhoods
radiate.
Action Strategies
•
Require pedestrian
connections between
areas designated as open
space and home sites.
•
Promote a sense of place
within local neighborhoods
by requiring street trees,
sidewalks, pedestrian
lighting and amenities
including benches and
attractive street signs.
•
Encourage networks in
residential developments
and connect
neighborhoods with each
other as well as with
shopping and office
developments.
•
Require implementation of
portions of the Township
Pathways Plan through
residential site
development approval.
The total dwelling unit capacity and estimated population is intended as
a planning tool. Many factors beyond the availability of vacant land
zoned for residential use will determine the ultimate population growth
and residential development capacity of the Township.
Table H-2 2009 Breakdown of Residential Units through Buildout
Single-Family
Existing
Multi-Family
MHP
Total
12,507
1,951
1,209
15,667
Approved,
Not Built
1,186
89
0
1,275
Other
Buildout
6,287
3,634
0
9,901
19,960
5,674
1,209
26,843
Total
Additional mobile home park units are not specified but could be provided
through the expansion of existing mobile home parks in the community
44
MASTER PLAN
Maple Ave
Vassar Rd
Wakefield Rd
Howe Rd
Genesee Rd
10.0
Hill Rd
Center Rd
0
CITY OF GRAND BLANC
City of Grand Blanc
Genesee Rd
(0.25-1.0 DU/A)
LOW DENSITY SINGLE FAMILY RESIDENTIAL
(1.7-3.0 DU/A)
Perry Rd
MEDIUM DENSITY SINGLE FAMILY RESIDENTIAL
(3.1-4.0 DU/A)
LOW DENSITY MULTIPLE FAMILY RESIDENTIAL
Fenton Rd
Reid Rd
Dort Hwy
Porter Rd
Reid Rd
RURAL ESTATE
Belsay Rd
Gibson Rd
(4.0-10.0 DU/A)
HIGH DENSITY MULTIPLE FAMILY RESIDENTIAL
(10.1-20.0 DU/A)
FLEXIBLE DEVELOPMENT
VMU
McCandlish Rd
Embury Rd
Vassar Rd
Holly
McWain Rd
Rd
Cook Rd
Pollock Rd
*FLEXIBLE DEVELOPMENT AREAS MAY CONTAIN RESIDENTIAL USES.
I-7
MAP 2
RESIDENTIAL LAND USE
JUNE 3, 2010
5
Baldwin Rd
y
lse
Saginaw St
Ha
Rd
Ray Rd
NOTE: THE GRAND BLANC TOWNSHIP MASTER PLAN INCLUDES
THE LAND USE PLAN MAP AND ALL TEXT, MAPS, CHARTS, TABLES,
AND OTHER GRAPHICS IN THE FULL MASTER PLAN REPORT. SEE
THE RESIDENTIAL DENSITY MAP FOR MORE SPECIFIC RESIDENTIAL
DENSITY RECOMMENDATIONS.
CHARTER TOWNSHIP OF GRAND BLANC
´
´
Maple Ave
4.0
10.0
3.0 2.4
Vassar Rd
3.0
Wakefield Rd
20.0
4.0
4.0
Howe Rd
4.8 4.0
Genesee Rd
4.0
20.0
3.0
Hill Rd
3.0
3.0
10.0
20.0
10.0
2.4
LOW DENSITY SINGLE FAMILY RESIDENTIAL (1.7-3.0 DU/A)
Gibson Rd
4.0
Genesee Rd
City of Grand Blanc
Fenton Rd
Reid Rd
Dort Hwy
Porter Rd
3.0
RURAL ESTATE (1.0 DU/A)
MEDIUM DENSITY SINGLE FAMILY RESIDENTIAL (3.1-4.0 DU/A)
Belsay Rd
2.4
Center Rd
20.0
10.0
LOW DENSITY MULTIPLE FAMILY RESIDENTIAL (4.0-10.0 DU/A)
10.0
10.0
NOTE: THIS DENSITY MAP IS INTENDED TO SHOW THE MAXIMUM RESIDENTIAL DENSITY
POSSIBLE UNDER CONVENTIONAL DEVELOPMENT TECHNIQUES. IT IS NOT INTENDED TO
REPRESENT A GUARANTEE OF NUMBER OF UNITS FOR ANY SITE; RATHER, IT IS TO BE
USED AS A GENERAL GUIDE FOR RESIDENTIAL REZONING DECISIONS.
1.7
4.0
d
Holly
R
McWain Rd
1.7
10.0
1.7
2.4
4.0
5
I-7
10.0
10.0
10.0
2.4
e
1.0
Ray Rd
10.0
Saginaw St
ls
Ha
d
yR
*FLEXIBLE DEVELOPMENT AREAS MAY INCLUDE RESIDENTIAL USES
Vassar Rd
Embury Rd
3.0
Pollock Rd
1.0
DENSITY (DWELLING UNITS PER ACRE)
McCandlish Rd
4.0
4.0
Cook Rd
Baldwin Rd
DENSITY AREA
20.0
3.1
2.4
CITY OF GRAND BLANC
1.0
10.0
4.0
1.7
VMU
2.4
3.0
2.4
FLEXIBLE DEVELOPMENT*
10.0
1.7
2.4
HIGH DENSITY MULTIPLE FAMILY RESIDENTIAL (10.0-20.0 DU/A)
Perry Rd
2.4
MAP 3
RESIDENTIAL DENSITY MAP
JUNE 3, 2010
´
Commercial Plan Element
The Commercial Plan Element identified in the previous Master Plan and
current goals and objectives include the following concepts:
Plan for commercial areas sufficient in size and location to meet the
shopping needs of Township residents.
Encourage the development and redevelopment of community
commercial uses in strategic areas within the Township.
Provide selected neighborhood commercial services in clusters near
residential areas, rather than in retail strips along major roads, to
promote a traditional neighborhood ambiance, reduce travel on
roadways, and avoid premature and costly infrastructure
improvements.
Plan Limited Areas in the Township for Flexible Development
Projects.
Commercial Needs Analysis
DEFINITIONS FOR THIS SECTION
Neighborhood Shopping
Centers:
• Leading tenant:
Supermarket
• Size: 30,000—100,000
square feet
• Minimum population
support required: 3,000—
40,000
Community Shopping Centers:
• Leading tenant: Department
or large variety/discount
store
• Size: 100,000—450,000
square feet
support required: 40,000—
150,000
Regional Shopping Centers:
• Leading tenant: One or Two
full-line department stores
• Size: 300,000—900,000
square feet
support required: 150,000
or more
Source: Shopping Center Development
Handbook (Urban Land Institute 1999)
To respond to these community ideals, the 2004 Master Plan includes a
commercial needs analysis that looked at the retail square footage that
could be supported by the Grand Blanc community. The analysis
considered both the Township’s economic data as well as the City of
Grand Blanc’s regional shopping needs. The tables that follow provide
updates to previous research and observations.
In order to identify the shopping needs of the Grand Blanc community,
an understanding of the current and future consumer expenditures is
necessary. In general terms, the percent of household expenditures
devoted to retail spending, as reported in the 2008 Consumer
Expenditure Survey compiled by the US Census Bureau, has declined
from 53% to 47% in the Midwest since 2004. This decrease is likely
attributable to the current sluggish economic conditions experienced not
only in Michigan but nationwide.
Of the portion of expenditures spent on retail, approximately 19% is
spent on items typically offered in neighborhood retail centers,
approximately 13% within community commercial centers, and
approximately 14% within regional centers.
This spending pattern can be applied to the current and projected
income of the Grand Blanc community. Looking at various sources,
including US Census Bureau’s American Community Survey (ACS) for
2007, and applying growth factors from the Bureau of Labor of
Statistics, the Township’s 2009 retail expenditures equate to over
$421,400,000. The City’s is approximately $95,000,000. Table C-1
further defines how those dollars are spent.
This analysis uses research provided by the Urban Land Institute’s
Dollars and Cents of Shopping Centers: 2008, which provides data on
MASTER PLAN
47
the retail sales dollars per square foot in various types of retail centers.
An estimate for the amount of supportable retail can be derived with this
data and is noted in Table C-2. It should be noted that this analysis is
general in nature and does not account for retail purchases made
outside of the Township by residents or the effects of pass-by consumer
spending made by non-residents within the Township. A detailed market
analysis could explore this issue further by incorporating retail sales
figures of Township businesses. Data suggests approximately
1,548,271 square feet of commercial development of neighborhood,
community, and regional nature is supportable by the Township. An
extra 349,100 sq. ft. could likely be supported by City residents.
Looking to the future, an analysis of the community’s forecasted income
and expenditures provides guidance for land use planning. According to
Table C-1. Estimated 2009 Income and Community Expenditures
TOWNSHIP
CITY
2009 INCOME
$896,596,475
$202,162,275
2009 Total Retail Expenditures
47% of Income
$421,494,168
$95,037,425
2009 Neighborhood Expenditures
19.3% of Income
$172,849,904
$38,973,753
2009 Community Expenditures
13.7% of Income
$122,457,374
$27,611,375
2009 Regional Expenditures
14.1% of Income
$126,186,891
$28,452,297
The Township’s 2009 Household Income is based on 14,138 households and
estimated income from the 2007 ACS estimate, adjusted for inflation of 2.5% per year.
The City of Grand Blanc’s income is estimated at 10% less than Township income,
which is consistent with the 2000 Census, and adjusted 2.5% for inflation each year.
Table C-2. 2009 Supportable Square Feet - Retail
TYPE OF
CENTER
NEIGHBORHOOD
COMMUNITY
REGIONAL
Avg. Sales per Sq. Ft.
$250.05
$321.81
$264.83
2009 Supportable Square
Footage by Township
Residents
691,261
380,527
476,483
Footage by City Residents
155,864
85,800
107,436
2009 Combined Supportable
Square Feet
847,125
466,327
583,919
Average Sales per Square Foot comes from the Urban Land Institute’s 2008 Dollars and
Cents of Shopping Centers. This amount is divided into the projected retail expenditures
to project the amount of supportable retail area.
