BANKS TOWNSHIP
MASTER PLAN
2013 Update
2013 Updated Adopted Plan
Planning Commission Adopted: September 9, 2013
Township Board Adopted: September 23, 2013
With Planning Assistance provided by:
M. C. Planning & Design
504 Liberty Street
Petoskey, MI 49770
(231) 487-0745
e-mail: [email protected]
Banks Township
2013 Master Plan Update
Antrim County, Michigan
Prepared by:
Banks Township Planning Commission
Jack Costolo, Chair
Members
William Austin
Tom L. Cooper
Sarah Essenberg
David Muladore
Irene Shooks, Recording Secretary
Past Member
Marvin Rubingh
Adopted
Planning Commission: September 9, 2013
Township Board: September 23, 2013
With Planning Assistance Provided By:
M.C. Planning & Design
504 Liberty Street
Petoskey, MI 49770
(231) 487-0745
BANKS TOWNSHIP
2013 MASTER PLAN UPDATE
TABLE OF CONTENTS
Title Page ......................................................................................................................................... i
Table of Contents ............................................................................................................................ ii
Chapter
1.
INTRODUCTION ........................................................................................................... 1-1
2.
TOWNSHIP SOCIAL AND ECONOMIC CHARACTERISTICS ................................ 2-1
3.
NATURAL RESOURCES .............................................................................................. 3-1
4.
EXISTING LAND USE .................................................................................................. 4-1
5.
COMMUNITY SERVICES, FACILITIES, AND TRANSPORTATION ...................... 5-1
6.
COMMUNITY GOALS AND OBJECTIVES ................................................................ 6-1
7.
FUTURE LAND USE RECOMMENDATIONS ............................................................ 7-1
8.
PLAN ADOPTION AND IMPLEMENTATION ........................................................... 8-1
ii
Chapter 1
Introduction
Purpose and Planning Process
The purpose of the Banks Township Master Plan Update is to provide guidelines for future development,
while protecting the natural resources and rural character of the Township. This plan presents extensive
background information including socio-economic data on the Township; description and mapping of natural
resources; and inventory of existing community facilities. The background information is analyzed to identify
important characteristics, changes, and trends occurring in Banks Township. Community concerns were
initially identified based on a Citizen Survey conducted in 2003, as well as public input throughout the master
planning process. Goals and policies were developed to guide future development based on the background
studies, key land use trends and community issues. These goals, along with a detailed map of existing land
use, provided the basis for the future land use map which specifies where the various types of future
development ideally will be located in the Township. This plan also provides suggestions for implementation
of the identified goals and policies. The guidance provided by this Master Plan Update can be utilized
influencing changes to the Zoning Ordinance as well as other measures the Township is authorized to take.
Location and Regional Setting
Banks Township is located along the northwest corner of Antrim County, which is situated in the northwest
part of northern Michigan's Lower Peninsula. Banks Township has 45 square miles of land area.
Antrim County is located in northwestern Lower Michigan, along Grand Traverse Bay (Lake Michigan).
Banks is bounded on the north by Norwood and Marion Townships, and the East by South Arm Township
which are in Charlevoix County, the west by Lake Michigan, and on the south by Torch Lake and Central
Lake Townships in Antrim County. Traverse City is approximately 40 miles southwest of the Banks
Township border. Figure 1-1 illustrates the Township's proximity to a number of other communities in
Michigan.
The Banks Township Hall is located at 6520 Center Street in Ellsworth. Information regarding the Township
can be obtained through the Township website at www.bankstownship.net or by calling the Banks
Township offices at (231) 588-6126 and fax (231) 588-2079.
Chapter 1: Introduction
Banks Township Master Plan Update
Adopted: September 2013
1-1
Chapter 1: Introduction
Banks Township Master Plan Update
Adopted: September 2013
1-2
Historical Context
(As provided by Nancy Ritsema, January 22, 2013)
The history of Banks Township began long before recorded accounts of its initial settlements. The natural
features impacting its settlements were the Grand Traverse Bay of Lake Michigan which runs the entire
length of Banks Township’s western boundary, and the Six Mile, St. Clair, Ellsworth and Wilson Lakes
with connecting rivers near its eastern boundary. The lakes are part of one of the largest spring-fed
freshwater chain of lakes in the world. The Bay and lakes were used as a food source and for sport
fishing, and for transportation of goods and people. Several creeks and streams feeding into the lakes
were water power sources for early lumbering and grist mills. The unbroken forests were cut by the
lumbermen and the land used for agriculture when cleared of timber. Shale deposits near Ellsworth were
mined by the late 1800s and later gravel, at various township locations.
The Bay was the waterway by which prehistoric Native Americans of the Woodland period (A.D 6001600) arrived and made semi-permanent settlements near the mouth of Antrim Creek. Their descendants
regularly visited the same area into the late 1800s to inspect burial sites, tend gardens, fish and hunt.
Some of Banks Townships roads were originally Native American trails.
The Bay brought early settlers in 1859 to Antrim City and its post office was established in 1862. The
first recorded homestead was Richard Knight’s on January 1, 1863. Banks Township was organized
March 11, 1863, the first officially established township in Antrim County. Pearl & Adams built a pier at
Antrim City and began to ship cordwood to Chicago at about the same time and in 1868, Gilbert Randall
was appointed postmaster of Atwood, a settlement dependent upon lumbering and farming east of Antrim
City.
Early gristmill and lumbering settlements were centered around the Chain of Lakes as well as the Bay.
Mitchell, a flour and grist mill settlement, was established in 1862 and then Needmore and Oxbow.
Ellsworth, founded in 1881, included Needmore and Oxbow and a post office was established there in
1884 with Lewis DeLine postmaster. The post office of the short-lived lumber settlement of Essex opened
in 1900.
The Chicago and Western Michigan Rail Road laid tracks through Ellsworth in 1892 and later a track
spur into the town of Essex. Lumber, produce, and shale products were shipped on the railroads until the
mid-1970s. Passenger train service ended in 1962. There were nine rural public schools and one private
Christian school. All public schools eventually closed and consolidated into Ellsworth Community Public
Schools. The Village of Ellsworth incorporated in 1938 and elected its own village officials.
The Status of Planning and Zoning in Banks Township
Banks Township has a locally adopted Master Plan and administers its own Township Zoning Ordinance.
The initial Master Plan was adopted in 1999 and the first Zoning Ordinance in 1978. Since Michigan law
requires that a Zoning Ordinance correspond with a current adopted Master Plan, maintaining an up-todate plan is the an important step in maintaining an enforceable Zoning Ordinance. Banks Township first
established a Zoning Board in 1978, which was later changed to a Planning Commission. On June 20,
2011, the Banks Township Planning Commission was re-established in accordance with the Michigan
Planning Enabling Act, as amended.
Chapter 1: Introduction
Banks Township Master Plan Update
Adopted: September 2013
1-3
Chapter 2
Township Social and Economic Characteristics
Population
According to the 2010 U.S. Census, the population estimate for Banks Township is 1,609 persons (828
male – 781 female), averaging approximately 35.8 persons per square mile for the Township’s 45 square
miles of land area which includes 0.7 square miles in the Village of Ellsworth. This population density
can be compared to approximately 49.4 persons per square mile for Antrim County and 174.0 persons per
square mile for the State of Michigan.
In discussing the population for Banks Township, however, it is important to note that the figure presented by
the 2010 Census does not reflect the actual number of persons residing in the Township during the summer
months. This situation can be seen throughout much of northern Michigan. The Census tally, taken on April
1st, does not count residents who winter elsewhere. Respondents are asked to declare a permanent residence
different from their April location, if more than six months are spent at the alternate address. However, many
fail to do so for reasons of misunderstanding or for tax purposes.
In reviewing the social and economic information derived from Census data, the figures presented for
housing characteristics show 327 units or 30.8 percent of the total housing units as seasonal, recreational,
or occasional use homes. With this in mind, it can be assumed that the Township's resident population
increases by at least 50 percent during the summer months. Based on the average household size in
Banks Township of 2.48, the anticipated seasonal increase would be at least 810 persons. In addition,
many summer visitors stay at private lodging places or at the homes of family or friends.
Table 2-1 illustrates population statistics for permanent residents for Banks Township and neighboring
communities, as well as Antrim County and the State of Michigan from 1960 to 2010. As can be seen, the
Township has experienced significant population growth during each of the decades between 1970 and 2000,
with the most substantial percentage growth occurring between 1970 and 1980, when the township grew 23
percent. More recently, between 2000 and 2010, the Township has experienced a population decrease of
approximately 11 percent. Antrim County has experienced significant positive growth each decade since
1970.
