Glen Arbor Township FUTURE LAND USE PLAN Prepared Under the Direction of the Glen Arbor Township Planning and Zoning Commission By the Planning & Zoning Center, Inc. 715 N. Cedar Street Lansing, MI 48906-5206 517/886-0555 Ph. 517/886-0564 Fax www.pzcenter.com Adopted by the Glen Arbor Township Planning and Zoning Commission on February 1, 2005 Adopted by the Glen Arbor Township Board on February 15, 2005 GLEN ARBOR TOWNSHIP PLANNING and ZONING COMMISSION Lance Roman, Chairman Terry Gretzema, Vice-Chairman Kent Kelly, Township Trustee Joel Drake Jim Seeburger Lois Saltsman Frank Wilcox William S. Olson Bob Hawley, Zoning Administrator PLANNING & ZONING CENTER, INC. ASSOCIATES Mark A. Wyckoff, FAICP, President John Warbach, Ph.D., Principal David Struck, Associate Planner Carolyn A. Freebury, Vice President GLEN ARBOR TOWNSHIP PLANNING and ZONING COMMISSION Master Plan Update March 2013 Lance Roman, Chairman John Peppler, Vice-Chairman Kent Kelly, Township Trustee Fred Missad Paul Walters Lois Saltsman William Stege Bob Hawley, Zoning Administrator TABLE OF CONTENTS Chapter 1: Introduction & Regional Setting ................................................................... 1-1 Introduction......................................................................................................................... 1-1 Plan and Relationship to Zoning......................................................................................... 1-3 Public Input......................................................................................................................... 1-4 Overview of Chapters ......................................................................................................... 1-4 Chapter 2: Demographic and Economic Characteristics ............................................. 2-1 Population........................................................................................................................... 2-1 Total Population............................................................................................................... 2-1 Age of Population ............................................................................................................2-1 Households...................................................................................................................... 2-1 Education......................................................................................................................... 2-3 Economic Characteristics ................................................................................................... 2-3 Income, Poverty and Employment................................................................................... 2-3 Assessed Value...............................................................................................................2-4 Chapter 3: Current Conditions ........................................................................................ 3-1 Land.................................................................................................................................... 3-1 Overview.......................................................................................................................... 3-1 Land Use by Property Class............................................................................................ 3-2 Topography...................................................................................................................... 3-3 Natural Features................................................................................................................. 3-5 Overview.......................................................................................................................... 3-5 Soils with Limitations for Septics ..................................................................................... 3-5 Wetlands.......................................................................................................................... 3-5 Coastal Hazards .................................................................................................................3-6 Flooding........................................................................................................................... 3-6 High Risk Erosion Areas (HREA) .................................................................................... 3-7 Critical Sand Dunes.........................................................................................................3-7 Glen Lakes Water Quality................................................................................................... 3-10 Crystal River ....................................................................................................................... 3-12 Glen Lake/Crystal River Watershed Management Plan ..................................................... 3-13 The Sleeping Bear Dunes National Lakeshore................................................................... 3-16 Glen Lake Development ..................................................................................................... 3-19 The Homestead ..................................................................................................................3-19 The Leelanau School.......................................................................................................... 3-21 Other Land Uses................................................................................................................. 3-21 Buildings in Glen Arbor....................................................................................................... 3-22 Historic Sites and Buildings ............................................................................................. 3-22 Glen Arbor “Village” ............................................................................................................ 3-27 Chapter 4: Infrastructure and Public Services.............................................................. 4-1 Township Hall ..................................................................................................................... 4-1 Fire, EMS and Rescue Services......................................................................................... 4-2 Public Safety....................................................................................................................... 4-4 Parks and Recreation ......................................................................................................... 4-4 Glen Arbor Township Future Land Use Plan March 2013 i TABLE OF CONTENTS continued Golf Courses....................................................................................................................... 4-5 School System.................................................................................................................... 4-5 Library................................................................................................................................. 4-6 Highways ............................................................................................................................ 4-7 Traffic Counts ..................................................................................................................... 4-8 Utilities ................................................................................................................................ 4-9 Chapter 5: Significant Issues and Trends ..................................................................... 5-1 Community Character......................................................................................................... 5-1 Overview.......................................................................................................................... 5-1 Relationship Between Residential Population and Commercial Development................ 5-2 Waste Treatment in Glen Arbor Township....................................................................... 5-6 Natural Resource Protection............................................................................................ 5-11 Bigfoot Development ....................................................................................................... 5-13 Exterior Design of Buildings............................................................................................. 5-15 Infrastructure Improvement Needs ..................................................................................... 5-16 New Restroom and Garden on Old Fire Station Site....................................................... 5-16 Public Boat Launch..........................................................................................................5-18 Trails................................................................................................................................ 5-18 Traffic Safety.................................................................................................................... 5-20 Public Rights-of-Way ....................................................................................................... 5-20 Parking ............................................................................................................................ 5-22 Affordable Housing .............................................................................................................5-24 Typical Options...............................................................................................................