MEMBERS Antrim County Planning Commission · Bellaire, MI 49615 PHONE: 231-533-6265 FAX:...

MEMBERS James Gurr – 12/31/2016 Chair Rick Teague – 12/31/2018 Vice Chair Barbara Bradford – 12/31/2016 Secretary Jill Barnard - 12/31/2018 Bill Bailey – 12/31/2018 Mike Hayes - 12/31/2016 Ron Tschudy -12/31/2017 Chuck Johnson – term elected Laura Stanek – term elected

ADVISORY

Stan Moore

STAFF Pete Garwood County Administrator [email protected] Janet Koch Associate Planner [email protected] Tina Schrader Administrative Assistant [email protected] Katie Verellen Secretary [email protected]

OFFICE ADDRESS

P.O. Box 187 Bellaire, MI 49615 PHONE: 231-533-6265 FAX: 231-533-8111

SPECIAL ASSISTANCE

If you wish to attend a Planning Commission Meeting and require special assistance, please contact the Administration and Planning Office.

Antrim County

Planning Commission

To: Antrim County Planning Commission

From: Janet Koch, Associate Planner

Date: January 4, 2016

Re: Meeting Notice

REVISED

The Antrim County Planning Commission meeting is scheduled for

Tuesday, January 5, 2016 at 5:30 p.m. Board of Commissioner’s Room

Antrim County Building

203 East Cayuga Street, Bellaire, Michigan

Agenda 5:30 p.m. Call to Order

5:31 p.m. Pledge of Allegiance

5:32 p.m. Conflict of Interest Disclosure

5:33 p.m. Public Comment

5:34 p.m. Organizational Meeting

Election of Officers

Selection of meeting dates/times

5:50 p.m. Approval of Minutes

5:51 p.m. Helena Township Master Plan

6:20 p.m. Chapter 2 Master Plan

Various Matters

Public/Member Comment

Adjournment

If you have any questions, concerns or are unable to attend this meeting,

please contact the Administration and Planning Office at 231-533-6265.

We appreciate your cooperation in this matter.

Thank you.

Enclosures:

Planning Commission Minutes – December 1, 2015 – attached pgs. 2-3

Board of Commissioner Minutes –December 10, 2015 – attached pgs. 4-9

Helena Township Master Plan Staff Review – attached pgs. 10-11

Helena Township Master Plan – attached pgs. 12-29

mailto:[email protected]




DRAFT

Antrim County Planning Commission 12-1-2015 Page 1 of 2

County of Antrim - Planning Commission

Jill Barnard Jim Gurr, Chairman Laura Stanek

Mike Hayes Rick Teague, Vice-Chair Chuck Johnson

Bill Bailey Barbara Bradford, Secretary Ron Tschudy

Minutes - December 1, 2015

Board of Commissioners Room, 2nd Floor

Antrim County Building, Bellaire, Michigan

Members Present: Jim Gurr, Bill Bailey, Jill Barnard, Barb Bradford, Mike Hayes, Chuck

Johnson, Laura Stanek, Rick Teague, Ron Tschudy

Members Absent: None

Staff and Others: Pete Garwood, Janet Koch, Stan Moore

1. Meeting called to order at 5:34 p.m. by Chairman Jim Gurr.

2. Pledge of Allegiance

3. Conflict of Interest Disclosure

None.

4. Public Comment

None.

5. Approval of Minutes

Motion by Barb Bradford, seconded by Rick Teague, to approve the minutes of the

October 6, 2015 meeting as written. Motion carried – unanimous.

6. Torch Lake Township Re-zoning Request

The Planning Commission discussed the location of the rezoning request, which was directly

north of the Eastport Market. The Planning Commission noted the difficulty of making a

decision about how the rezoning would fit with the Township’s Master Plan without the

availability of the future land use map. Janet Koch, Associate Planner, told the Commission that

she had requested the future land use map but had not yet received a copy.

The future land use plan of the County’s Master Plan showed the area as being on the north side

of a “Hamlet,” which is areas of mixed use.

Motion by Jill Barnard, seconded by Laura Stanek, that the Planning Commission would

like to see the township’s future land use map, but that no incompatibilities were found

between the proposed rezoning of parcels 05-14-301-003-10 and 05-14-650-014-00 and the

Antrim County Master Plan. Motion carried – unanimous.

7. Antrim County Master Plan Chapter 12: Implementation Steps

Discussion of this chapter had been chosen as an agenda item at the previous meeting. Barb

Bradford noted Charlevoix County’s Master Plan is a 20-year plan. She also asked when the

public could comment on Antrim County’s Master Plan. Jill Barnard said the public could

comment at every Planning Commission meeting; Pete Garwood, County Administrator, said

public hearings are required when the County’s Master Plan is formally reviewed. He added that

additional methods of public input could be used.

Planning Commission agenda attachments - 1/6/16

DRAFT

Antrim County Planning Commission 12-1-2015 Page 2 of 2

A discussion about incorporating public input into the Master Plan ensued. Laurie Stanek said

she didn’t feel that the public opinions that might become part of the Master Plan had changed

much since 2012. Mr. Gurr suggested that the next Master Plan revision extend the

implementation steps more than five years into the future.

Ms. Bradford said the Planning Commission should be working on the specific implementation

steps as noted in Chapter 12. The Planning Commission discussed which steps had been

completed and which were being worked on currently. Stan Moore said the Forestry bullet item

would have to be reworked; that the County’s Forestry program was more than tree planting.

For the next meeting, Mr. Gurr asked the Planning Commission to read Chapter 2: Land Use

Change From 1978 to 1998.

8. Various Matters

Jim Gurr and Bill Bailey had attended a Resilient Waterfront Community Workshop. Mr. Gurr

added that he and Mr. Bailey had received information about a grant opportunity; the

information would be sent to Ms. Koch.

9. Public/Member Comment

Ms. Bradford described the new Nickelodeon Community Center in Mancelona. Mr. Teague

noted that the expiration dates of his and Jill Barnard’s terms should be updated on the agendas.

Ms. Bradford mentioned a property split in Kearney Township that involved a home-based

business.

Meeting adjourned at 7:45 p.m.

Submitted and Approved

___________________________________

Barb Bradford, Secretary

Antrim County Planning Commission

Date:


Draft

1

ANTRIM COUNTY BOARD OF COMMISSIONERS Thursday, December 10, 2015

The Chairman called the meeting to order at 9:00 a.m.

Present: David Heeres, Bob Wilson, Karen Bargy, Ed Boettcher, Bryan Smith, Michael Crawford Laura Stanek, Chuck Johnson, Christian Marcus.

