Chapter 12:

Future Land Use Plan

The Future Land Use Plan identifies the desired pattern of land development in Suttons Bay Township. This chapter describes the basis for the plan and the intended character of each land use classification. In reviewing this chapter, please keep in mind the general nature of a future land use plan. Boundaries between land use classifications are not intended to be parcel specific or related to property lines. Also remember that a future land use plan is a flexible document. It does not prescribe specific land uses for legally described property; rather, it describes a desirable pattern of future development.

Basis for the Plan

The Future Land Use Plan was created in consideration of existing development patterns, environmental constraints, demographic trends and projections, and was refined with the input of Suttons Bay Township residents. In addition to reflecting local conditions, trends and aspirations, the Future Land Use Plan also recognizes Suttons Bay Township's relationship to other communities in the Grand Traverse Bay Region.

It is the intent of this Plan to:

Ø Conserve the rural character of Suttons Bay. Suttons Bay Township is a well-established rural residential community. Some of the principal elements of that character include: farmland, forest land, rolling hills, lakes, low population density outside the lake areas, a neat, well-kept appearance, and family orientation. Existing residents have come to Suttons Bay Township to enjoy the quiet and scenic lifestyle that a rural residential community offers and the Township wishes to conserve that opportunity for future residents.

Ø Establish a future land use pattern that will be compatible with existing and proposed development patterns of the adjacent village, townships, and the land holdings of the Grand Traverse Bay. It is only through integrated and coordinated land use planning that the Township, county, and region will be able to preserve its unique environmental heritage and rural character.

Ø Recognize the unique role each community plays in serving the residential, commercial and industrial needs of residents of the region. As other communities have provided suitable locations for large scale commercial and industrial developments, the need for these types of developments has been reduced in other parts of the region, including Suttons Bay Township. Implementation of the Future Land Use Plan recommendations will be strongly influenced by questions of development timing, demonstrated need, and availability of necessary public services and facilities.

The recommended future land use pattern for the Township is shown on Map 8.

Agriculture

The Agriculture category generally includes land that is considered prime or unique for farming and forestry, and that poses only slight limitations to growing red tart cherries. It is intended that this category be applied to the fertile regions of the Township where agriculture is and should continue to be the predominant land use.

Non-farm uses may be permitted if properly designed to conform with the rural character of surrounding properties. Architectural design should draw upon the bulk, styling and proportions of traditional farm buildings wherever possible. Performance standards should be developed to determine whether or not a use should be allowed by a special permit. Non-farm uses that may be considered compatible in the Agriculture area are wineries, outdoor parks and recreation facilities, kennels and veterinary facilities, office and laboratory uses, and noncommercial wind energy and conversion systems. The purchase of development rights within the agricultural area is also strongly encouraged.

Residential Land Uses

Residential development will continue to be the predominant developed land use in Suttons Bay Township. Since the Township does not have public sewer or water services, future residential densities should be based on the natural limitations and suitability of the soils, preservation of significant open spaces and natural features, proximity to community services including shopping and employment opportunities, and access to safe and convenient transportation routes.

Rural Residential

The Rural Residential Area covers a large portion of the Township and provides opportunities for residential development within a rural setting. The Rural Residential Area also encourages the continuation of current farming activities, irrespective of their location, as long as it is economically viable for the landowner. This Plan recognizes that farming has played a significant role in the history and character of Suttons Bay Township. It also recognizes that farming, as an industry, is a challenge in Suttons Bay Township due to the limited extent of prime and unique agricultural soils and the rapid-paced conversion of agricultural lands to residential development.

The Rural Residential Area includes acreage parcels which have been developed for single-family residential use as well as lands which are currently farmed. Specific permitted development densities will depend on site conditions and the development objectives of the landowner. As landowners take increased measures to preserve the Township's open spaces and rural character and minimize public impacts, greater development densities could be permitted. Thus, a strong incentive will exist to develop land in a responsible manner as it relates to preserving the Township's rural character.

The principal measure for allowing higher development densities should be the use of clustering. Cluster Development is an alternative to traditional subdivision through the use of Planned Unit Development legislation, as authorized by Section 16 (C) of the Township Rural Zoning Act (Public Act 184 of 1943, as amended). Cluster Development is a method of encouraging the use of Township land in accordance with its character and adaptability and can be designed to assure the permanent preservation of open space, agricultural lands, and other natural resources. Other benefits that the development community has acknowledged is that this type of plan allows innovation and greater flexibility in the design of residential developments and facilitates the construction and maintenance of streets, utilities, and public services in a more economical manner. The benefits to the Township are numerous including the aforementioned incentives to open space preservation; but also to ensuring compatibility of design and use between neighboring properties and encouraging a less sprawling form of development.

