2018 Township Master Plan Update W/Cellular Towers MP Report

Algoma Township 2018 Master Plan Update

Adopted by the Algoma Township Board on October 9, 2018

RESOLUTION NO. 38-18

ALGOMA TOWNSHIP BOARD OF TRUSTEES RESOLUTION OF ADOPTION ALGOMA TOWNSHIP 2018 MASTER PLAN UPDATE

The following Resolution was offered by Board Member Powell and seconded by Board Member Ungrey:

WHEREAS, Algoma Township, Kent County, Michigan has a duly constituted Planning Commission whose responsibilities under the Michigan Planning Enabling Act, Public Act 33 of 2008, as amended, include the preparation of a Master Plan to guide future land use development in the community; and,

WHEREAS, the Township Planning Commission did issue its notice of intent to prepare a plan in accordance with Section 39, (2) of Public Act 33; and,

WHEREAS, the Township Planning Commission has worked with the consultants at Wade Trim to oversee a planning process that included opportunities for public input as well as investigations and surveys of existing resources; and,

WHEREAS, a draft plan was prepared by the Planning Commission and presented to the Township Board in accordance with Section 41, (1) of Public Act 33, and the Township Board approved the distribution of the draft plan for review and comment pursuant to Section 41, (2) of said Act; and,

WHEREAS, after expiration of a 63day review and comment period, the Algoma Township Planning Commission did give notice of a public hearing on the draft plan in accordance with Section 43, (1) of Public Act 33, with such public hearing being held on September 18, 2018;

WHEREAS, on September 18, 2018, the Algoma Township Planning Commission passed a resolution recommending adoption of the 2018 Master Plan Update;

NOW THEREFORE BE IT RESOLVED THAT, The Township Board of Algoma Township does hereby adopt the 2018 Master Plan Update by means of the passing of this resolution, hereby adopted this 9th day of October, 2018.

AYES: Ellenwood, Green, Wilson, Ungrey, Pickerd, Bigney, Powell

NAYS: None

ABSENT: None

Resolution declared adopted.

Judy A. Bigney, CMMC/MMC Algoma Township Clerk

I, Judy A. Bigney, Clerk of Algoma Township, do hereby certify the foregoing to be a true and correct copy of a resolution that was adopted by the Algoma Township Board at their regular meeting held on October 9, 2018.

______Judy A. Bigney, CMMC/MMC Algoma Township Clerk ALGOMA TOWNSIDP PLANNING COMMISSION RESOLUTION RECOMMENDING ADOPTION: ALGOMA TOWNSIDP 2018 MASTER PLAN UPDATE

The following Resolution was offered by Commissioner Wilson and seconded by Vice Chairman Newberger:

WHEREAS, the Township Planning Commission did issue its notice of intent to prepare a plan in accordance with Section 39, (2) of Public Act 33; and,

WHEREAS, after expiration of a 63-da y review and comment period, the Algoma Township Planning Commission did give notice of a public hearing on the draft plan in accordance with Section 43, (1) of Public Act 33, with such public hearing being held on September 18, 2018;

NOW THEREFORE BE IT RESOLVED THAT, the Planning Commission recommends to the Township Board that, the contents of the 2018 Master Plan Update, dated July 6, 2018, with revisions as discussed during the September 18, 2018 Planning Commission meeting, be adopted.

AYES: 7

NAYS: 0

ABSENT: 0

I, Jennifer Waugh, Secretary of the Algoma Township Planning Commission, do hereby certify the foregoing to be a true and correct copy of a resolution that was adopted by the Algoma Township Planning Commission at their regular meeting held on September 18, 2018.

______

Signature

Algoma Township Kent County, Michigan 2018 Master Plan Update

Adopted by the Algoma Township Board on October 9, 2018

Township Board: Kevin Green, Supervisor Judy Bigney, Clerk Deborah Ellenwood, Treasurer Gordon Pickerd, Trustee James Powell, Trustee Tom Ungrey, Trustee Bob Wilson, Trustee

Planning Commission: Tyler Lecceadone, Chair Robert Newberger, Vice Chair Jennifer Waugh, Secretary Charles Hall Dennis Hoemke Ariana Jeske Bob Wilson, Board Representative

Master Plan Steering Committee: Tyler Lecceadone Julie Sjogren Jennifer Waugh Bob Wilson

With assistance from:

2851 Charlevoix Drive SE, Suite 108 Grand Rapids, MI 49546 www.wadetrim.com

T A C C E hapt xec hapt a l H H P D Infrastructure Historical Overview Historical Cr W V N Physical Setting Land UseLand g r bl isi e o o a e e h u mo t w w o v ati at e o u t e e i

i Planning Goals:Planning Infrastructure Public Utilities Tra Transportation/Access Goals:Planning Land Use P Value Housing Occupancy Housing Housing Units and Housing Unit Types Unit Housing and Units Housing Industry by Employment Education Size Family and Household Age P Public/Semi and Recreation Parks Existi Planning Goals:Planning N Features Natural Prime Farmland Prime L r n n ral ral m r o S D v

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Planning Planning Community Executive Implementation Future Land Use The Master Plan Principles Framework Snapshot Summary Chapter 3 Planning Framework ...... 28

Public Involvement 28

Chapter 4 Planning Principles ...... 32

Goals, Policies & Strategies 32

Chapter 5 Future Land Use Plan...... 36

Future Land Use Designations 36 Future Land Use Map 39 10 Mile Future Land Use Map 40 Zoning Plan Matrix 41 Conclusions 46

Chapter 6 Implementation ...... 47

Project Priorities 47 Implementation Matrix 47

Executive Summary • Sustainable: ensuring that the prized

character of the community is

protected for current and future This report (the 2018 Algoma Township Master residents by providing a balance of Plan Update) is an update to the 2012 Algoma uses, a variety of lifestyle opportunities Township Master Plan. The 2012 Master Plan and a range of services appropriate to all Executive Summary development process sought citizen input age groups. through a public survey, focus group meetings, • a mix of open house, and a public hearing. This 2018 Quality Managed Growth: commercial services and employment Master Plan Update is a limited update to the opportunities in appropriate locations

2012 plan. A Master Plan Steering Committee that complement, but don’t was formed to lead the 2018 Master Plan Update

compromise, the dominant rural Plan process, which included revisions to the residential character of the township.

Community Snapshot portion of the plan, review The Master and minor revisions to the Planning Framework and Planning Principles, and review and minor This vision became the catalyst for the goals and strategies that provide the foundation for land

revisions to the Future Land Use Plan. After a complete draft plan was developed, a public use planning. The vision, goals and strategies are hearing was held by the Township Planning the planning principles that form the Future Land Commission; later, the 2018 Master Plan Update Use Plan.

Snapshot was formally adopted by the Township Board. Community The Future Land Use Plan includes three important elements: 1) A future land use map Vision Statement that categorizes the lands of the Township into

distinct land use designations; 2) descriptions of The master plan reflects the desires of Algoma the land use designations, to describe how long Township’s citizens for the future of their term development, redevelopment or community. Through a public process of focus preservation of various areas in the Township is groups, online surveys and public meetings, Planning planned or anticipated; and 3) a subarea plan of Framework citizens made known their desires for the coming the 10 Mile Corridor, which further details future decades. development within this area of Algoma

Township. Based on that input, a vision was crafted to

establish a foundation for goals, strategies and The plan also includes an implementation the future land use plan. The guiding vision for

matrix and zoning plan that provides the Planning the plan is: Principles Township with a “road map” to implement the

plan’s recommendations. The recommendations Yesterday, Today and Tomorrow, Algoma are prioritized and responsible parties are Township is:

identified. • Beautiful Vistas and Scenery:

meandering cold water streams feeding Use A master plan remains useful only if it is lakes and ponds bounded by rolling hills

implemented and consulted when making land Land Future and affording a variety of recreational use decisions. As such, the plan should be a opportunities. determining factor when deciding on • Friendly Neighborhoods: compact low development and rezoning requests. Typically, density residential neighborhoods that these requests should conform to the master blend into the rural countryside, where plan. children can play and residents are proud to call home. Implementation Algoma Township Master Plan Update 2018 1 This does not mean that the Township should never deviate from the plan. Deviations, however, should be made only after very careful consideration. It may be prudent to amend this Plan when warranted by changing or unanticipated conditions.

By statute, the plan must be reviewed every 5 years to determine if it should be updated or replaced. The plan should be reviewed on a more frequent basis, however. As part of their required annual report, the Planning Commission should review the plan and report to the Township Board on its effectiveness.

This master plan conforms to the requirements of the Michigan Planning Enabling Act (Act 33 of 2008). The 2018 Master Plan Update was adopted by the Algoma Township Board on xxxxxx, 2018.

2 Algoma Township Master Plan Update 2018 Chapter 1 This master plan is a look into the next 20

years, based on the desires of the citizens and Master Plans the realities of the economy and surrounding influences for the use of land within Algoma What is a Master Plan? Township. Executive Summary Every community has a responsibility to look How Will the Plan Be Used? beyond day-to-day issues and focus on the long-range consequences of its land use and The plan serves many functions and can be zoning decisions. Therefore, the community used in a variety of ways, but its usefulness is needs a document that provides guidance for determined by the willingness of the Township

land use and development by considering a to actively support and implement its vision Plan wide range of possible futures. The Michigan and goals. A plan that is not consciously The Master Planning Enabling Act (Act 33 of 2008) empowers followed and implemented may lead to each municipality to create this document: the problems in the future. Failure to follow the community master plan. plan may discredit attempts to use the plan as a

defense for legal actions resulting from Township leaders and residents desire to challenges by property owners or developers. encourage quality growth by promoting the things that make Algoma Township special. At Likewise, consistent and vigorous use of the Snapshot Community the same time, they are also interested in plan will lend credibility to implementation of preserving the community’s rural character. The controversial land use decisions and rezonings. appropriate balancing of these desires is a key While the Michigan courts do not recognize the challenge of the community master plan. absolute authority of the master plan, they do lend much more credibility to actions In truth, no community can solve every supported by careful planning than those that

problem or answer all of the contrasting appear to be taken arbitrarily. Planning concerns about growth and land development. Framework But advocates for both development and The plan is best utilized by keeping the preservation have common goals; each wants following in mind: “better planning.” Decision makers, then, must 1. The master plan is a general statement balance the interests of landowners wishing to of the Township’s vision, goals and develop their properties with maintaining the policies. It provides a single, Planning Planning

features that attracted people to the comprehensive view of the community’s Principles community in the first place. desires for the future.

