HOLLY TOWNSHIP Master Plan 2040
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HOLLY TOWNSHIP master plan 2040 Acknowledgments Holly Township Board Dale M. Smith, Supervisor Karin S. Winchester, Clerk Mark Freeman, Treasurer Mark Cornwell, Trustee Steve Ruth, Trustee Holly Township Planning Commission Ted Gurski, Chairperson Lloyd Kernen, Vice-Chairperson Mark Cornwell, Secretary – Board of Trustee Member Mark McHalpine A. Cesante Alrey Tony Engelberg Shane Mooney Stacy Steckly Township Staff Roger Welsh, Code Enforcement Offi cer Assisted by McKenna Associates, 2016 iii Table of Contents Acknowledgments .............................................................................................................................................................. iii 1. Introduction . 1 Introduction ............................................................................................................................................................................2 2. Background Studies . 7 Location ..................................................................................................................................................................................8 Access .....................................................................................................................................................................................9 Physical Characteristics ....................................................................................................................................................10 Population and Housing ................................................................................................................................................... 18 Economic Base .................................................................................................................................................................. 24 Community Services ......................................................................................................................................................... 33 Roadways ............................................................................................................................................................................ 39 Existing Land Use .............................................................................................................................................................. 43 3. Goals and Policies . 51 General Goals and Policies ............................................................................................................................................52 Specifi c Goal & Policy Guidelines ................................................................................................................................. 53 4. Land Use Plan . .63 Future Land Use Plan ....................................................................................................................................................... 64 Zoning Plan .......................................................................................................................................................................... 71 Corridor and Subarea Plans ........................................................................................................................................... 75 Transportation Plan ...........................................................................................................................................................89 Greenways Plan .................................................................................................................................................................92 Headwaters Trails ............................................................................................................................................................ 102 Implementation Plan ........................................................................................................................................................104 Action Item Summaries ....................................................................................................................................................117 LIST OF FIGURES Figure A: Population Trends – Holly Township, the Village of Holly, and Oakland County .......................................18 Figure B: Population by Age – Holly Township, 2010 to 2013 ............................................................................................19 Figure C: Racial Composition – Holly Township - 2013 ...................................................................................................... 20 Figure D: Population 25 Years of Age and Over with a Bachelor's Degree or Higher – 2013 ................................ 20 Figure E: Median Household Income – 2013 ..........................................................................................................................21 Figure F: Owner Occupied Housing and Median Rent – 2013 ..........................................................................................22 Figure G: Age of Housing Stock – Holly Township ...............................................................................................................23 Figure H: Employment by Industry – Holly Township, 2013 ...............................................................................................25 Figure I: State Equalized Value – Holly Township, 2004-2014 ..........................................................................................26 Figure J: Emerging Sector Program Success Diagram – Oakland County ....................................................................29 Figure K: Technology Village Future Land Use Map – Grand Blanc Township .............................................................30 Figure L: Existing Land Use – Holly Township, 2015 ...........................................................................................................43 Figure M: Changes in Acreage – Holly Township, 1990-2015 ...........................................................................................46 Figure N: Future Land Use — Village of Holly ........................................................................................................................69 v LIST OF TABLES Table 1: Population Trends – Holly Township, the Village of Holly, and Oakland County .........................................18 Table 2: Age Characteristics – Holly Community and related areas, 2013 ....................................................................19 Table 3: Housing Tenure, Median Rent, and Median House Value – Holly Township and Related areas in Oakland and Genesee County, 2013.......................................................................................22 Table 4: Housing Types – Holly Township in 2000 and 2010 ..........................................................................................23 Table 5: Occupational Employment .........................................................................................................................................24 Table 6: Major Employers in the Holly Community – 2015................................................................................................25 Table 7: State Equalized Value and Taxable Value, 2014 ..................................................................................................26 Table 8: Equalized and Taxable Value of Real Property by Class – Holly Community, 2014 ...................................26 Table 9: Locations where Holly Community’s Employed Residents Work, 2010 .........................................................27 Table 10: Means of Commuting to Work and Commute Time for Residents – Holly Township, 2013 .....................27 Table 11: Targeted Emerging Sectors – Oakland and Genesee County Strategies ....................................................28 Table 12: Retail Gap Analysis – Holly Township and Surrounding Area ..........................................................................32 Table 13: Recreational Facilities .................................................................................................................................................35 Table 14: Boat Launches...............................................................................................................................................................36 Table 15: School Recreation Areas ............................................................................................................................................36 Table 16: Intersection Accidents – Holly Township ................................................................................................................41 Table 17: Existing Land Use – Holly Township, 2015 ............................................................................................................45 Table 18: Future Land Use ...........................................................................................................................................................67 Table 19: Future Land Use — Village of Holly .........................................................................................................................69 Table 20: Zoning Plan – Land Use Category / Zoning District Comparison ...................................................................72 LIST OF MAPS MAP 1: Michigan Natural Feature Inventory ..........................................................................................................................11