Absent: None. Pledge of Allegiance to the U.S. flag. Moment of Silence The Chairman requested Public Comment: Michael Allison spoke to the Board requesting that his interest notification for the vacant position on the Antrim County Economic Development Corporation and the Brownfield Redevelopment Authority Board be reconsidered, and asked that the Board support and approve his request. He stated that he withdrew his interest notification last month because his application may eliminate a current member’s request to be reappointed. Tyler Bevier introduced himself to the Board as an independent contractor and Director for the Bellaire Downtown Development Authority. Public Comment closed at 9:05 a.m. Consent Agenda: Stanek requested that the three (3) items from Building, Lands and Infrastructure be removed from the consent agenda. 1) That up to $2,000.00 for the cost of an appraisal for parcel #05-05-031-002-01 to be paid from Forestry Fund #230 and to authorize the corresponding 2016 budget amendment. 2) To increase the General Fund, County Building Capital Outlay line item by $5,896.00 to $15,896.00 for countertops and authorize the corresponding 2016 budget amendment with the funds to come from the General Fund. 3) That the payment of $8,500.00 from the Glacial Hills Fund #238 to the Glacial Hills Committee with the corresponding 2015 budget amendment. It was moved by Boettcher, seconded by Stanek that claims and account in the amount of $181,875.97 be approved and paid. Motion carried as follows: Yes – Heeres, Wilson, Bargy, Boettcher, Smith, Crawford, Stanek, Johnson, Marcus; No – None; Absent – None. It was moved by Boettcher, seconded by Stanek that the Probate Court Unrepresented shall receive a 2% increase in salaries for the year 2016 and that the Financial Fiscal Officer, Deb Haydell be authorized to make the corresponding 2016 budget amendment from the General Fund – Special Projects – Contingencies 101-895-999 be approved. Motion carried as follows: Yes – Heeres, Wilson, Bargy, Boettcher, Smith, Crawford, Stanek, Johnson, Marcus; No – None; Absent – None. It was moved by Boettcher, seconded by Stanek that the Prosecuting Attorney Unrepresented employees, the Elected Officials, the General Unrepresented employees, the Part-time/Seasonal employees, and the County Administrator, receive a 2% increase in salaries and wages for the year 2016 and that the County Financial Fiscal Officer, Deb Haydell be authorized to make the corresponding 2016 budget amendments from the General Fund – Special Projects – Contingencies 101-895-999 be approved. Motion carried as follows: Yes – Heeres, Wilson, Bargy, Boettcher, Smith, Crawford, Stanek, Johnson, Marcus; No – None; Absent – None.


Draft

2

ANTRIM COUNTY BOARD OF COMMISSIONERS Thursday, December 10, 2015 It was moved by Boettcher, seconded by Stanek that parity increases be approved for 2016 salary and wage increases for the following department head positions; Parks Manager 3%, Maintenance Director 3%, Commission on Aging Director 3%, Veterans Affairs Director 4%, the Emergency Services Coordinator 6.5% and the IT Director 6.5%, and that these wage increases be calculated after the addition of the 2% approved for the General Unrepresented, and that the County Financial Fiscal Officer, Deb Haydell be authorized to make the corresponding 2016 budget amendments from the General Fund- Special Projects – Contingencies 101-895-999 be approved. Motion carried as follows: Yes – Heeres, Wilson, Bargy, Boettcher, Smith, Crawford, Stanek, Johnson, Marcus; No – None; Absent – None. It was moved by Boettcher, seconded by Stanek to approve a three-month extension of the fifty cents per hour wage increase for the Equalization Department employee, Casey Guthrie and that Julie Weston, Equalization Department employee also be provided with the same fifty cents per hour increase to start January 12, 2016, as recommended by Equalization Director Polly Cairns, and that the County Financial Fiscal Officer, Deb Haydell be authorized to make the corresponding 2016 budget amendments from the General Fund- Special Projects – Contingencies 101-895-999 be approved. Motion carried as follows: Yes – Heeres, Wilson, Bargy, Boettcher, Smith, Crawford, Stanek, Johnson, Marcus; No – None; Absent – None. It was moved by Boettcher, seconded by Stanek that the County Financial Fiscal Officer, Deb Haydell be authorized to make the necessary 2015 General Fund Revenue Budget Amendments in the amount of $240,715.09, and to make the necessary 2015 General Fund expenditure budget amendments in the County Departments in the amount of $83,714.08 and that the 2015 Other Fund revenue and expenditure budget amendments be approved. Motion carried as follows: Yes – Heeres, Wilson, Bargy, Boettcher, Smith, Crawford, Stanek, Johnson, Marcus; No – None; Absent – None. It was moved by Boettcher, seconded by Stanek that the County Financial Fiscal Officer, Deb Haydell be authorized to, after consultation with the Finance Chairman or the Board Chairman in the absence of the Finance Chairman and the County Administrator, make any necessary amendments to avoid negative fund balances for both the General Fund and Other Funds at year end and present the results to the next Committee of a Whole, Finance, Ways and Means Committee. Motion carried as follows: Yes – Heeres, Wilson, Bargy, Boettcher, Smith, Crawford, Stanek, Johnson, Marcus; No – None; Absent – None. Peter Garwood, County Administrator spoke to the Board on the Recycling Proposal presented to the Townships and the responses to date are eight (8) Townships not in support of proposal for PA 69 which assesses annual charge of up to twenty five dollars ($25.00) per year per household, four (4) Townships are in support of proposal and have not received responses from two (2) Townships, being Elk Rapids and Mancelona. He also announced that Mark Stone, Operator of Dams has been working on the FERC licensing project that began in 2003 and has finally been approved and issued. Mark Stone, Operator of Dams spoke on the FERC Licensing process and the many people that offered their assistance, commitment and expertise to the re- licensing process. Also thanked the Board for their support and the Stockhausens that have been committed and continue to be a pleasure to work with, it’s been a long haul and finally the license has been issued.


Draft

3

ANTRIM COUNTY BOARD OF COMMISSIONERS Thursday, December 10, 2015 It was moved by Stanek, seconded by Marcus that the minutes of November 12, 2015 be approved. Motion carried – Unanimous. It was moved by Stanek, seconded by Marcus that the minutes of November 20, 2015 be approved as corrected. Motion carried – Unanimous. Lori Sak, Chairman of the Grass River Natural Area Board spoke to the Board on the Antrim County Parks and Conservation Study presented by Mark Stone at the public forum in November and wanted to express the Grass River Natural Area Board’s concerns. She stated that not all the statements were factual and that communication is the key to continued success for all Antrim County Parks and Public Lands and an investment for the future. She suggested that a committee be formed to create a Development Plan, Strategic Plan and a Marketing Plan to secure continued funding and that the Grass River Natural Area Director be appointed to represent Grass River Natural Area and work on plans. It was moved by Johnson, seconded by Smith that the proposed Soil Erosion fee schedule for earth changes be increased based on the square footage be accepted and approved. Motion carried as follows: Yes – Heeres, Wilson, Bargy, Boettcher, Smith, Crawford, Stanek, Johnson; No – Marcus; Absent – None. Wilson requested that the matter to make appointments to a Park Study group be TABLED until the February 2016 meeting of the Board.