Those “quality of life” features – rural 2. The plan aids in daily land use decision- atmosphere, friendly neighbors, scenic vistas, making. The vision and goals outlined in

small lakes, the Rogue River valley, quality the plan are intended to guide the schools – are among the elements that make Planning Commission and the Algoma Township special. A successful master Township Board in their deliberations Use

plan must consider these elements, along with on zoning, subdivision, capital Land Future consideration for the economy and the improvements, and other matters environment, and take steps to ensure that relating to land use and development.

development "fits." Accordingly, use of the Accordingly, the plan provides a right planning tools is needed to ensure that the stable, long-term basis for decision Township continues to be a special place. making, which will provide a balance of

Algoma Township Master Plan Update 2018 3 Implementation land uses and an orderly development Relationship to Zoning process. The Michigan Zoning Enabling Act (Act 110 of 3. The plan provides the statutory basis 2006) states that the “zoning ordinance shall be upon which zoning decisions are based. based upon a plan designed to promote the The Michigan Zoning Enabling Act (Act public health, safety and general welfare, (and) 110 of 2006) requires that the zoning to encourage the use of lands in accordance with ordinance be based upon a plan their character and adaptability…” The master designed to promote the public health, plan is the long range planning document upon safety, and general welfare. It is which zoning decisions are based, including important to note that the master plan creating and amending the Township zoning and accompanying maps do not ordinance. Although the master plan is a policy replace Township ordinances, document and does not have the force of law, specifically the zoning ordinance and it is the basis of the Zoning Ordinance and zoning map. Zoning is only one of the zoning map, and zoning decisions that are legal devices used to implement the inconsistent with the master plan may be found master plan, but generally is the most to be improper by the courts. significant one. The master plan is the document that lays out 4. The plan attempts to coordinate public the Township’s future, while the zoning improvements and private ordinance provides the day-to-day regulations developments. For example, public for land use. Therefore, the land use investments such as road or utility designations on the future land use map may not improvements should be located in directly correlate with the zoning districts or areas identified in the plan as resulting existing uses. However, the master plan reflects in the greatest benefit to the the community’s long range desires for land Township and its residents. development, so as land uses and market demands change, it is expected that future The master plan is also a component zoning decisions will conform to the master used in making decisions about public plan. services. To be fiscally responsible and give the Township a measure of control The areas delineated on the future land use over future growth, new infrastructure map are called “land use designations” and are should correspond with the master plan. different from zoning districts on the zoning map. It is important to remember the differences 5. The plan serves as an educational tool between a land use designation and a zoning and gives citizens, property owners, district. The land use designation is the desired developers, and adjacent communities long range land use, whereas the zoning a clear indication of the Township’s district dictates what can happen now. direction for the future. Chapter 6 includes a “zoning plan” that describes how the land use designations on the future land use map correlate to the zoning districts on the zoning map. The zoning plan can be used as a guide to determine how the zoning ordinance should be amended to implement the recommendations of this master plan.

4 Algoma Township Master Plan Update 2018 Keeping the Plan Current Previous Planning Efforts

Fulfilling the vision outlined in the plan will not Township Master Plans occur overnight. The master plan provides a sense of direction for the present and is a guide Algoma Township has a tradition of planning for for the future. Understanding this, the plan the future. The Township adopted its first master should not be rigidly administered; changing plan in 1991, which was replaced by a new plan conditions that can affect its original intentions in 1999 and again in 2002 and amended in 2007. should be acknowledged and addressed. The 2002 plan was an update to the 1999 plan, and was meant to address the growth that the A plan that is not referenced on a continual basis, Township was experiencing in the last few or one that is outdated, can weaken land use decades of the 20th Century. decisions. Over time, goals may be achieved and new ones needed, or individual zoning The 2002 plan focused on demographic decisions may change the direction of changes revealed in the 2000 Census and development in a certain part of the Township. sought public input on growth issues and types Where decisions lead to land use approvals of development. A survey asked specific that are contrary to the plan, it should be questions about minimum lot sizes in the RA properly amended to reflect these changes. (Rural Agriculture) and RR (Rural Residential) zoning districts. Respondents preferred The Michigan Planning Enabling Act requires minimum lot sizes of 2 acres in these districts. the Planning Commission to make an annual Respondents also indicated reservations about report to the Township Board concerning its planned unit developments, which allow for operations and the status of planning activities. relaxation of minimum requirements (such as lot As part of preparing this report, the Planning area, etc.) in exchange for more open space and Commission should review the plan, ensuring higher quality developments. Most respondents that changes are taken into consideration and preferred traditional subdivision practices with amendments are made to keep it current and larger (2 acres or greater) lots. consistent with Township philosophies. The Planning Commission should periodically solicit A new Master Plan adopted in 2012 sought to public opinion about the master plan using build upon the previous planning efforts to surveys, public meetings, or other means. By proactively establish a vision for land use and routinely following these procedures, the development within the Township. master plan will continue to be an up-to-date and reliable planning tool. 2018 Master Plan Update

The Planning Act also requires municipalities to This 2018 Master Plan Update is a continuation review their current master plan at least every of the Township’s proactive planning efforts. It five years to determine whether amendments has been developed in recognition of several are needed, or if the process for a new plan major developments, milestones and/or should be started. An annual Planning accomplishments since 2012, which include: Commission review, documented through meeting minutes, will not only fulfill this 1. Significant new development has requirement, but will also ensure that the Plan occurred at the northeast corner of 10 remains a relevant and useful document. Mile Road and US 131 within the Township. Consisting of a mixture of uses, this development has included:

Algoma Township Master Plan Update 2018 5 • Spectrum Health Integrated Other Plans Care Campus (constructed) • StoryPoint Senior Living In 2003, Algoma Township, Plainfield Charter community (constructed) Township and the City of Rockford adopted a • Meadow Creek Flats joint subarea plan for the 10 Mile Road corridor Apartments (constructed) between the Rogue River and approximately ¼ • Meadow Creek condominiums mile west of Algoma Avenue. This plan was (approved/planned) intended to direct land use and prevent • Lamoreaux Farms commercial uncontrolled strip development along the and multiple-family residential major access to the Rockford area. Commercial, mixed-use development office and industrial uses are planned to be (approved/planned) clustered around the US 131 interchange area; the remainder of the corridor is planned for 2. Expanded commercial development residential uses of varying densities and along Northland Drive, north of the City public/quasi-public uses (such as churches, of Rockford. schools and recreation areas).

3. Newly constructed West Michigan This plan has been implemented as the areas Sports Commission baseball/softball around the US 131 interchange have developed facility (Art Van Sports Complex), with nonresidential uses. Since 2003 and located on the south side of 10 Mile continuing through 2018, development has Road, near US 131, within Plainfield continued within the 10 Mile Road corridor, Township. including commercial outlots, medical offices, residential developments, and recreational 4. River’s Edge Park, a property acquired by facilities. the Township along the Rogue River, which is planned for development as a As of the writing of this 2018 Master Plan Township Park with boardwalks, trails Update, the Township is currently developing a and river access facilities. Cellular Towers Master Plan. This 2018 Master Plan Update hereby incorporates, by reference, 5. Recent zoning ordinance text the conclusions and recommendations of the amendments, rezonings and approved Cellular Towers Master Plan and any subsequent Planned Unit Developments (PUD’s). amendments, as may be adopted by the Township. 6. As of the writing of this 2018 Master Plan Update, several agencies (Federal, State and Local) are actively investigating and working to address PFAS groundwater contamination in the Rockford area. This has become a significant concern to residents within northern Kent County. The impacts of this contamination are discussed further in the Infrastructure section of this plan (pages 17-19).

6 Algoma Township Master Plan Update 2018 Algoma Township is currently working with its the information obtained engineer to prepare a Capital Improvement Plan through the survey can be (CIP) for the Camp Lake Sanitary Sewer System in found in Chapter 3 of this order to best plan for future system repairs and Plan. improvements. The CIP identifies projects recommended to protect the system’s integrity, Focus Groups and provides for logical maintenance of the system. This Master Plan recognizes and In August, the township supports the findings of the CIP. Further, a met with key strategy of this Master Plan is to explore persons/stakeholders to opportunities to draw more users on the Camp discuss topics and issues as Lake sanitary sewer system. they relate to the drafting of the master plan. Creating the Master Plan The feedback received The 2012 master plan was a collaborative effort through these methods between the Township staff and the citizens of was used to identify the Algoma Township. In 2012, the Township hired a planning issues that affect planning consultant (LSL Planning of Grand the community. A Rapids) to assist in preparing a new master summary of the results of plan. A steering committee, composed of the public participation members of the Planning Commission and the process and a listing of the Township Board, was created to guide the planning issues are found consultants in developing the plan. The master in Chapter 3, Planning plan was created in four major steps. Framework.

First, the planning framework was constructed. Based on the outcomes of Information about the community was the planning framework, gathered – history, demographics, maps, and the second step resulted in other background material. This information is the development of summarized in the Community Snapshot Planning Principles. These (Chapter 2). These data were used to identify principles consist of a preliminary issues that serve as the basis for vision, goals and strategies public participation. that are the foundation for the future land use plan. Through a variety of efforts, the public had an The vision, goals and opportunity to participate in the process to strategies were reviewed by the public at an determine the important land use values. open house held February 4, 2013. The resulting Several techniques were used to engage the planning principles are described in Chapter 4. public in order to build the planning framework. The third step, using the Planning Principles as a Survey guide, a Future Land Use Plan and Future Land Use Map were prepared. The Future Land Use A Township-wide survey was initiated during the Plan is found in Chapter 5. summer of 2012 to gather opinions including desires for the Township’s future. An analysis of Finally, an Implementation Plan (Chapter 6) was created as the forth step, to guide this Plan into action. The implementation plan takes into

Algoma Township Master Plan Update 2018 7 account all of the information gathered and How Should You Use This Plan? identifies actions or tasks that the township can take to achieve the goals of this plan. Again, use of the plan depends on your interest in the future of Algoma Township. Generally, In 2018, led by a Master Plan Steering here is a procedure you should follow: Committee, a limited update to the 2012 was undertaken. The scope of work for the 2018 Step #1 What land use is proposed for Update included revisions to the Community your property, or the area Snapshot chapter and an overall review of all surrounding your property? other chapters of the plan. Minor changes were made throughout the master plan, until a This information is on the future complete draft was ready for review by the land use map in Chapter 5. Planning Commission during a public meeting(s). This map is divided into separate On September 18, 2018, a public hearing was land use categories. Find the held by the Planning Commission to solicit citizen land use category in which your feedback on the plan. On October 9, 2018, the property is located. updated plan was adopted by the Township Board. The resolution of adoption is copied on Step #2 Determine how the the inside back cover of this document, in Township views development accordance with the Michigan Planning in your area. Enabling Act. The future land use plan How Does the Master Plan Affect (Chapter 5) and map indicate You? the type of development planned for your area; it may be How the master plan affects you depends on fairly specific, or somewhat your particular situation: general. This part of the plan • If you are a property owner, you may provides some reasonable have several interests, including not only direction to the Planning your property, but properties that are Commission, as well as similarly designated. information to property • As a homeowner, you may be interested owners about development in the properties in your immediate within the Township. neighborhood and you may wish to know what uses are proposed for vacant Step #3 Determine the meaning of land. the land use designation for • As an owner of vacant property you may your property. want to know what land uses are proposed for your property. In Step #1 you were asked to • As a resident you may be interested in determine the land use the overall planning concepts, as category for your property. expressed by the Goals. These Find the category that applies to statements should give you an your property and read the land indication of the Planning use designation. Depending on Commission’s view of the Township the nature of your interest, this now, and in the future. may be as far as you want to go. If you have a specific proposal that does not match

8 Algoma Township Master Plan Update 2018 the expectations of the plan, you may want to look at it in more detail.

Step #4 Determine how your property is affected.

The future land use designation indicates the planned future use for your property. This does not mean that you cannot continue the use that you currently have. Land use within Algoma Township is also affected by zoning, so see the zoning ordinance or call the Township offices for more information.

The master plan may have an impact on the future of your property, regardless of whether you are a developer, landowner or homeowner. As a resident and property owner of Algoma Township, it is important that you become familiar with the plan and what it may mean to you and your community.

Algoma Township Master Plan Update 2018 9 Chapter 2 Community Snapshot

A community snapshot is the beginning of the framework for the master plan. To know where Executive Summary to go and how to get there, you first need to know where you are and where you have been.

Algoma Township is located in northern Kent

County, north of the City of Grand Rapids, west Plan of the City of Rockford and just east of the Village of Sparta. The City of Cedar Springs is located just The Master to the north.

Historical Overview1

Algoma Township was first settled by Smith

Lapham, from Washtenaw County in Snapshot Community Community southeastern Michigan. He settled on the east side of the Rogue River in what is today the City of Rockford (originally named Laphamville).

Settlement moved north as others came from other parts of Michigan and the old colonies and Map of Kent County, Michigan states to the east. Most settlers were farmers, but others harnessed the power of the Rogue Planning Planning

River and other streams for mills to process local Algoma Township was named for a steamboat Framework grain and to cut the abundant lumber in the area. that traveled the Grand River between Grand Rapids and Grand Haven. Originally a part of Plainfield Township, Algoma Township was separated and organized in 1849. Smith Lapham was the first supervisor.