Chapter 2: Social and Economic
Banks Township Master Plan Update
Adopted: September 2013
2-1
Table 2-1:
Historic Population 1960 – 2010
Banks Township and Neighboring Communities
Community
1970
(% change
19601970)
1980
(% change
19701980)
1990
(% change
19801990)
2000
(% change
19902000)
2010
(% change
20002010)
Total
Change
1960-2010
(% change
19602010)
386
362
(-6.2%)
436
(20.4%)
418
(-4.1%)
483
(15.6%)
349
(-27.7%)
-37
(-9.5%)
1,216
1,231
(1.2%)
1,482
(19.7%)
1,515
(23.1%)
1,766
(19.2%)
1,513
(-0.1%)
1,919
(8.7%)
1,813
(19.8%)
2,254
(17.5%)
1,609
(-11.3%)
2,198
(-2.5%)
393
(32.3%)
960
(77.5%)
1960
Village of
Ellsworth
Banks
Township
Central Lake
Township
1,238
Marion
Township
516
694
(34.5%)
946
(36.3%)
1,130
(19.5%)
1,492
(32.0%)
1,714
(14.9%)
1,198
(232.2%)
Norwood
Township
South Arm
Township
Torch Lake
Township
243
325
(33.7%)
995
(37.1%)
391
(32.1%)
540
(66.2%)
1,237
(24.3%)
711
(81.8%)
516
(-4.4%)
1,418
(14.6%)
762
(7.2%)
714
(38.4%)
1,844
(30.0%)
1,159
(52.1%)
723
(1.3%)
1,873
(1.6%)
1,194
(3.0%)
480
(197.5%)
1,147
(158.0%)
898
(303.4%)
10,373
12,612
(21.6%)
16,194
(28.4%)
18,185
(12.3%)
23,110
(27.1%)
23,580
(2.0%)
13,207
(127.3%)
7,823,194
8,881,826
(13.5%)
9,262,078
(4.3%)
9,295,297
(0.4%)
9,938,823
(6.9%)
9,883,640
(-0.6%)
2,060,446
(26.3%)
Antrim
County
State of
Michigan
726
296
Source: U.S. Census
Chapter 2: Social and Economic
Banks Township Master Plan Update
Adopted: September 2013
2-2
Age Distribution and Racial Make-up
Information on age distribution within a population can assist the community in matching public services to
community characteristics and in determining what, if any, special needs specific resident groups might have.
Table 2-2 provides the statistical comparison of the age distribution for the Township, the County and the
State, based on the 2010 Census,
At the time of the 2010 Census, the median age for Banks Township was 45.7 years, for Antrim County,
47.4 years, and for the State, 38.9 years. The Township median age is older than the State and slightly
lower than the County. It is important to remember these statistics do not include the seasonal resident
population, which is likely to have a larger proportion of older persons.
Table 2-2:
Age Distribution – 2010
Banks Township, Antrim County, State of Michigan
Age
Banks Twp.
Township %
Antrim Co.
County %
State %
Under 5
81
5.0
1,155
4.9
6.0
5-9
95
5.9
1,387
5.9
6.5
10-14
107
6.7
1,444
6.1
6.8
15-19
108
6.7
1,417
6.0
7.5
20-24
55
3.4
914
3.9
6.8
25-34
138
8.6
2,033
8.6
11.8
35-44
200
12.4
2,629
11.1
12.9
45-54
278
17.3
3,628
15.4
15.3
55-59
149
9.3
1,934
8.2
6.9
60-64
118
7.3
1,823
7.7
5.8
65-74
175
10.9
3,054
13.0
7.3
75-84
75
4.7
1,625
6.9
4.5
85 +
30
1.9
537
2.3
1.9
Total
1,609
100.1
23,580
100.0
100.0
Median
age
45.7
47.4
38.9
Source: 2010 Census
Racial make up of Banks Township's population is relatively homogeneous. Of the 1609 persons in the
community in 2010, 1543 are Caucasian, the primary minority population (9 persons) Native Americans,
followed by five persons of Asian descent, two African American persons, and twenty seven (27) persons
of other races. Racial diversity has stayed relatively homogenous without significant change in recent
decades.
Chapter 2: Social and Economic
Banks Township Master Plan Update
Adopted: September 2013
2-3
Income and Employment
Income statistics for the 1990 and 2000 Census along with the estimate for 2009 is shown below in Table 2-3.
This table compares income statistics for Banks Township, Village of Ellsworth, Antrim County and the
State. Census Bureau specifies for their use “Per capita personal income is total personal income divided
by total midyear population”.
Table 2-3:
Income Statistics
Banks Township, Village of Ellsworth, Antrim County and State of Michigan
1990, 2000 and 2009
Median Household Income
Per Capita Income
1990
2000
2009
Banks Township
$ 27,695
$ 41,500
$ 46,300
Village of Ellsworth
$ 24,144
$ 38,125
Antrim County
$ 29,378
State of Michigan
$ 40,260
1990
2000
2009
$ 12,029
$ 17,378
$ 24,406
$ 50,481
$ 11,750
$ 16,781
$ 22,200
$ 38,107
$ 43,167
$ 14,090
$ 19,485
$ 24,585
$ 44,667
$ 48,700
$ 18,370
$ 22,168
$ 25,172
Source: U.S. Census 1990, 2000 and Census Bureau’s Population Estimates Program 2005-2009
Employment data on the civilian labor force is compiled on a monthly and annual basis by the Office of Labor
Market Information (OLMI), Michigan Department of Technology, Management and Budget (formerly the
known as Michigan Department of Career Development). Table 2-4 below compares the civilian labor force
statistics for the Township, County and State 1998, 2000, and 2002. As the statistics show, the unemployment
rate for Antrim County has traditionally been higher than that of State. Banks Township unemployment rate
has been and continues to be lower than the County, but higher than the State rates.
Table 2-4:
Civilian Labor Force Comparisons and Unemployment
Banks Township, Antrim County and State of Michigan
Township
County
State (in 1,000's)
2002
2000
1998
2002
2000
1998
2002
2000
1998
Labor Force
275
300
275
12,050
12,875
12,625
5,162
5,201
5,031
Employed
250
275
250
10,675
11,550
11,325
4,847
5,016
4,837
Unemployed
25
25
25
1,375
1,300
1,300
315
185
194
10.3
9.3
9.5
11.3
10.2
10.4
6.1
3.6
3.9
Unemployment
Rate %
Note: All numbers rounded to nearest 25.
Source: Office of Labor Market Information, Michigan Department of Career Development.
Since the Township level data was no longer available from the State, Table 2-4A shows the County and
State data for 2006, 2008 and 2010.
Chapter 2: Social and Economic
Banks Township Master Plan Update
Adopted: September 2013
2-4
Table 2-4A:
Civilian Labor Force Comparisons and Unemployment
Antrim County and State of Michigan
County
State (in 1,000's)
2010
2008
2006
2010
2008
2006
Labor Force
11,091
11,802
12,005
4,790
4,966
5,072
Employed
9,322
10,686
11,088
4,193
4,554
4,723
Unemployed
1,769
1,116
917
597
412
349
Unemployment Rate %
15.9
9.5
7.6
12.5
8.3
6.9
Note: All numbers rounded to nearest 25.
Source: Office of Labor Market Information, Michigan Department of Technology, Management and Budget
Another method of describing the economic characteristics of a community is to analyze the different
categories of employment. Along with employment and unemployment data, Employment data by
Industry is provided from the 2005-2009 Census Estimate data for the Township, Village and County
presented in Table 2-5.
Table 2-5
Employment by Industry 2009
Township, Village and County
Banks
Township
Village of
Ellsworth
Antrim
County
Agriculture, forestry, fishing, hunting, and mining
8%
5%
4%
Construction
11 %
15 %
10 %
Manufacturing
21 %
16 %
17 %
Wholesale trade
0%
0%
1%
Retail trade
9%
5%
12 %
Transportation warehousing, and utilities
4%
4%
3%
Information
1%
3%
2%
Finance, insurance, real estate, rental and leasing
1%
1%
4%
Professional, scientific, management, administrative,
and waste management services
4%
6%
6%
Educational, health, and social services
18 %
16 %
18 %
Arts, entertainment, recreation, accommodation and
food services
12 %
19 %
15 %
Other services (except public administration)
7%
9%
5%
Public administration
5%
3%
3%
Industry
Source: Census Bureau’s Population Estimates Program 2005-2009
Chapter 2: Social and Economic
Banks Township Master Plan Update
Adopted: September 2013
2-5
As shown by the data above, the highest percentage of the jobs in Banks are in Manufacturing, in Village of
Ellsworth in arts, entertainment, recreation, accommodation and food services and in the County are in the
educational, health and social services industries.