It was moved by Johnson, seconded by Smith that the Level 1 Maintenance Agreement with Wolverine Power Systems for the 911/Jail generator backup power system at a cost of $435.00, for a one-year period be approved. Motion carried as follows: Yes – Heeres, Wilson, Bargy, Boettcher, Smith, Crawford, Stanek, Johnson, Marcus; No – None; Absent – None.

It was moved by Johnson, seconded by Smith that the County Administrator be authorized to

sign the grant application for the 2016 Remonumentation Program totaling $31,350.00 and approve the submission of the application. Motion carried as follows: Yes- Heeres, Wilson, Bargy, Boettcher, Smith, Crawford, Stanek, Johnson, Marcus; No – None; Absent – None.

Robert Wilson left the meeting at 9:55 a.m. It was moved by Johnson, seconded by Smith that the Financial Fiscal Officer, Deb Haydell be authorized to increase the 2016 General Fund, County Building Capital Outlay line item (101-901-980.265) budget by $5,896.00 to $15,896.00 for the countertops project and authorize the corresponding 2016 budget amendment with funds from the General Fund ending fund balance. Motion carried as follows: Yes – Heeres, Boettcher, Smith, Crawford, Johnson; No – Bargy, Stanek, Marcus; Absent – Wilson. It was moved by Johnson, seconded by Smith that the Chairman be authorized to execute a contract with RCI/Richter Construction, Inc. in the amount of $15,896.00 to purchase and install the countertops, sinks, and fixtures for the Antrim County Building. Motion carried as follows: Yes – Heeres, Boettcher, Smith, Crawford, Johnson; No – Bargy, Stanek, Marcus; Absent – Wilson.


Draft

4

ANTRIM COUNTY BOARD OF COMMISSIONERS Thursday, December 10, 2015 Bargy requested that the matter to execute three (3) transmission line right-of-way easement agreements with Wolverine Power Cooperative from Graves Crossing to Central Lake be TABLED to the February 2016 Board meeting.

It was moved by Johnson, seconded by Smith that the Chairman be authorized to execute a

contract with Lakeshore Energy Services, LLC DBA Continuum Energy as Antrim County’s natural gas provider from April 2016 through March 2017 at a cost of $0.335 cents per Ccf. Motion carried as follows: Yes – Heeres, Bargy, Boettcher, Smith, Crawford, Stanek, Johnson, Marcus; No – None; Absent – Wilson.

It was moved by Johnson, seconded by Smith that the payment in the amount of $8,500.00 from

the Glacial Hills Fund #238 to the Glacial Hills Committee be approved and that the Financial Fiscal Officer, Deb Haydell make the corresponding budget amendment. Motion carried as follows: Yes – Heeres, Boettcher, Smith, Crawford, Johnson; No – Bargy, Stanek, Marcus; Absent – Wilson.

It was moved by Johnson, seconded by Smith that an appraisal for parcel #05-05-031-002-01 at

a cost not to exceed $2,000.00 be approved and paid from the Forestry Fund #230. Motion carried as follows: Yes – Heeres, Boettcher, Smith, Crawford, Johnson, Marcus; No – Bargy, Stanek; Absent – Wilson.

It was moved by Bargy, seconded by Marcus that the Chairman be authorized to execute the

fiscal year 2016 MIPPA ADRC Agreement (Medicare Improvement of Patients and Providers Act/ Aging and Disability Resource Collaboration) – Beneficiary Outreach and Assistance Services Sub-Contract Agreement between the Area Agency on Aging of Northwest Michigan and the Antrim County Commission on Aging. Motion carried as follows: Yes – Heeres, Bargy, Boettcher, Smith, Crawford, Stanek, Johnson, Marcus; No – None; Absent – Wilson.

It was moved by Bargy, seconded by Marcus that the Chairman be authorized to execute an

airport land lease with Bill Jamnick, a/k/a William P. Jamnick, Trustee of the Bill Jamnick Trust retro-active from January 1, 2015 through December 31, 2035. Motion carried as follows: Yes – Heeres, Bargy, Boettcher, Smith, Crawford, Stanek, Johnson, Marcus; No – None; Absent – Wilson.

It was moved by Bargy, seconded by Marcus that the Chairman be authorized to execute the

service agreement with Tele-Rad, Inc. to maintain the Antrim County Sheriff Department radio system from January 1, 2016 through December 31, 2016 at the rate of $2,303.60 per month. Motion carried as follows: Yes – Heeres, Bargy, Boettcher, Smith, Crawford, Stanek, Johnson, Marcus; No – None; Absent – Wilson.

It was moved by Boettcher, seconded by Stanek that the Chairman be authorized to execute the

Agreement for Extension Services provided by Michigan State University to Antrim County Annual Work Plan for fiscal year 2016. Motion carried as follows: Yes – Heeres, Bargy, Boettcher, Smith, Crawford, Stanek, Johnson, Marcus; No – None; Absent – Wilson.


Draft

5

ANTRIM COUNTY BOARD OF COMMISSIONERS Thursday, December 10, 2015 It was moved by Boettcher, seconded by Stanek that the Antrim County Sheriff be authorized to

execute the inmate services contracts for the period of January 1, 2016 through December 31, 2016 with David May, DO as correctional facility physician at the rate of $1,500.00 per month and Jennifer Held, R.N. as correctional Facility nurse at the rate of $24.00 per hour. Motion carried as follows: Yes – Heeres, Bargy, Boettcher, Smith, Crawford, Stanek, Johnson, Marcus; No – None; Absent – Wilson.

The Chairman appointed Michael Allison to the Economic Development Corporation (EDC) and

the Brownfield Redevelopment Authority Board term to expire 12/31/2021. It was moved by Marcus, seconded by Smith that the appointment of Michael Allison to the

Economic Development Corporation (EDC) and the Brownfield Redevelopment Authority Board and that the term expire 12/31/2021 be accepted. Motion carried as follows: Yes – Boettcher, Smith, Crawford, Johnson, Marcus; No – Heeres, Bargy, Stanek; Absent – Wilson.

It was moved by Boettcher, seconded by Heeres that the Chairman be authorized to execute the

Tuition Reimbursement Agreement between Antrim County and Julie Weston, GIS Technician, employed by the Equalization Department for enrollment costs associated with the Michigan Advanced Assessing Officer Level 2 Certification through the State Tax Commission certified Assessing Officer Training Program. Motion carried as follows: Yes – Heeres, Bargy, Boettcher, Smith, Crawford, Stanek, Johnson, Marcus; No – None; Absent – Wilson.

Ed Boettcher spoke on a Strategic Planning Workshop he attended and provided members with

a copy from the training that could be helpful to the Board; Components of Extraordinary Governance: Background and Development.

The Chairman requested Public Comment: Randy Bishop spoke to the Board on concerns for the

Department of Environmental Quality (DEQ), Baseline Environmental Assessment (BEA) Study for the property formerly known as Dura property located at 310 Palmer Park Drive, Mancelona MI, with a tax foreclosure now under the County’s jurisdiction, stating that a Baseline Environmental Assessment Study is not required. Asked who has the authority to order and pay from County funds the same report that he obtained at no cost. Public Comment closed at 11:20 a.m.