48
MASTER PLAN
How does this information
compare to the 2004 Master
Plan?
• Average Sales/Square
Feet of Retail has
increased since 2004
(2002 data from ULI):
Neighborhood retail:
$213.17
Community Retail:
$218.01
Regional Retail:
$214.93
Table C-3. 2025 Forecasted Community Expenditures
Plan?
• Township 2020
Household Income, based
on 2000 Census data
($59,858 per household,
adjusted for inflation at
2.5% for 20 years):
$1,584,736
• Township 2020 Retail
Expenditures:
$848,598,571
TOWNSHIP
CITY
2025 Income
$1,550,077,788
$276,196,356
2025 Retail Expenditures
$728,698,770
$129,841,190
2025 Neighborhood Expenditures
$298,830,973
$53,246,377
2025 Community Expenditures
$211,710,017
$37,722,968
2025 Regional Expenditures
$218,157,780
$38,871,845
2025 Income is projected based on the 2007 American Community Survey estimate of
$62,131 per household, adjusted 2.5% per year for inflation.
Table C-4. 2025 Supportable Square Feet - Retail
Plan?
• 2025 Projected Average
Sales/Square Feet of
Retail has increased from
the 2004 projection for
2020:
Neighborhood retail:
$352.73
Community Retail:
$360.74
Regional Retail:
$355.64
•
2020 Projected
Supportable Commercial
Area: 287—356 acres
TYPE OF
CENTER
NEIGHBORHOOD
COMMUNITY
REGIONAL
Avg. Sales per Sq. Ft.
$389.99
$489.67
$402.97
Footage by Township
Residents
766,248
432,351
541,375
Footage by City Residents
136,532
77,037
96,463
2025 Combined Supportable
Square Feet
902,779
509,388
637,838
Data on Average Sales/Square Feet is based on the figures contained in the 2008 ULI
Dollars and Cents of Shopping Centers.
the Genesee County Transportation Plan, approximately 15,996
households are projected in Grand Blanc Township by 2035 (based on a
projected population of 41,590). The residential buildout analysis
described in the previous section looks at maximum buildout potential
and projects a possible 26,843 households. Because the potential
buildout data is based on master planned land use densities, rather
than an estimate of how the community is growing, for purposes of this
update, the 2025 Genesee County projection is used. Table C-3
provides 2009 data, adjusted for inflation.
By 2025, the retail that could be supported by Township residents when
looking at all types of centers is approximately 1.7 million square feet
(see Table C-4). Some consideration, however, should be given to the
future residential buildout potential. For the Township alone, based on
the residential buildout analysis, the population could reach
approximately 70,000. This would suggest a potential supportable retail
square footage of approximately 2,000,000 square feet at buildout.
The recently developed Heritage Park and Trillium Center function as
“hybrid centers” that include national chain stores as well as community
MASTER PLAN
49
commercial stores, resulting in regional dollars being captured in the
Township. The Township has expressed a desire during the 2004
Master Plan, as well as in this update, to not plan for additional regional
commercial development within the Township.
Based on the above analysis, approximately 1.3 to 1.7 million gross
square feet of retail building area is supportable by Township residents.
This size of square footage would require approximately 179 to 234
acres of land (the gross square feet of building area multiplied by 6 to
account for land needed to support this size building).
The Master Plan indicates approximately 600 acres of commercial land
use in the Township. With the Flexible Development and Village Mixed
Use land uses, additional commercial could be developed. However,
given the flexible nature of these land uses, and the likelihood that they
will contain residential, office and other uses, it is not possible to
determine the precise acreage of land projected for commercial use. It
is anticipated that the amount of commercial land use planned for the
Township is sufficient to serve Township and City residents as well as
provide opportunity for existing commercial uses that are supported by
shoppers living outside the Township, due to the accessibility of the
Township.
LAND USE
RECOMMENDATION
Plan for the development
and redevelopment of
commercial areas sufficient
in size and location to meet
the shopping needs of
Township residents.
Action Strategy
•
community commercial
development at
interchanges to permit
highway oriented business
to locate near interstates
and discourage strip
development along major
roadways.
•
Review and revise zoning
ordinance standards for
existing commercial
districts to permit
concentrated and
attractive community
shopping centers to be
developed so that smaller
strip commercial is
discouraged.
•
Promote the use of the
Planned Unit Development
for larger commercial
projects to give the
community quality
development that is
context-sensitive and
unique.
•
Permit commercial
development in selected
areas near existing or
planned job centers with a
clearly defined set of
limited uses that serve the
businesses and employees
in those centers.
Commercial Land Use Recommendations
While the proximity of the Township to three I-75 interchanges and one I475 interchange makes it possible to capture retail sales from outside
the resident population, the Township has generally expressed a desire
to limit commercial development to planned nodes of development
rather than encourage new large regional uses and strip development.
Neighborhood Commercial
In order to mitigate the negative impacts of strip commercial
development while providing sufficient areas for neighborhood
commercial uses, nodes of neighborhood commercial are recommended
throughout the Township.
Most of the areas designated for
Neighborhood Commercial on the Commercial Areas Plan (Map 4) are
located where pockets of commercial already exist; no significant
expansion of the existing areas is planned.
Community Commercial
Areas planned for Community Commercial uses primarily include
existing areas of community commercial development. Similar to
Neighborhood Commercial uses, Community Commercial uses are also
concentrated within nodes of development. These nodes are typically
located along interchanges or major intersections and further the intent
of commercial node development within the Township while
discouraging unwanted strip commercial.
Based on public input and review by the Planning Commission, future
growth in retail development is to be targeted toward development and
50
MASTER PLAN
LAND USE
RECOMMENDATION
Encourage community
commercial uses in strategic
areas within the Township.
Action Strategy
•
Encourage community
in locations with sufficient
infrastructure, convenient
road access and where
compatible with
surrounding development.
•
Encourage redevelopment
of the Hill Road Corridor,
Holly/Baldwin/Saginaw
area and the South
Saginaw Corridor, pursuant
to the goals and objectives
of their respective plans.
•
Amend the Zoning
Ordinance to
accommodate
recommendations of the
Saginaw Corridor Study
•
Close and vacate portions
of roadways as
recommended in the
Saginaw Corridor Study
•
Apply access management
strategies when properties
develop or redevelop
•
Develop clear and
comprehensive building
and site standards to
ensure quality
development
redevelopment of already established commercial nodes. There are
some new areas planned for smaller commercial nodes such as the
Technology Village Area, Genesys Regional Medical Center, and Village
Mixed Use Areas.
Specific Neighborhood/Community Commercial Planning Areas:
Saginaw Corridor
In 2008, the Township completed the Saginaw Street Corridor Study,
which provides guidance for commercial development along the
Saginaw Street Corridor from Hill to Maple Roads. The vision is that this
corridor will become an aesthetically pleasing environment with quality
design and landscaping that serves the community with a variety of
shopping, civic, office and residential uses. It will become a pedestrianfriendly area, offering sidewalks and pathways for non-motorized uses.
The land use recommendations of the study include:
1. Amend the Township’s Master Plan to include a new mixed use
district, the “Village Mixed Use District,” and amend the zoning
ordinance to provide building and site standards for this district.
2. Amend the Future Land Use Map to define the boundaries of the
Flexible Development district near the northwestern end of the
Saginaw Corridor
3. Expand the Community Commercial district at the northeast end of
the corridor
4. Designate Office use west of the new Village Mixed Use district
5. Designate Low-Density Multiple Family Residential use on the
northeast side of Saginaw, between Southhampton Avenue and just
east of Helen Street.
6. Close and vacate portions of Lincoln Manor Drive and Bradford Drive
between Saginaw Street and a new shared service drive.
Other recommendations from the Saginaw Corridor Study include:
1. Develop new streetscape for Saginaw Street, including
accommodations for a greenbelt, street trees, lighting, street
furniture and sidewalks.
2. Incorporate access management strategies for the closure and
relocation of driveways onto Saginaw Street to improve safety
3. Develop standards that address building placement and
appearance, site design, lighting, parking and pedestrian amenities
Hill Road Corridor:
As a result of planning efforts, site design standards were developed
that address the corridor as a “major entryway” into the Grand Blanc
community. These standards include building and parking setbacks, lot
coverage maximums and access standards. In addition, architectural,
lighting, and landscaping standards are included. The standards
address parking, allowing no more than 120% of the minimum number
of spaces required for a use, as well as signage along Hill Road. Due to
the age of this area plan, the Township should review and update the
site design standards as necessary.
MASTER PLAN
51
Holly Road/Baldwin Road/Saginaw Street Corridor Study (1996):
This plan, prepared for the City of Grand Blanc and Grand Blanc
Township, was intended to: “provide standards that promote quality
developments that are visually coordinated, strive to protect private
investment along the corridor, and will create an attractive, economically
viable, safe and functional showpiece for the community.” Contained
within the plan are strategies aimed at land use, transportation, and the
image of the corridor. Generally, the land use strategies seek to balance
residential, office and service uses, focusing on the types of spin-off
uses that may accompany the growth of Genesys Health Park, along
with acknowledging the needs of residential uses. Transportation
strategies focus on access management techniques aimed at improving
safe circulation throughout the area. Site development guidelines
address the goal of improving the image of the corridor, and include
standards for building design and materials, signs, and landscaping. The
plan also includes recommendations for enhancement of streetscape
and entrance features.
Village Mixed Use
The Saginaw Street Corridor Study recommends a new land use
category: Village Mixed Use. This category is intended to accommodate
two– to three-story buildings that encompass residential, neighborhood/
community commercial, and office uses. The siting and design of
buildings will encourage pedestrian activity and be connected with
sidewalks and paths to the surrounding areas. This land use has
applicability in several areas of the Township: 1) the triangle area at
Saginaw Street and Dort Hwy; 2) the northeast corner of McCandlish
Road and Saginaw Street; 3) the northwest and southwest corners of
Dort Highway and Reid Road; and 4) the northeast corner of Grand
Blanc and Fenton Roads.