All typical farming activities such as the raising of crops and livestock (excluding intensive livestock operations) would be considered compatible land uses in this area. (Intensive livestock operations, due to odor and animal wastes, would not be considered compatible with the current or future residential character of the area.) Outdoor commercial recreation and open space uses such as riding stables, golf courses, viniculture, orchards, nature preserves, and similar uses, should also be considered compatible uses.

It is the intent of the Plan to encourage the development of regulations to result in a specific development substantially consistent with Zoning Ordinance standards, yet allow for modification form the general standards to insure appropriate, fair and consistent decision making. The Cluster Development zoning district may be implemented as an overlay district applicable to all single-family residential districts.

Example of Traditional Development Planning

(Source: Wade-Trim/Associates)

Example of Cluster Development Planning

(Source: Wade-Trim/Associates)

Village Residential Area

The Village Residential area is limited to a small portion of the Township contiguous to the historic Village boundary. The Village has a typical mid-western village style of development with a variety of uses, small lots, shallow building setbacks and a quaint appearance. The Township Master Plan recommends this area be developed in a manner consistent with the traditional Village idiom. The common development technique of “neo-traditional” design is most appropriately introduced in this area of the Township.

Village Residential refers to a variety of residential types including duplexes, townhouses and apartments. This area may in some particular instances, be appropriate for single family homes with the same scale, proportion, roof pitches and traditional architectural styles found in the existing Village of Suttons Bay. Some of the higher density residential uses will require the provision for common sanitary sewer and water service. Development should be at a density consistent with the infrastructure and land capabilities but not exceed a density already existing in the Village.

Shoreline Residential Area

The Shoreline Residential area encompasses the shorelines of Grand Traverse Bay and Lake Leelanau, encompassing parcels which have remained largely undeveloped, as well as those platted as smaller residential lots. Existing development has placed pressure on the environmental, aesthetic, and recreational attributes of the lakes. The threats to these resources include water degradation through shoreline erosion, septic field leaching, sedimentation, the use of fertilizers, and heavy use by motorized watercraft.

Though the land area delineated by this land use classification exhibits varying development patterns, issues regarding its general use and the impact of that use on water quality are of special concern. For that reason, the Shoreline Residential area incorporates parcels which have remained largely undeveloped, as well as those shoreline areas that have been platted for residential use. However, due to the varying character of the established development pattern, the Plan anticipates that the implementation of this land use classification will occur through multiple lake residential zoning districts which recognize differences in lot patterning and access while maintaining a consistent emphasis on protection of the lakes and their water quality.

In general, the Shoreline Residential Area provides a balance between the development pressures for lakeside residential development and environmental concerns created by such development. Future development within the Shoreline Residential area should be planned with consideration to potential environmental and aesthetic impacts on the water resource. Shoreline buffers to prevent erosion and provide a filter to storm water run-off, regular septic system inspections, and limited application of fertilizers are suggested mechanisms for maintaining the high quality of the Township's lakes.

Due to the environmental risks posed by shoreline residential development and the existing residential density in much of the shoreline area, future development initiatives in these environmentally-sensitive areas should be carefully examined by Township officials. Additionally, wetlands and natural areas adjacent to lakes should be preserved as part of the natural lake ecosystem. Thus, permanent man-made structures within or near the lakes should be strongly discouraged.

The Plan recognizes that renovation and/or redevelopment of existing lakefront properties is expected to continue as seasonal residences are replaced by year round homes. These activities are encouraged in areas that are characterized by a deteriorating physical or visual condition, as these conditions do not support the intended character of Suttons Bay Township. Areas characterized by deteriorating physical or visual conditions threaten public health and safety, and negatively impact the use and enjoyment of abutting parcels.

Redevelopment should also be sensitive to the provision of compatible architectural styles and the maintenance of a naturalized shoreline.

The plan recognizes that many existing properties in this district are nonconforming to present residential standards. The majority of existing residences require zoning variances to accommodate additions and expansion. Good planning principles would dictate that new district standards strive for the creation of conforming parcels.

Rural Commercial Area

Two Rural Commercial Areas are recommended by the Plan: North on Lake Leelanau Drive at the north west corner of the Township. The Rural Commercial Areas are intended to provide opportunity for agricultural business owners to offer retail goods which may be demanded by community residents and the seasonal tourist population. Uses compatible to the intended character of this land use would be farmers' markets/retail outlets, agricultural support services, agricultural processing activities, agricultural service office uses and restaurants. Additionally, some commercial uses which service a broader population base, such as seasonal or tourist residents, could be considered in some locations based on their compatibility with the existing development pattern and future land use recommendation for adjacent parcels.