It was moved by Smith, seconded by Johnson the Board retire to Closed Session to discuss union

negotiations for the Police Officers of Michigan (POAM) Deputies/Dispatchers Unit and the Corrections/Cooks/Clerical Unit and the Teamsters Local 214 Unit Command Unit and that the County Clerk, County Administrator and the Sheriff remain in closed session. Motion carried as follows: Yes – Heeres, Bargy, Boettcher, Smith, Crawford, Stanek, Johnson, Marcus; No – None; Absent – Wilson.

The Board retired to Closed Session at 11:30 a.m. The Board returned to Open Session at 12:07 p.m. It was moved by Boettcher, seconded by Smith the Union contracts with the Sheriff Deputies/Dispatchers and the Cooks/ Clerical/ Corrections be ratified for three (3) years 2016, 2017 and 2018 and that the Chairman be authorized to execute the contracts. Motion carried as follows: Yes – Heeres, Boettcher, Smith, Crawford, Stanek, Johnson, Marcus; No – Bargy; Absent – Wilson.


Draft

6

ANTRIM COUNTY BOARD OF COMMISSIONERS Thursday, December 10, 2015 It was moved by Stanek, seconded by Johnson that the closed session minutes of November 12,

2015 be approved. Motion carried – all present voting yes. Sherry Comben, County Treasurer addressed to the Board to dispute the statements made

during public comment by Mr. Bishop. She informed the Board that as the County Treasurer, her duties in this elected position are by statute to follow the Michigan Compiled Laws; Transcripts and Abstracts of Records (Excerpt) Act 161 of 1895 MCL 48.101 Transcript and abstract of paper or record; request; fees; disposition of money; imposition of fees by certain charter counties; maximum charge per parcel record; electronic copy of records; resale for commercial purposes prohibited; “qualified data file” defined Sec. 1. Except as provided in subsection (6), a county treasurer shall make upon request a transcript of any paper or record of file in the treasurer’s office for the following fees: (c) For 1 copy of any paper or documents, at the rate of 25 cents per 100 words. (7) Copies of records obtained under subsection (6) may not be resold for a commercial purpose and MCL 211.78 PA 206 of 1893 “General Property Tax Act.” As the County Treasurer she requested and approved from Foreclosure Funds the assessed cost for the Baseline Environmental Assessment Report and is not sure how Mr. Bishop received a copy at no cost from Mr. Rothe.

The meeting adjourned at 12:16 p.m. _____________________________________ Michael Crawford, Chairman

_____________________________________ Sheryl Guy, County Clerk


Helena Township Master Plan 2016

Staff Review by Antrim County Administration / Planning Department

Janet Koch, Associate Planner

Helena Township is in the southwest part of Antrim County (see map on following page).

According to the 2010 census, the population of Helena Township is 1,001, which is

4.25% of Antrim County’s total population of 23,580.

The plan review’s primary responsibility, per the Michigan Planning Enabling Act, P.A.

33 of 2008 as amended, is to state if the proposed master plan is considered to be

inconsistent with Antrim County’s master plan.

Guidelines from the Michigan Association of Planning recommend that the following

topics be considered while reviewing a master plan:

Border Issues

Issues of greater than local concern

Comparison with local plan contents

Comparison with county/regional plan contents

Comparison to other relevant adopted plans (i.e., historic preservation plan, local

wetland protection plan, TIF or brownfield redevelopment plan, etc.)

Comparison to various implementation strategies.

Per the Planning Enabling Act, a county’s comments to a township, village, or other

county regarding their proposed master plans are advisory only.

Staff Comments

Border Issues

Custer Township: There are no border issues between the township’s master plans due to

the fact that Custer Township has no zoning and therefore no master plan.

Forest Home Township – the border between Forest Home and Helena Townships is the

Clam River. The future land use map from Forest Home Township generally agrees with

the cross-river designations of Helena Township’s zoning district map. For example,

“Commercial” in Forest Home is across the river from Helena’s “Village” zoning district.

Similarly, Helena’s “Residential-Single Family” is across from Forest Home’s

“Waterfront Residential.

Though the “Agricultural/Rural Residential” designation in Forest Home does not

directly correspond to Helena’s “Environmental” zoning district, the vast majority of the

Forest Home parcels directly across the river from Helena Township are part of the Grass

River Natural Area.

Milton Township – Torch Lake lies between Helena and Milton Townships. Milton

Township’s future land use plan calls for residential use on Torch Lake except for a small


area of “Agricultural Residential.” Helena’s Torch Lake frontage is one of two zoning

districts, Residential-Single Family or Village.

Comparison to Antrim County Master Plan

In general, the County’s future land use plan reflects the current zoning districts in

Helena Township.

Two of the main points in the Helena Township draft master plan are the protection of

natural resources and road access management. Both of these are part of the guiding

principles noted in the County’s master plan.

Other Considerations

As part of the Introduction section, Helena Township should seriously consider adding a

reference to the Michigan Planning Enabling Act, Act 33 of 2008 as amended, which

codifies the laws regarding township planning.

The addition of page numbers would be useful, as would a future land use map.

In Section B. Helena Township Lands, the second sentence of the third paragraph should

be corrected from “steep sloes” to “steep slopes.”

The Downtown Development Authority that is mentioned currently exists as a framework

only, there is no current tax capture plan. In 2003, there was an effort to expand the

district southward and to use any subsequent tax capture to fund water/sewer

improvements; this effort was never implemented.

Conclusion

Staff sees no major conflicts or inconsistencies between the existing Antrim County

master plan and the proposed Helena Township master plan.


The Helena Township Master Plan

I. INTRODUCTION Helena Township is located in the northwest lower peninsula of Michigan, in Antrim County, on the southeast side of Torch Lake. The township is bordered by Clam Lake and Grass River to the north, Custer Township to the east; Clearwater Township to the south; and Torch Lake to the west. The township is fortunate to have an abundance of over 74,809 linear feet of water resources including 35,321 feet on Torch Lake, 28,189 feet on Clam Lake, and 11,298 feet on Thayer Lake. The challenge facing the planning commission and all citizens of Helena Township is to carefully plan and direct future growth in a thoughtful and orderly manner while retaining rural character, water quality, dark night skies, beautiful open space, small-scale village quaintness, and open roads.

A. The Helena Township Planning Commission is responsible for developing the master plan for Helena Township. The first Helena Township Master Plan was adopted in 1978 with revisions made in 2002, 2009 and 2016.