LAND USE
RECOMMENDATION
Plan for selected nodes of
Development throughout
the Township and
discourage strip commercial
development along Major
roadways
Action Strategy
•
neighborhood commercial
development at specific
major roadway
intersections throughout
the Township rather than
promoting strip
along roadways.
•
Establish design guidelines
and screening /
landscaping standards
that achieve quality
development,
commensurate with
Township character.
•
Review and revise zoning
ordinance standards for
existing commercial
districts to permit
development of attractive
neighborhood shopping
centers of a size sufficient
to include various uses,
further discouraging
smaller strip commercial.
•
Design setback
requirements that
discourage large parking
lots from being placed
within front yards and
permit buildings to be
brought closer to the
street.
•
Require pedestrian
connections with existing
residential, where
possible.
Flexible Development
This land use category recommends greater flexibility in uses and
building placement in appropriate areas, while allowing the Township to
ensure quality development occurs. A flexible development tool such as
a Planned Unit Development may be used to permit the Township to
concurrently approve land use, site design, and architectural and
pedestrian features of development.
The 2004 Land Use Plan indicated two areas that were thought to be
suitable for residential, office, and/or retail development due to their
size and location. Two developments were constructed in these
locations since that time. The first, Heritage Park, along Saginaw Street
and Dort Highway, has largely been developed with retail uses;
therefore, that area has been designated commercial on the land use
map to reflect that reality. Trillium Circle off Holly Road and McCandlish,
is being developed in more of a mixed use manner. That area has been
expanded for Flexible Development to include the industrial and office
areas to the south. Additional development in this area should only be
done after a comprehensive site-specific review and a finding by the
Planning Commission and Township Board that the scale, use, design,
52
MASTER PLAN
LAND USE
RECOMMENDATION
Plan limited areas in the
Township for Flexible
Development projects.
Action Strategy
•
Identify appropriate areas
for flexible developments
in the Master Plan.
•
Use of a Planned Unit
Development or other
flexible zoning tool would
be necessary to achieve a
mixed use or alternative
commercial development.
•
Establish design
guidelines, screening and
landscaping standards,
and other appropriate
requirements as
conditions of approval that
achieve quality
development,
commensurate with
Township character and
the context of the
surrounding area.
and other development features are appropriate for the specific
location. Traffic impact and impacts to nearby uses will also be a major
consideration and plans that mitigate potentially adverse impacts will be
necessary. Two additional areas for Flexible Development include a
portion of Saginaw Street south of Maple Avenue and parcels along Dort
Highway, north and south of Reid Road.
Office Development
Office uses can act as buffer uses between higher intense, commercial
uses and residential areas, and along major roadways and residential
areas. So as not to undermine the commercial node concept, an
abundance of office development within commercial areas should be
discouraged. This is not to say that some mixed-use developments and
Planned Unit Developments that include office uses should be
discouraged. These types of developments offer the Township an
opportunity for unique and creative developments that would not
otherwise be possible under conventional zoning standards. Office uses
can also be accommodated within specific office areas, as part of a
research and development and high-tech industrial operations, as well
as within and near the Genesys Regional Medical Center complex. No
significant changes are identified at this time for office uses. The
change from office to flexible development of the triangle-shaped area
along Holly Road and the railroad provides more options for
development in this unique area.
LAND USE
RECOMMENDATION
Plan for office complexes in
areas served by major
thoroughfares. Office uses
can also be accommodated
as part of high-tech
industrial, research and
development, and medical
office uses.
Action Strategy
•
office development.
•
To prevent the weakening
of commercial nodal
development, office uses
should be encouraged to
locate within districts
designated as office
MASTER PLAN
53
54
MASTER PLAN
Maple Ave
Vassar Rd
Wakefield Rd
Genesee Rd
Howe Rd
Hill Rd
Center Rd
0
Belsay Rd
Gibson Rd
NEIGHBORHOOD COMMERCIAL
Perry Rd
VILLAGE MIXED USE
COMMUNITY COMMERCIAL
Fenton Rd
City of Grand Blanc
Genesee Rd
Reid Rd
Dort Hwy
Porter Rd
Reid Rd
CITY OF GRAND BLANC
OFFICE
FLEXIBLE DEVELOPMENT*
HEALTH CARE PARK
NOTE: THE GRAND BLANC TOWNSHIP MASTER PLAN
INCLUDES THE LAND USE PLAN MAP AND ALL TEXT,
MAPS, CHARTS, TABLES, AND OTHER GRAPHICS IN
THE FULL MASTER PLAN REPORT.
McCandlish Rd
Embury Rd
*FLEXIBLE DEVELOPMENT AREAS MAY CONTAIN
COMMERCIAL USES
Vassar Rd
Holly
McWain Rd
Rd
Cook Rd
Pollock Rd
I-7
5
Baldwin Rd
Saginaw St
yR
lse
Ha
d
MAP 4
COMMERCIAL AREAS PLAN
JUNE 3, 2010
Ray Rd
´
56
MASTER PLAN
Industrial Plan Element
The Goals and Objectives established during the Master Plan process
for future industrial development in the Township center around three
general ideas:
Promote the redevelopment of industrial parks and individual
buildings and plan for new industrial development with access to
major roadways to encourage job-creating businesses to the
Township.
Encourage quality design and site planning with development
standards; protect and buffer residents from the negative impacts of
industrial development.
Encourage development of Research and Development uses of a
sufficient size and location to attract viable R&D Users which will
further the employment opportunities in the community
Continue planning for and promote development of the Technology
Village Area.
Background
A master plan typically evaluates the needs of its community for
industrial development and identifies suitable locations for industry.
Over the years local, regional and statewide reliance on one industry,
automotive manufacturing, has led to a somewhat predictable industrial
development pattern: individual industrial buildings and warehouses
located near major transportation lines. Today, the declining automotive
manufacturing industry, combined with growing alternative industries,
reflect a different approach to industrial development. This master plan
update takes into consideration the analysis completed in 2004, along
with the 2008 Technology Village Area Plan, to set forth goals and
objectives aimed at retaining existing businesses while attracting new
businesses.
Sustainable industrial and “research and development” businesses
provide a community with a number of benefits including increased tax
base and employment opportunities. Such businesses often serve as
incubators for new technology. Local industrial development supports
local commercial development as well.
The form of many industrial uses being developed today are clustered
within industrial parks. Industrial parks offer the community more
intensive development concentrated within a specific area where roads,
driveways, and utilities can be planned cohesively, unlike individual
developments. There are currently a few industrial park developments
of varying sizes in the Township; the other industrial uses are scattered
as single-user developments.
Grand Blanc Township has the strength of its geography to attract the
attention of many growth sector firms due, in large part, to the variety of
transportation modes for industry. Interstate-75, which has traditionally
MASTER PLAN
57
been the area of growth within Automation Alley, cuts through the
Township. Three exits along this interstate offer excellent access north
and south. The exit to I-475, which runs north off I-75 to Flint is located
at the western edge of the Township. The CSX Rail line bisects the
Township as it runs north-south, offering opportunities for rail
transportation. Bishop International Airport is located approximately
three miles west of the Township.
The Changing Economy—and its effect on job creation in Grand Blanc
Township
The Great Lakes Region, State of Michigan, and local communities have
long relied on the manufacturing industry as the foundation of their
economies. As that sector continues to downsize, consolidate, and
outsource, communities lose jobs and tax base. The region cannot rely
on the automotive industry returning as a major employment sector.
However, this does not mean the complete elimination of manufacturing
in the state. In fact, a recent report from neighboring Oakland County
(adjacent to Grand Blanc Township’s southern border) shows that from
January—September 2009, “traditional sectors” (predominantly
automotive) have created or retained 2,336 jobs in Oakland County,
versus 1,851 jobs created or retained by alternative industries.
Michigan is well-positioned to adapt existing manufacturing facilities to
new industries. Grand Blanc has several facilities that could
accommodate new uses.
In order to strengthen the economy, Michigan communities must focus
on creating the best climate for retaining existing businesses and
recruiting new businesses. This means providing adequate land,
buildings, and infrastructure to support industry needs. It also means
addressing quality of life issues, including education, recreation and
culture.
Creating the climate to attract companies requires planning, regional
cooperation, financial initiatives, investment in IT infrastructure, and
access. On a local, regional and state level, economic development
activity is centered around growth industries.
Regional and Statewide Approaches to Economic Development
The Michigan Economic Development Corporation (MEDC), the State of
Michigan’s economic development agency, has developed “Michigan’s
Diversity Strategy.” This strategy is based on emerging trends in job
creation as well as an alignment with the strengths Michigan has in
research, engineering, and manufacturing. The MEDC is specifically
targeting four industries that have growth potential in Michigan:
1. Alternative Energy—Wind Energy: The MEDC expects demand in this
industry to rise, with the new State of Michigan Renewable Portfolio
Standard (RPS), which requires that 10% of the state's energy be
generated from renewable sources by 2015. Twenty-six other states
have instituted an RPS. This represents new possibilities for
58
MASTER PLAN
Enhancing the Knowledge
Economy will be Key to
Future Success
Communities with research
and development capacity
will likely do relatively well in
the knowledge, technologyled economy that is
emerging globally. However,
those communities that do
not succeed as research
and development or other
high-knowledge centers will
probably find themselves
competing with the rest of
the world to be the cheap
labor pool of choice, and
thus may join the widening
disparity between winner
and loser communities
worldwide.”
- Michigan Knowledge
Economy Index: A County
Level Assessment of
Michigan’s Knowledge
Economy (Michigan State
University Center for
Community and Economic
Development)
Opportunities for Higher
Learning in Grand Blanc
Area
Grand Blanc is fortunate to
be located near several
colleges and universities
including:
Baker College: a private
career college offering
certificate, associate’s,
bachelor’s and master’s
programs
Kettering University: a
well-regarded
engineering school
offering undergraduate
and graduate degrees
Mott Community
College: Two-year
college with over
10,000 students
enrolled
University of Michigan—
Flint: one of three
campuses in the UM
system with over 6,000
students enrolled
Central Michigan
University*
Davenport University*
Eastern Michigan
University*
Ferris State University*
Spring Arbor University*
*Satellite Campuses
manufacturing firms in the state.
