COLOMA CHARTER TOWNSHIP
MASTER PLAN
BERRIEN COUNTY, MICHIGAN
ORIGINAL MASTER PLAN UPDATED 2001
CURRENT MASTER PLAN REVISION, 2015
The MASTER PLAN..............................
................serves as the land development policy guide
reflecting the community goals and philosophies in relation
to the use of land.
Coloma Charter Township
Planning Commission
At a regularly scheduled meeting of the Planning Commission held on September 15,
2015 at the Coloma Township Hall, the Planning Commission held a public hearing on
the proposed updated Township Master Plan and ultimately the following motion was
offered:
MOVED by Clark, SUPPORTED by Fulton to approve the updated Coloma Charter
Township Master Plan and Future Land Use plan and to recommend it to the Township
Board for adoption.
AYES: Griffin, Clark, Willmeng, Harper, Fulton, Collis, Hettig
NAYS: None
Acknowledgments
Formation of this Plan involved a community effort guided by the Coloma Charter
Township Planning Commission with support of the Township Board of Trustees.
Their assistance and commitment is gratefully acknowledged.
CREDITS
Section Eight- History was authored by Roderick L. Rasmussen, from the North Berrien
Historical Society.
COLOMA CHARTER TOWNSHIP
BERRIEN COUNTY, MICHIGAN
4919 Paw Paw Lake Road Coloma, Michigan 49038 616-468-7212
Officials Responsible for the 2015 Master Plan Review and Update
TOWNSHIP BOARD OF TRUSTEES
PLANNING COMMISSION
MEMBERS
Kenneth Parrigin, Supervisor
Sandra Kraemer, Clerk
Lance A. Becht, Treasurer
Robert Harper, Trustee
James Fulton, Trustee
Bryan Duffield, Trustee
Matthew Moser, Trustee
Gary Griffin, Chair
Charles Abrams, Commissioner
Ronald Clark, Commissioner
Mary Collis, Commissioner
James Fulton, Twp. Board Representative
Robert Harper, Commissioner
Marc Hettig, Commissioner
Cheryl Van Drasek, Zoning Administrator
Prepared with assistance provided by:
Table of Contents
Section One - Introduction .................................................................................1
Background ...................................................................................................1
2001 Plan Objectives .....................................................................................2
Legal Basis of the Plan ..................................................................................2
Why Master Planning? .................................................................................3
Preparation of the Master Plan ...................................................................4
The Role of the Master Plan and Zoning Ordinance.................................5
Date of Adoption ...........................................................................................5
Section Two – Summary of the 1975 Plan ........................................................7
1975 Plan Recommendations .......................................................................7
Section Three – Socio-Economic Analysis ........................................................9
Historic Population Growth Trends............................................................9
Projected Population Year 2020 ................................................................10
Township Population for the Planning Period .........................................10
Trends in Persons Per Household Ratio ...................................................11
Demographic Profile of the Township ......................................................12
Major Employers ........................................................................................19
Trend of Taxable Valuation .......................................................................20
Section Four – Issue Identification ..................................................................22
2001 Master Plan Update ...........................................................................22
Issues Survey ...............................................................................................22
Results of Town Hall Meeting ....................................................................23
Significance to the Master Plan Update ...................................................23
The 2009 Master Plan Update ...................................................................24
Section Five – Goals and Policies .....................................................................26
Introduction .................................................................................................26
Community Vision Statement ....................................................................26
Goals and Policies as Adopted in the 20090 Master Plan Update ..........26
Section Six – Future Land Use Guidelines and Recommendations .............31
Zoning Plan and Intent of Zoning Districts ..............................................43
Section Seven – Maps........................................................................................47
Section Eight – History .....................................................................................58
Appendix ............................................................................................................62
Coloma Township Master Plan 2015
SECTION ONE
INTRODUCTION
BACKGROUND
The Coloma Township Planning Commission was organized in May 1975 and functions
in accordance with the provision of the 2008 Michigan Planning Enabling Act. Prior to
1975, zoning administration was overseen by the Township Zoning Board. During 1974
and 1975, the members of the former Zoning Board and the newly formed Township
Planning Commission completed preparation of the Coloma Charter Township Sketch
Development the Township’s first Master Plan illustrating the form of desired future land
use for the Township. That twenty-three page document identified and described the
physical features and land use trends within the Township and characterized the
population expected to reside in the Township by the year 2000.
The document
contained a map that described how the Coloma Charter Township Planning Commission
and the Township Board of Trustees desired the Township to develop. After considerable
discussion, the Planning Commission adopted the Comprehensive Plan in November
1975.
The Sketch Development Plan was a far ranging document. In addition to serving as a
statement of how the Township wishes to develop in the future, it was used by the
Planning Commission as the basis for recommending issuance of special use permission,
variances from strict ordinance terms or rezoning of land as provided by the Township
Zoning Ordinance. Thus, the Sketch Development Plan served as Coloma Township’s
“official” guide for future development, and acted as the primary measurement tool for
the rezoning of any parcel of land.
In the years following the adoption of the sketch Plan, Coloma Charter Township
experienced significant change:

Regional and county population, growth, shifting housing development outward
from the historic central city area, comprising the Benton Harbor - St. Joseph
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Coloma Township Master Plan 2015
2
Metropolitan area.

The increasing desirability of seasonal occupancy of homes located along the Paw
Paw Lake shoreline.