Given the limited number of employment opportunities within Banks Township, an assumption can be made
that the majority of residents find employment elsewhere outside the Township or are self-employed.
Education
Education is an important factor in analyzing the capabilities of the local work force and in the economic
vitality of a community. Educational attainment is tracked by the U.S. Census Bureau. Statistics
according to the 2009 US Census American Community Survey estimate, 89.0 percent of Banks
Township residents (25 years of age or older) are high school graduates or higher, as compared to 88.5
percent in Antrim County and 87.4 percent for the State as a whole. Township residents with a bachelor's
degree or higher amount to 20.6 percent of the population, while County and State have 22.6 and 24.5
percent college graduates, respectively.
Housing Stock and Property Values
An evaluation of housing stock and property values can be very beneficial in determining community
characteristics or housing needs. For example, a large percentage of seasonal housing units is indicative of an
increased seasonal population, as is the case of Banks Township.
According to the 2009 US Census American Community Survey estimate there are a total of 1,110 housing
units in Banks Township: 995 single-family units, 6 units in multi-family structures, and 109 mobile homes,
while no boats or recreational vehicles are used as housing. Multi-family housing represents just 0.5 percent
of the housing stock, while mobile homes are about 9.8 percent of the housing stock in Banks Township.
When compared to the State as a whole, seasonal housing in the Township and County is very significant, as
shown in Table 2-6.
Table 2-6:
Seasonal Housing Characteristics
Banks Township, Antrim County and State of Michigan - 2010
Total Units
Seasonal Units
% Seasonal
Banks Township
1,061
327
30.8
Antrim County
17,824
6,514
36.5
4,532,233
263,071
5.8
State of Michigan
Source: U.S. Bureau of Census, 2010 Census
Household Size
2010 Census data shows Banks Township has a household size of 2.48 persons per household, compared with
2.36 persons per household in Antrim County and 2.49 for the State of Michigan as a whole. These figures
are a significant change from prior decades. Over the past few decades, many communities across the state
have experienced a shrinking average household size. This trend to smaller households is important, because
it creates a demand for additional housing units, even in the absence of numerical increase in population.
Chapter 2: Social and Economic
Banks Township Master Plan Update
Adopted: September 2013
2-6
Ownership
In Banks Township, 83.9 percent of the permanently occupied housing units are owner-occupied,
compared with 83.9 percent at the County level and 72.1 percent at the State level. The renter-occupied
housing in Banks Township accounts for 16.1 percent of the total housing units, compared with County
level of 16.1 and State level of 27.9 percent.
Housing Value
Another comparative measure for housing is value, as shown in Table 2-7. The 2005-2009 Census estimate
shows the median value of owner-occupied year-round housing units is $135,400 for Banks Township, almost
43% higher than 2000’s $94,800. Antrim County’s median value in 2009 is $158,800 as compared to the
value of $ 110,000 in 2000, while Michigan’s 2009 median value owner-occupied housing unit is $147,500
($115,600 in 2000). This information, while collected by the Census Bureau is subjectively provided by the
general population regarding what he or she thinks is the value of his or her house, therefore this information
should be used with caution. Additionally, some people intentionally underestimated the value of their homes
due to concerns that accurate reporting might raise their taxes.
Table 2-7:
Value of Specified Owner-Occupied Housing Units
Banks Township - 2009
Housing Values
Percent of Units
Less than $50,000
4.2
$50,000 - 99,000
25.1
$100,000 - 149,000
29.1
$150,000 - 199,000
17.6
$200,000 - 299,000
13.1
$300,000 or more
11.0
Source: Census Bureau’s Population Estimates Program 2005-2009
Property Value
Property values can also be analyzed by reviewing State Equalized Value (SEV) figures. By law, SEV,
which constitutes a community's tax base, is equal to approximately one-half of the true market value of
real property and certain taxable personal properties. Figure 2-1 graphically shows Banks Township SEV
Distribution for 2012, and table 2-8 provides a SEV distribution comparison for Banks Township and
Antrim County. It is noteworthy, that the percent of SEV attributable to agriculture is significantly
higher in the Township than for the County as a whole.
Chapter 2: Social and Economic
Banks Township Master Plan Update
Adopted: September 2013
2-7
Table 2-8
SEV Distribution Comparison
Banks Township and Antrim County - 2012
Real Property:
Banks Township
Amount
Antrim County
% of total
Amount
% of total
Agricultural
15,776,700
14.5
78,473,100
3.9
Commercial
2,559,200
2.4
90,995,900
4.5
434,700
0.4
6,886,900
0.3
87,657,900
80.8
1,780,968,350
87.4
Timber Cutover
0
0.0
0
0.0
Developmental
0
0.0
0
0.0
106,428,500
98.1
1,957,324,250
96.0
2,094,700
1.9
80,563,700
4.0
Industrial
Residential
Total Real Property
Personal Property
Total SEV
Source:
108,523,200
100.0
2,037,887,950
100.0
Antrim County Equalization Department.
Figure 2-2 illustrates the changes in the Township’s total SEV over the time period 2004-2012. With the
recent economic downturn the total SEV in Banks Township has decreased annually since reaching the
peak in 2007 with the total SEV of 152,910,840. The total SEV in Banks Township for 2012 dropped to
108,523,200.
Chapter 2: Social and Economic
Banks Township Master Plan Update
Adopted: September 2013
2-8
Chapter 2: Social and Economic
Banks Township Master Plan Update
Adopted: September 2013
2-9
Chapter 3
Natural Resources
Banks Township’s character is defined, in large part, by abundant natural resources, including lakes,
ponds, streams, woodlands, farmlands, open space, wetlands, topography, and exceptional scenic beauty.
These resources influence the suitability of land for various land uses and contribute to the area’s
desirability for year-round and seasonal residential and recreational development.
Natural resources provide tangible benefits to residents and visitors alike. Lakes, streams, woodlands,
meadows, wetlands, hydric soils, floodplains, topographic features, and scenic viewscapes are
irreplaceable, environmental, economic, and recreational resources, that are highly valued components of
the community’s character, and are viewed as essential to the region’s tourism and recreation oriented
economic base.
The extent and location of natural resources were examined using maps originally prepared by the
Cooperative Extension Service, and other information gathered during the preliminary phases of the
planning process. Updated maps illustrating natural features are included in this section of the plan, as
appropriate. Descriptions of each feature appear below:
•
Water Resources
One of the most valuable natural resources of Banks Township is water. Banks Township abuts the
shoreline of Grand Traverse Bay of Lake Michigan. Additionally, a number of named and unnamed
lakes, ponds and streams are found in the township. The Township is located within two watersheds, the
Grand Traverse Bay Watershed and the Elk River Chain of Lakes Watershed, with the watershed divide
being essentially US-31. Ellsworth Lake, St. Clair Lake, Wilson Lake are a part of the chain of
interconnected narrow lakes which follow the former drainage channels. Banks Township is in the upper
portion of the Elk River Chain of Lakes Watershed. This location means the actions of this community
will impact the waters and communities downstream. These waters as well as the many other smaller
lakes and streams contribute to the area recreational activities. It is extremely important that the quality
of these surface waters be protected from the negative impacts of development, such as pollution and loss
of scenic views to open water.
Lakes, ponds, and watercourses support aquatic, shoreline, and streambank wildlife habitats. Lakes and
streams make significant contributions to the Banks Township’s character, as well as to the area’s
tourism and recreation oriented economic base. Land adjacent to shorelines exhibits the community's
highest densities of residential development. Proper land use management can help protect the quality of
surface waters, as well as minimize damage to sensitive aquatic, shoreline, and streambank ecosystems.
Both groundwater and surface water are vital resources within Banks Township. The entire township
relies on groundwater for drinking water. The entire township is located in an area where vulnerability
of drinking water aquifers to surface contamination is high due to permeable soils over highly sensitive
drift lithology.