2. Defense and Homeland Security: In the last decade, the federal
government has spent between $400 billion—$800 billion on
defense. Michigan’s engineering and manufacturing capabilities are
well-suited to the development of ground vehicles and alternative
fuels, along with high-tech polymers and coatings. The Michigan
Defense Contract Coordination Center (DC3) was created in 2007 to
match the needs of the federal government with Michigan
companies.
3. Aerospace: Aerospace-related industries continue to grow in the US.
With the availability of manufacturers and suppliers, there are
opportunities within Michigan to capitalize on idled automotive
facilities for aerospace needs.
4. Medical Devices: Advances in medicine and technology, combined
with an aging population suggest that medical-related industries,
notably medical devices, will be a growing industry. With the capacity
for manufacturing and high-quality medical research institutions,
Michigan is able to take a leading role in this industry.
Regional efforts at economic development include Automation Alley,
which covers Genesee County, Livingston County, Macomb County,
Monroe County, Oakland County, St. Clair County, Washtenaw County,
Wayne County and the City of Detroit. This organization focuses on
technology, academia, manufacturing, engineering, production, and
R&D to encourage entrepreneurship of technology-based businesses in
the region.
Dialing in on the regional boundaries, the Genesee Regional Chamber of
Commerce, which serves the City of Flint and all of Genesee County,
seeks to improve the regional economy by helping communities diversify
the local economy, increase investment and job creation, and enhance
economic development processes. The Chamber has identified the
following sectors as likely targets for business retention and recruitment
activities. These sectors match well with those sectors identified by the
State of Michigan and Automation Alley, as well as with neighboring
Oakland County.
• Transportation, distribution, and logistics
• Alternative energy/Alternative fuel
• Homeland security
• High-tech services
• Corporate offices
• Advanced manufacturing
• Health science/bio-medicine
• Water infrastructure-related businesses
Location Factors for Industry
Many of today’s technology firms have the ability to locate in a variety of
places. Location decisions are often based on where employees wish to
live. Common elements of places where knowledge-based individuals
MASTER PLAN
59
are attracted to include: vibrant and diverse centers that have culture
and arts; greenways; proximity to international travel; and easy access
to the internet. Proximity to institutions of higher education,
international travel, supporting businesses, internet access, excellent
transportation systems (access to highway, road conditions) are also
important. Such companies also look for places where government
regulations and tax systems promote business development and
investment.
Industrial Analysis
Three distinct categories of industrial users are discussed within the
Industrial Plan: 1) light industrial users such as office/warehouse and
wholesaling businesses; 2) General Industrial users including heavy
manufacturing and users with outdoor storage needs; and 3) research
and development users including technology, research and
development firms.
LAND USE
RECOMMENDATIONS
Promote the redevelopment
of industrial parks and
individual buildings and plan
for
new
industrial
development with access to
major
roadways
to
encourage job-creating
businesses to the Township.
Action Strategies
•
Zone appropriate areas
throughout the Township
for light and general
industrial uses.
As noted in 2004, forecasting anticipated demand for future industrial
uses requires evaluation of both future population and land area. Many
factors can influence the industrial market including access, existing
supply in surrounding communities, regional markets, and so on.
•
Industrial areas should be
located in limited areas
with access to major
roadways and interstates.
There are two common methods of forecasting future supportable
industrial area: 1) based on total population, and 2) based on total land
area. See Table I-1
•
Develop a tiered-use
zoning approach for light
industrial districts that
limits permitted uses when
adjacent to residential
neighborhoods to minimize
impacts on residents.
•
Limit more intensive
industrial uses to areas
not adjacent to residential
neighborhoods.
•
Promote the use of shared
driveways and internal
connections between
individual users to reduce
the impact of truck traffic
on roadways
Population Approach: According to Urban Planning and Design Criteria, a
typical planning standard for industry is 12 acres per 1,000 population.
Based on an estimated 2025 population of 50,000 people (Township
and City of Grand Blanc combined), approximately 600 acres of
industrial land are potentially supportable within the community.
Land Area Approach: The total land area method forecasts that within a
rural community, industrial land typically consumes approximately 2-5
percent of total area. For small cities under 100,000 population,
industrial typically consumes 7 percent of total land area. Given the
rural-suburban nature of the Township, the 21,151 acres of land area
within the community suggests a range of 1,057 acres (5%) to 1,480
acres (7%) of industrial area.
The light and general Industrial areas on the Industrial Plan reflect a
total of approximately 837 acres, and approximately 223 acres are
planned for Research and Development, which is a hybrid category that
includes office, industrial, and warehousing components. Based on
general guidelines, the Industrial Plan falls within the range of national
guidelines. Despite the decline in automobile manufacturing, the
availability of existing facilities and industrially zoned land provide
opportunities that may attract to Grand Blanc Township manufacturing
uses, or other uses that require the type of infrastructure available.
60
MASTER PLAN
LAND USE
RECOMMENDATIONS
Encourage quality design
and site planning with development standards.
Action Strategies
•
Develop landscape standards that require screening along road rights-ofway.
•
Permit quality landscape
materials to be used that
would not detract or hide
main buildings.
•
Ensure sign standards are
adequate to complement
right-of-way treatment and
not overwhelm the streetscape.
•
•
Require screening between uses to carry the
same theme and provide
for alternative screening
including preservation of
existing vegetation, use of
supplemental plantings,
screen walls, etc.
Screen rooftop appurtenances from view from
property lines and public
roads based on zoning
ordinance standards.
Land Use Recommendations
Light and General Industrial
The majority of the current industrial land uses in the Township have
traditionally been composed of light industrial and general Industrial
businesses. Over 73 percent of all industrial land area is composed of
light and general Industrial uses. The Master Plan designates industrial
areas throughout the Township with the highest concentration near
existing development on Holly Road, south of I-75, Dort Highway near
the GM Plant and Dort Highway south of Maple Road (see Map 5).
Light and General Industrial categories were distinguished within the
Master Plan to provide for areas suitable for industrial users whose
impacts on surrounding development can vary due to their operational
needs. Light industrial users including office, light assembly, and indoor
Table I-1. Supportable Industrial Area
METHOD
2025 Population
Grand Blanc Township
City of Grand Blanc
Land Area (5-7% of total)
VALUE
INDUSTRIAL AREA
FORECASTED
50,200
42,000
8,200
600 acres
21,151 acres
1,057—1,480 acres
Projected population based on the Genesee County Transportation Plan 2005-2035
warehousing types of businesses are designated for industrial areas
near residential neighborhoods to reduce their impacts. Additional
screening and buffering between uses is anticipated. Where land is not
adjacent to residential and the surrounding character and infrastructure
support it, General Industrial use is designated. Where industrial parcels
exist as stand-alone developments, access management techniques
should be required to reduce the number of single driveways serving
individual parcels on major roads.
There are a few changes in the 2009 Master Land Use Plan Update. One
is to designate the parcel adjacent to the Trillium development to
Flexible Development, to provide opportunity for development in this
area beyond industrial uses . Another is to designate a portion of vacant
land, formerly designated industrial, south of Baldwin Road, east of the
railroad, to Rural Estate, due to the natural conditions of this area. The
last change is to designate as Light Industrial the area along Holly Road,
south of Baldwin Road.
Areas identified for industrial purposes are concentrated, where
feasible, to encourage the development of industrial parks. A business
or industrial park is typically a multi-building development planned to
accommodate a range of uses, from light industrial to office/research
facilities.
MASTER PLAN
61
In order to promote industrial park development, areas of sufficient size
and location are needed. In general, planned sites should be large
enough to handle two or more separate uses, internal roadways, loading
areas, landscaping and screening. It is anticipated that most users will
depend on trucks for transferring of inventory so access to major
roadways and interstates is important.
Research and Development
R&D users encompass a variety of occupiers. A typical R&D building is a
one- or two- story building designed for one or two users and often
features the capability of being subdivided as flex space. R&D users
usually want tight security and good visibility from adjacent street and
highways. Corporate identity and image are important, even for startup
companies. A well-designed building with strong entrance treatment,
good visitor access, and parking and an attractive lobby are preferred
over a more generic design. Open space elements like attractive
outdoor eating and recreational areas for employees are a plus.
Flexibility is still an essential requirement for R&D tenants, because
many are in a constant state of evolution. Many users require
showrooms or demonstration areas. Location needs to be convenient to
highways and transit but also provide important amenities for workers
like on-site or nearby retail stores, recreation facilities, daycare, and
open space. A campus setting is strongly preferred.
The success of high-tech industrial and research businesses depends
on more than planning areas within the community. There are other
steps that the community can take to encourage development of these
types of businesses. Research parks represent an attempt to harness
creativity and innovation to spur economic development within a region.
Since competition can be high, coordination with a regional economic
development entity such as the Genesee Regional Chamber of
Commerce can further the success of locating an R&D user to the Grand
Blanc community.
In order to attract quality researchers and support staff, firms look at the
make-up of a community closely. Quality of life, school systems, the
availability of goods and services, and the like become key to attracting
researchers and support staff. Providing these amenities can also be a
goal for the community.
The research nature of these types of users typically require highly
skilled personnel, so parks are often affiliated with local universities.
The community can take a lead role by developing an economic
development program that coordinates the important elements to
promote R&D uses.
As noted earlier, there are areas within the Township where a more
flexible approach to development is desired. It is anticipated that these
areas will include a mix of uses, from commercial to industrial to
62
MASTER PLAN
LAND USE
RECOMMENDATIONS
Encourage development of
Research and Development
uses of a sufficient size and
location to attract viable
R&D Users which will further
the employment
opportunities in the
community.