ORGANIZATION OF INFORMATION IN MASTER PLAN DOCUMENT The Master Plan document is designed to present policy, provide supporting documentation and to organize in one document general information regarding Helena Township’s history, funding, resources and infrastructure. The material presented in the master plan is divided in two sections:

I. INTRODUCTION II. GOALS


II. Goals A. VISION STATEMENT

HELENA TOWNSHIP MASTER PLAN VISION STATEMENT INTRODUCTION Act 184 of 1943, the Township Zoning Act and Act 1682 of 1959, the Township Planning Act, which govern township zoning in the State of Michigan, require the zoning districts, established by the townships, be based on a plan to promote the public health, safety, and general welfare; to encourage the use of resources in accordance with their character and adaptability, to avoid overcrowding of land and buildings or people; to lessen congestion on public roads and streets; to facilitate provision for a system of transportation, sewage disposal, safe and adequate water supply, recreation and other public improvements; and to consider the character of each township and it suitability for particular uses judged in terms of such factors as the trend in land and population development. In our master plan for Helena Township, individual property rights guaranteed by the U. S. Constitution and the Constitution of the State of Michigan must not be infringed upon. BACKGROUND Helena Township, once known for lumbering and agriculture, is today almost entirely residential in nature. Its character is defined principally by its natural features, including the enormously popular shorelines and vistas of Torch, Clam and Thayer Lakes, an abundance of forests, streams, rolling hills and scenic open spaces and the historic quaintness of the community of Alden. Slowly at first and then rapidly in the 20

th Century, Helena Township became a vacation oriented area

with increasing numbers of tourists and resorters. Today the trend continues with the addition of more and more leisure oriented retirees and year-around homeowners. A small number of commercial establishments and the absence of heavy industry also define the character of Helena Township. Therefore, growth in Helena Township must be as thoughtfully managed as possible in order to protect that very special residential and scenic character of the township and the quality of life associated with that character. To that end, zoning regulations should be developed that seek broad public input on development issues through public hearings before the planning commission, but reserves to the township board, the final decision-making authority on proposed developments, consistent with state law. GROWTH MANAGEMENT Protection of natural resources, including the forests, open spaces and especially water resources, is of prime importance in growth management. This includes protection of the underground aquifers and wetlands, as well as surface water on lakes and streams. The use of individual wells and septic systems can continue to service township residences and businesses. However, in regards to septic systems, the township will encourage the appropriate county and/or state officials to enforce health codes, require a schedule of inspection and require replacement of faulty septic systems. The township should encourage the use of new technologies available for improved waste and sewage treatment. The water-related geographical and natural resource attributes of the township have historically been, and will continue to be, the bedrock for its popularity. Protection of these should be the principal factor in any future development. Growth will continue to focus on the lakes. As the density of lakefront development, the size of shoreline residences, the appeal of secondary properties with scenic views and year-around use all continue to grow, environmental pressures and other threats to the township’s character will inevitably increase. Thus, it is crucial that the township impose and enforce protective regulations and


communicate with residents and business owners about the need for these types of regulations. SPECIFIC POLICY RECOMMENDATIONS It is imperative that the following specific policy initiatives be undertaken: SHORELINE PROTECTION A primary intent of the Helena Township Master Plan is to maintain an effective greenbelt buffer between human activities on land and the shoreline.

The Master Plan encourages guidelines to protect the shoreline, to protect water quality and to maintain the natural character of our rural lakes, rivers, and streams. Road end and lake access sites must be protected and maintained. Development practices that funnel or keyhole non-shoreline residences into shoreline property zoned R-1 or Village must be regulated in order to limit the development pressures on water quality and township character.

A greenbelt buffer is the best management practice recommended by both State and Federal natural resource agencies to accomplish the following goals:

Control erosion

Trap phosphorus and nutrient runoff

Protect property values that depend upon high quality water resources

Future development, particularly in area with high water-table soils or close to water will have special needs. Redevelopment with larger homes may change the character of the area. Additions to existing residences may result in crowding or lack of open spaces. Small lots have special problems of sewage disposal and separation of wells from sewage disposal systems. OPEN SPACE PRESERVATION Since the lakeshores are becoming increasingly developed with single-family homes and cottages, the “off-lake” properties with easy access and views face heavy development pressure. Over 90 percent of the township is zoned Agriculture, while actual land use in the zone is primarily residential, with only approximately 12.5 percent of the zone dedicated to farming and forestry activities. New zoning regulations require land owners requesting development of parcels 10 acres or larger to submit site plans based on both the current zoning minimum two acre splits to determine maximum density and an open space conservation design plan.

Incentives could be offered to landowners for selecting the open space conservation design alternative. Geographical Information Survey (GIS) maps, completed as part of the master plan process, will assist the land division committee, planning commission and property owners in implementing the open space preservation process. The planning commission should also establish a process, using the natural resource inventory, to identify open space within the township that should be given a high priority for preservation and identify land that is more suitable for development. After completing this process, the planning commission should explore implementing programs that would allow the transfer of development rights or the purchase of development rights to encourage the preservation of high priority open space. In addition, the planning commission should explore implementing programs with the appropriate organizations to encourage property owners to voluntarily place permanent conservation easements on their land. Housing developments planned on parcels larger than 10 acres are encouraged to use open space planning with possible incentives for cluster development. These incentives allow for smaller lots in exchange for large open space preservation, allowance for pedestrian and non-motorized trail access, and preservation of established wildlife corridors or habitats.


COMMERCIAL AREAS Commercial areas will be proposed as population and demand increase. In the village zoned area of Alden and Clam River, all contiguous residential areas without commercial use may be rezoned R-1 to protect the historic residential character of the neighborhoods. Areas where current commercial and residential uses are contiguous, will continue to be zoned village. New commercial areas must be rezoned.

ECONOMIC DEVELOPMENT Commercial and manufacturing activities, and any other activities which have the potential for air, water, light, noise, scenic pollution or which might otherwise intrude on Helena Township’s residential character must be reviewed. Retirement and assisted living centers, high-tech and light industry, compatible with the township’s character, can be accommodated through an overlay zone. The township, through the Downtown Development Authority (DDA), should develop a long-term economic development plan consistent with the goals of this master plan. Grants for roads, streetscape improvements and infrastructure development for high-speed data and voice communication to foster township based economic activity, including telecommuting should be a high priority. ROAD REPAIRS The ten-year 0.75 mil property tax of 2002 has been renewed. The township must follow the guidelines approved in the Helena Township Master Plan in establishing priorities for maintenance and improvement of roads consistent with road designation and their impact on current and future use. ROADS & PEDESTRIAN SAFETY

The township has established a permanent roads and pedestrian safety committee to address citizens’ concerns regarding increased use of the primary county roads and residential secondary roads by commercial traffic. Increased commercial traffic threatens pedestrian safety in Alden and has the potential to alter the township’s quiet, residential character. The township will explore alternatives to address these issues. GAS & OIL DRILLING, EXPLORATION, AND PRODUCTION The township will continue to evaluate ways to limit potential health, safety and water quality threats resulting from further gas and oil drilling, exploration, and production in Helena Township. ALTERNATIVE ENERGY SYSTEMS The Helena Township Master Plan recognizes the need to accommodate alternative energy systems while protecting the public health, safety and welfare of the community.