Planning Principles Rockford was incorporated as a village in 1866. Upon adopting a city charter in 1935, Rockford was no longer part of Algoma Township. Other communities within the Township that were

once settled but have since disappeared include Burchville and Edgerton. Use

Algoma Township today is a thriving rural and Land Future residential community on the northern edge of the Grand Rapids metropolitan area. It is

1 Historical information from History and Directory of Kent County, Michigan, Containing a History of Each Township and the City of Grand Rapids, 1870

10 Algoma Township Master Plan Update 2018 Implementation known in the region for its natural and scenic character, the quality of the three school systems that serve the Township, attractive neighborhoods and a strong agricultural heritage.

Physical Setting

Algoma Township is a desirable place to live in the Grand Rapids metropolitan area – its rolling topography, scenic vistas and quality schools The US 131 Freeway is perched atop some of the attract families of all sizes. To the south, highest elevations in the Township. This allows particularly near Rockford and the US 131 for long, scenic views as motorists Freeway, the Township is made up of newer, high quality homes and businesses along 10 traverse the Township. The land slopes Mile Road and Northland Drive. The land then downward from the north towards the river transitions into a more rural aspect, dominated valley. The highest elevations are located by farms and homes on large lots. Many of between 10 Mile and 11 Mile roads, east of US these are farms that have been in the same 131 near the Rockford border. In addition to the family for several generations. This pleasing mix slopes of the Rogue River valley, Porter Creek of urban, suburban and rural accounts for much flows through Porter Hollow south of 14 of the Township’s desirability. Mile Road/M-57, near the eastern border of the Township. The extreme southwest and Natural Features northeast corners of the Township have the lowest elevations and tend to be the flattest

areas, as well. Algoma Township is characterized by rolling hills and river valleys, see Natural Features The largest lake in the Township is Camp Lake, Map. The southern third of the Township is located near the western border opposite dominated by the Rogue River and its tributaries. Sparta Township. This 154-acre lake is The river meanders from the western edge of the surrounded by seasonal and year-round Township across the southern sections to the residences. To the north of Camp Lake are the northern edge of Rockford. Upon entering from two Indian Lakes, which are 18 and 15 acres in Sparta Township, the first two to three miles area. There are several other smaller lakes and consist of wildly meandering bends within a ponds, mostly located in the western half of the broad, forested valley, giving way to a somewhat Township. straighter channel in a low ravine as the river

flows to the east. Several small streams empty into the Rogue, which eventually reaches the Grand River southwest of Rockford.

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r A K \\Dtdata\Projects\Agm6004\01d\GIS-data\Projects\Prime Farmland.mxd Northland Drive is the pre-freeway alignment of Township. Algoma Township’s Trestle Park is a US 131 and still carries a significant amount of popular wayside stop, and there is a trailhead traffic. This street forms most of the eastern with space for 50 cars at Russell Road. boundary of the Township with Courtland Snowmobiles are allowed on the trail north of Township, but a small portion of Northland this trailhead. This trail is a major amenity for the Drive veers to the west in Section 13 before community and brings several thousand trail rejoining the Township line. Land uses vary users into the Township each year. from light and small scale industrial uses near Rockford to more highway oriented uses near Trestle Park is located on Summit Avenue, north the Northland-14 Mile Road intersection, giving of 13 Mile Road. This park is a nice stop along the way to a mix of rural residential and small White Pine Trail, where the old historic stone businesses as the road proceeds to the trestle can be viewed. Picnic tables are provided, northern boundary of the Township. as well as a vault toilet for trail users. A connector trail allows users of the White Pine to Fourteen Mile Road, east of the US 131 Freeway access the park without going along Summit interchange, consists mostly of highway- Avenue. oriented businesses. A four-screen movie theater is located on the southwest corner of Camp Lake Park is a small, 2.39-acre, 14 Mile and Northland Drive. neighborhood park on the west side of Camp Lake. This park was recently awarded a grant to Parks and Recreation install new play equipment, ADA walking path to that play equipment, benches, basketball poles, The Township Hall is near the southwest corner new lights and recycled receptacles. This park of Algoma Avenue and 13 Mile Road, adjacent to has a small pavilion and a sliding hill in the the Algoma Sports Park. This park includes a winter. The DNR has a public boat ramp on the soccer field, three baseball/softball fields, a 0.64- south side of Camp Lake. mile walking path and a playground. This facility includes a full restroom/concession area, a Over the last several years, the Township has picnic pavilion and the Helsel Memorial Garden. worked toward purchasing land along the Rogue The Algoma Sports Park is home to the Algoma River for a total of approximately 14 acres. After Little League, with more than 200 players each receiving numerous grants, the Township is in year, and youth soccer leagues. Since the last the process of planning and developing River’s Master Plan update, the park has installed a Edge Park. The park is located along Edgerton small Little Free Library and free wi-fi for visitors. Avenue, between 12 Mile and 13 Mile Roads. As of 2018, a small parking area and the beginning Chalmers Park is located on the corner of Pine of the nature trail will be completed. The Island Drive and Fonger Street behind the Township is working in conjunction with the Algoma Township Historical Building (Chalmers schools, Rogue River Watershed group, Michigan School House), and across the street from the Water Trailways and many more entities to Algoma Township Fire Station. This is a create an educational experience for everyone neighborhood park with a picnic shelter, play to learn about the Rogue River and adjoining area and two ball fields. wetlands.

The Township is also bisected by the White Pine The West Michigan Archery Center is also an Trail, a rail-trail owned by the Department of example of people and communities coming Natural Resources. The trail is Michigan’s longest together to create a world class facility. The – 93 miles from Grand Rapids to Cadillac. The Township, in conjunction with the State of trail is paved for its entire length through the Michigan, West Michigan Archery, Easton and

16 Algoma Township Master Plan Update 2018 Plainfield Township developed an archery facility The township should maintain the established of which there is only one other in the State. It densities for residential development west of US has 24 indoor competition shooting lanes and a 131. Clustering of residential lots should be 3D field. The facility is well used by Olympic embraced to further preserve the natural athletes, schools, community church groups and topography. the general public. The center is located in Plainfield Township on 10 Mile Road.

Public/Semi-Public Facilities Infrastructure

The locations of public and semi-public uses Transportation/Access within the Township are also shown on the Existing Land Use Map. Public uses include state- The Transportation Map shows the major owned conservation land, public parks routes in the Township according to their (described above), Pine Island Fire Station, functional classification (as determined by the Edgerton Fire Station, and a Township Cemetery. Michigan Department of Transportation). The Semi-public uses include the Sparta Hunting Township is served by the US 131 Freeway, Club, Rockford Sportsman’s Club, Sparta Moose which bisects the Township from north to Lodge and Golf Course, Maranatha Baptist south. There are two full-access interchanges, at Church, Camp Lake Baptist Church, Cedar Creek 10 Mile Road and 14 Mile Road/M-57. As noted Community Church, Grace Evangelical Free above, the freeway is mostly built on a ridge, Church, Algoma Baptist Church, and which allows for scenic vistas of the Rogue Resurrection Life Church. River valley and the rolling hills beyond. The US 131 Freeway is the major north-south access to Planning Goals: Land Use the Grand Rapids metropolitan area. MDOT 2016 traffic counts show volumes of 36,624 to Current land use data illustrates that Algoma is a 42,465 vehicles per day between 10 Mile Road rural community, with the majority of the and 17 Mile Road. township in a natural state and minimally improved. Commercial and industrial land uses 10 Mile Road, between US 131 and Northland are centralized along dedicated corridors and Drive in Rockford, is the principal access to the nodes at and east of US 131, mainly due to a lack City of Rockford from US 131 and is classified as of infrastructure. Algoma’s residential a principal arterial. Arterial roads move traffic development is also concentrated east of US through a region, providing access between 131; however, a significant amount of small, cities and major activity centers. The 10 Mile less dense residential neighborhoods exist west Road segment carries approximately 20,000 of the highway. vehicles per day (per GVMC traffic counts between 2009 and 2013). Further development of properties along 10 Mile Road is expected by the township. Land uses should fill a need in the township. This development should also be of a scale in line with the township’s population. Additional big box retail development should be discouraged.

Algoma Township Master Plan Update 2018 17 !

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Public Utilities

Properties west of US 131 are generally not served with public water and sewer systems.

Currently, Plainfield, Rockford and Sparta From US 131 east into Courtland Township, 14 provide limited services to Algoma. However, Mile Road is also marked as Michigan State the extent of that service is restricted to land Highway M-57, providing access to Greenville in around each municipal boundary. While a Montcalm County. As noted, Northland Avenue number of newer residential developments have was formerly the US 131 alignment, but is now constructed private water and sewer systems, under the jurisdiction of the Kent County Road the majority of properties west of US 131 rely on Commission. Northland and 14 Mile/M-57 are well and septic systems for these services. classified as minor arterials. Other minor arterials include 10 Mile Road west of US 131 Planning Goals: Infrastructure and 13 Mile Road. Water Algoma Avenue, Pine Island Drive, White Creek In mid-2017, groundwater contamination of Drive and portions of Edgerton Avenue are all private wells became a significant issue for major collector roads. Collector roads take Algoma citizens. Algoma must redouble their traffic from the local road system and distribute efforts to provide municipal water to the citizens it to the arterial roads. in the areas of: north of 10 Mile to 13 Mile; and, east of Jewell/Grange to Northland. This is even more critical due to the poor/non-existent fresh- water reserves in the area of Wolven and south of 11 Mile. Due to the multiple municipalities and large development water systems that exist, a possible solution is cross-connection between them with appropriate monitoring/reporting points. Another alternative is for Algoma Township to become its own water system entity.

Sewer With the recent additions of two much larger multiple-unit apartment and condominium Aside from MDOT routes (US 131 and M-57) and complexes on the north side of 10 Mile Road, private residential/subdivision streets, the bulk sewer service is being provided by the hook-up of the Township’s road system is owned and to Plainfield Township via the existing Meijer and maintained by the Kent County Road StoryPoint sanitary sewer line. Additional need Commission. Thus, Kent County continues to be will come from the southeast quadrant of the

Algoma Township Master Plan Update 2018 19 Township if municipal water is provided, as also consider and coordinate with regional mass development pressure will certainly increase. transit providers for the benefit of Algoma residents. Discussions with the North Kent Sewer Authority must be accelerated for Algoma Township to be a full-fledged member rather than affiliated Demographics through Plainfield Township. Additionally, discussions with the Village of Sparta need to The demographic data presented in this section address a long-term viable rate structure, as well was primarily obtained from the U.S. Census as the ability to add sewer customers to Algoma Bureau. Key Census Bureau data sources include Township’s segment of the system. This will the 1990, 2000 and 2010 decennial censuses, the assist with the rate structure needed to maintain 2010 American Community Survey (ACS) 5-year the system. As a long-term measure, the estimates, and the 2016 ACS 5-year estimates. Township may explore the possibility of developing an integrated, Township-operated Algoma Township Demographic Highlights water and sanitary sewer system. • Significant historical population growth Internet (97.5% growth 1990-2016) A recent survey within the Township indicated • Projected future population growth that internet access is a very high priority for (23.2% growth 2010-2040) citizens. The Township should investigate with cable and AT&T about an extensive additional • The 55 to 64 years age group and the 65 capacity effort. This could be subsidized by an years and older age group are additional assessment district, if the affected experiencing the highest rates of growth citizens will participate. 2010-2016 • Highly educated population with 94% In addition to other strategies outlined in the high school diploma or higher Cellular Towers Master Plan (included herein by percentage and 34% bachelor’s degree reference), the Township should support the holder or higher percentage addition of broadband transmitters for enhanced wireless internet access. • Housing unit growth between 2010 and 2016, with a very low 2016 vacancy rate Transportation (2.4%) Algoma’s highway connection to the region • Housing stock dominated by 1-unit provides access to larger markets and are an detached structures (91%) import element of the township’s prosperity. The township is bisected by US 131, the main north south route in western Michigan.