Action Strategies
• Zone an area large enough
to support research and
development uses.
•
Create an economic
development program to
promote the area to R&D
users and to coordinate
marketing efforts with the
County and universities.
•
Develop building and site
design standards that call
for quality development
commensurate with the
goal of locating premier
R&D users to the area.
LAND USE
RECOMMENDATIONS
Continue planning for and
promote development of the
Technology Village Area.
Action Strategies
•
Design conceptual layout
for the Technology Village
Area.
•
Develop partnerships
aimed at refining the
Technology Village Area
concept, retaining existing
high-tech businesses, and
recruiting new businesses.
•
Create sustainable
development standards
that encourage high-quality
development that protects
and preserves the area’s
natural resources.
•
Develop a Technology
Village Area marketing
plan.
•
Establish benchmarks and
timeline for Technology
Village Area
implementation strategies.
research and development. It is not possible at this time to determine
the amount of industrial or research and development acreage.
Beyond Industrial & R/D: Technology Village Area
In 2008, the Charter Township of Grand Blanc took a leadership role in
the region by planning for a technology-driven mixed-use district called
Technology Village. The Technology Village Planning Area consists of
approximately 4,103 acres, and is located in south-central Grand Blanc
Township (See Map I-1). The plan encourages creation of a technologydriven center that is attractive to high-tech businesses by offering a
district for knowledge-based employment, along with recreation, culture,
diversity and entertainment.
The boundaries of the Technology Village Planning Area (Map I-1) have
been defined to encompass half of the Township’s frontage along I-75.
Within these boundaries are three freeway interchanges (at Saginaw
Street, Holly Road, and Dort Highway), the Genesys Regional Medical
Map I-1 Technology Village Planning Area
Center, and the bulk of the Township’s areas that are planned and
zoned for either Research and Development, Light Industrial, or Health
Care. The area is served by infrastructure including Township water and
sewer service, CSX rail, and MTA transit service.
MASTER PLAN
63
Goals and Objectives of the draft Technology Village Plan include:
1. Develop an Area Plan amendment to the Master Plan that would
allow for the realization of a Technology Village Area
• Design a conceptual lay-out for Village uses: a village district
(a denser development form that incorporates residential,
restaurant, entertainment, retail and personal service uses);
high-tech districts (medical campus, research and
development and light industrial facilities, and educational
institutions); public spaces; recreation uses; and multi-use
pathway network that connects places in Technology Village
as well as to places in Grand Blanc Township and the region.
•
The conceptual layout must respectfully integrate the rural
character present in the southwest portion of the Technology
Village Area, and the natural features present throughout,
but particularly those in the southeast portion of the Area.
•
Amend the Capital Facilities Program, as necessary, to
ensure that the infrastructure required by uses in the Village
is in-place before development occurs (i.e. stormwater
management, wireless capabilities).
•
Amend the Thoroughfare Plan, as necessary, to ensure that
network facilitates accessibility and traffic safety.
•
Incorporate smart growth principles into the goals,
objectives and implementation strategies for the Technology
Village area.
2. Develop partnerships with private entities, other civic
organizations and educational institutions
• Initiate a dialogue with local governments that have
successfully implemented a technology village concept.
•
Collaborate with the knowledge-based businesses and
institutions to ensure that the plan and implementation
strategies result in the desired Technology Village concept
as well as to recruit high-tech businesses and educational
institutions to the Technology Village area.
•
Explore and create incentives for initially attracting
knowledge-based businesses and colleges and universities
to the area.
3. Promote sustainable development and protect and preserve the
area’s natural resources
• Promote participation in the Leadership in Energy and
Environmental Design (LEED®) certification program.
•
64
Incorporate policies in the Master Plan that facilitate
incorporation of the natural environment into the site design.
MASTER PLAN
4. Develop a marketing plan once the Master Plan has been
amended.
• Build a website specifically dedicated to the Grand Blanc
Technology Village.
•
Brand the Technology Village Area with a logo and other
unique elements.
•
Prepare marketing materials on available property for hightech, medical, and Technology Village property.
•
Create and annually re-evaluate a detailed marketing
strategy.
5. Establish benchmarks and a timeline by which to gauge
success.
• Develop and describe planning benchmarks in the
Technology Village Master Plan.
•
Develop short-term and long-term strategies to achieve
benchmarks.
MASTER PLAN
65
MASTER PLAN
introduction
66
Maple Ave
Vassar Rd
Wakefield Rd
Howe Rd
Genesee Rd
10.0
Hill Rd
Center Rd
0
Belsay Rd
Gibson Rd
Perry Rd
CITY OF GRAND BLANC
RESEARCH & DEVELOPMENT
Fenton Rd
City of Grand Blanc
Genesee Rd
Reid Rd
Dort Hwy
Porter Rd
Reid Rd
LIGHT INDUSTRIAL
GENERAL INDUSTRIAL
NOTE: THE GRAND BLANC TOWNSHIP MASTER PLAN INCLUDES
THE LAND USE PLAN MAP AND ALL TEXT, MAPS, CHARTS, TABLES,
AND OTHER GRAPHICS IN THE FULL MASTER PLAN REPORT.
McCandlish Rd
Embury Rd
Vassar Rd
Holly
McWain Rd
Rd
Cook Rd
Pollock Rd
I-7
5
Baldwin Rd
Saginaw St
y
lse
Ha
Rd
Ray Rd
MAP 5
INDUSTRIAL AREA PLAN
JUNE 3, 2010
´
Thoroughfare Plan Element
The primary goal of the Thoroughfare Plan is to plan for a road network
that will serve the residents and businesses anticipated in the Land Use
Plan chapter. This includes Grand Blanc Township’s road network of
State, County, and private roadways. The Thoroughfare Plan is designed
to be consistent with the recommendations contained within the
Township’s Transportation Plan (March 2006), and the Genesee County
Metropolitan Planning Commission’s 2035 Long Range Transportation
Plan (July 2009). The Thoroughfare Plan Element of the Township
Master Plan will focus on two components: Functional Classification
(including future road improvements), and Access Management.
Functional Classification
Approximately twenty percent of the nation’s roads carry approximately
eighty percent of its traffic. In order to set funding priorities for those
roads that carry the highest traffic volumes, transportation planners
have established a street classification system. Grand Blanc Township’s
street classification system consists of the following functional classes:
freeways (including interstate highways and state trunkline highways),
arterials (including major and minor arterials, divided and undivided),
collectors, and local streets. In addition to those functional classes,
there are frontage (marginal access) roads and non-motorized paths.
Local
Arterial
Figure T-1. Functional
Classification of Streets
Arterial
Col
lect
or
Local
Freeway
Majo
r Ar
teria
l
Freeways, arterials, and collectors typically carry through traffic, whereas
local traffic is typically carried by the local streets (Figure T-1). Physically
separating through traffic from local traffic minimizes conflicting traffic
movements, congestion, delays, and crashes, but local streets must be
carefully integrated with collectors, arterials, and freeways in order to
function correctly.
As access increases, mobility decreases and vice-versa (Figure T-2, next
page). Local streets have the highest access but the lowest mobility.
Freeways have very limited access and therefore the highest mobility.
Freeways - Freeways are divided multi-lane highway facilities having full
control of access along the right-of-way. Full control of access means
that the access rights of owners or occupants of abutting lands are
limited and access is fully or partially controlled by a public authority.
Included in this category are interstate highways, which provide a
continuous uninterrupted flow of traffic due to the absence of at-grade
intersections and curb cuts. They handle large volumes of traffic moving
at high speeds with improved safety. Ingress and egress is limited to
selected major roads only. Essential freeway elements include medians,
grade separations at cross streets, ramp connections for entry and exit
and, in some cases, frontage roads. State trunkline highways can
include many of the same characteristics as interstate highways, but
often have at-grade signalized intersections with mile roads and many
allow indirect left turns (cross-overs) near intersections to more
efficiently manage traffic flows. The freeways within Grand Blanc
Township are I-75 and I-475.
MASTER PLAN
69
Arterials - There are three arterial classifications; major arterial, arterial,
and minor arterial. Any of the three can be either divided (e.g. a
boulevard) or undivided.
Major Arterials - Major arterials, also known as regional arterials,
provide travel routes from one city to another, and can traverse
one or more states. They are most often used for longer trips, as
higher speeds are allowed. When a major arterial passes through
a more populated area, however, the road functions more like an
arterial. The number of intersections increases and speeds
decrease. Based on the volume threshold typically assigned to
major arterials, there are currently no major arterials in Grand
Blanc Township, although this classification may become
appropriate in the future as development continues within the
Township.
Arterials - Arterial roads carry trips of shorter length than do major
arterials. They can provide routes for lengthy trips if a major
arterial or freeway is not available. Arterial roads have a dual
function: to provide routes for through traffic while providing
access to abutting properties and minor intersecting streets. This
can lead to congestion and traffic crashes because of turning
vehicles conflicting with through traffic. Examples of Grand Blanc
roads currently functioning as arterials include Dort Highway and
Fenton, Perry, Hill, Saginaw, and Holly Roads.
Minor Arterials - Minor Arterials serve a similar function as
arterials; however, these roads typically carry less traffic over
shorter distances than arterials. Minor arterials are planned for a
100-foot right-of-way. Examples of existing minor arterials within
Grand Blanc Township include Grand Blanc Road, Baldwin,
Center, and Belsay Roads.
Collectors - Collector streets primarily permit direct access to abutting
properties and provide connections to higher order roadways including
minor and major arterials. Through traffic movement from one part of
the Township to another is deliberately discouraged on these streets.
The collector street, in most cases, is a public roadway serving moderate
traffic movement from local streets to arterial streets. Though collectors
permit access to abutting property, it is preferable that they do not serve
an access function for residential lots.