Mixed Use

All development within this category is modeled after the existing development of the Village of Suttons Bay Core. Recognizing the tenets of neo-traditional planning principles and those of “new urbanism,” multi-story, mixed-use buildings that hold the street line with shade trees and rear parking are the design essence of this land use. It is important that Township officials encourage the adaptive reuse of historically significant structures as well as continue to provide a mixture of residential, retail and office uses within the Mixed-Use designation. The development of appropriately designed public parking areas within this designation should be encouraged both to relieve the seasonal congestion and meet the continued need for available off-street parking needs of the residents as the area is developed out. Alleys and off-street parking areas can be used as linkages to the pedestrian network located along the streets. Existing vacant parcels should be developed within the criteria of traditional village development standards.

Light Industrial/Business Park Use

Industrial uses require access to major transportation routes and segregation from residential areas. The existing light industrial area along Eckerle Road continues to offer the best location for light industrial development in Suttons Bay Township.

The light industrial area of the Plan is contiguous to that proposed for the Village of Suttons Bay. Further, this area is an expansion of the land area currently occupied by industrial land uses within the Township.

Light industrial operations include uses which are primarily confined to enclosed structures or whose outdoor storage needs can be easily screened. Typical light industrial uses include parts assembly, packaging, warehousing, tool and die shops, and small manufacturing operations.

This land use category is used to designate those areas in the Township which are potentially suitable for industrial activities, and which would create a minimal degree of impact to the surrounding environment, particularly in terms of non-objectionable levels of noise, vibration, dust and/or odor.

This land use category will also be used beside high volume transportation corridors where impacts to adjacent development are minimized. To this end, it is highly recommended that the Township establish a Planned Unit Development (PUD) process, where, at a minimum, integrated site plan control and performance standards are used to achieve compatible developments.

Conservation-Recreation

Conservation-Recreation areas are generally characterized by environmentally sensitive natural systems, significant public/semi-public land holdings, managed forest preserves, few small parcel divisions, and a limited all season road system. Disturbances caused by intense land use or development in this area may negatively impact the use and enjoyment of state forest lands, fragment natural habitats and resource lands, require the expansion of the year-round road system, and/or create conflicts with recreational or resource-based uses.

Lands within the Conservation-Recreation Area should be developed for resource conservation, resource-based production, and very low-density residential land uses. Other uses which may be compatible with the intended character of these areas include commercial recreational uses such as wilderness camps and riding stables. Whenever possible, permanent alterations to the natural landscape and the development of new roads and infrastructure should be avoided in Conservation-Recreation areas.

Peshawbestown

A sub-area around Peshawbestown has been established for further review by the Township and the Grand Traverse Band of Ottawa and Chippewa Indians. Currently, the Township is lacking in detailed information concerning tribal lands and lands in fee-simple ownership within the sub-area. The Band is currently developing a Master Plan to guide growth and development in and around tribal lands. The Township and the Band recognize the need for cooperative planning within the sub-area, and are committed to working together to establish future land use. Tribal lands are serviced by municipal sewer and water systems, and, therefore, may be subject to higher densities than other future land use categories in this plan.

M-22 Heritage Corridor Development

In any Future Land Use plan, there is an explicit relationship between land development and transportation improvement needs. As residential development occurs in the Township, new roads will be constructed to provide primary access to new dwelling units and connect these residences to the county road network. Future commercial and industrial developments are encouraged to have direct access to the county road network, while adhering to sound access management and site design concepts.

The state and county road network is the primary means of travel of people and goods passing through Suttons Bay Township. Travel along the county road corridors is also one of the primary means for residents and visitors to experience the rural landscape that is typical of Suttons Bay Township. The preservation of scenic qualities and levels of road service through regulated access and controlled turning movements are directly tied to the successful implementation of this plan.

Future growth and development must be guided by measures that assure the efficient movement of traffic in a safe manner. Allowing an increasing number of access points to occur along county roads will result in a corresponding potential for increased traffic congestion and hazards and a reduction in the intended function of these roads, which is to move traffic between population centers. Limiting direct access, spacing access points, and providing marginal access drives will help insure the functional integrity of the state and county road network.

Similarly, future growth and development within the Township must be guided by planning measures that will preserve, or enhance, the landscape's visual quality from the road right-of-way. The future perception of rural character will, in a large part, be derived from the landscape as experienced traveling along the roadways. Assuring that developments along these corridors have appropriate setbacks and are aptly screened from view is essential. Again, proposed developments are expected to conform, to the greatest extent possible, with the design recommendations of the MDOT Access Management Handbook.

Further, it is recommended that the Township establish a zoning overlay for the M-22 corridor that provides specific design criteria for site planning, landscaping, and access and building designs which conform to the overall community image desired by the Township. This should be a high priority element of the implementation of this Master Plan.