•
Wetlands
Wetlands provide habitat for a wide variety of plant and animal life, function as natural stormwater
retention and filtration systems, and play a significant role in the groundwater recharge cycle. When
drained or filled to provide developable land, these practical benefits can be irreparably altered or
destroyed. There are a number of sources for wetland data, each using different criteria and thus
resulting in different maps. The general wetland areas are mapped in Figure 4-1, Existing Land Cover /
Chapter 3: Natural Resources
Banks Township Master Plan Update
Adopted: September 2013
3-1
Use Map. Additionally, Figure 3-1 is a map of the wetland areas based on the national wetland
inventory, and Figure 3-3 shows hydric or wetland soils. A comparison of the maps shows more hydric
soils indicated than actual wetland areas identified during the land use update. It is likely that some of
the areas with hydric soils have been built upon and consequently are no longer classified as wetlands.
•
Woodlands
Woodlands provide renewable timber resources, wildlife habitat, buffer the sights and sounds of
civilization, moderate the effects of wind, stabilize soils, contribute to the quality of air and surface
water, store and filter stormwater, play an important role in the groundwater recharge process, and
provide a wide range of recreational opportunities. The fractionalization of productive woodlands for
homesites or other land uses impacts their ability to be managed for timber production or utilized by
animal species requiring large contiguous areas. Antrim County has a professional forester to provide
assistance for responsible forest management. See Figure 4-1 and Figure 3-2 for the locations of these
forest areas.
•
Geology and Topography
According to geologists, the surface geology of the region was formed 10,000 to 12,000 years ago by
glacial activity. Numerous advances and retreats by the glaciers resulted in the locally complex pattern
of erosion and deposition. The drainage channels scoured by the glaciers resulted in the drumlin
formations and depressions oriented linearly from northwest to southeast, as seen in the Township’s
topography (slopes) shown in Figure 3-3.
Topography contributes to the Township's scenic beauty, and the region's recreational and economic
base. Areas of rugged topography provide wildlife habitat and opportunities for forestry and recreation,
though are generally less suited to intensive development without extensive erosion control measures.
Steep roadway grades, septic field failures, soil erosion and excavation costs are some of the difficulties
associated with steep grades. Figure 3-4 shows areas with moderate and extreme slopes (greater than 12
percent) which are a constraint upon potential development. Development in areas with severe slopes
and ravines should be monitored. If development is permitted, sensitive site planning should be required
along these slopes to prevent erosion.
•
Soils
All township residents rely on individual groundwater wells and private septic systems for water
supplies and sewage disposal. That portion of Banks Township surrounding the Village of Ellsworth will
likely be able to take advantage of municipal sewer and water supply systems if, and when, such systems
become available.
Soils influence the capability of land to accommodate development. Soil characteristics present
opportunities for the development of certain land uses, and limitations for others. Permeability, filtration
capability, load bearing capacity, shrink-swell potential, slope, and soil type influence the suitability of
land to accommodate septic system absorption fields, thus Figure 3-4 identifies the areas with limitations
for septic location. These same features influence the quality of wildlife habitat, and the productivity of
agricultural and forestry operations.
The Banks Township Planning Commission examined maps illustrating the extent and location of soil
characteristics during the planning process as a means of delineating areas within the community suited
to various types of development. It should be noted that the maps are not site specific, and do not
eliminate the need for detailed on-site investigations when land development proposals are made.
Chapter 3: Natural Resources
Banks Township Master Plan Update
Adopted: September 2013
3-2
Chapter 3: Natural Resources
Banks Township Master Plan Update
Adopted: September 2013
3-3
Chapter 3: Natural Resources
Banks Township Master Plan Update
Adopted: September 2013
3-4
Chapter 3: Natural Resources
Banks Township Master Plan Update
Adopted: September 2013
3-5
Chapter 3: Natural Resources
Banks Township Master Plan Update
Adopted: September 2013
3-6
Descriptions of soil characteristics examined during the planning process are as follows:
•
Hydric/Wetland Soils
Hydric/wetland soils are generally unsuited for septic system installations, road construction, and
building site development. These soils tend to be of insufficient strength to support building foundations.
Shrinking and swelling of soils during freeze/thaw cycles can damage building foundations unless soils
are modified with appropriate fill material. (see Figure 3-3)
•
Septic Limitations
High water table, wetness, slow permeability, slope, rapid permeability, and poor filtration capability
influence the ability of septic systems to function properly. Hydric/wetland soils, and heavy clay soils
are characterized by slow permeability and are generally considered unsuited for septic system
installation. As seen in Figure 3-4, the entire Township is classified as having either moderate or severe
septic limitations.
Soils that exhibit rapid permeability or poor filtration capability are unable to adequately filter septic
system effluent. Accordingly, septic systems constructed in such soils pose a threat of groundwater
contamination from septic system effluent. Intensive development should be limited in areas with these
types of soils, in order to help protect the groundwater.
•
Farmland Soils
Prime farmland soils possess fertility, nutrient holding capacity, texture, drainage, and slope
characteristics which make them well suited to crop and forage production. These soils are considered
important on a national basis. Soils characterized as “prime if drained” possess all of the above
characteristics when artificially drained. (see Figure 3-5). Important farmland soils possess all of the
above characteristics, though slope is between six and twelve percent. These soils are highly productive
when conservation tillage practices are used.
For the purpose of planning, the most significant areas of those with prime agricultural soils are those
currently in active agricultural use, as shown on the Development Opportunities and Constraints Map.
(see Figure 3-6).
•
Forestland Soils
Forestland soils are rated on the basis of their timber production potential, and are classified as either
national or regional.
Soils classified as national are capable of producing greater than one cord, or 1,000 board feet of timber
per year per acre, and are considered important on a national basis. Soils classified as regional are
considered important on a regional and state basis, and are capable of producing from one-half to one
cord, or from 500 to 1,000 board feet of timber per acre. Typically, the highly productive forest soils
also include the prime farm soils discussed above. The forest soils include a greater area because slope is
not considered a significant limiting factor.
Chapter 3: Natural Resources
Banks Township Master Plan Update
Adopted: September 2013
3-7
Chapter 3: Natural Resources
Banks Township Master Plan Update
Adopted: September 2013
3-8
Chapter 3: Natural Resources
Banks Township Master Plan Update
Adopted: September 2013
3-9
Chapter 4
Existing Land Use
Existing Land Use Statistics and Characteristics
According to the Census, Banks Township’s land area is 45 square miles, which includes 0.7 square miles
in the Village of Ellsworth. The existing land use and land cover in the Township was updated in the fall
of 2011, Figure 4-1 illustrates the distribution of the current land uses and cover types throughout the
Township. The Michigan Resource Inventory System (MIRIS) was used to for the original statewide
land use mapping (1978). The same system has been used for subsequent updates both at statewide and at
the Township level. The most recent update started with the statewide mapping, further updated using
recent aerial photography and field checking. Table 4-1 presents the land uses in rank order, showing the
number of acres and percent of the Township in each of the land use categories. Each of the land use
categories is discussed below.
Table 4-1
Existing Land Use Statistics 2011 and 1998
Banks Township
2011
Acres
8,222
7,927
4,584
4,431
2,486
574
434
212
66
28,936
Land Use
Upland Forest
Agriculture
Non-forest
Lowland Forest/Wetlands
Residential
Water
Recreation/Institutional
Industrial/Extractive/Transportation/Utility
Commercial
TOTAL
2011
Percent
28.4
27.4
15.8
15.3
8.6
2.0
1.5
0.7
0.2
99.9
1998
Percent
21.8
32.2
23.2
15.6
3.5
1.8
1.2
0.6
0.1
100
Due to rounding percents may not equal 100%
Upland Forest
Of the forested lands, northern hardwoods comprise the vast majority of the upland forest land, with
limited upland conifers located in the Township. The upland forested lands are dominated by maple,
beech and basswood, with some birch and aspen found there as well. The upland conifers are
predominantly red and white pine.
Agricultural
Although the percent of land in agricultural use has decreased since the earlier mapping in 1978, general
and specialized farming still constitutes the predominant land use in the township. As shown in Table 41, agricultural land occupied more than 27% of the Township land area in 2011. As is illustrated in
Figure 4-1, the active agricultural lands are well dispersed across the Township. Prime or Important
farmland soils are discussed and mapped in the Natural Resources portion of this section.
Chapter 4: Existing Land Use
Banks Township Master Plan Update
Adopted: September 2013
4-1
Non-Forest
The nonforested land use category consists of herbaceous open and shrub land. As shown in Table 4-1
above, nearly 16% of the Township is in this category. Nonforested areas are scattered throughout the
Township and are found in nearly all sections of the Township.