PRESERVING ALDEN’S QUAINT VILLAGE CHARM The township may pursue designation of a section of the “village” zone in Alden as a “local historic district” under provisions of Public Act 169 of 1970 and may establish special design standards to maintain the historic quaint village charm of Alden. PARKS & RECREATION The Helena Township Parks & Recreation Committee shall establish a regular meeting schedule that is published annually and posed at the community center to encourage public input into decision-making. The planning commission shall appoint one of its members to the parks and recreation committee.

ZONING ORDIANCE The planning commission and township board will give the highest priority to amending the current zoning ordinance to reflect the master plan. The zoning ordinance serves as the township’s major regulatory tool. It will continue to be a flexible document, amended as needed to direct growth in an orderly and thoughtful manner, in order to protect Helena Township’s unique quality of life. In order to understand the issues and develop policies, goals and objectives, the planning


commission organized the information in this section into nine categories as listed below: 1. Commercial/Village Areas

a. Alden b. Clam River c. South End

2. Mancelona School Sites 3. Conservation Areas 4. Farmland 5. Residential Development 6. Shoreline Residential 7. Economic Development 8. Parks and Recreation 9. Roads, Access Management and Road Designations


B. GOALS AND OBJECTIVES COMMERCIAL AREAS Three areas within the township permit commercial activity: the Village zoned areas of Alden and Clam River, and the Commercial zone on the county highway at the south end of the township. These districts are the historic backbone of Helena Township’s commercial activity. It is also recognized there are successful income producing activities that are occurring in the township that have been and can be accommodated through the Special Use Permit process. Density of Development Higher density uses and specific uses such as food service and car washes will need plans for:

A. sewage disposal systems, B. water supply.

ALDEN VILLAGE Description The (unincorporated) village of Alden is the heart and activity center of the community and the township. Its environmental setting along the shores of Torch Lake and Spencer Creek make it exceptionally unique. Alden is seen as important for the following activities according to the responses from the opinion survey questionnaire. (not in priority order)

Recreation center

Shopping

Alden District Library

Alden Harbor docks

Alden Harbor boat launch site

Youth activities

Tennis courts

Alden Depot

Coy Mountain Trails Traffic and Parking Traffic Goals and Objectives

Keep right-of-ways the same width – do not widen

Keep parking on both sides of the street

Keep sidewalks where they currently exist

Future – Add sidewalks where appropriate

Future – Consider a plan for alternate truck traffic around Alden. Parking Encourage a plan for off-street public parking for commercial use. Pedestrian Circulation Establish walkways for people and bicycles beyond commercial buildings and road traffic. These walkways add value to adjacent properties, enhance village character and increase access to businesses.

It is in the best interest of residents and businesses that safe and convenient pedestrian and non-motorized vehicle access be provided to residential recreational and business destinations in Alden.

If possible, identify and show current pedestrian routes on both public and private land on a map.

Create a map showing desirable future pedestrian and bicycle connections between residences and destinations such as retail businesses, harbor, beaches and parks.


A. Obtain trail or sidewalk easements across private property. B. Consider private property issues of trespass and privacy C. Require pedestrian/bicycle connections as development of new business, parking,

subdivisions, etc. takes place.

Maintain Commercial Viability

The central area of Alden shall be devoted to retail stores, restaurants and similar uses that cater to high pedestrian traffic. “Big Box’ stores and drive-through restaurants, available in nearby communities, are incompatible with the small scale commercial activities, rural character, and quaint village charm of Helena Township.

Create a plan that identifies: A. An area where only retail stores, restaurants and similar uses that cater to high

pedestrian traffic are allowed on the first floor, and office and residential uses are allowed on upper floors.

B. An area, where office and lower pedestrian traffic uses are allowed such as real estate, attorney, physicians and banks.

C. These zones should consider existing uses and also consider long range plans.

Work with the Downtown Development Authority to plan for and implement a program of improving the infrastructure.

Maintain Village Character

The village should have identifiable borders so that the current small town pedestrian scale character can be maintained as growth in the surrounding area continues.

Show on the Future Land Use Map the current developed village boundaries and projected future growth areas, taking into account existing development, natural features, and natural maximum walking distances of about one quarter mile.

Show features such as forested hills, wetlands, property ownership patterns, etc. that indicate natural village borders.

Approach adjacent townships and Antrim County to encourage neighborhood-sized commercial services.

Future – Develop a plan, such as acquiring conservation easements on natural boundary areas, to insure that the boundaries are maintained.

Coy Mountain due to its proximity to the (unincorporated) village of Alden, its beautiful forest cover, and scenic views of the lake that are available from the top of the hill, is a major community asset. Properties adjacent to Coy Mountain are privately owned and therefore prime parcels for a future public acquisition to preserve and protect this self-sustaining climax forest and community trail. Future Zoning Create Village Zoning Districts with the following uses allowed in a number of separate zones so that specific land use objectives can be achieved through the rezoning process.

I. mixed uses with Special Use Permit review approval procedures, II. commercial retail center, III. office and tower-volume pedestrian traffic uses, IV. residential with auxiliary apartments, V. allow home occupations, VI. shoreline residential standards, VII. residential rental, VIII. waterfront district.

CLAM RIVER It is recommended the zoned village of Clam River be reduced as follows:

North – by Clam River and Clam Lake


East – by Dewitt Marina and the Rock Shop South – by the Rock Shop and the “island” formed by River Street and East Torch Lake Drive West – by the center of River Street east

The remaining “Village” zoned property at Clam River be rezoned “R-1” Commercial businesses Plans and zoning regulations for the commercial businesses in the Clam River area should address the following:

A. expansion of businesses, B. redevelopment of businesses, C. business-residential needs.

SOUTH END COMMERCIAL AREA The planning commission has identified the following issues in the South End Commercial Area. The South End Commercial Area currently extends from Crystal Beach Road to the north 800 feet on the east side and 700 feet on the west side of South East Torch Lake Drive. There are five properties on the east side about 400 feet deep and four properties on the west side about 300 feet deep. MANCELONA SCHOOLS & SCHOOL SITES

A. School Location -- School location has a major impact on future development patterns. Families base location decisions on school accessibility.

B. Relationship to Recreation -- Schools can contribute to the recreational needs of the township by joint use of recreational facilities and also for summer recreation.

C. The township and the school district need to plan future school locations consistent with the township plan.

D. Locate future schools in existing developed areas where easy access by students is available. Keep schools away from low density and non-development areas.

E. Schools should be located and planned for pedestrian and bicycle access for both school use and summer recreation activities.