To gain a full understanding of the usage of road segments within the Township, the Township should consider working with the Kent County Road Commission to prepare a Township-wide transportation study. In addition to an analysis of the road network, such a study should explore existing non-motorized trail systems and potential future non-motorized trail connections. The transportation study should

20 Algoma Township Master Plan Update 2018 Population Township). Overall, the population of Kent County increased by 25.7% between 1990 and A March 2017 news headline from MLive noted 2016. that the Grand Rapids region is the fastest- growing in Michigan, citing Kent County’s overall Population projections for Kent County population growth of 6,000 residents between communities were developed as part of the 2015 and 2016. Algoma Township, located in Grand Valley Metro Council’s (GVMC) 2040 northern Kent County, has shared in this Metropolitan Transportation Plan. According to significant population growth. the GVMC Plan, Kent County, as a whole, is projected to continue to increase in population As shown in Figure 1, the population of Algoma through the year 2040, growing by 9.3% from its Township and the surrounding communities has 2010 population. Continued population growth been steadily rising since 1990. Between 1990 is also projected for Algoma Township. The and 2016, Algoma Township experienced a population of Algoma Township is projected to population growth rate of 97.5%, increasing reach 12,232 by 2040, a growth of 23.2% from its from a population of 5,496 in 1990 to 10,852 in 2010 population. Population trends and 2016. Similarly, the surrounding communities projections for Algoma Township from 1990 have experienced growth rates ranging from through 2040 are illustrated in Figure 2. 30.1% (Tyrone Township) to 108.4% (Courtland

Algoma Township Master Plan Update 2018 21 Source: 1990-2010 US Census; 2016 ACS; GVMC 2040 Metropolitan Transportation Plan

Age growing population, most age groups have increased in total number between 2010 and As experienced in many communities across 2016; however, the older age groups are Michigan and the nation as a whole, Algoma increasing at a higher rate, while certain other Township is witnessing a gradual aging of its age groups are declining. The 65 years and older population, with significant increases in the age group, as an example, has increased from older age groups. 977 citizens in 2010 to 1,301 citizens as of 2016. Two age groups declined in total population: the Figure 3 shows the change in the total 15 to 24 years age group (1,137 in 2010 to 1,013 population by age group for Algoma Township in 2016) and the 35 to 44 years age group (1,593 between 2010 and 2016. Given the Township’s in 2010 to 1,374 in 2016).

Source: 2010 US Census; 2016 ACS

22 Algoma Township Master Plan Update 2018 Household and Family Size Education

Household size, as measured by the average Algoma has a very well-educated population. As number of persons per household, has generally of 2016, more than 94% of the Township’s been decreasing on a national level since the population had earned at least a high school 1970’s. Between 2000 and 2010, this was also diploma, while nearly 34% had earned at least a the case for Algoma Township, where the bachelor’s degree. These levels have been rising average household size declined from 2.94 to since 2000, where at that time 89% of the 2.88. However, between 2010 and 2016, the Township’s population had earned at least a high Census Bureau indicates that the average school diploma while only 18% had earned at household size within Algoma Township is on the least a bachelor’s degree (see Figure 5). In rise and now stands at 2.98. Similar trends have comparison to Kent County as of 2016, Algoma been witnessed by Kent County, as a whole (see Township has a higher high school graduate Figure 4). percentage and an identical bachelor’s degree holder percentage.

Source: 2000 and 2010 US Census; 2016 ACS

Algoma Township Master Plan Update 2018 23 Employment by Industry illustrates the distribution of the Township population by industry group. Algoma Employment by industry statistics from the U.S. Township’s employment by industry figures are Census Bureau quantify the industry fields in comparable to those of Kent County, as a whole. which the citizens of Algoma Township are Kent County’s top three industry groups are the employed. It should be noted that the figures are same as those noted for Algoma Township. provided not for the total population, but rather for the employed population 16 years old or Unemployment statistics are not available at the older. In Algoma Township, there were 8,125 Township level, but are available for Kent County persons age 16 years or older who were as a whole. According to the US Bureau of Labor employed as of 2016. Statistics, Kent County had an unemployment rate of 11.6% as of January 2010. However, this The largest percentage of Township employed level has decreased sharply and stood at 3.6% as citizens are employed in the educational of January 2017. This decline in unemployment services, and health care and social assistance is a positive indicator of the regional economy. industry (25.7%), followed by manufacturing (17.9%) and retail trade (11.8%). Figure 6

Source: 2016 ACS

24 Algoma Township Master Plan Update 2018 Housing Units and Housing Unit Types units. Algoma Township, however, does not have a diverse housing stock. More than 90% of the As of 2016, Algoma Township featured a total of Township’s housing units are 1-unit detached 3,726 housing units. Not surprisingly, given the structures, while 7% are mobile home units. Only Township’s growing population, this is an 1.7% of housing units are units within 2-4 unit increase from the 3,423 housing units in the structures, while no apartment style units are Township as of 2010. Similarly, the total number present in the Township (units within 5 or more of housing units in Kent County increased from unit structures) as of 2016. Figure 7 shows the 245,778 units in 2010 to 249,029 units in2016. distribution of housing types within the Township as of 2016. The Census Bureau provides information on the type of housing units based on the unit type or Since 2016, however, it should be noted that the number of units within each structure. Kent construction of a new multiple-family County, as a whole, has a fairly diverse development (Meadow Creek) has started near distribution of housing unit types, ranging from the Meijer store on the north side of 10 Mile 1-unit detached structures (detached or Road. When finished, this development will attached), to mobile home units, to apartment contain 160 total apartment units.

Source: 2016 ACS

Housing Occupancy As of 2016, of the 3,638 occupied housing units within Algoma Township, 91.9% were owner- Housing occupancy characteristics are presented occupied housing units. Conversely, 8.1% of the in Figures 8 and 9. As of 2016, of the 3,726 total occupied housing units were renter-occupied. As housing units within Algoma Township, only shown in Figure 9, Algoma Township has one of 2.4% are vacant (unoccupied). This is the lowest the highest owner-occupancy rates of the vacancy rate of any community shown in Figure surrounding communities. In comparison, the 8, and is an indication of a very tight local owner-occupancy rate of Kent County, as a housing market. In comparison, the vacancy rate whole, is 68.7% as of 2016. of Kent County, as a whole, is 5.8% as of 2016.

Algoma Township Master Plan Update 2018 25 Source: 2016 ACS

Source: 2016 ACS

Housing Value Township ($214,300) and Plainfield Township ($160,400). The U.S. Census Bureau records the median value of owner-occupied housing units as well as Algoma Township has a relatively small median rents for renter-occupied housing units. percentage of renter-occupied housing units; As of 2016, the median value of owner-occupied however, the Township’s median rent of $888 as housing units within Algoma Township stands at of 2016 is well above the County’s overall $180,600. This is significantly higher than Kent median rent of $787. County’s overall median housing value of $144,300. Other surrounding communities have similarly high median housing values including Cannon Township ($232,900), Courtland

26 Algoma Township Master Plan Update 2018 Planning Goals: Population and Social Characteristics

Algoma is consistent with many communities throughout the nation as it has an aging population. Those aged 65 years plus are making up more of the population and those aged 15 to 24 and 35 to 44 are declining. This will affect the type of housing, businesses and other land uses that citizens will need in the future, if that proportion of the population aged 65 years plus are to remain citizens of Algoma Township.

The community is well educated and the residents of Algoma are proud of the quality of education afforded by the local school districts. This further contributes to the high portion of the townships residents that are employed in professional capacities.

The township’s housing stock remains strong, even after the housing market collapse of the late 2000’s. With high owner occupancy rates and low vacancy rates, the housing stock of Algoma Township has retained its value and has remained an excellent investment for the property owners of the township. However, Algoma should consider encouraging alternative housing types to attract the younger and retain the older demographics. Further, the Township recognizes the need to provide a balanced housing stock that meets the varied needs of its citizens, including all types of single-family housing (entry-level through age-in-place), multi-unit dwellings, manufactured housing, apartments and condominium dwellings.

Algoma Township Master Plan Update 2018 27

Chapter 3 Planning Framework

The planning values identified in Chapter 2 help Of note, was the excellent response rate, Executive Summary bring long range master planning issues into approximately 300 surveys were completed and sharper focus. This, coupled with the public’s filed with the township. Highlights of the input, helps determine the desires for the survey results can be found below. future of the community; in turn, this leads to framing goals that can help the community attain that desired future. Plan

Specific policies and actions can then be The Master developed to support the goals and help provide structure for implementation of the future land use plan. Community policies and actions provide a detailed road map for achieving the goals and protecting community

values. These should be reviewed regularly and Snapshot modified, as needed, to keep them current. Community

Public Involvement Character of Community Participants of the survey identified the A key element to the master planning process township as having a rural landscape with was public involvement – encouraging as many single-family residential development scattered voices as possible to be heard and utilizing the throughout. It was noted that the preservation Planning Planning public’s knowledge to further fine tune the of the natural features and the preservation of Framework elements of the plan. A number of methods for the rural heritage of Algoma, ranked very high on interacting with the public were utilized, a list of priorities of the townships residents. including a community survey, community Additionally, the respondents noted they felt stakeholder focus groups and a community that the township was a great place to raise a open house. family and acted as a bedroom community for Grand Rapids and to a lesser extent, Rockford. Planning Principles Community Survey

In an attempt to achieve a broader public out

reach, a digital opinion survey was created and made available online, during the summer months of 2012. Postcards were delivered to all Use

residents and property owners, providing the Land Future website address to complete the survey. For those without internet access, the option was provided to utilize a township owned computer or to have a hard copy of the survey mailed to them.

Implementation 28 Algoma Township Master Plan Update 2018 Township Amenities It was noted that the existing public recreation facilities in the township, were adequate. However, those respondents did make a point to request that the township work to add links or spurs off of the White Pine Trail. It was noted by a number of respondents of the survey, that the township lacked high speed broadband or fiber optic internet service.

Roads Respondents were fairly evenly split between those using private versus public roads for access to their homes within the township. Additionally, it was found that the residents of Algoma felt that the roads were in good condition and did a great job of facilitating traffic.

Housing and Neighborhoods Regardless of the higher than average housing values noted in the 2010 Census data, the survey respondents stated they felt that the Township’s housing stock was affordable. It was further noted that the primary housing style was single-family detached residential units and there was little to any desire for other housing types to be developed in the community. Additionally, the survey indicated that the prospect of home based businesses was not a concern for residents of Algoma.

Algoma Township Master Plan Update 2018 29 Issues and Policies Below are summarized responses that were The survey indicated that the respondents felt provided during the meeting. strongly regarding the preservation of the character of the Township and its natural 1. What does rural character mean to you? resources. It is a priority of those who • Agricultural and farmland completed the survey that future growth be • Low density residential development conducted in a controlled, planned and • Absence of street lights and sidewalks organized manner. However, the Township’s • Gravel roads encouragement of economic development was • Natural scenery, trees and open spaces only slightly important. A quarter of the and the preservation of both respondents stated that they were anti-growth. • Appropriately located commercial development • Distinctive development • Places for hunting and fishing • Low speed limits • Lack of utility service

2. Are there areas in the Township that are not appropriate for development? • Prime agricultural and farm land • Cold water streams • Non-major roads • Area surrounding the 10 Mile Road Recreation Complex –if further developed should continue it should be with a recreational themed land use. • New residential development should be directed to areas of existing development and not to unimproved areas of the Township.