Changes in the school system increasing the desire of families with children
seeking superior educational opportunities to locate in the Township.
These, and other trends, resulted in an increased demand for home sites, especially
waterfront home sites and other land use in Coloma Charter Township. In response, the
Township Planning Commission completed review and update of the Sketch
Development Plan in 2001.
2001 PLAN OBJECTIVES
The objective of the 2001 Plan was to establish an
updated Future Land Use Map.
The Township
Planning will use this update to review trends and to
make to the Township Board of Trustees, concerning
all future land development matters undertaken within
the Township.
The 2001 Plan served the Township
through a period of rapid growth which has largely
stabilized in 2009, and again in 2015. The latest update
Knowing the purpose of the Master Plan is
important for a number of reasons:
1. Provision of the Plan must be based upon the
Michigan Planning Enabling Act in order to pass
careful scrutiny by a court of law;
2. The purposes of the Act outline the basic intent of
the Master Plan, including the subjects of planning
efforts; and
3. When formulating the Plan, it is important that
the community understand the direction in which
the Plan is heading, since the purpose can provide
the basis for future goals and objectives.
of the Master Plan is intended to respond to emerging
patterns of development and to guide those patterns in ways that protect the general rural
aspect and small-town character of the Township, even while enabling an expansion of
more intense and compatible land uses where appropriate.
LEGAL BASIS OF THE PLAN
In Michigan, Townships have the responsibility to prepare and adopt a master plan to
address land use and infrastructure issues pursuant to Public Act 33 of 2008, as amended,
the Michigan Planning Enabling Act (MPEA).
A master plan shall include a
Coloma Township Master Plan 2015
classification and allocation of land for agriculture, residences, commerce, industry,
recreation and other uses and it shall include a zoning plan to explain how the land use
categories on the future land use map relate to the districts in the zoning map.
The Coloma Charter Township Sketch Development Plan, November 1975 fulfilled the
definition of a basic plan, as have subsequent updates. This 2015 revision and update
further meet the requirements of the statute.
WHY MASTER PLANNING?
Planning is viewed as a series of related actions and decisions that are organized around
and moving toward, the accomplishment of objectives and goals.
These goals and
objectives are viewed as the cornerstone of the planning process because they form the
framework for public and private decision making.
The activity, which establishes
rational or reasonable means of accomplishing objectives, is called normative planning.
Normative planning develops the broad, general basis of action, whereas technical
planning is concerned with specific, established purposes and the procedures to be
employed in achieving this purpose. Most of the general work is carried out under the
label of master planning.
Master Planning. Master planning involves the preparation of a set of general statements
that define the direction and character of future development and set forth the actions
necessary to attain the desired effect. The master plan sets the broad framework for
action and forms the basis upon which more detailed development decisions are made.
The master plan provides a connective link between general goals and specific
recommendations. Master planning is essentially a process of establishing ends and
determining the means by which ends will be established. A master plan is a statement of
the general intentions of the Township and thereby serves as a guide to day-to-day
decision making on the part of public officials, administrators and citizens. A master
plan contains reasonable detailed guiding principles but not specific proposals.
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Coloma Township Master Plan 2015
PREPARATION OF THE MASTER PLAN
The development of a master plan includes, internally, three levels of policies:
Broad Objectives. The first and most general level of policy is the development of the
broad objectives. At this level the policies deal with questions concerning alternative
forms of development, rates of growth, character of the Township, levels of desired
public services, intensity if development, etc.
It is a proper function of Township government to guide the development towards a
desired pattern, since the overall development pattern will affect the livability and
attractiveness of the Township and the ability of government to discharge its
responsibilities and provide public services and facilities. The Planning Commission has
an important role in furnishing guidelines and coordinating planning and zoning to relate
realistically to Township-wide needs. In addition to the policies and recommendations in
general land use, specific development policies for Coloma Charter Township are
contained in this Master Plan Update.
Land Use Recommendations. Specific land use recommendations have been prepared
by the Planning Commission to guide the future development of Coloma Charter
Township through the twenty-first century.
These recommendations are to be
implemented through the distribution and balance of economic activities and population
densities in the most appropriate manner and in keeping with the natural features and
characteristics and the growth policies adopted within this Master Plan Update.
These recommendations indicate the general types of land use to be encouraged in the
various areas of the Township. The actual use of individual parcels of property will be
regulated by the Township Zoning Ordinance. The zoning ordinance and subsequent
amendments will be guided by these recommendations and the development policies, as
conditions make then appropriate.
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Coloma Township Master Plan 2015
Future Land Use Plan Map. The future land use map and its accompanying narrative
illustrate the recommended land use patterns which implement the Township’s
development policies.
These policies will evolve and emerge over a twenty-year
planning horizon
THE ROLE OF THE MASTER PLAN AND ZONING ORDINANCE. There are
important distinctions between the Township Master Plan and the Zoning Ordinance.
While the Master Plan is a guide for land use for the future; the Zoning Ordinance
regulates the use of land in the present. The Master Plan is not a binding legal document,
the Zoning Ordinance is law that must be followed by the Township and its property
owners.
Implementation
of
THE MASTER PLAN AND ZONING ORDINANCE
the Master Plan is
The Master Plan is a guide.
The Zoning Ordinance is law.
realized through the
The Master Plan is adopted by the
Planning Commission and my be
adopted by the Township Board
The Zoning Ordinance is adopted
by the Township Board
The Master Plan shows how land is to
be used in the future
The Zoning Ordinance shows
how land is regulated today.
Zoning
Ordinance.
Local control of land
use
(with
some
exceptions, such as certain state and federal land uses) is an accepted legal principle.
Land use regulation is controlled through the separation of land into various use areas,
called zoning districts. The rules governing these districts are contained in the Zoning
Ordinance. As a guide, the Master Plan is not meant to be rigidly administered; changing
conditions may affect the assumptions used when the Plan was originally conceived. But
changing conditions do not necessarily mean that the Plan must change. Rather, the
Township must examine those changes and decide if the conditions on which the Plan
was based are still valid. If so, the Plan should be followed. However, as required by the
MPEA, the Master Plan should be reviewed by the community, and updated as necessary
to reflect current land use trends and resident desires. Such reviews are required at least
every five years.
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Coloma Township Master Plan 2015
DATE OF ADOPTION
Pursuant to Michigan law, it is the duty of the Township Planning Commission to present
the Plan to the public for comment and input. The Coloma Charter Township Master
Plan has been prepared in conformance with applicable Michigan Law and presented to
the public at a public hearing held on July 16, 2001. Preparation of the revised Plan
involved a twelve-month process beginning with a Planning Commission meeting in
2014. On November 6th, 2014, letters of intent were mailed to Berrien County, Van
Buren County, Hagar Township, Watervliet Township, the City of Coloma, Bainbridge
Township, Benton Township, Covert Township and the Southwest Michigan
Commission, as required by the MPEA.
Issues identified by the Planning Commission during the formulation of the 2001 Plan,
comments and issues identified in the resident survey, comments and suggestions offered
during the formal public input process and through meetings with Township Board of
Trustees are reflected in the goals, objectives and direction for future land use outlined in
this Plan.
In addition, the Plan contains specific land use and implementation
recommendations to address emerging trends in agriculture and commerce related to
agriculture and for new zoning districts.
The Township Planning Commission filed a copy of the 2001 Plan with the Berrien
County Planning Commission, as required by Michigan Law, on June 22, 2001 and the
2015 update was submitted for comment to the above-listed jurisdictions on May 13,
2015.
On September 15, 2015, the Township Planning Commission held a public hearing on the
proposed updated Plan and acted to approve this plan and to recommend its adoption to
the Township Board. On Wednesday, October 14, 2015 the Township Board adopted a
resolution to officially approve the adoption of this updated plan.
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Coloma Township Master Plan 2015
SECTION TWO
SUMMARY OF THE 1975 PLAN
DATE OF ADOPTION OF CURRENT PLAN
The Township Planning Commission adopted the Sketch Development Plan, in
November 1975, the 2001 update on July 16, 2001 and the 2009 update on October 14,
2009. The Township Planning Commission adopted the 2015 update on September 15,
2015.
1975 PLAN RECOMMENDATIONS
The 1975 Plan was the original Plan for the future development of the Township. The
Plan was prepared after a series of public meetings to provide an opportunity for residents
and other interested parties to discuss future utility needs and the desired pattern of future
land use. The 1999/2000 population was projected to reach 11,000 persons an increase of
4,810 persons from the 1970 Census count and called on the expansion of municipal
services to support residential and other forms of development.
The Plan discussed the natural features soils; agriculture business operations; housing
conditions; existing sewer services areas; parks and recreational facilities; industrial and
commercially developed areas; and inventoried all of the land use existing in 1972 when
the planning process was started. This data was used to prepare a projected Land Use
Plan for the Township.
The 1975 Plan made several new land use recommendations, intended to be implemented
in a comprehensive revision to the Township Zoning Ordinance first drafted in 1973 and
officially adopted by the Township Board of Trustees in December 1974, including:

Residential development zoning should be established for areas which
currently or would be serviced by municipal sewer services,

Areas nearby the current City boundary should be serviced by municipal
water and sewer and be zoned principally for smaller lot residential uses,
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Coloma Township Master Plan 2015

Application of commercial development zoning east of the City boundary
on Red Arrow Highway,

Reserving the land south of Red Arrow Highway and north of Ryno Road
for large scaled future development,

Application of multi-family zoning to areas south of Paw Paw Avenue
due to its proximity to Paw Paw Lake Road and existing and future
commercial services, and
With the 2009 Update, the Master Plan includes land use recommendations to:

Establish policies and land use standards that enable appropriate farmrelated commercial operations, such as farm markets, roadside stands,
hobby farms, arm cooperatives, wineries, you-pick operations etc.

Adjusted future land uses in the north-central portion of the Township in
recognition of the emerging low density and rural residential patterns and
the receding nature of agriculture in these areas.
With the 2015 Update, the Master Plan included the following:

A review and update of community demographic information including
population change, housing, educational attainment, income and other
elements.

With the demographic information updated, commissioners reviewed the
Master Plan’s Goals and Policies and the Future Land Use Guidelines
and Recommendations.

After a thorough and careful review, Commissioners determined that
additional revisions to the Master Plan policies were not needed.
ACCOMPLISHMENTS
The 1975 Sketch Development Plan and the 2001 updated Master Plan were the basis for
most decisions concerning future development within the Township, and many of the
recommendations made in the Plan have been fully implemented.
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Coloma Township Master Plan 2015
SECTION THREE
SOCIO-ECONOMIC ANALYSIS
HISTORIC POPULATION GROWTH TRENDS
Population is among the most important measures to express growth and its likely impact
on land uses in the community.
Therefore, it is vitally important to achieve an
understanding of the Township’s population and its growth trends in order to prepare a
meaningful and realistic Master Plan.
In this section, the population of Coloma
Township is analyzed and the current and likely future growth trends are discussed.
A snapshot of the historical population growth of the Coloma community illustrates a
trend similar to that found in neighboring communities. This trend shows relatively
stagnant rates of population change. One exception is noted in Benton Township with
likely out-migration from that community through much of the last thirty years.
Interestingly, rates of growth were fairly dramatic through the 1980s, but softened
considerably since.
Coloma Township’s population has decreased 6% overall since
1980, and more than half of that decline (3.8%) has occurred between 2000 and 2010.
Table 1. Regional Population , 1980- 2020
1980
1990
2000
Coloma Twp.
5,345
5,123
5,217
Coloma City
1,833
1,679
Bainbridge Twp.
2,879
Watervliet Twp.
2010
2012
Est.
2020
Est.
5,020
5,014
4,971
1,595
1,483
1,597
1,497
-19%
-7.0%
2,865
3,132
2,850
2,862
2,683
1.00%
-9.0%
3,275
2,926
3,392
3,102
3,110
2,876
-5.3%
-8.5%
Covert Twp.
2,706
2,855
3,141
2,888
2,888
2,728
6.7%
-8.1%
Hagar Twp.
4,943
4,113
3,964
3,671
3,669
3,637
-25.7%
-7.4%
Benton Twp.
19,120
17,163
16,404
14,749
14,778
14,401
-22.9%
-10%
Community
Rates of Change
Overall
Recent
(’80-’10)
(’00-’10)
-6%
-3.8%
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Coloma Township Master Plan 2015
Population growth began to subside in the late 1970's probably due to the loss of jobs in
the Benton Harbor-St. Joseph Metropolitan Area and relatively high unemployment at
this time. Population growth trends resumed between 1970 and 1990 with a small loss of
population between 1980 and 1990. Very little overall population change occurred in the
region, although some of the more rural communities show some modest growth even
while more urbanized areas continued gradual declines. The 2012 estimated population
of Coloma Township was 5,014, or six fewer than reported in 2000.
PROJECTED POPULATION YEAR 2020
The Southwest Michigan (Regional Planning) Commission (SMC) is the repository for
U.S. Census data within the three counties which comprise southwest Michigan. In this
capacity, the Southwest Michigan Commission distributes population projections
prepared by the Michigan Department of Management and Budget, Office of the State
Demographer. The population projection for the year 2020, as issued by the Southwestern
Michigan Commission, reflects continued modest decline in population through 2020.
As the data shows, the 2020 projection was 49 persons less than the 2010 census count; a
1 percent decrease.
TOWNSHIP POPULATION PROJECTION FOR THE PLANNING PERIOD
This data shows that the “Official State” projections, assuming the accuracy shown in the
2000 projections are similar for future time periods, are significantly accurate to use for
future projections. From this data, it can be concluded that the “official” population
projections may over underestimate the future population of the Township. The Public
Consulting Team concluded from the data and information shown, the 2020 population
projection of the Township should range between 5,100 to 5,500 persons. This range is
projected on the belief that new single family dwelling units will be constructed in the
Township due to policy changes implemented by the Township Board of Trustees and the
influence of the completion of the U.S. 31 highway extension. This is supported by
extending the recent (past 15 years, or a rate of about 0.11% annually) rate of growth
through 2020, the Township’s 2020 population would approach about 5,300 persons.
Furthermore, since 2000, the Township has issued a total of 146 building permits for new
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Coloma Township Master Plan 2015
dwellings in the community, or an average of about 16 new units per year. Assuming an
average household size of 2.44 persons, as indicated below, these new homes might
account for an additional 346 persons in the Township since 2000 or an average increase
of about 40 persons per year. At this rate, the Township’s population would reach about
5,600 by 2010 and about 6,000 by 2020.
Table 2. Building Permits, 2010
Type
Number Issued
Dollar amount
Residential
9
$1,677,000.00
Commercial
3
$185,000.00
Other
90
$1,078,759.00
Total
102
$2,940,759.00
Of course, total building permits do not necessarily reflect year-round residents nor do
they account for any dwellings lost to demolition. Nevertheless, these actual rates of new
home construction in the Township provide an additional basis to address potential
growth scenarios in land use planning.
TRENDS IN PERSONS PER HOUSEHOLD RATIO
The number of persons living in each individual household has
experienced a downward trend during the past censuses; a trend
which continued with the release of the 2010 Census data. Data
TABLE 3. Persons
Per Household
Trend
YEAR
RATIO
2010
2.43
2000
2.44
As shown by this data, the ratio of persons per household
1990
2.69