Lowland Forest/Wetlands
Wetlands include land that has sufficient water at, or near, to support wetland or aquatic vegetation.
These areas are commonly referred to as swamps, marshes and bogs. The identified wetland areas
include areas which support lowland hardwoods and conifers such as white cedar, willow and aspen
species, as well as lowland brush and grasses. Wetlands and lowland forests comprise 15.3% of the
Township area. As seen on Figure 4-1, the wetland areas are scattered throughout the Township, with a
clustering along the Lake Michigan shoreline, as well as along the lakes and creeks.
Residential
Single family homes constitute the predominant developed land use in the community. Residential
development is spread throughout the Township along roadways, with concentrations found in the area of
the Village of Ellsworth, the unincorporated Atwood Village area, and along the shoreline of Lake
Michigan, see Figure 4-1. Residential land use occupies 8.6% of the land area in the Township.
Water
Open water comprises less than two percent of the Banks Township. Included in this category are St.
Clair Lake, Ellsworth Lake, Wilson Lake, Moblo Lake, Eaton Lake, Carpenter Lake, Skinner Lake, Little
Torch Lake, Mud Lake, Toad Lake and the creeks.
Recreation/Institutional
The recreation land category includes the Antrim Creek Natural Area, the Antrim Dells Golf Course, the
Bank Township Park and boat launch facilities. Institutional include a church and fire hall in Atwood,
and a church at the corner of Essex Road and Church Road. The Banks Township Hall is located in the
Village of Ellsworth and therefore is not included in the Township land use statistics.
Industrial/Extractive/Transportation/Utility
Banks Township has a very limited amount of land in industrial use. The majority of the property in this
category is either active sand and gravel excavation operations, or former Antrim shale excavation sites.
The location of these areas is shown on Figure 4-1. The transportation land use category includes a grass
airstrip located in section 12, north of Rex Beach Road, and a tower located behind the fire hall in
Atwood.
Commercial
Banks Township has very little commercial development. As illustrated in Figure 4-1, the commercial
and business development is concentrated in the Atwood Village area along the U.S. 31 corridor and in
the Village of Ellsworth, which is not included in the land use statistics.
Chapter 4: Existing Land Use
Banks Township Master Plan Update
Adopted: September 2013
4-2
Chapter 4: Existing Land Use
Banks Township Master Plan Update
Adopted: September 2013
4-3
Chapter 5
Community Services, Facilities and Transportation
Water and Sewage Disposal Systems
Banks Township does not own or operate a public drinking water system or a public sewer disposal
system. Consequently, two important determinants for siting a septic system are soil suitability and depth
to bedrock. The Natural Resources portion of this section addresses the geology and soils of the
Township, and Figure 3-4 shows areas with septic limitations. Township residents primarily rely on onsite private wells for domestic drinking water, although there are a few areas which are served by shared
wells. There are no public sewage disposal systems operated within the Township. Local residents
primarily rely on private, on-site septic systems as well. All private drinking water wells and sewage
disposal systems are regulated by the Health Department of Northwest Michigan.
Solid Waste
Private solid waste haulers serving Banks Township include: Waste Management, Preferred Waste 2 and
American Waste. Citizens may also haul garbage to either the transfer station in Ellsworth (Pleasant Hill
Road) and pay a fee per bag or truckload. There is an Antrim County recycling drop-off site located near
the Hugh Campbell fields in Ellsworth.
Other Public Utilities
Electric power is provided to the Township by Great Lakes Energy and Consumers Energy Company.
Natural gas service is not currently available. Frontier provides local phone service, while a variety of
long distance carriers may be selected. Cell phone coverage is generally available in the area from AT&T
or Verizon, with cell towers located in Ellsworth and Atwood. Charter cable serves the Township’s cable
television needs.
Police, Fire, Ambulance
Police protection is provided by the Antrim Count’s Sheriff’s Department, dispatched from the Village of
Bellaire. Additionally, the Village of Ellsworth has two part time officers. The Kalkaska State Police
Post also supplements the County services. Northern Michigan, including Banks Township is also served
by a SWAT team as needed.
The Banks Township fire district is a volunteer fire department governed by the Township Board. The
district provides fire protection services for the community. The primary fire station is located on Center
Street in Ellsworth with a second facility in Atwood.
Ambulance services are provided by East Jordan. Hospitals offering primary care to Township residents
are located in Traverse City, Petoskey, and Charlevoix.
A 911 emergency response system is available in Banks Township. The Township participates in mutual
aid agreements for police, fire, and ambulance services within Charlevoix and Antrim Counties. Under
these agreements, the Township can request additional emergency services from other municipalities on
an as-needed basis.
Schools and Libraries
Ellsworth Community Schools operate an elementary school (pre-k-6) and a high school (7-12) which are
centrally located in the Village of Ellsworth. Most of Banks Township is served by the Ellsworth school
district; small portions of the Township are served by the Charlevoix and Central Lake School Districts.
Chapter 5: Community Services, Facilities, and Transportation
Banks Township Master Plan Update
5-1
Adopted: September 2013
Banks Township is also served by Ebenezer Christian School, a private non-denominational school,
located on White Street in Ellsworth. This school’s total enrollment varies, but currently is approximately
60 students in grades pre-kindergarten through eighth grade.
Post high school education is available locally at North Central Michigan College (NCMC) main campus
in Petoskey, as well as Northwestern Michigan Collage (NMC) in Traverse City, and the M-Tec in
Gaylord. All three of these institutions offer two-year associates degrees and one-year certificate
programs, as well as having agreements with other colleges and universities to provide a wide array of
bachelor and master level programs locally. NCMC also offers some general education courses and some
non-credit community enrichment courses/workshops in East Jordan. Additionally, the Char-Em
Intermediate School District also offers a variety of professional development courses.
Government Facilities
Banks Township Community Building is located on Center Street. The Township Community Building
provides shared space for Banks Township and the Village of Ellsworth business, as well as community
meting space. The Banks Township Community Building is adequately meeting the Township needs at
this time.
The Banks Township Fire Hall is located on Center Street and serves both the Village of Ellsworth and
Banks Township with a second fire station located in Atwood. With the two locations, the Banks
Township Fire Department facilities are meeting the current needs. The fire department also has a dry
hydrant located along Old Dixie Highway.
There are four cemeteries located in Banks Township. The cemeteries are the Antrim City Cemetery on
Old Dixie Highway, the Ellsworth Cemetery on Eaton Road, the Atwood Cemetery on Church Road and
the Catholic Cemetery off US-31 and Essex Road.
Private, Civic and Fraternal Organizations
Lions
Lionesses
East Jordan Chamber of Commerce
Front Porch (nonprofit restaurant)
Moms & Tots Center (crisis pregnancy center)
Good Samaritan (food pantry & resale)
Churches
Atwood Christian Reformed Church
Bell Tower Reformed Church
Ellsworth Christian Reformed Church
Ellsworth Wesleyan Church
Transportation and Road Maintenance
The only major, highway through the Township is US-31, which is the dominant north/south route
through the Township. It is a state trunkline under the jurisdiction of the Michigan Department of
Transportation. The total length of US-31 passing though Banks Township is approximately six miles.
The main county roads traversing Banks Township are C-48 and C-65. C-48 primarily runs east/west in
the northern portion of the Township. C-65 primarily runs north/south in the eastern part of the
Township.
Chapter 5: Community Services, Facilities, and Transportation
Banks Township Master Plan Update
5-2
Adopted: September 2013
The Antrim County Road Commission provides road maintenance and snow removal services on public
roads in the Township, with the exception of roads located within Ellsworth Village limits.
The Antrim County Transportation (ACT) provides an on call dial-a-ride bus service within Antrim
County. For transportation needs beyond the County boundaries, ACT coordinates with the similar
transportation services in adjacent counties. Additionally, a six county regional transit system coordinates
two systems, the “Regional Ride” and the “Health Ride” which serve Antrim County. The Regional Ride
is a fixed route system that was implemented in early 1998. One of the routes passes through Banks
Township on US-31. Although there is not a designated stop in Banks Township, with prior arrangement,
the Regional Ride bus will stop along the route to pick up passengers. The Health Ride operates one van
in each of the six counties to provide transportation to medical appointments. The Health Ride
coordinator determines the most convenient and economical way to get each person to and from
appointments using a combination of transit services when appropriate. The six county service area
includes: Antrim, Benzie, Charlevoix, Grand Traverse, Kalkaska and Leelanau Counties.