The collectors may
accommodate pedestrians and public utility facilities within the right-ofway. Collectors feed the arterials, thus reducing the number of curb
cuts onto arterials, ensuring fewer interruptions for arterial traffic. They
usually are planned to have 36-foot pavement widths. Some collectors
are residential collectors and others nonresidential collectors. The
nonresidential collectors include traffic generated by industrial and
commercial developments and may develop part of a new nonresidential development. The residential collectors connect local streets
serving residential areas to the arterial system. Examples of existing
collector roads within Grand Blanc Township include Pollack,
McCandlish, Howe, and McWain Roads.
70
MASTER PLAN
High
Low
FREEWAY
MAJOR
ARTERIAL
ARTERIAL
MINOR
ARTERIAL
COLLECTOR
Low
MOBILITY
LOCAL
High
ACCESS
Figure T-2. Access Vs. Mobility
LAND USE
RECOMMENDATION
Continue to promote and
encourage Access
Management Strategies.
Action Strategy
•
•
•
Continue to enforce the
Access Management
standards within the
Township’s Zoning
Ordinance with respect to
driveway quantity, location,
spacing, orientation, and
design.
Continue to enforce Zoning
Ordinance standards for
driveway width, turning
radius, clear-vision areas,
and driveway depth to
allow automobiles and
trucks to safely and
efficiently enter and exit a
site.
Encourage shared access
to sites by use of shared
driveways, frontage roads,
and internal connections
between sites.
Local Streets - These streets form the majority percentage of total street
mileage in the Township. Local streets serve the purpose of providing
access to abutting land and consist of all facilities that do not belong to
one of the higher systems. They offer the lowest level of mobility and
may carry no through traffic. Examples of this class of roadway are
residential subdivision streets and cul-de-sacs.
The appropriate cross sections for each of the above functional roadway
classifications are displayed in Figure T-3 (next page).
Frontage Roads - These are minor roads that normally run parallel to the
freeway or arterials. The major function of frontage roads is to allow
turning movements to access land. Periodically, at certain strategic
locations, access to frontage roads is provided. Therefore, frontage
roads control access to the adjacent high-volume road. Frontage roads
may be used for all types of highways, and work not only to provide
better access from and to the highways, but also to preserve safety and
capacity of the highways. The American Association of State Highway
and Transportation Officials (AASHTO) manual, A Policy on Geometric
Design of Highways and Streets, suggests that, from an operational and
safety standpoint, one-way frontage roads are preferred to two-way
frontage roads.
The Township currently has a few examples of frontage roads that are
being developed as individual sites are approved and constructed. One
is on the north side of Hill Road, between Silverton and Porter. Another
is on the west side of Holly Road, between Cook Road and Regency Park
Drive. These frontage Roads will become more functional as properties
develop and redevelop in their respective areas.
Non-Motorized Facilities - Sidewalks, pedestrian safety paths, and nonmotorized pathways are an integral part of the Township’s
transportation network, usually located within the public right-of-way.
These non-motorized facilities are typically planned along the
Township’s high-traffic roadways, but also along natural routes to
destinations and facilities that are utilized by a high proportion of
walkers and cyclists (e.g. parks, schools, recreational amenities, etc.)
Non-motorized facilities should link with transportation nodes, such as
MTA stops and ride-share lots, to better facilitate intermodal
transportation.
Sidewalks are most prevalent and justified at points of community
development such as schools, local businesses, subdivisions, and
industrial developments where pedestrian concentrations are high.
Sidewalks are typically 5 feet in width and are located 1 foot from the
edge of ROW. In order to discourage pedestrians from using the traffic
lanes, it is preferable for sidewalks to have all-weather surfaces, such as
asphalt or concrete.
Due to the increasing use of the bicycle as a mode of transportation,
bicycle facilities have become an important element in the highway
MASTER PLAN
71
Figure T-3. Roadway Class and Maximum Cross Section
72
MASTER PLAN
LAND USE
RECOMMENDATION
Maintain natural areas
adjacent to existing roads by
pursuing natural beauty
road designation on
selected roadways.
Action Strategy
•
Work in conjunction with
the Road Commission for
Oakland County to
establish Ray Road as a
Natural Beauty Road.
•
Work in conjunction with
the Genesee County Road
Commission to establish
Halsey Road as a Natural
Beauty Road.
•
Educate residents along
the proposed Natural
Beauty Road and the
general public regarding
the benefits of Natural
Beauty Roads and how
they can assist in
maintaining the
classification.
•
Establish a policy position
that Natural Beauty Roads
be limited to two-lanes
wide in order to maintain
corridor character.
design process. Existing road systems may be supplemented with
facilities to provide for such traffic. Bike paths generally carry two-way
bicycle traffic with a width of 10 feet. Two-way bike paths are common
in recreation areas connecting different points of interest. While
designing such exclusive bike paths, it is necessary that different design
factors such as turning radii, grades and sight distance be considered.
When located within the right-of-way (ROW), bike paths are typically set
1 foot from the edge of the ROW.
In 1996, Grand Blanc Township adopted a Pathways Master Plan. The
Township subsequently formed the Pathways Committee whose charge
it is to update and expand upon that Plan. An updated Non-Motorized
Capital Improvement Plan was adopted by the Township Board in June,
2006, and is displayed in Map T-1 (next page).
As of the date of this report, the only completed pathway in the township
is on the north side of Grand Blanc Road from the Bicentennial Park
entrance to the City of Grand Blanc’s western limit. A planned pathway
from Bicentennial Park all the way to Hill Road is in the design phase,
and there are three other pathways and/or sidewalk projects planned
for 2010 if funding can be secured. The Baldwin Road bridge over the
CSX railroad tracks was constructed to accommodate a future pathway
along the south side of Baldwin Road.
Thoroughfare Plan Map - The Thoroughfare Plan Map (Map T-2) displays
the proposed functional classifications for all the public roads within
Grand Blanc Township. It also includes proposed new roads, extensions
to existing roadways, and proposed major improvements. Notable
designations include:
Baldwin Road from just east of Holly Road to just west of McWain
Road as a “Divided Arterial”.
Full-function interchanges on I-75 at Saginaw Street (rebuild), and
at Holly Road (ramp upgrades).
Future Road Improvements Map - The Future Road
Improvements Map (Map T-3) displays several proposed
improvements to the Township’s existing roadway network.
Those improvements include widening of existing roads,
extensions of existing roads, new roads, new freeway
overpasses, and improved freeway interchanges. The proposed
improvements are intended to be consistent with the proposed
functional classifications displayed within the Thoroughfare
Map. Notable improvements included in the Future Road
Improvements Map are discussed below:
Widenings/Expansions
Grand Blanc Road from Fenton Road to Saginaw Street;
expand to five lanes
Perry Road from Saginaw Street to east of Belsay; expand to
five lanes
Hill Road from Saginaw Street to CSX railroad tracks; expand to
five lanes
MASTER PLAN
73
Map T-1. Township’s Non-Motorized Capital Improvement Plan Map
74
MASTER PLAN
Maple Ave
Vassar Rd
Wakefield Rd
Genesee Rd
Howe Rd
Local Street (66 ft ROW)
Hill Rd
Collector (100 ft ROW)
Belsay Rd
5
Center Rd
Proposed Collector (100 ft ROW)
Minor Arterial (100 ft ROW)
Perry Rd
Arterial (100 ft ROW)
Reid Rd
Divided Arterial (150 ft ROW)
Fenton Rd
I-7
Porter Rd
Reid Rd
Dort Hwy
I-475
Gibson Rd
Natural Beauty Road (86 ft ROW)
Freeway (ROW varies)
Freeway Ramp (ROW varies)
Railroad
Grand Blanc Rd
Embury Rd
McCandlish Rd
Vassar Rd
Holly
Rd
Cook Rd
Graytrax Rd
Pollock Rd
Saginaw St
McWain Rd
y
lse
Ha
MAP T-2
THOROUGHFARE PLAN MAP
JUNE 3, 2010
5
I-7
Baldwin Rd
Full Function
Interchange
Rd
Ray Rd
Full Function
Interchange
SOURCE: Birchler Arroyo Associates, Inc.
´
Maple Ave
Vassar Rd
Wakefield Rd
Genesee Rd
Howe Rd
Hill Rd
Center Rd
Belsay Rd
I-7
5
Porter Rd
Reid Rd
Dort Hwy
I-475
Gibson Rd
3 Lanes
Perry Rd
4 Lane Divided
Reid Rd
Fenton Rd
5 Lanes
New Roads and Extensions
Grand Blanc Rd
Embury Rd
McCandlish Rd
Vassar Rd
H o lly
Rd
Cook Rd
Graytrax Rd
Pollock Rd
I-7
5
Baldwin Rd
McWain Rd
y
l se
Rd
Ray Rd
Saginaw St
Ha
SOURCE: Birchler Arroyo Associates, Inc.
MAP T-3
FUTURE ROAD IMPROVEMENTS
JUNE 3, 2010
´
LAND USE
RECOMMENDATION
Expansion of roadways
should be designed and
built to improve the flow of
traffic, increase traffic
safety, reflect the context of
the surrounding area, and
accommodate pedestrian
activity, where appropriate.
Action Strategy
Hill Road from Georgetown to Vassar; three lanes
Maple Avenue from Saginaw Street to Vassar; expand to three
lanes
Belsay Road from Perry to Maple; expand to three lanes
Baldwin Road from just west of McWain to just east of Holly;
expand to four lanes divided
New Roads and Extensions
A new connector from Grand Blanc Road to Cook Road
An extension of Grand Avenue south to Baldwin Road
Linking Genesee Road from Hill Road south to the northern City
limits
A new connector or backage road connecting Cook Road to
Regency Park Drive
New Interchanges
Full-function interchange at I-75 and Holly Road (may be
appropriate as a Single-Point Urban Interchange (SPUI) due to the
limited space available with the close proximity of the railroad
tracks)
Full-function interchange at I-75 and Saginaw Road
•
Target roadway
improvements where the
density, functional
classification, and growth
management strategies
will demand an increase in
road capacity.
•
Consider design and
construction methods to
improve the safety of
roadways by eliminating
roadway offsets, sight
distance limitations,
driveway spacing, and
incorporating access
management standards.