decreased during the period between 1980 and 1990 Census by
1980
2.91
showing the persons per household ratio is shown in Table 3.
and continued to decrease between the 1990 and the 2000 to 2.44
Source: US Census.
persons. As of 2010, the average number of persons living in
each household has continued to decline. This trend documents the “overall” aging
population within the Township and the growing tendency toward smaller households.
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Coloma Township Master Plan 2015
DEMOGRAPHIC PROFILE OF THE TOWNSHIP
Of specific importance to the future of the Township is data concerning the age of the
population and householders. Coloma Township historically developed as a Township of
families within close proximity to jobs offered in the Township or the St Joseph - Benton
Harbor Metropolitan Area. Most residents moved into the Township during the late
1960's and 1970's to raise their families in a good community of newer homes with good
schools and within an easy commute to jobs.
TABLE 4. Sex and Racial Compositions of
Residents - 2010
Count
Percent
Sex
Male
2,480
49.4%
Female
2,540
50.6%
As the children of these families grew
older and moved away, the parents
remained.
The
historical
data
concerning the number of persons per
household documents this trend. This
trend will continue in the future but
Race
White
be countered by new families moving
4,701
93.6%
Hispanic
209
4.2%
Black or African
American
American Indian or
Alaskan Native
Asian
95
1.9%
74
1.5%
have
34
0.7%
residences to year-around homes and
Native Hawaiian or
Pacific Islander
Some Other Race
5
0.1%
retired becoming full-time Township
125
2.5%
into the Township to repeat the cycle
of raising a family in the Township.
Additionally, many seasonal residents
converted
former
summer
residents.
Source: US Census.
Sex and Racial Composition
Table 4 presents data on the number of males and females plus the racial composition of
Township residents. As shown by this data, there are slightly more females in the
population. The racial composition is predominately white with a small representation of
minorities, making up roughly 6.4% of the total population.
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Coloma Township Master Plan 2015
Age of Township Residents
Age data for the year 2010 displayed in Table 5 shows the age of Township residents by
various age groupings. It compares the age ranges in 2000 and 2010.
In 2000, about
36.7% of the population was school age or younger (i.e., 0 to 19 years). By 2010, that
cohort had declined to 24.7%. The family-forming years (ages 20 to 44) comprised
38.4% of the population in 2000 and this group had also declined significantly to 27.9%
by 2010. On the other hand, the share of the population represented by older adults and
“empty nesters” (ages 45 – 64) increased from 19.3% in 2000 to 30.2% in 2010. The
most significant change was in the cohort of retirees and the elderly. The number of
people aged 65 to 74 year grew from 193 persons in 2000 to 517 in 2010, an increase of
160.8%. People aged 75 years of age and older now make up 6.6% of the population as of
2010, as opposed to 2.5% in 2000.
TABLE 5. Age Distribution, 2000 and 2010
2000
2010
Percent
Change
2000-2010
Count
Percent of
Total
Count
Percent of
Total
Under 5 years
547
8.3%
268
5.3%
-51%
5-9 years
622
9.5%
314
6.3%
-49.5%
10.3%
8.6%
4.5%
14.2%
19.7%
311
348
264
469
658
6.2%
6.9%
5.3%
9.4%
13.2%
-54.2%
15 – 19 years
20 – 24 years
25- 34 years
35- 44 years
679
567
298
935
1,295
45 to 54 years
805
12.2%
842
16.8%
-38.62%
-11.4%
-49.8%
-49.2%
4.5%
55 to 64 years
470
7.1%
698
13.9%
48.5%
65 to 74 years
193
2.9%
517
10.3%
160.8%
75 – 84 years
140
2.1%
262
5.2%
87.14%
85 years and
over
28
0.4%
69
1.4%
146.42%
Age Grouping*
10 – 14 years
Source: U.S. Census.
* For comparison purposes, the varied range cohorts used in the 2009 plan update have been
preserved. However, the reader is cautioned to take note of the significant differences in the size of
the various age ranges.
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Coloma Township Master Plan 2015
This data clearly reflects the aging of the Township’s population. The median age of the
population in 2010 was 43.2, higher than the median age in 2000 of 39.1 years. The
Township median age is older than the population of the County overall (41.0), as well as
the State (38.9) and U.S. (37.2). The median age represents the mid-point in the range of
all persons, with one-half of the population younger and one-half of the population older.
This may reflect higher home property values and the large number of resort properties
which may either be second homes or home used seasonally. Higher home prices may be
out of reach for some families with children and families with children are typically
underrepresented in resort communities.
The significance of this information is that the Township may see increased demand in
services for the aging population and a reduced demand for services in support of young
families. Of course, efforts to attract greater numbers of families with children may
offset these trends and, at any rate, as long-term and older residents leave or pass away,
the Township may anticipate some turn-over in their residences and efforts could be
directed at attracting families with children to bring the overall population more in line
with County and State norms.
Educational Attainment
Another important characteristic of the residents of the Township is their educational
attainment. Information from the 2000 U.S. Census and estimates from the American
Community Survey for 2013 are displayed in Table 6. In 2000, 83.2% percent of people
25 years and older had received a high school diploma, while in 2013, over 86.4% of the
population had at least attained that level of education. In 2013 over 18% of residents
aged 25 or over had a college degree, as compared to 9% in 2000.
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Coloma Township Master Plan 2015
Table 6. Educational Attainment 2000 and 2012
2000
2013
American
Community Survey
Population 25 and older
3,619
3,542
Population 25 and older percent high
school graduate or higher
9th to 12th Grade, no diploma
83%
88.3%
10.6%
8.8%
High School Graduate
38.7%
32%
Some College, No Degree
23.6%
24%
Associates Degree
7.7%
11.6%
Bachelor’s Degree
9.2%
14.7%
Graduate or Professional Degree
2.8%
5.6%
Educational Attainment
Source: US Census
Householder and Family Information
An important consideration
for the planning of any
TABLE 7. Household Data and Information 2000 and
2010
2000
community is gaining a
complete understanding of
the number and type of
households
within
community.
The number
of
households
is
the
an
2010
Number of Households
2,111
2,051
Persons per Household
2.44
2.43
Total Families
1,481
1,432
Person per Family
2.9
2.89
Source: U.S. Census
indicator of the number and type of housing units that will be required to house residents
of the Township. Table 7 contains information concerning the number of households and
the number of families in the Township in 2000 and in 2010. Again, this table reflects
the changing nature of the Township as the number of families declined even as the
number of households increased. Also, the decrease in family size and persons per
household is evident.
15
Coloma Township Master Plan 2015
Housing Unit Information