3. Are there types of development/land uses that should be discouraged? • Strip malls • Big box development Community Focus Groups • Heavy industry • Obnoxious odor land uses An additional element of public involvement • Large apartment complexes which included meeting with stakeholders identified contain subsidized housing by the Planning Commission and Township • Dense development Board in a focus group setting, on August 15, 2012. Representatives of local businesses, 4. Vision – what are key words or phrases and schools and major property owners were their vision for the Township? invited to attend a focus group session, where • Rural they were asked a standard set of questions • Family friendly regarding the current state of the township and • Community their thoughts regarding the township’s future. • Appropriate diversity

30 Algoma Township Master Plan Update 2018 • Historical significance Community Open House • Aesthetic • Pastoral On February 4, 2013, the draft vision statement • Relaxed and goals, along with a preliminary future land • Preservation of natural resources use map, were presented to the township • Sustainability residents at an open house. This open house • Attractiveness was an informal setting where residents could • Developments of scale walk around and view various maps and review the draft documents while enjoying a coffee 5. What words and phases are a priority? with their neighbors. Members of the steering • Preservation of natural resources committee were in attendance to discuss and • Sustainability answer questions as they related to the draft • Family friendly documents. There was consensus among those present that the draft documents were accurate • Community and well suited for the community. • Rural

• Business friendly

6. What are actions that the Township can do to work toward accomplishing the vision statement?

• Change the zoning ordinance

regulations – development standards &

approval process

• Extend utilities to support development • Collaborate with adjacent communities • Township support of businesses • Protect existing residents • Protect individual property rights • Provide winter recreational opportunities • Attract health care services • Attract and retain younger demographic • Eliminate any division within the Township – associate with Algoma Township and not school districts. • Communication with adjacent communities • Township events to promote rural character • 0% property tax • Planned retirement communities on • 10 Mile Road

Algoma Township Master Plan Update 2018 31

Chapter 4

Goal 1 Establish policies to enable Planning Principles efficient and co-operative Goals, Policies & Strategies township administrative functions.

Executive Summary Through identifying planning values, obtaining public input and articulating planning issues, Policy Review and revise zoning ordinance the goals, policies and strategies can be 1A procedures to eliminate unnecessary formulated. These are the foundation of the reviews and to streamline approval future land use plan and provide the basis for processes.

implementation of the plan. Strategies Eliminate the requirement for site plan

review based on a change of land use Plan The goals, objectives and strategies found in the not tied to a site improvement or The Master 2002 and 2007 master plan needed to be special land use. Eliminate unnecessary refreshed. Many of the prior goals had been zoning districts from zoning ordinance. Revise site plan procedures and achieved. It was therefore, determined that

through the public involvement process and requirements to create one process, including both sites traditionally zoned discussions of known existing issues and and those zoned PUD. Identify any concerns, an entirely new set of goals, additional inefficiencies in application objectives and strategies would be crafted and Snapshot processes and modify to streamline these Community made part of the 2012 master plan. For the 2018 actions. Master Plan Update, the previous goals were reviewed and revised (re-ordered) to reflect Policy Coordinate with adjoining local current priorities. 1B governments to extend public utilities to areas designated for development and redevelopment. A goal is a general statement of a desired outcome. To be effective, a goal must be Strategies Work with Cedar Springs, Plainfield, Planning realistic and achievable. The goals take the Rockford and Sparta to extend public Framework issues identified by the public and focus them water and sewer systems to those areas into specific outcomes, enabling us to paint a west of US 131 that are not serviced. picture of the future as the residents of Algoma Require large development both would like to see it. residential and non-residential, to help defray the cost of these extensions.

Planning Planning A policy narrows the focus of the goal and Policy Coordinate with adjoining local Principles provides a “jumping-off” point for determining 1C governments on all land development implementation actions. Each goal is narrowed projects that may have cross boarder by one or more policies. impacts.

Strategies Continue to update and revise the 10 A strategy is even more specific and leads to the

Mile Road master plan with the City of Use outcomes proposed by the goals. They are the Rockford and Plainfield Township. When starting point for implementation and provide a requests for rezonings and site plan Land Future basis for the recommendations of the future review are requested for properties land use plan. adjacent to, or in close proximity to

neighboring communities, provide notification to the appropriate neighboring planning commission and seek their comments.

32 Algoma Township Master Plan Update 2018 Implementation

Policy Promote the expansion of internet Goal 3 Protect environmentally sensitive 1D communications services in those areas of Algoma Township that are not currently features and resources and celebrate served. the historical significance and rural character found throughout the Strategies Identify and map those areas of the township that are not serviced by cable Township. and/or fiber optic communications. Reach out to the service providers to request extension of services or at least, Policy Identify vulnerable and sensitive areas and elements in Algoma Township. expected timeframe for extension of 3A services. Strategies Work with local, County and State entities to catalog exiting and potential future endangered environmental Goal 2 Preserve agricultural land for the elements in the township. Revise existing and draft new ordinances to economical, environmental and protect and/or rehabilitate these sustainable benefits of the elements. Township. Policy Draft requirements to identify tree species 3B and sizes that are considered to be assets and warrant preservation and require Policy Support State and County farmland mitigation if they are removed. 2A preservation programs.

Strategies Revise landscape ordinance to identify Strategies Utilize the prime farmland map of this native tree species and/or sizes of trees master plan to identify those that are a priority for preservation. agricultural areas appropriate for Implement these regulations during site preservation. Ensure proper buffers plan review. For each priority tree not and separations are in place during preserved, identify a mitigation rezoning and site plan review. requirement above minimum

Policy Permit new residential development on landscaping requirements. 2B properties identified as not prime farmland Policy Revise grade limit standards of the zoning but keep the low-density rural character of 3C ordinance to better preserve natural slopes, the township intact. preserve natural drainage systems and

Strategies Draft and implement zoning regulations, discourage cut and fill grading techniques.

such as non-contiguous planned unit Strategies Amend the zoning ordinance to identify development provisions, that enable specific grades and slopes where certain farmland to be preserved while densities of development are permitted. providing an economic return. Current language contains no standards or requirements. Policy Encourage accessory and complementary

2C agricultural land uses that further celebrate Policy Continue to identify sites and structures of the rural character of the township. 3D historic significance with the Algoma Township Historical Society. Strategies Identify accessory and complementary

agricultural uses, such as hay rides, pumpkin patches, vegetable stands, etc. Draft zoning language to permit these activities in appropriate areas as accessory or temporary land uses.

Algoma Township Master Plan Update 2018 33

Strategies Establish a committee of the township Policy Review and revise the Algoma Township to identify historic and culturally 4B Park, Recreation and Active Outdoor significant land forms, properties and Activities Plan to keep current and to structures. Draft historic preservation ensure residents are provided with ordinance to provide township adequate opportunities to recreate with ordinance protection of these features. the township.

Policy Implement zoning ordinance requirements Strategies Identify a schedule to survey township 3E for protection of historic and rural features. residents to determine if their Inclusion of historic and rural themed recreational needs and wants are being design elements in new developments is addressed. Inventory existing desired recreational facilities and plan new or

expansions to existing facilities. Strategies Apply historic preservation ordinance Identify potential non-motorized during development review and require Policy 4C linkages to and from recreational where historic or cultural features exist, that any new development include such facilities and further expand on the White Pine Trail system. architectural or site design elements to complement the existing rural character. Strategies Include provisions in parks and Policy Identify scenic viewsheds and preserve recreation plan to establish additional 3F these corridors of natural beauty. linkages to all trail systems of the township. Work to move North Country

Strategies Identify fundamental characteristics, Trail off of public rights-of-way and onto features and resources associated with dedicated trail easement.

these areas. Adopt zoning provisions Policy Encourage a portion of all new residential that protect viewsheds along rural 4D developments to include some sort of corridors. Apply zoning requirements recreational facility for the enjoyment during rezonings and site plan review. of the residents.

Strategies Revise zoning ordinance to encourage more active recreational opportunities Goal 4 Promote active and passive to be added to open space. Include recreational facilities. requirement for park areas to be made apart of all new residential developments.

Policy Encourage the expansion and further 4A development of areas surrounding the Kent County Athletic Complex with similar and complementary land uses.

Strategies Utilize this plan to rezone land surrounding the county athletic complex for land uses that would tap into the synergy created by this recreational area. Reach out to local and regional entitles that conduct events relating to recreation and make them aware of the complex and the township.

34 Algoma Township Master Plan Update 2018

Goal 5 Require future development to be of Policy Continue to direct and locate commercial 5C and industrial activities to areas east of a high quality and in managed low- US 131 and promote appropriately scaled density patterns away from active commercial development along the 10 agricultural lands. Mile Road and 14 Mile Road corridors. Large scale retail centers are not desirable and detract from the rural Policy Establish standards and encourage clustering character of the Township. These areas 5A in residential developments to ensure new should be developed to serve the neighborhoods do not overwhelm the population of Algoma and to augment existing landscape, infrastructure or those land uses already found in adjacent environmental capacities. communities.

Strategies Follow the density provisions of the land Strategies Implement the goals of the 10 Mile use designations for all future Master Plan for new development and development. Require adequate existing redevelopment. Encourage the separation of residential developments location of serviced based businesses, west of US 131 as to prohibit contiguous complementary retail and non-fast food development. Promote the use of PUD restaurants to areas along 10 Mile Road. zoning for new development to protect Promote the redevelopment or reuse of natural land form and environmental existing properties along Northland integrity. Drive. Prohibit additional big box retail

Policy Encourage a balanced housing stock and centers along 10 Mile Road and 14 Mile 5B housing opportunities for all stages of life, Road. lifestyle needs and incomes that exhibit high Policy Provide opportunities for existing quality architecture and site design. Promote 5D residential structures located in aging-in-place and identify appropriate commercial or industrial corridors to be locations for residential developments that used for residential or mixed use cater to the Township’s aging population. purposes until such time as they are redeveloped for non- residential land Strategies Promote the development of an ageing in uses. place retirement village to provide

existing residents of the township the Strategies Revise the C-2 district to allow for the ability to remain in the township. These continued use of existing nonconforming communities should provide tiered residential structures for residential or services from independent living, assisted mixed-use purposes. care to full service care and should be close to service-based activities for easy access. Where appropriate promote affordable housing opportunities to provide housing options for young professionals and those generally aged 20 – 34 years.

Algoma Township Master Plan Update 2018 35

Chapter 5 space preservation. This designation is found in various areas throughout the Township and is Future Land Use Plan intended primarily to support subdivisions with densities ranging from 0.5 to 1.5 units per acre. The future land use plan map is a graphic Executive Summary representation of the process described in the In these areas water and sanitary sewer service preceding chapters. The future land use map may be provided by private systems or by the illustrates how land should be used in the public utilities, if available. The intent is to future and is a guiding light for the Planning accommodate low density residential Commission when make decisions, such as development consistent with the established rezonings and special land use requests. It character of the township. Individual home sites Plan depicts the shape of the future, based on the with direct access to main roads should be goals, objectives and strategies previously discouraged in favor of access to interior The Master noted. streets. Where sites contain significant natural features and rural viewsheds, the development The following pages provide a description of the should be clustered to protect these areas. land use designations shown on the future land use map. Neighborhood Residential

Snapshot Community Community Future Land Use Designations Land designated as neighborhood residential is located east of US 131, and is generally in close Rural Preservation proximity to commercial land uses in the Township. Neighborhood residential is defined The rural preservation area is intended to retain as single-family residential development of open space, natural topography, scenic varying density in a cluster pattern with viewsheds and farmland for the overall livability identifiable neighborhoods. Use of planned Planning Planning and economic benefit of the community. This unit development zoning techniques is Framework area is located west of US 131 and is the encouraged in this land use designation. predominant land use designation in the Appropriate densities are based on the Township. Agricultural activities encouraged in presence or absence of public/community the rural preservation area but agricultural water and sanitary sewer systems. Residential activity is not the primary focus of the development in this land use designation Planning Planning designation. Preserved open space, passive should be serviced by public/community water Principles recreational areas and low density residential and sanitary sewer. Those neighborhoods developments can be accommodated. The serviced by either public/community water or preservation of appropriate size tracts of land for sanitary sewer systems may have a density of up

modern farming, including but not limited to to 2.0 units per acre. Those neighborhoods grazing, row crops, vineyards, and orchards is serviced by both public/community water and also desired within this designated area. sanitary sewer systems could have a density of Use