•
Work with the Road
Commission to identify
which projects should
incorporate a boulevard
design.
•
Maintain two-lane or threelane cross-section in areas
planned for lower densities
or where additional
widening is not in context
with the area.
Most streets provide two functions: 1) to move traffic and 2) to provide
access to land uses that abut them. However, these functions can often
conflict because each access point interrupts traffic movement as
vehicles turn off and onto the roadway. In order to balance these two
road functions, access management techniques should be used.
•
Cooperate with the MDOT
and the Road Commission
in planning for full-function
interchanges along the I75 freeway at Saginaw
Street and Holly Road.
The access management techniques described below primarily apply to
more intensive, non-residential land uses. Access management is
usually implemented through the site plan review process, and these
techniques are formalized as standards applied during that process.
Each site plan review requires an individual analysis to determine the
appropriate action given the characteristics of the site and use.
Access Management
Grand Blanc Township has taken a crucial step toward implementing
the following techniques of Access Management by adopting access
management standards as part of the Township’s Zoning Ordinance.
These standards allow the Township to regulate the quantity, location,
and design of non-residential driveways as sites are developed and/or
redeveloped. In addition, the Township has adopted a policy requiring
new developments anticipated to generate significant volumes of new
traffic to complete a traffic impact study. This allows the Township to
evaluate the impacts of new developments on existing and future traffic
patterns, and require the developer to fund improvements to the
roadway made necessary by the traffic his or her site is expected to
generate.
Technique 1: Restricting the Number and Spacing of Access Points Limiting the number of driveways permitted for each land use can help
preserve the traffic movement function of a roadway. Proposed and
existing land uses should provide the minimum number of driveways
MASTER PLAN
77
needed to provide access to a development site. If additional driveways
are proposed, additional street frontage for the subject site and
appropriate spacing between existing driveways should be provided.
Even if only one access point is proposed, the most appropriate location
should be selected to preserve the function of the roadway and more
importantly, to assure public safety. Driveways located too close
together are safety hazards and they can negatively impact road
capacity. Spacing standards within the Township’s Zoning Ordinance for
non-residential driveways on the same and opposite sides of the
roadway are provided in Table T-1 and Figure T-4 (below).
TABLE T-1. SPACING STANDARDS FOR DRIVEWAYS ON THE SAME SIDE
OF THE STREET
SPEED LIMIT (MPH)
MINIMUM DRIVEWAY SPACING
(FEET)*
25
135
30
155
35
180
40
215
45
260
50 or greater
310
* Center-to-center, as defined in the Zoning Ordinance. Greater separation may be
required.
Existing or Approved
Driveway
Downstream from
Outbound Left Turns
from Proposed
Driveway
150’ min.*
Proposed
Driveway
250’ - 400’ min.**
Existing
or
Approved Driveway
Upstream from
Inbound Left Turns
Into Proposed
Driveway
* Or as required by Zoning Ordinance.
** Varies with volume of peak-hour
traffic using driveways.
Figure T-4. Spacing Standards for Driveways on
Opposite Sides of the Street
78
MASTER PLAN
LAND USE
RECOMMENDATION
Develop the Township’s
non-motorized
transportation network.
Action Strategy
•
Continue to monitor,
revise, and update the
Township’s Non-Motorized
Capital Improvement Plan.
•
Improve the Non-Motorized
Capital Improvement Plan
to identify the side of the
road pathways are planned
for (if it is only one side).
•
Adopt standards within the
Township Zoning
Ordinance requiring the
construction of planned
pathways along the
frontage of individual sites
as they develop.
•
Continue to work with road
agencies and utilities to
ensure that capital
improvement projects
(road widenings, new
bridges, sewer/water
extensions etc.) are
designed to accommodate
planned non-motorized
facilities.
Technique 2: Access/Driveway Design - Another access management
technique is assuring proper driveway and intersection design.
Driveways should be designed with adequate width, turning radius, and
depth to allow automobiles and large trucks to enter and exit a site
safely and efficiently. A clear-vision area at the corners of all driveways
and intersections is also needed for safe driver visibility.
In addition, uses that generate high volumes of traffic may warrant the
construction of deceleration and acceleration lanes adjacent to
driveways and intersections. Left-turn passing lanes or center left-turn
lanes may also be necessary. Such improvements are often identified
by the completion of traffic impact studies. In general, traffic impact
studies are recommended whenever a proposed land use will generate
more than 750 vehicle trips per day and/or more than 100 vehicle trips
in one direction during the morning (e.g., 7 a.m. - 9 a.m.) or afternoon (4
p.m. - 6 p.m.) peak hour.
Finally, restricting turning movements at a driveway or intersection is
often warranted due to traffic volumes or poor spacing of proposed
access points relative to existing driveways and/or intersections. For
example, when an existing driveway is too close to an intersection, it is
possible to improve the access and safety by restricting turning
movements to right turns in and out of a proposed or existing
development site. The following graphic in Figure T-5 illustrates ways in
which driveways can be “channelized” to restrict turning movements.
Figure T-5. Channelization Techniques
MASTER PLAN
79
Technique 3: Encourage Shared Access - Providing shared access to a
site reduces the number of access points, preserves the capacity of the
road, and can even help to maintain the character of the community.
Shared access can be achieved through a variety of techniques including
shared driveways, frontage roads, and internal connections between
sites. As discussed above, access management is critical for nonresidential land uses because of their intensive nature and tendency to
demand a higher number of access points. The following graphics in
Figure T-6 illustrate ways in which residential and non-residential uses
can utilize access management techniques.
Common access problem created by
individual driveways serving homes or
businesses on a major roadway (top
left). Shared access driveways and
frontage roads preserve capacity of
the roadway, views from the road, and
can provide a buffer area for houses
from traffic noise (top right).
Future
Connection
Preferred
Avoid
Unacceptable
Shared access for a number of non-residential uses
preserves the road capacity, which is especially
important near intersections (left). Shared parking at
the rear of the buildings also helps preserve the
aesthetic appearance and character of the community.
If shared access drives are not feasible, internal service
roads and/or internal parking lot connections between
uses should be provided to preserve roadway capacity
(above).
Figure T-6. Access Management Techniques
80
MASTER PLAN
implementation
T
he Township’s thoughtful preparation and adoption of
this Master Plan Update would be of diminished value
without a program for and long-term commitment to its
implementation.
There are a wide variety of tools and techniques available to help
implement the Township’s Master Plan. The most effective tool is
the Zoning Ordinance. Periodic review and amendment of the
Zoning Ordinance is critical to ensure that the Township’s current
use and development standards are consistent with its long-range
goals. Consistent application of zoning standards through the site
plan review process, as well as consistent, impartial code
enforcement, are also vital to the success and implementation of
the Master Plan.
Action Items
The action items found throughout the Future Land Use Plan are
designed to make implementation straightforward. For easy
reference, the action items are collected into the Action Item
Summary Table.
There is no established timetable for
implementation of these recommended actions and strategies.
Rather, the Township Board, Planning Commission, and Planning
Staff should review this table on a regular basis, as well as the
Plan’s goals and objectives, to prioritize actions and ensure that
decisions and policies are consistent with the vision of the Plan.
The Township’s implementation priorities and schedule will likely
change over time as conditions change, such as the state of the
economy, development trends, demographic shifts, financial
ability, etc. It is the responsibility of the Planning Commission and
Township Board to implement the long-range policies and
recommendations of the Master Plan, as appropriate, to achieve
the future vision and goals of the Township.
MASTER PLAN
implementation
81
Action Item Summary Table
Shortterm
Action Item
Longterm
Smart Growth Strategies
Conduct a “sustainability audit” of the Zoning Ordinance to identify opportunities for
incorporating sustainability standards
Encourage low impact development stormwater management techniques.
Address alternative energy systems in the Zoning Ordinance.
Develop incentives to encourage developers to utilize energy efficient and environmentally
sensitive materials and practices.
Create a resource list to help residents find information about alternative energy sources and
low impact development techniques, as well as local suppliers, installers and contractors.
Develop an educational campaign to promote environmental stewardship.
Review parking standards for unnecessary impervious surface code requirements.
Encourage the use of native species for landscaping and stormwater management purposes.
Maintain an inventory of wetlands in the Township.
RESIDENTIAL
Encourage development of a wide variety of housing styles
Zone appropriate areas for single and multiple family development at a variety of densities.
Encourage compact residential development near neighborhood commercial, with adequate
pedestrian linkages.
Maintain low-density single-family areas in appropriate locations to preserve the heritage and
character of the community.
Encourage a variety of residential designs to establish a relationship between preserving the
character of low density residential and promoting high quality development at all densities.
Encourage the location of quality retirement housing near community and civic uses for a
range of housing needs and income levels.
Encourage generous buffers to high volume roads and where designated on the Land Use
Plan, use multi-family to transition to more intensive uses.
Promote open space of appropriate size and function in residential developments based on the character of the
area, natural features and location within the community.
Encourage the use of residential development options that permit flexibility in design in order
to achieve quality development by providing incentives for the preservation of environmental
features and open space.
Establish mechanisms to assist in long term maintenance of open space areas.
Continued on next page
82
MASTER PLAN
implementation
Shortterm
Action Item
Longterm
Preserve the residential character of the Township and protect the long-term stability of neighborhoods
Protect the long-term stability of neighborhoods through adequate code enforcement and zoning
regulations.
Establish high quality design and landscape standards through the use of development
regulations and incentives.
Define preferred residential designs and elements that should be incorporated into residential
projects. Develop and provide a brochure to be distributed to residential builders and
developers.
Explore amending the ordinance to provide incentives to single family developments that
incorporate certain preferred residential designs and elements, such as side and rear entry
garages, high-quality building materials, etc
Incorporate traditional neighborhood design elements into residential developments, including sidewalks, street
trees, and the location of a central public space from which the surrounding neighborhoods radiate.
Require pedestrian connections between areas designated as open space and home sites.