The US Census recorded a total of 2,656 housing units in the Township in 2010. This was
an increase of 97 units reported in the 2000 Census. With the population relatively
stagnant and the increase in total housing stock, the decrease in persons per household is
readily understood.
TABLE 8. Housing Unit Information, 2000 and 2010
2000
2010
Total Housing Units
2,599
2,656
Total Vacant Housing Units
488
605
Percent Vacant Housing Units
18.8%
22.8%
Seasonal Housing Units
343
402
Percent Seasonal Housing Units
13.2%
15.1%
Total Owner Occupied Housing Units
1,761
1,673
Percent Owner Occupied Housing Units
83.4%
81.6%
Total Renter Occupied Housing Units
350
378
Percent Renter Occupied Housing Units
16.6%
18.4%
Source: U.S. Census
Owner occupied housing remains the dominate component of the housing stock, actually
comprising 81.6% of total units by 2010. At the same time, rental units increased slightly
both in real numbers and in terms of the percentage of the housing stock. Perhaps the
most significant difference in the housing stock from 2000 to 2010 is the increase in the
number of vacant units (from 18.8% to 22%). This may also indicate a larger share of the
units functioning as second homes that are vacant a significant part of the year. Often,
these units are not readily apparent, and they may not be regarded as seasonal.
Tenure in Dwelling Unit
The U.S. Census provides information concerning the date when the household first
moved into the Township and how long they have occupied their current dwelling unit.
This information is helpful in gaining an understanding of the propensity of Township
16
Coloma Township Master Plan 2015
residents to relocate, the annual “movership” rate. This information shows that about
44% of the households moved into the Township during the period before 1990. It can
be concluded that these persons are likely the original dwelling owners and represent the
group that chose the Township as their long-term home location and most likely are at or
near retirement age. However, a period of relatively rapid growth in the 1990s is also
reflected in over one-half of all households moving in since 1990. The US Census did
not collect data on housing tenure in 2010. These figures are displayed in Table 9.
TABLE 9. Tenure in Current Dwelling Unit
Year Moved Into Unit
Total Units
Percent
1999 to March 2000
301
14.3%
1995 to 1998
480
22.8%
1990 to 1994
383
18.2%
1980 to 1989
341
16.2%
1970 to 1979
291
13.8%
1969 or earlier
312
14.8%
Source: US Census
Type of Housing Units and Value of Owner-Occupied Units
The last descriptor of housing in the Township is the number of units within each
residential structure and the value of owner-occupied housing units. This data is shown in
Tables 10 and 11 for both 1990 and 2000. The US Census did not record data on housing
units in 2010.
Data in Table 10 documents the predominance of single family, detached housing units,
amounting to more than eighty percent of all units within the Township in 1990 and
75.5% in 2000. Multi-family housing units increased slightly as a share of total stock
from less than 10 percent in 1990 to 13.6 in 2000. And manufactured housing (mobile
homes) and other units remained relatively unchanged at 9.4% in 1990 and 10.7 in 2000.
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Coloma Township Master Plan 2015
Table 10. Units in Structure
Type of Unit
1990
2000
Number
Percent Total
Number
1-Unit, Detached
1,873
80.1%
1,966
75.5%
1-Unit, Attached
22
0.9%
7
0.3%
2 to 4 Units
186
8.0%
233
8.9%
5 to 9 Units
36
1.5%
93
3.6%
10 or More Units
1
0.1%
19
0.8%
220
9.4%
279
10.7%
Mobile Home or Other
Percent Total
Source: US Census
Table 11 reports data concerning the value of housing units which indicates at the time of
the 1990 Census, almost ninety percent of the homes were valued at less than $100,000
with median home valued at $53,200.
By 2000, the increase in home values is clearly
evident with only 56.3% of homes valued at less than $100,000, and the median home
value had increased significantly $95,400 – an increase of nearly 80% in one decade. In
addition, higher value homes comprised a greater share of total housing stock by 2000.
With homes valued more than $200,000 comprising 7.2% of the total as compared to
only 2.3% in 1990.
TABLE 11. Value of Owner Occupied Housing Units in 1990 & 2000
Value of Unit
1990
2000
Number
Percent Total
Less Than $50,000
512
45.7%
144
11.1%
$50,000 to $99,999
493
44.0%
588
45.2%
$100,000 to $149,999
66
5.9%
356
27.3%
$150,000 to $199,999
24
2.1%
120
9.2%
$200,000 to $299,999
24
2.1%
51
3.9%
$300,000 or More
2
0.2%
43
3.3%
$53,200
N/A
$95,400
N/A
Median Home Value
Source: US Census (not adjusted for inflation)
Number
Percent
Total
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Coloma Township Master Plan 2015
Civilian Labor Force Information
Information gathered in the Census shows that in 2000 the Township had a labor force of
2,624 persons and by 2012 it had increased slightly to 2,780. Unemployment in 2000
was 4.1% and in 2012 it was estimated to be 8.3%. Unemployment reached a high in
2009 following the recession, when unemployment in Berrien County has risen to
12.4%.1
It is interesting to note that while the total population of the Township
decreased from 2000 to 2010 (-3.8%), the civilian labor force among persons 16 years or
older, increased by 6%. This, too, may be a reflection of the overall aging of the local
population.
Table 12– Occupation of Employed Township Residents 2000 & 2012
2000
Total employed persons
2012
2,624
67.76%
2,780
65.1%
Management, professional, and related occupations
678
25.8%
636
26.5%
Service occupations
377
14.4%
500
20.8%
Sales and office occupations
634
24.2%
528
22.0%
Farming, fishing, and forestry occupations
38
1.4%
13
0.5%
301
11.5%
186
7.7%
596
22.7%
552
23.0%
Construction, extraction, and maintenance
occupations
Production, transportation, and material moving
occupations
Source: US Census (2010) and American Community Survey (2012)
In terms of employment, Table 12 indicates the predominate professions in the Township
and it compares the data drawn from the 2000 Census with the 2012 American
Community Survey report. Service occupations as a percentage of total employment,
increased significantly over the early 2000s, while construction, extraction, and
maintenance occupations declined. At the same time, positions in farming, fishing, and
forestry declined.
1
Michigan Department Employment, Labor and Economic Growth
19
Coloma Township Master Plan 2015
Household, Family and Per Capita Income Data
The Census reports several items of data, which are used to show the amount of available
income within the Township used for housing and shopping expenses. Some of this
information is presented in Table 13, including comparative information for 2000 and for
2012 estimates from the American Community Survey. The greater rate of increase in
per capita income is likely explained in part by the expansion of the civilian labor force
discussed above.
TABLE 13 – Selected Comparative Income 2000 & 2012
Item/Year
2000
2012
Percent Change
Average Household Income
$40,029
$66,255
39.8%
Average Family Income
$44,859
$81,565
37.4%
Per Capita Income
$20,377
$27,137
72.6%
Source: US Census (2000) and American Community Survey (2012)
MAJOR EMPLOYERS
The strength of any community lies in its ability to provide employment and generate