The Breezeway is an identified rural route connecting US-31 to US-131 along C-48 in both Charlevoix
and Antrim Counties to promote the use of this scenic rural route to increase awareness of the small towns
thus boosting the economic activity for the local businesses along the route.
Chapter 5: Community Services, Facilities, and Transportation
Banks Township Master Plan Update
5-3
Adopted: September 2013
Chapter 6
Community Goals and Objectives
The Planning Commission and other participants in the planning process identified a wide variety of
concerns and issues they perceived will influence the Township’s future. These concerns serve as the
foundation for a strategy that can be used in an on-going process of influencing growth and development
over the short and long-term. This strategy consists of goals, policies and actions.
A goal is a statement that describes a desired vision of the Township’s future. In this case, goals identify
the desired results of an on-going land use planning program in general terms. The following statement is
an example of a goal: “Retain and enhance the Township’s scenic and rural character.”
Policies are guiding principles that establish a mind-set for decision makers in a never ending process of
accomplishing goals. The following statement is an example of a policy: “Township officials will work
with developers to implement land development design standards that preserve scenic viewscapes,
topography, wetlands, streams and natural vegetation.”
Actions are the strategic steps taken to implement policies and accomplish goals. The following
statement is an example of an action: “Amend the township zoning ordinance to establish flexible open
space and cluster residential land development regulations as a means of preserving natural and scenic
resources, farmland, forestland and open space.”
If goals and policies are taken to heart by elected and appointed township officials, and if a commitment
to taking each action is made, then the township will have taken the first step toward influencing the
Township’s future in a planned and strategic manner.
Participants in the planning process identified goals, policies and actions for a variety of subject areas. A
complete listing appears below.
Chapter 6: Community Goals and Objectives
Banks Township Master Plan Update
Adopted: September 2013
6-1
LAND USE GOAL
Maintain an ecologically sound balance between human activities and the environment to retain and
enhance the Township’s quiet, scenic and rural character.
Policies:
¾ Protect existing rural areas through preservation of open space and agricultural/forestry activity.
¾
Preserve and protect scenic views of hills, valleys, farms, lakes and streams.
¾
Guide development in a manner that is consistent with the natural limitations of the land to maintain the
Township's rural character.
¾
Encourage creative design and planning techniques which produce visual harmony while preserving
special features and protecting vital natural resources.
¾
Consider how the Township's planning policies, zoning ordinance, ordinance amendments, and rezonings
may impact adjacent municipalities.
Action Steps:
9
Review and update the zoning ordinance to be consistent with the goals of the Master Plan.
9
Review and update (as needed) zoning ordinance provisions to protect existing rural areas.
9
Adopt development standards that encourage the continuation of the farming and management of
forestland resources, to minimize fragmentation.
9
Use this Master Plan when reviewing land development project proposals, site plans, proposed
special uses, and rezoning requests.
9
Establish formal procedures for discussing planning and zoning issues with adjacent
municipalities.
Chapter 6: Community Goals and Objectives
Banks Township Master Plan Update
Adopted: September 2013
6-2
AGRICULTURE & FORESTRY GOAL
Recognize the importance and viability of agricultural lands and forestlands within
Banks Township.
Policies:
¾ Provide opportunities for farmers to capture the development value of farmland without creating scattered
developments.
¾
Permit low-density residential and recreational land uses on land marginally suited to farming and forestry.
¾
Minimize the fragmentation of prime and unique agricultural land and prime forestlands into parcels too
small to be economically used or managed for agriculture or timber production.
Action Steps:
9
Continue to provide for open space and cluster residential development as a means of preserving
farmland, forestland, natural features and open space in the township zoning ordinance.
9
Pursue the use of innovative land use techniques to provide options for large parcel landowners to
retain the right to continue farming and or pursue specified other activities, while protecting the
farmland and/or open space. Programs such as the purchase of development rights (PDR), and
transfer of development rights (TDR) programs should be explored.
9
Identify and map large contiguous open spaces and scenic corridors based on Existing Land Use
mapping and Ecological Corridors studies.
9
Review and update as necessary permitted and special uses allowed in the agricultural zoning
district.
Chapter 6: Community Goals and Objectives
Banks Township Master Plan Update
Adopted: September 2013
6-3
Natural Environment & Recreation Goal
Preserve, protect and maintain scenic vista, environmentally sensitive areas and public parks for the
enjoyment of residents, visitors and future generations.
Protect water quality.
Policies:
¾ Limit the type, density and intensity of land development, based on the environmental constraints of the
property.
¾
Coordinate with public agencies and nonprofit conservancy organizations for the protection of land
exhibiting special natural features.
¾
Continue efforts to work cooperatively with local agencies and organizations to raise awareness about
invasive species and prohibit the planting of such for developments requiring a landscape plan.
¾
Direct development to less environmentally sensitive areas, and away from active farmland, hydric soils,
and wetlands.
¾
Encourage the establishment and maintenance of natural or re-vegetated greenbelt buffers along
watercourses and water bodies.
¾
Protect surface water and groundwater through planning and zoning which is consistent with the capacity
and limitations of the land, including efforts to minimize non-point source pollution of the waterways.
Action Steps:
9
Consider design standards for the preservation of natural features and open space.
9
Review current zoning ordinance site plan standards to provide for the incorporation and
preservation of open space and natural features in the design and layout of all new development.
9
Work with the Antrim County Conservation District and the Antrim County Road Commission to
review road stream crossing sites in the Township and support improvements where needed to
avoid excessive sedimentation of the streams and lakes.
9
Explore options for minimizing non-point source pollution through education and consider
possibly zoning provisions for such.
9
Explore and review the impacts of impervious surfaces on water quality and consider adding
impervious surface limitations to the zoning ordinance.
Chapter 6: Community Goals and Objectives
Banks Township Master Plan Update
Adopted: September 2013
6-4
Public Services, Infrastructure & Transportation Goal
Improve and maintain the Township roads and facilities to provide safe access for all users* consistent
with the community’s needs and the ability to finance improvements in the most cost effective manner.
*Persons of all ages and abilities should be able to safely move along and across the roads, including
pedestrians, bicyclists, motorists and bus riders.
Policies:
¾ Work cooperatively with the Antrim County Road Commission to maintain a safe, effective and efficient
road network in the Township.
¾
Encourage the efficient use and maintenance of existing roadways and infrastructure.
¾
Work cooperatively to provide police, fire, and emergency services [with adjacent townships] to eliminate
overlap in service and expenditures, and to improve service delivery.
Action Steps:
9
Continue to monitor the Township's infrastructure and transportation network to identify needs for
maintenance and improvements, including road stream crossings.
9
Prepare a capital improvements program to prioritize and schedule maintenance and improvement
projects.
9
Initiate a forum, as needed, for exploring common municipal services needs with adjacent
governmental units.
9
Consider private road regulations, including provisions concerning emergency vehicle access.
Residential Development & Housing Goal
Encourage a broad range of housing that meets the varying economic, lifestyle, and stage of life needs
of the community residents.
Policies:
¾
Minimize residential sprawl and strip development
¾
Encourage open space and cluster types of residential development.
¾
Explore alternative development measures to reduce housing costs, reduce traffic congestion, and provide
more close to home employment opportunities.
Action Steps:
9
Maintain zoning ordinance provisions to allow for the development of clustered residential
housing in buildable portions of the Township, in order to protect open space.
Chapter 6: Community Goals and Objectives
Banks Township Master Plan Update
Adopted: September 2013
6-5
Commercial Development Goal
Promote a varied business environment and foster cooperation among area businesses to meet the
current and future needs of residents and tourists while preserving the natural environment and rural
character.
Encourage commercial development which will protect the public health, safety, and general welfare of the
community.
Policies:
¾ Accommodate commercial development in a manner that does not adversely impact the Township's rural
and scenic character.
¾
Promote the development of small, commercial centers off major roads, rather than lot by lot commercial
strips.
¾
Accommodate Home Occupation & Cottage Industry compatible with respective residential area and
zoning.
Action Steps:
9
9
Review zoning regulations for commercial development that provide comprehensive, flexible
guidelines for signs, parking areas, access, landscaping, screening, lighting, and setbacks.
Encourage and support economic development efforts in the Township
Industrial Development Goal
Encourage non-polluting, industrial development in a manner which protects or enhances the
environment, the scenic beauty of the area; and in a manner that is adequately accommodated by the
existing or proposed local roads, utilities, or other public services.