Promote a sense of place within local neighborhoods by requiring street trees, sidewalks,
pedestrian lighting and amenities including benches and attractive street signs.
Encourage networks in residential developments and connect neighborhoods with each other as
well as with shopping and office developments.
Require implementation of portions of the Township Pathways Plan through residential site
development approval.
COMMERCIAL
Plan for the development and redevelopment of commercial areas sufficient in size and location to meet the
shopping needs of Township residents
Zone appropriate areas for community commercial development at interchanges to permit
highway oriented business to locate near interstates and discourage strip development along
major roadways.
Review and revise zoning ordinance standards for existing commercial districts to permit
concentrated and attractive community shopping centers to be developed so that smaller strip
commercial is discouraged.
Promote the use of the Planned Unit Development for larger commercial projects to give the
community quality development that is context-sensitive and unique.
Permit commercial development in selected areas near existing or planned job centers with a
clearly defined set of limited uses that serve the businesses and employees in those centers.
MASTER PLAN
implementation
83
Shortterm
Action Item
Encourage community commercial uses in strategic areas within the Township.
Encourage community commercial development in locations with sufficient infrastructure,
convenient road access and where compatible with surrounding development.
Encourage redevelopment of the Hill Road Corridor, Holly/Baldwin/Saginaw area and the South
Saginaw Corridor, pursuant to the goals and objectives of their respective plans.
Amend the Zoning Ordinance to accommodate recommendations of the Saginaw Corridor Study.
Close and vacate portions of roadways as recommended in the Saginaw Corridor Study.
Apply access management strategies when properties develop or redevelop
Develop clear and comprehensive building and site standards to ensure quality development.
Plan for selected nodes of neighborhood commercial development throughout the Township and
discourage strip commercial development along major roadways
Zone appropriate areas for neighborhood commercial development at specific major roadway
intersections throughout the Township rather than promoting strip commercial development along
roadways.
Establish design guidelines and screening / landscaping standards that achieve quality
development, commensurate with Township character.
Review and revise zoning ordinance standards for existing commercial districts to permit
development of attractive neighborhood shopping centers of a size sufficient to include various
uses, further discouraging smaller strip commercial.
Design setback requirements that discourage large parking lots from being placed within front
yards and permit buildings to be brought closer to the street.
Require pedestrian connections with existing residential, where possible.
Plan limited areas in the Township for Flexible Development projects.
Identify appropriate areas for flexible developments in the Master Plan.
Use Planned Unit Development or other flexible zoning tool to achieve a mixed use or alternative
commercial development.
Establish design guidelines, screening and landscaping standards, and other appropriate
requirements as conditions of approval that achieve quality development, commensurate with
Township character and the context of the surrounding area.
84
MASTER PLAN
implementation
Longterm
Shortterm
Action Item
Longterm
INDUSTRIAL
Promote the redevelopment of industrial parks and individual buildings and plan for new industrial
development with access to major roadways to encourage job-creating businesses to the Township.
Zone appropriate areas throughout the Township for light and general industrial uses.
Industrial areas should be located in limited areas with access to major roadways and
interstates.
Develop a tiered-use zoning approach for light industrial districts that limits permitted uses
when adjacent to residential neighborhoods to minimize impacts for residents.
Limit more intensive industrial uses to areas not adjacent to residential neighborhoods.
Promote the use of shared driveways and internal connections between individual users to
reduce the impact of truck traffic on roadways
Encourage quality design and site planning with development standards.
Develop landscape standards that require screening along road rights-of-way.
Permit quality landscape materials to be used that would not detract or hide main buildings.
Ensure sign standards are adequate to complement right-of-way treatment and not overwhelm
the streetscape.
Require screening between uses to carry the same theme and provide for alternative screening
including preservation of existing vegetation, use of supplemental plantings, screen walls, etc.
Screen rooftop appurtenances from view from property lines and public roads based on zoning
ordinance standards.
Encourage development of Research and Development uses of a sufficient size and location to attract
viable R&D Users which will further the employment opportunities in the community.
Zone an area large enough to support research and development uses.
Create an economic development program to promote the area to R&D users and to coordinate
marketing efforts with the County and universities.
Develop building and site design standards that call for quality development commensurate with
the goal of locating premier R&D users to the area
Continue planning for and promote development of the Technology Village Area.
Design conceptual layout for the Technology Village Area.
Develop partnerships aimed at refining the Technology Village Area concept, retaining existing
high-tech businesses, and recruiting new businesses.
Create sustainable development standards that encourage high-quality development that
protects the area’s natural resources.
Develop a Technology Village Area marketing plan.
Establish benchmarks and timeline for Technology Village Area implementation strategies.
MASTER PLAN
implementation
85
Shortterm
Action Item
Longterm
THOROUGHFARE
Continue to promote and encourage Access Management Strategies.
Continue to enforce the Access Management standards within the Township’s Zoning Ordinance
with respect to driveway quantity, location, spacing, orientation, and design.
Continue to enforce Zoning Ordinance standards for driveway width, turning radius, clear-vision
areas, and driveway depth to allow automobiles and trucks to safely and efficiently enter and exit a
site.
Encourage shared access to sites by use of shared driveways, frontage roads, and internal
connections between sites
Maintain natural areas adjacent to existing roads by pursuing natural beauty road designation on selected
roadways
Work in conjunction with the Road Commission and Oakland County to establish Ray Road as a
Work in conjunction with the Genesee County Road Commission to establish Halsey Road as a
Educate residents along the proposed Natural Beauty Road and the general public regarding the
benefits of Natural Beauty Roads and how they can assist in maintaining the classification.
Establish a policy position that Natural Beauty Roads be limited to two-lanes wide in order to
maintain corridor character.
Expansion of roadways should be designed and built to improve the flow of traffic, increase traffic safety,
reflect the context of the surrounding area, and accommodate pedestrian activity, where appropriate.
Target roadway improvements where the density, functional classification, and growth
management strategies will demand an increase in road capacity.
Consider design and construction methods to improve the safety of roadways by eliminating
roadway offsets, sight distance limitations, driveway spacing, and incorporating access
management standards.
Work with the Road Commission to identify which projects should incorporate a boulevard design.
Maintain two-lane or three-lane cross-section in areas planned for lower densities or where
additional widening is not in context with the area.
Cooperate with the MDOT and the Road Commission in planning for full-function interchanges
along the I-75 freeway at Saginaw Street and Holly Road.
86
MASTER PLAN
implementation
Shortterm
Action Item
Longterm
Develop the Township’s non-motorized transportation network
Continue to monitor, revise, and update the Township’s Non-Motorized Capital Improvement
Plan.
Improve the Non-Motorized Capital Improvement Plan to identify the side of the road pathways
are planned for (if it is only one side).
Adopt standards within the Township Zoning Ordinance requiring the construction of planned
pathways along the frontage of individual sites as they develop.
Continue to work with road agencies and utilities to ensure that capital improvement projects
(road widenings, new bridges, sewer/water extensions etc.) are designed to accommodate
planned non-motorized facilities.
MASTER PLAN
implementation
87
Zoning Plan and Matrix
The Zoning Plan is intended to guide short-term implementation of the long-term
recommendations illustrated on the Future Land Use Map. The intent of the Zoning Plan is not to
identify all areas that would require rezoning to be consistent with the Plan. Rather, the Zoning
Plan highlights specific key or priority areas where existing zoning is significantly lacking
appropriate standards or would inhibit development in accordance with the Master Plan.
Zoning is one of the Township’s most effective tools for implementing the recommendations of
the Master Plan; however, there is not always a direct correlation between the Plan’s future land
use designations and the Township’s current zoning districts. The reason for this is that the
Future Land Use Map represents the Township’s preferred long-range land use arrangement,
while the Zoning Ordinance regulates specific use and development of property today. Many of
the Plan’s recommendations are likely not feasible under current zoning; new districts may need
to be created and existing districts may need amending. As an implementation tool, the Zoning
Matrix illustrates (see Figure I-1) how the future land use designations generally correspond to
the existing zoning districts. It is important to remember that in many cases, zoning amendments
would be necessary to be consistent with the intent and recommendations of the Master Plan.
Figure I-1. Zoning Matrix.
Rural Estate
Low Density Single Family Residential
Medium Density Single Family Residential
Low Density Multiple Family Residential
High Density Multiple Family Residential
Village Mixed Use
Community Commercial
Office
Health Care park
Research & Development
Light Industrial
General Industrial
Public & Private Recreation
Public/Semi-Public
88
MASTER PLAN
implementation
New Zoning District Recommended
Amendments to /Review of Existing
District (s) Recommended
P-1 Vehicular Parking
I-2 General Industrial
I-1 Light Industrial
RD Research & Development
GC General Commercial
NC Neighborhood Commercial
HCD Health Care District
PO Professional Office
OS Office Service
HDM High Density Multiple Family
MDM Medium Density Multiple Family
LDM Low Density Multiple Family
R-4 One Family
R-3 One Family
R-2 One Family
R-1 One Family
Future Land Uses
RE Rural Estate
Existing Zoning Districts
Implementation Tools and Techniques
The Township has a wide variety of tools and techniques at its
disposal to help implement its long-range planning. These tools
include, but are certainly not limited to, the following:
Zoning Ordinance Standards and Map
Code Enforcement
Subdivision and Condominium Regulations
Special Design Plans and Study Area Plans
Capital Improvement Program
Public Utility Policy
Public—Private Partnerships
Site Plan, Special Land Use, and Rezoning Review
Special Millages and Assessments
Local Land Trusts and Conservancies
Access Management Planning and Regulation
Federal and State Grant Programs
Re-evaluation and Adjustment of the Master Plan
MASTER PLAN
implementation
89
90
MASTER PLAN
implementation
attachments
MASTER PLAN
attachments
91
“ A hundred years
after we are gone
and forgotten,
those who have
never heard of us
will be living with
the results of our
actions.”
-Oliver Wendell Holmes

GB Plan Pg 1-24 JUNE 2010.pub

Transcription

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