taxes to support government services. Table 13 contains a roster of the largest employers
in the Township and their current employment, as recorded in the Berrien County
Economic Development Department, Coloma Charter Township Community Profile in
2009.
TABLE 14 – Top Employers, 2009
Employers
Coloma Community Schools
DeGroot Inc.
Maximum Mold
Employees
255
39 Permanent/85 Seasonal
17 Employees
Sources: 2009 employment from Coloma Charter Township Profile, Berrien
County Community Development Department
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Coloma Township Master Plan 2015
TREND OF TAXABLE VALUATION
One major indicator of the wealth and
TABLE 15- Total Taxable Valuation Trends
economic stability of any community is
Tax Year
Amount
Percent
Change
2014
232,421,600
-2.8%
2013
239,217,300
- 7.6%
2012
258,909,600
N/A
the total taxable valuation of the
residential, commercial and industrial
properties
in
communities
the
to
community.
borrow
funds
For
for
improvements, the amount and annual
growth of the total taxable valuation is
reviewed by lenders when deciding to
loan
funds
to
a
community.
All
communities want a strong growth trend
in
the
total
amount
of
assessed
2011
Data not available
2010
Data not available
2009
Data not available
2008
168,608,594
4.6%
2007
160,960,329
7.2%
2006
150,139,783
N/A
2002 - 2005
Data not available
valuation. This allows the community to
2001
$117,153,264
5.7%
borrow funds at reasonable rates for
2000
$110,816,195
3.7%
making long-term improvements to the
1999
$106,900,433
3.4%
roads, streets, water, sewer and drainage
1998
$103,394,943
5.8%
systems.
1997
$97,760,744
4.6%
1996
$93,466,392
N/A
In Table 15, the most current and past
Source: Berrien County Tax Equalization Department
four years total assessed valuation for
residential, commercial, industrial and vacant land within the Township is reported. As
shown by this data, the Township experienced a steady increase in its total taxable
valuation during the period between 1995 and 1999. This increase slowed and turned to a
decrease in recent years during the extended economic recession that began in 2008.
However, many communities are beginning to experience increases in real property
values again, and as the Township’s values begin to increase, this information will likely
demonstrate that Township remains a good candidate for the borrowing of funds for
various improvements, if determined necessary by the Township Board of Trustees.
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Coloma Township Master Plan 2015
Table 15 indicates an overall rate of growth in the taxable valuable of real and personal
property of over about 150% since 1996. Of course this reflects new construction, new
investment, renovation and simple property appreciation (in the case of real property).
During this same period, the Department of Labor reported an increase in the consumer
price index of about 45%. This again reflects the strength of recent growth in the
Township.
22
Coloma Township Master Plan 2015
SECTION FOUR
ISSUE IDENTIFICATION
2001 MASTER PLAN UPDATE
The process to update the Master Plan in 2001, included an interview questionnaire made
available for pick-up by Township residents at numerous locations throughout the
Township. In addition, the Planning Commission scheduled a “Town Hall Meeting”
session where an open invitation was provided to Township residents to attend and help
identify critical issues facing the Township and to voice other comments and concerns for
the future development of Coloma Township. Information concerning the availability of
the questionnaire was published in both newspapers in circulation in the Township. A
newspaper article and formal advertisement concerning the Town Hall Meeting was
placed in both newspapers prior to the meeting date.
This process of identifying issues consumed over three months and, in addition to the
input of the Township residents, involved input from organized neighborhood groups,
representative of the business community, surrounding communities, the Coloma
Watervliet Area Economic Development Corporation, the Township Public Services
Department as well as the Planning Commission and Township Board of Trustees.
ISSUES SURVEY
A survey was prepared and distributed throughout the Township during the Month of
April 2001. Almost 100 questionnaires were distributed of which 39 were returned.
Based on experience with the conduct of other similar surveys, the Public Consulting
Team believed this response rate was adequate to allow the results to be used as a
representation of the overall opinion of the residents of Coloma Township.
Table 15 contains a summary of the results of the survey questions relating to the
identification of the most significant major attributes of the Township.
The rank given
to each statement represents the highest number of responses which agreed with the
22
Coloma Township Master Plan 2015
statement presented.
Thus, more
TABLE 15 - SURVEY RESULTS - MAJOR ASSETS (IN
RANK ORDER)
people agreed with statement one
than
all
statement
other
6
and
1. Restaurants, entertainment, golf course, biking trails.
least
2. Proximity to Lake Michigan, large cities, St.Joe,
Kalamazoo, Chicago, etc.
2. Open lands, safe environment, wooded areas, farms.
statements
received
the
23
number of responses in agreement
3. Local hospitals, education facilities, churches.
3. Paw Paw Lake, rivers, resort atmosphere.
with the statement.
4. Proximity to Interstate highways.
Table 16 shows the results of the
survey
question
5. Township services / police, fire, ambulance, sewer, roads.
5. Rural community character.
concerning
6. Small businesses, “downtown” shops.
identification of major issues facing
the Township. Again, the highest
ranking represents the greatest number of responses stating agreement with the statement.
A complete copy of the survey
TABLE 16 - SURVEY RESULTS - MAJOR ISSUES (IN RANK ORDER)
and results is contained in the
1
2
3
4
5
6
7
8
8.
9.
10.
11.
12.
appendix.
RESULTS OF TOWN HALL
MEETING
The results of the Town hall
meeting are summarized in Table
17. A listing of all assets and
issues
is
appendix.
presented
in
the
Need to support efforts to protect Township lakes and rivers.
Need to keep open land. (Farms, wooded, etc.)
Need to maintain the character of the community.
Need to maintain resort atmosphere.
Need for more small business development. (Retail shops)
Need a plan for formal Township development.
Need additional year around jobs. (Not seasonal, higher paying)
Need more single family residence development.
Need more restrictions on land use.
Need more chain store development.
Need more public services.
Need sewer system expanded to entire Township.
Need more commercial development. (service bus., warehouse,
assembly)
13. Need more multi-family dwellings.
SIGNIFICANCE TO THE MASTER PLAN UPDATE
The resident, business leadership, key person and general public input received can be
viewed as providing a focus or direction for part of the planning analysis. Based on the
results of the public comment, certain topics obviously hold great concern to Township
residents. Interestingly, the concerns consistently voiced in the survey and public
Coloma Township Master Plan 2015
24
TABLE 17 - TOWN HALL MEETING RESULTS
comment are almost identical to those
ASSETS OF THE TOWNSHIP