HELENA TOWNSHIP LANDS There is a total of 10,391 acres in the township. Vacant land (4,984 acres – 48.00 percent), and forests (2,322 acres – 22.00 percent) makes up 70 percent of the land area of the township. Agricultural zoning makes up over 90 percent of the total land area of the township. These lands include farmlands, vacant lands, wetlands, steep slopes, scenic view lands, lakes and

streams, wildlife habitat, etc. These lands contain significant natural resources and contribute greatly to

the character of the township. Each of these areas has unique characteristics and special planning issues. Development can occur in these areas if care is taken to include consideration of the natural resource base. Land use planning is one of the best tools available to protect resources while allowing development to occur. Resources are inventoried and protected on a site-by-site basis. This includes, wetlands, steep sloes, scenic views, and wildlife habitats, etc. Development of the land is directed away for these resources. Land use areas also include such areas as shoreline buffer zones, public access sites and township, county, tribal, and school district public owned lands. Potential Conservation Areas The Potential Conservation Areas Map found in section IV illustrates features that comprise elements that may be considered as potential conservations areas. The map also identifies the resource areas that could be protected, the areas that are most appropriate for development, as well as the areas that


have already been developed. These maps show the interconnected pattern of resources that need protection and where development should be carefully managed, or in some cases, discouraged. Active Farmlands Active farms contribute to the economy and to the rural character of the township and preserve scenic views. Farmlands also provide wildlife habitat and act as wildlife corridors between other wildlife habitats.

I. The long-term economic viability of farmland in Helena Township is being challenged by rising land values.

II. Farmland will be split into small development units unless other economically viable development or preservation options are available.

III. Conservation easements, rural clustering or transfer of development rights are possible means to preserve the rural character and open space values of these farmlands.

Wetlands Extra care should be taken in development of wetland areas for many reasons. Wetlands are home to many plant and animal species. They help prevent flooding and recharge our aquifers. I. Loss of wetlands due to development activities such as access roads and filling. II. Splitting into small parcels that may disrupt their function as wildlife corridors. III. Wetland areas should be protected. IV. The rivers and their adjacent wetlands need buffer areas. Protection of certain resources (such as wetlands) by ordinance is desirable. Development of

wetlands is undesirable. Planned Unit Developments that allow reasonable residential development with appropriate setbacks from wetlands are reasonable where it is possible to maintain wildlife corridors. Maps of these wetland wildlife corridors should be created and an Overlay Zone of the wetlands and their adjacent steep slopes with allowable uses should be addressed.

Steep Slopes

I. Steep slopes are associated with some areas near each creek. II. Erosion takes place if development occurs and siltation of adjacent streams or wetlands is likely. III. Grading changes the character of steep slopes. IV. Construction along steep slopes could cause sandy soils to erode. V. Areas of forested slopes provide a border along wetlands. VI. Conservation Easements, public purchase or Cluster Development are options to consider.

Scenic Views Scenic views are an important part of Helena Township. A substantial part of the attractiveness of the township is due to the views of forested hills, farmland, and panoramic views of water from public roads. Current development patterns indicate that these public scenic views will gradually change. Development can occur in these areas if care is taken to include a consideration of the natural resource base. Environmental zones Environmental zones and their adjacent areas provide valuable ecological functions. A better understanding of the issues relating to these areas is necessary in order to make zoning ordinance requirements more meaningful and to help the public become more informed of development options to protect these areas. Public Access Sites


Helena Township owns 19 public access sites on Torch Lake and Clam Lake and Thayer Lake. I. Possible improvement or expansion of one or more of the most popular road end

parks may be considered and perhaps relieve use pressures from the Harbor. II. There may be a desire to establish a larger park on Torch Lake. III. Depot Park provides swimming but no boat access. IV. Baseball Diamond Park

Public-Owned Lands The Public Owned Lands Map illustrates Helena Township, Antrim County, Mancelona Schools and

Helena Township public lands, and township owned public access sites on Torch Lake, Clam Lake, and

Thayer Lake. There may be the opportunity to acquire properties with frontage on Torch Lake to provide parks, open space or to preserve the historic character of the sites. Farmland The conversion of farmland into non-agricultural uses is a noteworthy problem that is experienced statewide and will be faced in Helena Township as well. The general public recognized the importance of retaining farmland for food and tree production, as well as for its contribution to open space that comprises what people think of as rural character. Tools available to protect farmland include: purchase of development rights and deed restrictions.

I. A large portion of Helena Township is zoned Agriculture. II. A number of uses are allowed in the Agriculture zone. III. There may be a need to allow clustering, purchase or transfer of development or other methods to

retain the rural character of the township. Residential Development

Residential development and rural character are important issues. As rural areas are developed for residential uses concern for their effect on township character and quality of life should be considered.

The Environmental zone may be expanded to cover these streams and adjacent lands where rural clustering is required for all development and houses are located in clusters respecting streambanks, steep slopes, and wildlife corridors. Encourage conservation planning language for use in all residential zoning districts in the zoning ordinance. Conservation planning is one of the best tools available to protect resources while allowing development to occur. Resources are inventoried and protected on a site-by-site basis. This includes wetlands, steep slopes, scenic views, and wildlife habitats, etc. Development of the land is directed outside these resources. Example of ordinance language that can be written to implement conservation planning may include:

A. mandatory protection of certain resources (such as wetlands) by ordinance, B. voluntary conservation planning, written with built-in incentives such as bonus density

points, C. open space planning, cluster housing, and/or planned unit development, D. requirements for special use permits in environmental resource areas, E. overlay zoning districts to provide buffers areas along lakes, streams, or other resources, F. conservation easements and preserves in cooperation with a land conservancy, G. require a pre-application conference between the zoning administrator (or other designated

township representative) and developers so the township’s resource protection goals can be articulated,

H. require a resource inventory map, existing conditions (both natural and human made), and/or a site analysis map for every development.

I. Purchase of development rights, rural clustering, and transfer of development right should be


considered as methods of retaining the rural character of the township. MOBILE HOMES IN RESIDENTIAL DISTRICTS

A. Mobile homes should be permitted in residential districts subject to current standards. B. Mobile Home Park Developments

Statement of Intent Mobile home park developments have special characteristics which require full consideration of their location, including their site layout and design, their demand upon community services and the relationship to, and effect upon, surrounding uses of land. This is not intended to include recreational vehicle parks.

Location Standards I. Area with good road access to schools, shopping and other services. II. Area with soils suitable for community sewage disposal area or connection to a central sewage

disposal system – not including a sewage lagoon. III. Parcel that is large enough for appropriate screening and buffering from adjacent uses.

Access to the park development site should be from a public thoroughfare only. Access should be designed with a capacity to safely and effectively handle any increased traffic which may be generated by the mobile home park development.

I. Individual site access standards such as: A. minimum average size per mobile home site; B. minimum individual site size; C. provision for minimum dedicated open space; D. yard requirements such as setbacks from any private street or roadway, side site lines

and rear site lines, II. park road standards. III. unit lot improvement standards such as:

A. each mobile home unit shall occupy at least a single lot; B. all parking areas should be hard surfaced; C. skirting or equivalent treatment which shall be fire resistant, vented, and have access

panels. IV. building height limits V. lighting standards that keep light on the parcel and do not allow glare off site. VI. regulation or limitations on mobile home unit sales so that the mobile home park is not a retail

sales area Shoreline Residential The highest value, most densely developed land is located along the township’s 12.95 miles of shoreline on Torch, Clam and Thayer Lakes. Home sizes Impervious structure to lot size rations and setbacks may need to be considered in the future for new development or additions to existing structures. Short-term Rental in R-1 Zone The intent of the R-1 zone is to provide an area for single-family homes and a quiet residential neighborhood setting. Seasonal rental of homes can change the single-family residential character of a neighborhood. While historically short-term rentals have occurred in Helena Township on a neighbor friendly basis, if there is an increase in the commercial nature, scale and frequency of short-term rentals, regulation may become necessary to retain the single-family residential character of neighborhoods. The zoning administrator must carefully review development plans in the R-1 zone to assure plans are consistent with the intent and character of single-family residential use.