Residential densities in this area should not 3.25 units per acre. Land Future exceed 0.5 units per acre. Lake Residential

Rural Residential The lake residential land use designation is The primary focus of this land use designation is designed for and located along the shore line of low density residential development and open the Townships lakes. The most appropriate land use for this area is single-family detached Implementation 36 Algoma Township Master Plan Update 2018 residential. Properties are strongly encouraged base for existing and future businesses and to be serviced by both public/community water serving as a transition between non-residential and sanitary sewer systems in order to support development and future single family homes. desired densities and prevent negative impacts This area would be ideal for an aging-in-place on water quality. The maximum recommended retirement village. However, it is not intended density for residential development in this land that this area be developed as a traditional use designation is 4.5 units per acre when large scale multi-family development. PUD serviced by both public/community water and zoning is encouraged to meet the intent of this sanitary sewer service. Those neighborhoods land use designation. Extensive buffering not serviced by both public/community water should be required to the north and east of this and sanitary sewer systems shall have a area to provide for separation from the single- maximum density of 1.00 unit per acre. family detached development. Residential densities should range between 4.0 and 9.0 Multi-Family Residential units per acre for traditional residential uses. However, densities for a retirement village or The multi-family land use designation identifies similar senior housing development could be areas of the Township that have the substantially higher, depending on the appropriate infrastructure to support increased character of the project. residential densities. These areas are generally in close proximity to arterial roadways, adjacent Commercial to commercial properties and are not located on or near prime agricultural areas. They are Commercial land uses in the Township are located east of US 131 and act as transition mainly oriented to community needs and are areas from non-residential land uses to lower fairly localized. The most recent commercial density residential areas of the Township. development is concentrated at US 131 and 10 Multi-family developments should be served by Mile Road. Development along 10 Mile Road is public water and sanitary sewer systems and carefully coordinated among the three shall not exceed 9.0 units per acre. jurisdictions (Algoma and Plainfield Townships and the City of Rockford) that share frontage Office/Service/Residential Mixed Use along the corridor east of US 131. Additional big box retail should be discouraged and office and This land use designation is situated at the service-based activities should be recruited. Sit- intersection of US 131 and 10 Mile Road, north down restaurants are encouraged to locate in and east of the commercial land use these areas, as well. Other commercial areas are designation. This area is intended to be located at the US 131 and 14 Mile Road devoted to a variety of compatible and intersection, along Northland Drive and at the complementary uses that benefit from the 10 Mile/Algoma Road intersection. No proximity to the highway, existing major retail, additional commercial areas are planned in the the Kent County Athletic Complex, local Township. employment and the City of Rockford. Appropriate uses envisioned for the area Industrial include healthcare, hospitality, professional office, retirement village and small service- Algoma Township contains only a small amount based businesses. Additional large scale retail of industrial land, due mainly to the lack of should be discouraged. A residential public water and sewer service to areas that component is crucial to the success of this area might otherwise be suited to such uses. and should be integrated into a planned Existing and planned industrial areas are community setting, providing both a customer located along Northland Drive and at the US

Algoma Township Master Plan Update 2018 37 131 and 14 Mile Road intersection. Currently, Natural River Overlay the most active industrial area is along Northland Drive, north of 12 Mile Road and Areas along the Rogue River and its tributaries, south of 13 Mile Road. Other industrial areas surface water features, and wetlands provide are generally minimally improved or special natural resource areas in Algoma unimproved industrial parks. The intent of this Township. Their protection is important to the land use is to provide locations within the residents of the community. The natural river Township that offer potential employment overlay is adjacent to these features, denoting opportunities and are concentrated east of US where development is not advisable or 131. Allowed uses in these locations should be intended. Removal of vegetation or tree relatively light industrial, compatible with the canopies located within the overlay is also overall rural residential character of the discouraged. Commercial and industrial land Township, that do not emit levels of noise, uses should not be permitted in this designated light, odor, etc. that would be objectionable to area. Properties within this designation should the residents of Algoma. be afforded environmental protection through careful zoning practices and are ideal 10 Mile Corridor Overlay candidates for the “N-R” Natural River Zoning District. This designation follows the 10 Mile Road corridor from the Rogue River in Rockford The Future Land Use Map and the 10 Mile westward to Belmont Avenue, just west of the Corridor Future Land Use Map illustrate the 10 Mile Road and US 131 intersection. All location of these land use designations within properties that have frontage along 10 Mile the township. Road are included in this designation. Algoma Township, Plainfield Township and the City of Rockford all have a vested interest in protecting this area and have coordinated their efforts and established the 10 Mile Corridor Overlay Zoning District. This zoning district includes a number of requirements to create standardized land uses, access management and development patterns uniform to all three communities. A separate future land use map has been provided for the 10 Mile Corridor which shows the proposed land use designations for this subarea in greater detail.

Public/Recreation

This designation includes areas planned for or currently utilized as public parks and other recreational or lands owned or controlled by public entities. These areas are to be utilized for both active and passive recreational purposes and can be located in any area of the Township. Large scale active recreational areas should be located in close proximity to the major arterial transportation routes in the Township.

38 Algoma Township Master Plan Update 2018 !

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\\Dtdata\Projects\Agm6004\01d\GIS-data\Projects\Future Land Use - 10 Mile Corridor.mxd Zoning Plan Matrix family and one manufactured housing district; three commercial districts; one industrial The Michigan Planning Enabling Act (Public Act district; two planned unit development districts; 33 of 2008) requires that a master plan include a and a natural river district. “zoning plan” with an “explanation of how the land use categories on the further land use map An implementation element of this master plan relate to the districts on the zoning map” (MCL includes amendments to the zoning ordinance to 125.3833). eliminate both redundancies and procedural issues that have been noted through application The Township is divided into 13 zoning districts and review by the township. and also includes one overlay zone, to regulate in a consistent and predictable manner with the The following table summarizes the land use City of Rockford and Plainfield Township, the designations and indicates how they relate to development along the 10 Mile corridor. The 13 each of the zoning districts, with districts include one agricultural district; three recommendations for zoning changes where single-family residential districts; one multiple appropriate.

Zoning Plan Matrix

FUTURE LAND USE PLAN CORRESPONDING ZONING DISTRICTS DESIGNATION

R-A Rural Agricultural District: A large majority of the land denoted as Rural Preservation by this plan is already zoned R-A

district. These areas make up the lions share of land west of US 131 and are devoted to agricultural and very low density land Rural Preservation uses. The natural topography of these areas should be preserved and minimally impacted. The R-A district requires an approximate minimum lot size of 2 acres; which is consistent with the density standard of the land use designation.

R-R Rural Residential District: The R-R district occupies much of

the platted residential development located around US 131. The zoning district and the land use designation have consistent density requirements, with the land use designation permitting

Rural Residential densities around 1 unit per acre and the zoning district requires minimum lot size of 42,000 sf. Both the land use designation and the zoning district are ideal for land splits and very low-density residential development.

Algoma Township Master Plan Update 2018 41

FUTURE LAND USE PLAN CORRESPONDING ZONING DISTRICTS DESIGNATION

R-1 Suburban Residential District: The R-1 district occupies a very small portion of land in the township; all properties with this zoning

designation are located east of US 131. Although the land use designation identifies a significantly larger area of the township, they are alike in being located east of US 131. This location is

driven largely in part to a lack of public water and sewer systems west of US 131. The land use designation is aimed at platted residential developments of varying densities more than 1 unit

per acre, increasing with the presence of public water and sewer systems. Similar is the minimum lot size requirements of the R-1 district. As the township develops, thought should be given to

extending this land use designation west of US 131 and permitting residential developments of increasing density where public water and sewer systems can be extended.

Neighborhood Residential OS-PUD Opens Space Planned Unit Development: The OS-PUD is designed for new neighborhoods to be developed in a manner that permits a developer to maximize density and financial return on their development while designing a neighborhood that retains as much natural topography, tree canopy and other natural features. This is generally obtained by clustering residential units on lots smaller than would typically be permitted under standard residential zoning districts. Public water and sewer systems are required to fully maximize density values and to retain natural topography. This is consistent with the neighborhood residential land use designation. For simplicity sake, thought should be given to combining both the OS-PUD and the C-PUD, creating one standard PUD that could permit any land use already permitted in the any of the zoning districts in the zoning ordinance.

R-3 Lake Residential District: The land use designation and zoning district have been designed to facilitate the development of

residential properties surrounding the township’s lakes. Density controls are based on the presence of public water and sewer Lake Residential systems for both the zoning district as well as the land use designation. Land uses permitted in these areas are primarily residential, however the zoning district permits some additional land uses such as religious institutions and bed and breakfasts as a special land use.

42 Algoma Township Master Plan Update 2018

FUTURE LAND USE PLAN CORRESPONDING ZONING DISTRICTS DESIGNATION

R-2 Low-Density Multiple Family Residential District: The R-2 district permits all single-family detached and attached dwellings as well

as true multi-family development. The density permitted by the land use designation is slightly higher than that of the zoning district, but both are consistent in permitting 8 – 9 units per acre.

Thought should be given to renaming the zoning district to simply, Multiple-Family Residential, as the inclusion of low- density is somewhat inconsistent to what is permitted in the district. Only

one property is zoned R-2 within the township, a small development southeast of the intersection of 13 Mile Road and Summit Avenue. Multi-family development is severely limited in the township as

it requires the presence of both public water and sewer systems, as Multi-Family Residential such; no expansion west of US 131 is expected.

R-4 Manufactured Housing Community District: The R-4 district, operates in a similar manner to that of multi-family housing. The densities are generally high, with the land use designation permitting 9 units per acre and the average minimum home site of the zoning district being 5,500 sf., permitting approximately, 8 units per acre. Additionally, development in the R-4 district is required to be serviced by public or private water and sewer systems. As such, these areas are located east of US 131 as is the R- 2 district.

C-PUD Commercial Planned Unit Development: The C-PUD zoning district is the only district that permits both commercial and

residential land uses in the same district. The intent of the mixed land use designation is to permit low intensity commercial and office land uses with a residential component that compliments the

non-residential land uses. There is currently a large scale retail development located immediately southwest of the land use Office/Service/residential designation, the intent is not to further permit large scale retail Mixed Use in this land use designation. Office, service based, and specialized small scale retail land uses are appropriate. These land uses are permitted in the C-PUD. The ideal residential component would be a retirement village with varied living arrangements based on the occupants needs. This type of residential development is also permitted in the C-PUD. As noted above, thought should be given to combining both the OS-PUD and C-PUD.

Algoma Township Master Plan Update 2018 43

FUTURE LAND USE PLAN CORRESPONDING ZONING DISTRICTS DESIGNATION

Ten Mile Road Corridor Overlay District: The overlay district provides a standard set of development requirements to all properties fronting 10 Mile Road within the district boundaries. The overlay district was a joint effort by Algoma, Plainfield and Rockford to standardize development along 10 Mile Road. As a portion of this land use designation fronts onto 10 Mile Road, this overlay district will play a large roll in the planning of access and signalized intersections, as well as landscaping , lighting and signage.

C-2 General Business District: C-2 district provides for the

development of commercial land uses including retail businesses, service businesses, which supply goods and products or preform services which meet the needs of the community, surrounding

area and the traveling public. The township’s commercial areas are all zoned C-2 as this is the most generalized commercial Commercial zoning district and is aimed at low-density highway and highway interchange commercial development. The land use designation identifies that the commercial development in the township is based along 10 Mile Road and 14 Mile Road at their intersections with US Highway 131 and also along Northland Drive. In this case, the zoning district and the land use designation are fully compatible.