Policies:
¾ Encourage the minimization of potential negative impacts posed by future industrial development on
adjoining land uses.
¾
Encourage development near existing industrial uses in areas served by adequate roadways and
infrastructure.
Action Steps:
9
Review and update (as needed) zoning ordinance design standards to minimize the impact of
industrial land uses on surrounding non-industrial properties.
9
Encourage job creation while utilizing open space, landscaping and buffering techniques to
minimize impacts on non-industrial neighbors.
9
Review and revise current industrial zoning district regulations to assure that the range of uses is
appropriate based on the goals and policies established by this plan.
Chapter 6: Community Goals and Objectives
Banks Township Master Plan Update
Adopted: September 2013
6-6
Chapter 7
Future Land Use Recommendations
At present, Banks Township is primarily an agricultural and rural residential community. Forests typically
cover steeply sloped hillsides while wetland vegetation and lowland woods are found in low lying areas.
Lakeshore living is available along the shores of many inland lakes as well as Lake Michigan. While active
agricultural uses have declined from historic levels, the many active farms which remain are highly valued by
the local residents, according to the findings from the past Township surveys (1993 and 2003).
Through land use planning and land use controls, Banks Township intends to ensure that existing rural
residential, agricultural and recreational uses can continue, and reasonable growth can be accommodated with
minimal land use conflicts or negative environmental impacts. Based on the social, economic and
environmental characteristics of the Township, six (6) general categories of land use have been identified to
serve existing and future development needs. These categories are listed below:
•
•
•
•
•
•
Recreation/Conservation
Forest/Agricultural
Waterfront Residential
Residential
Village Mixed Use
Industrial
Recreation/Conservation
The Recreation/Conservation category is designed to accommodate existing recreation property, areas for
future recreation use, or other sensitive resource areas. This land use category will allow for low intensity
recreation development, as well as low density residential uses consistent with recreational and conservation
uses.
The Recreation/Conservation category incorporates the primary stream valleys including many of the
associated lakes and wetlands. This land use category also includes a significant amount of land with steep
slopes and the undeveloped portions of the Lake Michigan shoreline in the Township.
The Recreation/Conservation land use category is consistent with the Township’s goals presented in Section
III, including the goals to “Maintain an ecologically sound balance between human activities and the
environment, to retain and enhance the Township’s quiet, scenic and rural character” and to “Preserve, protect
and maintain scenic vistas environmentally sensitive areas, and public parks for the enjoyment of residents,
visitors and future generations”.
Primary uses proposed in the Recreation/Conservation area include public and private forestry, wildlife
habitat, parks and recreation, as well as similar open space uses. Secondary uses include agriculture and low
density residential development. Due to the environmentally sensitive nature of the property in this category,
the preferred approach to residential development is clustered residential, thus maintaining some protected
open space within the development. The Township encourages the establishment of conservation, parklands
and open space, including wetlands and riverine habitats for scenic, recreation and wildlife protection
especially as a part of any proposed residential uses. The tools include donations, acquisition, cooperative
efforts with other units of government and land owners, conservation easements and zoning ordinance
provisions that support the use of conservation easements and sound conservation developments.
Chapter 7: Future Land Use Recommendations
Banks Township Master Plan Update
Adopted: September 2013
7-1
Forest/Agricultural
Forest/Agricultural land use category has been designated consistent with the Township’s goal to recognize
the importance of agricultural lands. Banks Township also recognizes that the presence of forested and
agricultural lands contribute significantly to the scenic and rural character valued by the Township residents.
The Forest/Agricultural area designation is intended to encourage the continued forestry and agricultural uses
of areas on prime soils. The designated areas are primarily located in two large swaths oriented essentially
north/south in the interior of the Township; (see Figure 7-1). To preserve forestry and agricultural uses, it is
recommended that non-agriculturally related residential uses be subject to certain restrictions within the
agricultural category.
While the designation of Forest/Agricultural land use category will not prevent the conversion of farmland
and forestland to other uses, it will help to control the scale and rate of conversion and direct attention to areas
where farmland conversion may be an issue. There are a number of ways in which the agricultural conversion
issue could be addressed prior to development. The Township Zoning Ordinance could, for example, allow
non-agricultural uses as a special condition use. Special condition use status would require site plan review by
the Planning Commission in the agricultural areas for certain non-agricultural development. During site plan
review, a density bonus could be allowed if the proposed residential development is clustered. The areas
designated for Forest/Agricultural use on the Future Land Uses Map, (Figure 7-1), do not cover all of the
active farms in the Township, but rather identify areas where agriculture and forestry operation are still the
dominant uses, and consequently can be more readily protected.
The Township will encourage methods that accommodate the needs of preserving farmlands, farming, open
space, natural resources and rural character of the Township. The methods include innovative zoning
provisions that allow for the preservation or conservation of essential natural resources, farmland or open
space. Additional methods which other communities have employed or are investigating to help protect and
preserve agricultural land include the Purchase of Development Rights (PDR), Transfer of Development
Rights, clustering requirements for non-agricultural uses and tax breaks or incentives for continuing
agricultural use. It is recommended that these alternatives be investigated for possible application in Banks
Township as a way to balance economic rights with agricultural preservation goals. It is important to
recognize where active agriculture exists in the Township and encourage the continued agricultural use of this
land. (see Figure 4-1).
Waterfront Residential
To preserve the scenic beauty, property value and environmental integrity of areas adjacent to lakes, pond,
rivers and streams, a “Waterfront Residential” designation is included. With such a specialized designation it
will be possible to develop residential standards specific to the unique environment found in waterfront areas.
The Waterfront Residential designation is utilized along portions of Ellsworth Lake, St. Clair Lake, Little
Torch Lake, Wilson Lake and Lake Michigan in areas of existing lakefront residential development,
(primarily with smaller lots). Development regulations within the waterfront residential area should be
designed to address Township residents’ concerns regarding congestion of the local roads and view
preservation, as well as concerns regarding water quality and shoreline protection. Keyhole development or
high-density second-tier development with private waterfront access is recommended for some restriction
within this land use category.
Residential
The Residential future land use category is intended to direct future residential growth to specific areas of the
Township. The areas designated for residential use are located in the vicinity of either Ellsworth or Atwood.
The Atwood residential area is adjacent to the proposed Village Mixed Use area. Within these areas, the
Township Zoning Ordinance should establish district residential districts to specify where low or moderate
density residential, such as smaller lot residential development will be allowed. The Zoning Ordinance will
Chapter 7: Future Land Use Recommendations
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also specify where higher density residential uses, such as apartments, townhouses, condominiums, or
manufactured home developments will be allowed.
The designated residential areas should be retained for low density residential use during the present planning
period, since the Township is not currently served by sewer and water. Additionally, low density residential
use is more compatible with the adjacent Recreation/Conservation and Forest/Agricultural land uses.
It is also important to note that under state law, manufactured homes are allowed in any residential area if the
structure meets all requirements set for site-built homes. Additionally, a manufactured home development
would be compatible with the multiple-family portion of the residential area.
Village Mixed Use
While much of the need for commercial services in Banks Township are met by facilities located in the
Village of Ellsworth, the Township wishes to set aside an area to accommodate additional local commercial
uses.
The Village Mixed Use category is designed to accommodate a mix of residential, commercial, agricultural
support businesses and some public service uses. The designated area is located along US-31 extending north
and south from Atwood. This area incorporates existing residential and commercial uses. The existing
commercial uses are primarily retail and service types of uses. The existing fire station in Atwood is
considered compatible with the existing commercial and residential uses.
Industrial
A small industrial area is identified adjacent to the Village of Ellsworth, southwest of the Village (see Figure
7-1). This area is designed to accommodate existing sand and gravel extraction operations, expansion of these
operations or reuse for the industrial purposes. The Township recognizes the existence of valuable mineral
resources within the Township boundaries. Unless utilities and other infrastructure are provided by the
industry, the Future Land Use plan does not provide for additional industrial development in the Township.
The establishment of additional industrial uses in Banks Township outside of areas currently zoned or planned
for such uses will be reviewed. However, industrial land is also available in surrounding communities.
Other Land Use Considerations
•
Public Service
Public services were considered in the development of this Future Land Use plan. However, no distinct public
services category is designated. As discussed in Chapter 5, the existing community services and facilities are
adequately meeting the Township’s needs. It is anticipated that additional public services would be
compatible with most of the proposed land use areas and could be allowed in the associated zoning districts
either by right or by special approval depending on the use and the district. Public service uses are not
considered to be compatible and should not be allowed in the Waterfront Residential areas or the
Recreation/Conservation areas.