Schools

Rural landscape

Inland lakes

Downtown businesses
Commissioners as the reasons for

Natural beauty

Proximity of Lake Michigan
undertaking an update of the Master

Open spaces

Paw Paw River

Friendly people

Fruit tree and blossoms

Farms

Township financial
resources

Public services

Lower population density


Proximity to I-94
Higher education
availability

Proximity to Chicago and
Detroit
identified
by
the
Planning
Plan.
Concerning immediate planning issues
addressed in the 2001 Master Plan
update, the results indicated that:

The greatest attributes of the
Township
include
the
people,
MAJOR ISSUES FACING THE TOWNSHIP
educational opportunities, lower
LEVEL ONE
density
development
restaurants,
pattern,
entertainment,
golf
courses, trail & path systems, open

Code enforcement - clean-up blight

Administrative processes for zoning and plan administration

Agricultural land preservation
space, safe environment, wooded

Regional job base - jobs for residents
areas and farms coupled with

Planned and “measured” growth

New industrial park
proximity to nearby larger cities.
LEVEL TWO

The
major
issues
facing
the

Alternative uses of farm land
include
efforts
to

Expansion of infrastructure (water, sewer, storm drains& roads)

Additional neighborhood shopping & Downtown development !
Additional tourist development (hotel, et.al.)
the need to keep open land, and the

Recreational Center (year-round youth/adult activities)
need to retain the character of the