I Industrial District: The I district is intended for industrial land uses that have a low impact on adjacent sites. The district does

not permit heavy industry that would otherwise cause excessive noise, vibration, odors, visual blight, environmental pollution or other hazardous materials. The land use designation identifies Industrial three areas in the township that are suitable for this zoning designation; two areas along Northland Drive and the northeast area at the intersection of US Highway 131 and 14 Mile Road. These areas are currently zoned I district. The land use permitted in the zoning district is consistent with the purpose of the land use designation.

Currently the Algoma does not have a zoning district specifically for public lands. Existing parks and areas under government

control are zoned various rural or residential zoning districts. It is not seen as necessary to create a new zoning district, specifically for Public/Recreational this land use designation, however, thought should be given to rezoning requests on or adjacent to lands with the public/recreational land use designation as to not create use conflicts which could be detrimental to public property.

44 Algoma Township Master Plan Update 2018

FUTURE LAND USE PLAN CORRESPONDING ZONING DISTRICTS DESIGNATION

N-R Natural River District: The NR district covers the Rouge River and its main tributaries (Cedar, Stegman and Shaw Creeks) within

the township. Its boundaries extend 300 ft. from the center of the river channel in each direction. The N-R district includes a set Natural River Overlay of development standards aimed at protecting the environmental integrity of the river. The land use designation covers essentially the same the area as the zoning district and has a purpose consistent with that of the N-R district.

Open Space Preservation: The open space preservation procedure is a requirement for townships with more than 1,800 residents. This

procedure is a requirement of the State, for the purpose of permitting property owners to develop for residential purposes at specified densities if open space is preserved pursuant to the

development standards of the district. This procedure is redundant as the township has other districts, notably the OS- PUD, which accomplishes the same purpose.

C-1 Neighborhood Business District The basis for the zoning district is to provide small scale retail and service based land uses

in close proximity to residential development. The township’s commercial developments are based along three main automotive travel routes; 10 Mile Road, 14 Mile Road and Zoning Districts Without a Northland Drive. These areas are all currently zoned C-2. The Corresponding Land Use general built environment and arraignment of land uses of the Designation township does not lend itself to a neighborhood business district. This zoning district is more attune with urban areas, such as towns and cities and is somewhat inappropriate for rural communities such as Algoma.

C-3 Office Business District The C-3 district is intended for the development of general office land uses and to buffer residential development of other commercial or industrial land uses. With the flexibility provisions of the C-PUD, applicants and property owners are more likely to elect to zone to the planned district over the C-3. The planned district permits all those uses in the C- 3, and the township, through the PUD process, will be able to ensure proper use separation and buffering is established to eliminate potential negative impacts from adjacent residential properties.

Algoma Township Master Plan Update 2018 45 Conclusions

This plan should be used as a tool to help guide the Township’s future. The elements of this plan should be applied to future development proposals to ensure that the township grows in an orderly and planned manner. Further, the township should implement the identified strategies and actions, to ensure that a clear and consistent framework of processes and requirements are in place to review this growth.

Although this plan is a comprehensive guide for land use planning over the next 20 years, there is no way to predict what changes may occur that were not contemplated at the time this plan was created. Therefore, decisions related to development should be considered carefully in light of the recommendations of the master plan.

The Michigan Zoning Enabling Act requires the Township’s zoning ordinance to be “based on a plan to promote the public health, safety and welfare, to encourage the use of lands in accordance with their character and adaptability, to limit the improper use of land, to conserve natural resources and energy, to meet the needs of the State’s residents for food, fiber and other natural resources, places of residence…and other uses of land.” Since the zoning map is a part of the zoning ordinance, changes to zoning boundaries should be in conformance with the master plan.

If future development decisions take these factors into account, and if the plan is reviewed on a regular basis and updated when necessary, then Algoma can be assured that development will reflect the desires of its citizens, reflected through the adopted master plan.

46 Algoma Township Master Plan Update 2018 Chapter 6 Priority 2

Implementation Projects are those that are necessary to implement the plan, but either depend upon This chapter outlines the actions needed to commencement or completion of Priority 1 implement the recommendations of this master projects, or do not have the same immediacy of Executive Summary plan. Priority 1 projects. Once commenced, however, these projects should be considered important Project Priorities and should be pursued until completion.

The actions within the implementation matrix Priority 3

are listed with a “priority number” as follows: Plan Projects are those that implement elements of The Master Priority 1 this plan, but are not urgent and can be delayed for a longer period of time. These projects are Projects are those that should be given more susceptible to budgetary constraints. immediate and concentrated effort. These are the first projects that should be commenced Some projects within the matrix do not have a after this master plan has been adopted. Any specified timing period because they are based preliminary steps that must be taken to on less predictable factors such as land Snapshot Community Community implement the action (such as seeking funding, availability, etc. The timing for these projects is changes in local ordinances, etc.) should be explained within the matrix. commenced immediately. Those Priority 1 projects that have a longer time horizon should All of the recommended projects are subject to be revisited on an as-needed basis and should be established Township policies and plans, budget incorporated into other applicable long-term issues and priorities, or other Township policies. planning programs, such as a capital Planning Planning improvements plan. Framework

Implementation Matrix

ORDINANCES, GUIDELINES, PLANS AND POLICIES Action Responsibility Timing Priority

Planning Planning

1. Review the zoning ordinance to identify Principles Planning Commission, Within 1 1 regulations that may inhibit Township Board year implementation of this plan, and make changes as necessary.

2. Create new zoning provisions or Planning Commission, Within 1 1 consolidate existing to implement this Township Board year Use plan.

Land Future 3. Fund and convene a study of extension of Planning Commission, Within 2 1 public water and sewer west of US Township Board, years Highway 131. Plainfield and Rockford

4. Review and update Algoma Parks and Planning Commission, Within 2 1 Recreation Plan. Identify additional non- Township Board years motorized linkages to the White Pine Trail. Implementation Algoma Township Master Plan Update 2018 47 ORDINANCES, GUIDELINES, PLANS AND POLICIES Action Responsibility Timing Priority

5. Review application process – rezoning, Planning Commission Within 1 1 special land use, site plan, sign permit, year etc. Make modifications to streamline processes where applicable.

6. Review the master plan annually and Planning Commission Annually 1 report to the Township Board on its effectiveness.

7. Eliminate the requirement for site plan Planning Commission, Within 2 2 review based on change of use not tied to Township Board years special land use or site improvements.

8. Consolidate OS-PUD and C-PUD to create Planning Commission, Within 2 2 one PUD with a standard procedure and Township Board years minimal, if any, specified PUD design requirements.

9. Eliminate unnecessary zoning districts that Planning Commission, Within 2 2 are not in use. Township Board years

10. Revise sec. 27.5 to include tree Planning Commission, Within 2 2 preservation requirements. Identify tree Township Board years species and/or sizes of trees that are a priority for preservation. Require mitigation for removal of priority trees.

11. Revise sec. 4.40 to include grading Planning Commission, Within 2 2 standards. Identify grades not to be Township Board years disturbed as well types of development appropriate for specified grades.

12. Draft scenic viewshed overlay district. Planning Commission, Within 2 2 Include standards for preservation and Township Board years standards for new development in this district. Identify areas appropriate for overlay district, do not simply add arbitrarily.

13. Establish historic preservation committee Township Board Within 2 2 of the township. Have entity further years identify and catalog historic properties and structures in the township.

14. Meet with 10 Mile Corridor Committee to Planning Commission, Within 1 2 review master plans for Algoma, Plainfield Township Board year and Rockford. Determine if changes are needed to the overlay district.

48 Algoma Township Master Plan Update 2018 ORDINANCES, GUIDELINES, PLANS AND POLICIES Action Responsibility Timing Priority

15. Identify and catalog environmentally Planning Commission, Within 2 2 sensitive elements of the township – Township Board year example, Rouge River (cold water stream). Determine if amendments are needed to zoning ordinance to prevent deterioration.

16. Review policies and programs for Planning Commission, Within 2 2 preserving historic areas, including Township Board years creation of historic districts, form-based codes or other zoning and policy tools.

17. Reach out to local and regional entities Township Board Within 2 2 that conduct recreational events. Make years them aware of the township and its recreational opportunities.

18. Encourage new residential developments Planning Commission, Within 2 2 to utilize PUD zoning and to include areas Township Board years for recreation within the development that link to existing State and County facilities. Direct these developments to occur away from areas noted as prime farmland 19. Explore the possibility of a historic Historic Preservation Within 3 3 preservation ordinance to create local Committee, Planning years historic register, further to include Commission, Township architectural and site design features for Board new development.

20. Identify areas of the township with scenic Planning Commission, Within 3 3 viewsheds that are deemed appropriate Township Board years for preservation. Initiate the process to include these areas within the scenic viewshed overlay as noted above.

21. Make those agricultural properties on Planning Commission Within 3 3 areas deemed prime farmland aware of years Kent County transfer of development rights program. 22. Review the areas serviced versus non- Planning Commission, Within 3 3 serviced by internet and cable TV/fiber Township Board Years optics in the township. Contact service providers to determine the ability to extend services to all properties of Algoma

Algoma Township Master Plan Update 2018 49

23. Evaluate how and what the Township Planning Commission, Within 3 3 should implement to ensure a balanced Township Board Years housing stock that meets the varied needs of its citizens (from entry-level through age-in-place).

50 Algoma Township Master Plan Update 2018 TOWNSHIP OF ALGOMA

COUNTY OF KENT, MICHIGAN

At a regular meeting of the Township Board of the Township of Algoma, held at the

Algoma Township Hall, 10531 Algoma Avenue, within the Township, on the 9th day of March,

2021, at 7:00 p.m.

PRESENT: Green, Bigney, Abrigo, Johnson, Pickerd, Powell, Rikkers

ABSENT: None

The following preamble and resolution were offered by Trustee Powell and supported by

Trustee Rikkers.

RESOLUTION NO. 14-21

RESOLUTION TO APPROVE ADOPTION OF CELLULAR TOWERS MASTER PLAN REPORT TO MASTER PLAN

WHEREAS, the Algoma Township 2018 Master Plan update was recommended for adoption by the Township Planning Commission on September 18, 2018 and was subsequently adopted by the Algoma Township Board on October 9, 2018; and,

WHEREAS, Chapter 1 of the Algoma Township 2018 Master Plan update specifically incorporates, by reference, the conclusions and recommendations of a Cellular Towers Master

Plan, as may be adopted by the Township; and,

WHEREAS, the Township Planning Commission has worked with Drew Wireless, LLC to design a plan for future wireless structures and the results of the study and plan have been incorporated into a Cellular Towers Master Plan report dated January 3, 2021; and,

WHEREAS, on February 16, 2021 the Planning Commission adopted a resolution recommending the Township Board adopt the contents of the Cellular Towers Master Plan report; and,

02887857 1 WHEREAS, the Township Board has previously asserted the right to approve or reject the

Master Plan and amendments to the Master Plan.

IT IS, THEREFORE, RESOLVED AS FOLLOWS:

The Township Board hereby approves and adopts the recommendation of the Planning

Commission and adopts the contents of the Cellular Towers Master Plan report, dated January 3,

2021, into the Algoma Township Master Plan and attached to this resolution as Exhibit A.

AYES: Bigney, Green, Johnson, Pickerd, Powell, Rikkers, Abrigo

NAYS: None

RESOLUTION DECLARED ADOPTED.

Judy Bigney, Clerk

2 02887857 1 DREW WIRELESS, LLC 495 COLUNDALE NW GRAND RAPIDS, MICHIGAN 49504 616-453-7200

January 3, 2021

Algoma Township Julie Sjogren, Zoning & Planning 10531 Algoma Ave. Rockford, Michigan 49341

Wireless Infrastructure Master Plan

Dear Ms. Sjogren,

In 2018 the Township approved a project to study the existing wireless structures within and those immediately adjacent to Algoma Township which provide coverage into the township. We then have taken that information and designed a plan to place future structures to best serve the community.