•
Scenic Corridors
Banks Township is fortunate to have roadways that traverse significant scenic corridors. These corridors
contribute to the township’s character and identify by affording views of farmland and woodlands, Lake
Michigan, and significant scenic vistas from the township’s higher elevations.
Through a multi-jurisdictional partnership and the of the Northern Lakes Economic Alliance and the East
Jordan Chamber of Commerce, C-48 in both Antrim and Charlevoix Counties has been designated as the
Breezeway, a scenic rural ride connecting US-31 and US-131. The promotion of this route provides an
economic boost to the communities and businesses along the route. Development along scenic corridors
should be consistent with the objectives, guidelines, and policies established in this plan.
Chapter 7: Future Land Use Recommendations
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Old Dixie Highway was specifically noted for its scenic qualities. Designation of this route as a Natural
Beauty Road should be investigated.
•
Steep slopes
Banks Township has an abundance of moderate to steeply sloped land distributed throughout the Township,
as seen in Figure 3-3. In order to protect the environmentally sensitive nature of these sloped areas,
development standards for areas with steep slopes should be incorporated into the zoning ordinance and apply
to development in any zoning district.
•
Clustered Residential
Due to the physical development constraints of the Township and the community concern about the protection
of rural character, it is recommended that the clustering of residential uses be allowed and encouraged. The
Township should allow for site condominiums projects and Planned Unit Development (PUD) projects as a
means of allowing for development on the less sensitive land while allowing the more sensitive land to be
protected as open space within the development.
Chapter 7: Future Land Use Recommendations
Banks Township Master Plan Update
Adopted: September 2013
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Chapter 7: Future Land Use Recommendations
Banks Township Master Plan Update
Adopted: September 2013
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Chapter 8
Plan Adoption and Implementation
Draft Plan Circulated for Comments
The draft Banks Township Master Plan Update was transmitted to the Township Board for review and
comment in April 2013. The Board authorized distribution of the plan to the adjacent Townships and
Counties, as required by statute, on April 22, 2013. Following the Board’s authorization, the draft plan
was distributed to the adjacent Townships, as well as to the Antrim County and the Charlevoix County
planning commissions on April 25, 2013. One written comment was received from Antrim County which
appears at the end of this chapter.
Public Hearing
A public hearing on the proposed Banks Township Master Plan Update, as required by the Michigan
Planning Enabling Act, was held on August 12, 2013. The legally required public hearing notice was
published in the Antrim Review newspaper on July 25, 2013 as well as posted on the Township website.
A copy of the public hearing notice is reproduced at the end of this chapter. During the review period, the
draft plan was available for review on the Township’s website or by contacting the Township office.
The purpose of the public hearing was to present the proposed Master Plan Update to accept comments
from the public. In addition to the Planning Commission members and five residents of the township
attended the public hearing on the Master Plan Update.
The public hearings began with brief explanation of the planning process. Plan development and
subsequent update included several Planning Commission workshop meetings, and input from the
Township Board. During the hearing, maps of existing land use, color coded resource, proposed future
land use recommendations were presented and the previous plan including highlighted changes.
Plan Adoption
The Township Board formally asserted its right to approve or reject the plan on April 22, 2013. The
Banks Township Master Plan Update, including all associated maps, was formally adopted by the
Planning Commission by resolution on September 9, 2013. The Township Board formally adopted the
Master Plan Update by resolution on September 23, 2013.
Legal Transmittals
Michigan planning law requires that the adopted Master Plan Update be transmitted to the Township
Board, as well as to the adjacent Townships and the County Planning Commission. Copies of these
transmittal letters appear at the end of this chapter.
Plan Implementation
A Master Plan Update is developed to provide a vision of the community's future. It is designed to serve
as a tool for decision making on future development proposals. A Master Plan Update will also act as a
guide for future public investment and service decisions, such as the local budget, grant applications, road
standards development, community group activities, tax incentive decisions, and administration of
utilities and services.
According to the Michigan Zoning Act, comprehensive planning is the legal basis for the development of
a zoning ordinance. The Act states: "The zoning ordinance shall be based upon a plan designed to
promote the public health, safety and general welfare; to encourage the use of lands in accordance with
Chapter 8: Plan Adoption and Implementation
Banks Township Master Plan Update
Adopted: September 2013
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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, recreation, industry, trade, service, and other uses of land; to insure that use of the land shall be
situated in appropriate locations and relationships; to avoid the overcrowding of population; to provide
adequate light and air; to lessen congestion on the public roads and streets; to reduce hazards to life and
property; to facilitate adequate provision for a system of transportation, sewage disposal, safe and
adequate water supply, education, recreation, and other public requirements; and to conserve the
expenditure of funds for public improvements and services to conform with the most advantageous use of
land resources, and properties."
Zoning
The Zoning Ordinance is the most important tool for implementing the Master Plan Update. Zoning is the
authority to regulate private use of land by creating land use zones and applying development standards in
various zoning districts.
In accordance with the Michigan Planning Enabling Act, Table 8-1, shows the relationship between the
Future Land Use Categories as described in Chapter 7 and the zoning districts as described and regulated
in the Banks Township Zoning Ordinance.
Table 8-1
Banks Township
FUTURE LAND USE CATEGORIES AS RELATED TO ZONING DISTRICTS
Future Land Use
Zoning District
Recreation/Conservation
C/R - Conservation / Recreation District
Forest/Agricultural
A – Agricultural District
C/R – Conservation/Recreation District
R-1 - Low Density Residential Districts
Waterfront Residential
Residential
R-1 - Low Density Residential Districts
Village Mixed Use
V – “Village” District and
VM –Village Manufacturing
Industrial
M – Manufacturing District
A zoning ordinance regulating land use activities has been in effect since 1978. The current Banks
Township Ordinance has since been revised numerous times. The Zoning Ordinance should now be
reviewed to ensure the Ordinance as it applies to Banks Township is consistent with the goals and the
Future Land Use Plan presented in this Master Plan Update.
Grants and Capital Improvement Plan
A Master Plan Update can also be used as a guide for future public investment and service decisions, such
as the local budget, grant applications and administration of utilities and services. Many communities
find it beneficial to prioritize and budget for capital improvement projects, such as infrastructure
improvements, park improvements, etc. A Capital Improvements Program (CIP) is one tool which is
often used to establish a prioritized schedule for all anticipated capital improvement projects in the
community. A CIP includes cost estimates and sources for financing for each project, therefore it serves
as both a budgetary and policy document to aid in the implementation of a community's goals defined in
the Master Plan Update.
Chapter 8: Plan Adoption and Implementation
Banks Township Master Plan Update
Adopted: September 2013
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Public Hearing Notice
BANKS TOWNSHIP PLANNING COMMISSION
NOTICE OF PUBLIC HEARING
The Banks Township Planning Commission will hold a public hearing on
Monday, Aug 12, 2013 starting at 7:00 pm, to accept public comment on a
Master Plan Update. The proposed plan is available on-line at
http://www.bankstownship.net or a hard copy can be viewed at the Township
Office.
The public hearing will be held in the Banks Township Hall located at 6520
Center Street in Ellsworth. All interested parties are invited to attend the hearing
and comment. Contact Irene Shooks, P.O. Box 117, Ellsworth, MI 49729, phone
231-588-6315 or email her at [email protected] to submit
comments prior to the Public Hearing.
Chapter 8: Plan Adoption and Implementation
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Board Right to Approve or Reject Resolution
Chapter 8: Plan Adoption and Implementation
Banks Township Master Plan Update
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Comments Received: Antrim County May 21, 2013
Chapter 8: Plan Adoption and Implementation
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Planning Commission Minutes –Public Hearing August 12, 2013 pg 1.
Chapter 8: Plan Adoption and Implementation
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Planning Commission Minutes –Public Hearing August 12, 2013 pg 2.
Chapter 8: Plan Adoption and Implementation
Banks Township Master Plan Update
Adopted: September 2013
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Planning Commission Resolution to Adopt
Chapter 8: Plan Adoption and Implementation
Banks Township Master Plan Update
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Township Board Resolution to Adopt
Chapter 8: Plan Adoption and Implementation
Banks Township Master Plan Update
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Copy of transmittal of adopted plan to adjacent Townships and Counties
Chapter 8: Plan Adoption and Implementation
Banks Township Master Plan Update
Adopted: September 2013
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