Economics/Development The commercial areas of the township are located in Calm River, Alden and a small area at the south end of the township. The economic base of Helena Township rests with resort and tourist business, high quality residential, and service businesses. The following goals apply.

I. Maintain the economic viability of the existing businesses. II. Retain or improve the character of the commercial areas as redevelopment or new development

takes place. III. The Community Wide Opinion Survey indicates the following:

A. resort and tourist business is typical, B. some industry is allowable, C. High-tech business is acceptable if it is environmentally compatible with natural resource

protections, D. Limited clustered commercial with special use permit review process is acceptable, E. Encourage development plans to conserve open space.

Parks and Recreation

1. The Five Year Plan is to put together suggestions from public input with information obtained by the Parks and Recreation Committee to construct a plan to protect, maintain, and develop, if appropriate, Helena Township land and water resources.

2. Biking, hiking, and cross-country skiing are recreational pursuits northern Michigan residents of

all ages enjoy. The recreation plan should provide the ability of resident to enjoy these resource-based activities. The township enjoys hiking trails at Coy Mountain and may consider non-motorized pathways for hiking and cross-country skiing in the acreage owned by the township just off McPherson Road.

ROADS, ACCESS MANAGEMENT AND ROAD DESIGNATIONS Roads There are both public and private roads in Helena Township that provide a variety of functions ranging from providing access to individual parcels to carrying an increasing amount of vehicular traffic. They also provide recreations opportunities for bicycle and pedestrian use as well as us by vehicles. Zoning Regulations should including the following:

A. Erosion Control Standards B. Driveway numbers, separation and location C. Road Capacities should be maintained according to classification. D. Safety

1. Sight distances for driveways 2. Number of private accesses to public roads.

E. Road Maintenance requirements for all new developments. F. Premature Development – splitting narrow lots off public roads, also splitting parcels with limited

or no provisions for future interior roads should not be allowed. G. Plans for future public roads should be shown on the Township Plan. H. Unpaved roads that have potential for future traffic should be planned for paving. I. Provide for smooth entry and egress of fire and emergency vehicles.

Access Management Defining and preserving the function of roads is an essential part of the Master plan. The concept of Access Management is to insure that the road system provides access to properties or moves traffic quickly and efficiently depending on the classification of the road. For example, Alden Highway provides a means for vehicles to travel at speeds up to 55 miles per hour with few conflicts with multiple driveways or vehicles entering and leaving the roadway, in contrast other roads serve primarily adjacent properties, with a number of driveways and at speeds of 35 & 45 miles per hour or less.

A. Standards of road design and maintenance should be based on the planned function of the roads.


B. Preserving the function of roads will result in lower overall costs and safer roads. C. Coordination with Antrim County Road Commission is needed to insure proper design and

maintenance of public roads. D. Roads in the Township need to be shown on maps according to the desired function. E. Coordinating land use regulations with the desired function of the adjacent roads.

Helena Township should consider the principles of access management included in the Access Management Guidebook published by the Michigan Department of Transportation (MDOT) in October 2001 when considering access to public or private roads. Planned orderly land development that is coordinated with road improvements result in less traffic congestion, safer operation and a more efficient use of limited infrastructure resources. Points to be considered for appropriate additions to existing land use regulations for the corridor are:

A. adjustments to land use density and permitted land uses, B. frontage requirements, C. setback requirements, D. shared and joint access requirements, E. driveway spacing standards, F. corner clearance standards, G. improved internal site circulation, and H. condominium and subdivision regulations that support the development of local roads and service

drives. FUNCTIONAL ROAD CLASSIFICATIONS The following functional classification of roads is consistent with the various development zones of the future land use map.

A. Primary 1. Purpose is to handle traffic needs into the future 2. Driveways are limited in number 3. Provides safe intersections with Collector Roads and a limited number of Local Roads. 4. Designed for speed of 55 miles per hour.

B. Connector 1. Purpose is to provide vehicular access to Primary Roads from local road. 2. Provides safe intersections with Local Roads.

C. Local Roads 1. Purpose is to provide direct access to individual properties. 2. Provide safe driveway intersections.

TOWNSHIP ROAD DESIGNATIONS The following roads have been classified according to their long-term function.

I. PRIMARY ROAD A. Alden Hwy (reduce speed through Alden) B. S. E. Torch Lake Drive C. S. E. Torch Lake Drive (reduce speed in Alden commercial area)

II. CONNECTOR ROADS A. Helena B. McPherson – Consider as possible alternative route around Alden and improve to Alden

Hwy. C. Crystal Springs Road (reduce Commercial Truck traffic and speed) D. East of Torch Lake Drive E. Chapman Road


III. LOCAL All Other Township Roads


, ' .. caa...&Ns S). ..-*' ~a·•• "-'- """'._,._., D ,._ ,.,_ ..... ..... ""-" ~ Nn., ~......,,,. ..... . c-..m.-

~- ........ aa •• t D 1wat11rw1 ._...,.... - -· .. ,. ............ -··~·---

ZONING Helena Tov.nshfp Antrim County

0 D.25 06 1 --===----..... -.lln'IJ-~ra•oca

ti.. ... _,1,.._... ... _ .. .,,._,, ~ ... --..... ~.·-- ........... . ...._.. _ .. ..,....u.-.-~ .... ..._ ... _

ZONING DISTRICT MAP OF THE TOWNSHIP OF HELENA, ANTRIM COUNTY NOTE: Zoning Districts not to scale.

Helena Township Zoning Ordinance Revisions effective 06/09/2012 Page 112


POTENTIAL CONSERVATION AREAS Hel-Townlhlp

Antrim County

Approved by Helena Township Board Nov. 11, 2009 Effective Date: January 1, 2010

ICNJO . ..-Yage 1.j ot 15


I I

PUBLIC OWNED LANDS Helena Township

Anlrtm County

Approved by Helena Township Board Nov. 11, 2009 Effective Date: January I, 2010

=--t'age l ':J or 25


I I

ROADS DESIGNATION Hlllnll Township

Antrim County

Approved by Helena Township Board Nov. I I, 2009 Effective Date: January I, 20 JO

... :.:.:·-

t'age 1.':J or 15


MEMBERS Antrim County Planning Commission · Bellaire, MI 49615 PHONE: 231-533-6265 FAX:...

Documents

Transcript of MEMBERS Antrim County Planning Commission · Bellaire, MI 49615 PHONE: 231-533-6265 FAX:...