For more than a decade, we have conducted signal coverage measurements throughout the township and have generated countless RF Propagation Studies of the area. After this extensive Radio Frequency research as well as taking into account populations densities, growth and traffic patterns we offer the following conclusions:

The map titled Algoma Existing Wireless Coverage depicts the general coverage a carrier would be afforded by utilizing the existing site inside and adjacent to the township. From this map it can be clearly seen that the East side of the Township and along the US-131 corridor is well saturated with coverage. No additional multicarrier structures are forecast East ofUS-131 within Algoma Township. The 11 Mile & 13 Mile structures can be extended 20+ feet to accommodate additional carriers if needed.

Focusing on the southern portion of the township we see a deficit filling in and connecting to the adjacent site. To solve for this, we analyzed the signal flow from these adjacent sites to determine a location which would be most desirable for most of the carriers as well as the community. We identified a location near 301 10 Mile Road NE which currently has many tall power transmission towers and open space to accommodate a Multi-Carrier Wireless Facility.

A new wireless facility at this location offers the caiTiers a good "handoff" to their adjacent sites and would then completely cover the 10 Mile coiTidor. No additional multicarrier shuctures would be forecast for the Southern portion of Algoma Township or the Northern Portion of Alpine Township. Any new structure in this area is heavily impacted by the airport. Locations too far removed from the proposed will fail the FAA criteria as it is nestled in a "sweet spot". The FAA and MDOT have limited this structure to 164 feet while still not requiring any lighting.

The area with the most apparent deficit is directly up the central portion of the Township from 10 Mile all the way to 17 Mile. Structure heights in the central portion of the Township are still extremely limited by the FAA & MDOT especially taking into account the orientation of the runway. Taking into consideration the adjacent sites and vicinity to the airport we identified a location in the area of 11000 Pine Island NE for a new Multicarrier Wireless Facility. This proposed structure fills a vast area in the central region connecting well to the existing and planned wireless facilities as well as blankets 13 Mile Road. The proposed facility is F AAIMDOT approved for a height of195 feet with no lights required.

DREW WIRELESS SYSTEM CONSULTING • 1 • While still focused on the central region and moving North, we have identified a location near 2000 16 Mile Road NE. This location works well with the existing adjacent sites and the proposed Pine Island facility. The proposed facility is F AAIMDOT approved for a height of 195 feet with no lights required. No additional multicarrier structures would be forecast for the Northern pmtion of Algoma Township.

The map labeled "Add Priority Sites Pine Island, Power, & 16 Mile" displays the proposed coverage with the existing sites WITH the respective 3 proposed Multicarrier tower additions. Providing everyone everywhere with excellent in-building coverage is not cost effective, and may have a larger visual impact, however we can try to maximize the performance and utilization of all of the facilities.

The Western portion of the township has been afforded coverage mostly by sites in the Village of Spatia and Sparta Township. With the addition of the proposed 10 Mile Power & Pine Island facilities our Western pmtion is mostly covered.

An area which stands out as potentially needing a little help is Camp Lake. We were approached by residents of Camp Lake as well as the Moose Lodge about having something in the area to help them with coverage. We have included an option for a 100-foot stealth flagpole or stealth pine tree located at the Moose Lodge to fill this area. No additional multicarrier structures would be forecast for the Western portion of Algoma Township.

There will be areas where carriers and or residents desire something more than our Core Multicarrier Wireless Infrastructure. This is where smaller fill-in sites can be utilized. Two fill-in sites with F AAIMDOT approvals exist. The yet to be completed site on Grange and the old Nextel site close to the Township office can be utilized to add capacity or enhance coverage. Other small fill-in/niche sites should be limited to light pole/ power pole installations with extremely limited visual impact.

Prior to the addition of any additional structures other than those proposed herein, the carriers must be fully deployed and operational on all adjacent multicarrier sites to their maximum reasonably obtainable heights.

This Report and data will be updated on an ongoing basis as needed. All proposed sites in this plan have FAA & MDOT approval at their respective heights without lighting. This plan accommodates all current and future wireless technologies as the Townships' Core Network.

Should any Staff or Board Members wish to discuss these matters in greater detail, please feel free contact us. One-on-one meetings are also welcomed and encouraged. We are available Monday through Saturday 7am-7pm.

Sincerely,

The Drew Design Team

DREW WIRELESS SYSTEM CONSULTING ~ 2~ Algoma Wireless Structure Study Adjacent Sites Outside Township

Site Name: Sparta 1 0 Mile West Site Name: Alpine 8 Mile Coordinates: 43-07-10.0 N, 85-43-22.0 W Coordinates: 43-05-22.0 N, 85-41-02.0 W Address: 2155 Ten Mile Road NW Address: 585 8 Mile Rd. NW Owner: SBA Owner: SBA Asset Number: M111155-A Asset Number: MI46841-A Type: Monopole Multi-Carrier Type: Monopole Multi-Carrier Structure Height (ft): 88 Height: 195 Ground Elevation:905 Ground Elevation:781

Site Name: Sparta 12 Mile Spectra Site Name: Solon 17 Mile Coordinates: 43-08-51.0 N, 85-41-55.0 W Coordinates: 43-13-02.8 N, 85-40-24.0 W Address: 1 001 12 Mile Road NW Address: 240 17 Mile Road NW Owner: American Tower Owner: Crown Castle Asset Number: 305772 Asset Number: CC817742 Type: Monopole Multi-Carrier Type: Self Support Multi-Carrier Structure Height: 194 Structure Height: 310 Ground Elevation:752 Ground Height: 771

Site Name: Sparta Spectra2 Site Name: Cedar Coordinates: 43-12-28.0 N, 85-44-55.0 W Coordinates: 43-12-25 N, 85-34-23.2 W Owner: American Tower Address:13315 White Creek Ave. Address: 13385 Peach Ridge Ave. Owner: American Tower Asset Number: 305743 Asset Number: 305751 Structure Type: Self Support Multi-Carrier Type: Self Support- Multi-Carrier Structure Height: 251 Structure Height: 252 Ground Elevation: 810 Ground Elevation:841

Site Name: Sparta O'Connor Site Name: Sparta Tank Knob Coordinates: 43-10-09.0 N, 85-42-53.0 W Coordinates: 43-09-31 N, 85-42-07 W Address: 1790 O'CONNOR STREET Address: 369 Knob St Owner: American Tower Owner: Sparta, Village Of Asset Number: 412749 Asset Number: Knob Tank Type: Monopole Multi-Carrier Type: Water Tank Structure Height: 195 Structure Height: 130 Ground Elevation: 760 Ground Elevation: 780

Site Name: Courtland Site Name:10 Mile East Coordinates: 43-09-08.4 N, 85-31-24.1 W Coordinates: 43-06-56.0 N, 85-35-57.0 W Address: 1 0436 COURTLAND Ave Address: 2908 10 Mile NE Owner: American Tower Owner: Crown Castle Asset Number: 372112 Asset Number: CC828786 Type: Self Support Multi-Carrier Type: Monopole Multi-Carrier Structure Height: 254 Structure Height: 184 Ground Elevation: 900 Ground Elevation: 897

Site Name: PL House Street Site Name: 17 Mile Coordinates: 43-06-07 N, 85-37-25.0 W Coordinates: 43-13-02.8 N, 85-40-24.0 W Address: 1655 House Street NE Address: 240 17 Mile Road NW Owner: American Tower Owner: Crown Castle Asset Number: 50763 Asset Number: CC817742 Structure Type: Monopole Multi-Carrier Type: Self Support Multi-Carrier Structure Height: 194 Structure Height: 310 Ground Elevation: 767 Ground Height: 771 ft Adjacent Sites Outside Township

Site Name: CS1 Hanna Coordinates: 43-13-40.3 N, 85-34-30.2 W Address:3701 Solon Rd Owner: American Tower Asset Number: 417973 Structure Type: Self Support Multi-Carrier Structure Height: 190 Ground Elevation: 871

Site Name: Hanna Ave West Coordinates:43.231444, -85.643056 Address:14651 Hanna Ave NE Owner: American Tower Asset Number: 421439 Structure Type: Monopole-Verizon Structure Height: 195 Ground Elevation:1 ,004

Site Name:13 Mile Coordinates: 43-09-30.7 N, 85-34-17.1 W Address: 3990 13 Mile Road Owner: Crown Castle Asset Number: 844463 Type: Monopole Multi-Carrier Structure Height: 150 with capacity to go 170+ Ground Elevation: 750

Site Name: 11 Mile Coordinates: 43-07-44.0 N, 85-34-19.0 W Address:3990 11 Mile Road NE Owner: American Tower Asset Number: 81101 Type: Guyed Multi-Carrier Height: 155ft Possible extension, Next to Rockford Water Tank Ground Elevation:840 ft Algoma Wireless Structure Study Sites Within Township

Existing Sites Plan ned Sites

Site Name:13 Mile Site Name: Pine Island Coordinates: 43-09-30.7 N, 85-34-17.1 W Coordinates: 43-09-54 N, 85-38-21 W Address: 3990 13 Mile Road Address: 11000 Pine Island NE Owner: Crown Castle Owner: Planned Asset Number: 844463 Asset Number: Pine Island Type: Monopole Multi-Carrier Type: Monopole Multi-Carrier Structure Height: 150 with capacity to go 170+ Structure Height: 195 Ground Elevation: 750 Ground Elevation: 836

Site Name: 11 Mile Site Name: Power Lines Coordinates: 43-07-44.0 N, 85-34-19.0 W Coordinates: 43-07-05 N, 85-39-32 W Address:3990 11 Mile Road NE Address: 301 10 Mile Road NE Owner: American Tower Owner: Planned Asset Number: 81101 Asset Number: Power Line Area Type: Guyed Multi-Carrier Type: Monopole Multi-Carrier Height: 155 Possible 20+ addition Structure Height: 164 FAA Limit Ground Elevation:840 Ground Elevation: 775

Site Name: White Creek Site Name: 16 Mile Coordinates: 43-10-47.4 N, 85-34-05.7 W Coordinates: 43-07-05 N, 85-39-32 W Address: 11880 White Creek Address: 2000 16 Mile Road NE Owner: Stout & Co. Owner: Planned Asset Number: SC1-204 Asset Number: Planned Structure Height: 195 Type: Monopole Multi-Carrier Ground Elevation:840 Structure Height: 195 FAA Limit Ground Elevation: 884

Fill-In Sites

Site Name: Grange Coordinates: 43-08-12 N, 85-37-26 W Address: 9434 Grange Road NE Owner: TowerCo Asset Number: In Construction Type: Monopole Fill-In Structure Height: 197 Ground Elevation: 728

Site Name: Nextel Coordinates: 43-09-17 N, 85-36-46 W Address: Rector NE Owner: TBD Asset Number: Removed FAA OK Type: Monopole Fill-In Structure Height: 197 Ground Elevation: 814 ALGOMA TOWNSHIP ADD FILL IN CAMP STEALTH, GRANGE, NEXTEL SEPTEMBER 2020

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MAPSCALE: 1:87500 1"= 1.38MI VIHSIZE: 12.35X 10.24MI DREW WIRELESS DESIGN GRAND RAPIDS, MICHIGAN 49504 616.453.7200 ALGOMA TOWNSHIP EXISTING MULTI-CARRIER COVERAGE SEPTEMBER 2020

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MAP SCALE: 1:87500 1" =1.3BMI VIH SIZE: 12.35x 10.24 Ml DREW WIRELESS DESIGN GRAND RAPIDS, MICHIGAN 49504 616.453.7200 ADD PRIORrrY SITES PINE ISLAND, POWER, & 16 MILE SEPTEMBER 2020

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MAP SCALE: 1:87500 1" =1.38 Ml ViH SiZE: 12.35 X 10.24 Ml DREW WIRELESS DESIGN GRAND RAPIDS, MICHIGAN 49504 616.453.7200