Township park on waterfront
Township
support Township lakes and rivers,
community, agriculture land use, neighborhood shopping, increasing the resort
atmosphere, code enforcement and plan and zoning administration.
THE 2009 MASTER PLAN UPDATE.
The 2009 Master Plan update was based on the input of the Planning Commission and
focused on the following elements:
 Shifting in agricultural trends away from orchards and large scale field crop
operations to vineyards and smaller-scale and specialty farms
Coloma Township Master Plan 2015
 The need to support agriculture by encouraging some commercial activity to
enable additional farmers to achieve additional value for agricultural produce
 The need to recognize the emerging rural residential character, especially in the
north central portion of the Township as agriculture continues to recede to be
replaced by rural, very low density residential land use.
THE 2015 MASTER PLAN UPDATE.
The 2015 Master Plan update was based on the input of the Planning Commission and
focused on the following elements:
 A review and update of community demographic information including
population change, housing, educational attainment, income and other elements.
 With the demographic information updated, commissioners reviewed the Master
Plan’s Goals and Policies and the Future Land Use Guidelines and
Recommendations.
 After a thorough and careful review, Commissioners determined that additional
revisions to the Master Plan policies were not needed.
25
Coloma Township Master Plan 2015
26
SECTION FIVE
GOALS AND POLICIES
INTRODUCTION
As communities grow, they need a direction for future development. While the Master
Plan helps determine what kind of community is desired, the goals and policies provide
the instrument for achieving this direction. Goals and policies serve as guidelines which
take into account the social, physical, economic and political considerations into a more
meaningful focus. These statement reflect the philosophy of the community in terms of
future development and the remainder of the Plan is based on the desire to implement
those intentions. The overall vision serves to articulate the Township’s development
philosophy.
COMMUNITY VISION STATEMENT
The vision, goals, and policies which follow, have been
established by the Planning Commission with public input
COMMUNITY VISION STATEMENT
including a Town Meeting held May 21, 2001 and
Coloma Charter Township promotes a
vibrant community for living, working and
playing today, and for generations to come.
workshop sessions held with the Township Planning
Commission, Board of Trustee participants, Township
residents, as well as responses from about thirty
questionnaires completed by Township residents.
GOALS AND POLICIES AS ADOPTED IN THE 2009 MASTER PLAN UPDATE
General Growth and Development.
GOAL
TOWNSHIP FUTURE PLANNING SHOULD PROVIDE FOR THE
HARMONIOUS RELATIONSHIP OF ALL DEVELOPMENT
WITHIN COLOMA CHARTER TOWNSHIP.
 Maintain the character and identity of Coloma Charter Township.
 Encourage the appropriate balance and guide the location of new residential,
commercial, industrial and public development into the most desirable pattern of
Coloma Township Master Plan 2015
land use.
 Guide, through zoning techniques, the change from open space to urban uses
consistent with the availability of public utilities (i.e. sewers, etc.).
 Encourage planned unit development approaches to residential, industrial,
commercial, and office developments.
 Coordinate existing land use patterns and conditions, yet work to eliminate or
reduce the effects of existing incompatible land uses.
 Encourage the highest levels of populations density near major centers of activity.
 Encourage and guide new development into areas adjacent to, or within, the
existing urban area of Coloma Charter Township.
 Encourage the optimum utilization of undeveloped tracts within existing services
areas.
 Protect and conserve the Township’s land and natural resources and consider
environmental limitations to development.
 Provide for the protection of environmental quality including air, water, soil,
vegetation and noise quality.
Residential Development.
GOAL
THE TOWNSHIP WILL ENCOURAGE HOUSING DEVELOPMENT
THAT WILL BALANCE THE DESIRE TO SERVE A VARIETY OF
INTERESTS WHILE MINIMIZING NEGATIVE IMPACT ON THE
NATURAL ENVIRONMENT AND RURAL CHARACTER.
 Develop land use policies that will encourage a variety of housing types,
particularly for moderate income individuals and young families, while respecting
the resort and second home development in waterfront communities.
 Preserve open space and natural features by encouraging cluster development and
open space subdivisions particularly in areas identified as environmentally
sensitive or significant.
 Promote controlled growth by ensuring that new housing does not unduly burden
existing or planned public services as a condition of approval.
 Reinforce zoning and design standards (setbacks, architectural features,
landscaping, etc.) for residential areas.
27
Coloma Township Master Plan 2015
28
Industrial and Commercial Development.
GOAL
THE TOWNSHIP WILL STRIVE TO CREATE QUALITY
EMPLOYMENT OPPORTUNITIES BY ENCOURAGING PLANNED
INDUSTRIAL AND COMMERCIAL DEVELOPMENT WITH
ADEQUATE PUBLIC SERVICES.
 Develop year-round commercial and appropriate industrial employment
opportunities that encourage clean, high paying jobs
 Identify appropriate location(s) and facilitate services (utilities, road access, etc.)
to support industrial development .
 Direct commercial neighborhood shopping development to areas with proper
transportation access such as freeway interchange areas.
 Investigate state and federal grant funding opportunities to support economic
development projects and enhanced infrastructure.
 Support an Economic Development Committee to assist in infrastructure
development and business recruitment efforts.
 Reinforce zoning and design standards (setbacks, architectural features,
landscaping, etc.) for the waterfront area.
Transportation System and Pedestrians Pathways.
GOAL
THE TOWNSHIP WILL FOSTER A SAFE, EFFICIENT AND WELLMAINTAINED TRANSPORTATION NETWORK APPROPRIATE
FOR THE TOWNSHIP.
 Coordinate with the Berrien County Road Commission and the Michigan
Department of Transportation to identify and address roadway safety hazards
(signage, markings, truck routes, etc.).
 Enhance public transportation opportunities to meet the needs of various
population segments such as youth and seniors.
 Support a bike path system and pedestrian amenities throughout the Township.
Natural Resource Protection and Agriculture Lands.
GOAL
THE TOWNSHIP WILL ENCOURAGE THE PROTECTION AND
ENHANCEMENT OF NATURAL RESOURCES SUCH AS SURFACE
AND GROUND WATER RESOURCES, WOODLOTS, AND CRITICAL
HABITAT, PRODUCTIVE AGRICULTURAL RESOURCES AND OPEN
LANDS
Coloma Township Master Plan 2015
 Periodically, review and update the Township Recreation Plan and submit same to
the Department of Natural resources for approval.
 Identify and acquire additional land for preservation and recreation purposes.
 Coordinate with Berrien County on the acquisition of public lands and in seeking
development grants from the Department of Natural Resources and other entities.
 Adopt and implement development review standards which protect the quality of
water resources, critical habitat, and protect lakefront areas through the use of a
specific waterfront zoning district.
 Develop policies to preserve and protect waterfront properties.
 Support organizations dedicated to the improvement of Paw Paw Lake.
 Develop programs and policies to limit the encroachment of more intense
commercial or residential uses into areas of quality farm lands.
Community Services and Facilities.
GOAL
THE TOWNSHIP WILL DEVELOP AND IMPROVE COMMUNITY
SERVICES, FACILITIES AND DEVELOPMENT REGULATIONS TO
SUPPORT EXISTING AND PLANNED RESIDENTIAL AND
COMMERCIAL DEVELOPMENT APPROPRIATE FOR A RESORT
COMMUNITY.
 Extend water and sewer services to appropriate locations.
 Provide the appropriate level of fire, police and ambulance protection based on
the needs of the population and size of the Township.
 Encourage the development of additional water and sewer facilities within the
Township and pace utility development to desirable and sustainable rates of
growth.
 Coordinate with adjacent jurisdictions in regards
compatibility, law enforcement, and school issues.
to
planning/zoning
 Support neighborhood associations and civic organizations that encourage
community pride.
 Require applicants for land development projects to ensure that adequate
utilities/septic systems or wells, roads, fire and police services, and other
Township services are present to serve the proposed development.
 Implement and enforce land use regulations that encourage appropriate land
division practices, and encourage compatible architectural scale and style.
29
Coloma Township Master Plan 2015
GOAL
THE TOWNSHIP WILL SUPPORT FARMING AND FARM-RELATED
COMMERCE TO ASSURE THAT SUSTAINABLE AGRICULTURE
CONTINUES TO PLAY A KEY ROLE IN THE ECONOMIC AND
SOCIAL CHARACTER OF THE COMMUNITY.
 Develop zoning standards to encourage when appropriate such farm-related
commercial operations as farm markets, roadside stands, hobby farms, farm
cooperatives, wineries, you-pick operations, petting and educational farms and
farm bed & breakfast operations.
 Develop programs to encourage small-scale family farm operations.
30
Coloma Township Master Plan 2015
30
Coloma Township Master Plan 2015
31
SECTION SIX
FUTURE LAND USE GUIDELINES &
RECOMMENDATIONS
These recommendations indicate the general types of land use to be encouraged in the
various areas of the Township. The actual use of individual parcels of property will be
regulated by the Township zoning ordinance. The zoning ordinance and subsequent
amendments will be guided by these recommendations and the development policies, as
conditions make then appropriate.
Future land use patterns have been recommended which are outlined on the Future Land
Use Plan Map contained in Section Seven. The land use classifications have been
developed within the context of the issues, goals, and values identified by the Township
though the course of the planning process. While the Plan
acknowledges that new development will occur, the orderly
development of new growth is emphasized.
The plan acknowledges that new
development will occur with, the
orderly development of new growth
emphasized.
To achieve this orderly growth, the Plan calls for the compact and logical extension of the
pattern of existing development incrementally throughout the planning period ending in
2020. The Plan considers that all new residential development exceeding three units per
acre will be served with sewer systems as a condition of approval. Likewise, sewer
service is desired to serve all commercial and industrial areas, other than the
Commercial-Agricultural area. The proposed land use designations described below
should be viewed in the context of the issues and policies identified within the Plan, and
they represent the long-term policy recommendations of the Township.
Agricultural.
A vast portion of the Township is and will remain in agricultural production thoughout
the planning period. This designation identifies the land area which because of its
commercial agricultural business attributes, high quality and productive soils, and lack of
Coloma Township Master Plan 2015
demand for other uses, is deemed to remain in agricultural production. This land use
designation is found largely in the southern and northern portion of the Township where
the land remains largely unfragmented and better quality soils are found. The designation
is intended to clearly define that agriculture and agricultural business practices are the
dominate land use and that it is the Township’s intent to foster continued agricultural use
of such land in the future through every means at the disposal of the Township. To this
end, the Planning Commission will keep abreast of State of Michigan agricultural
preservation programs and recommend their use when and where applicable. This area
will be characterized by farms, farm operations, residential uses in association with farms
and large acreage parcels that may be open lands or currently fallow.
RESIDENTIAL FUTURE LAND USES.
Growth of residential lands should be encouraged in those areas most suitable for
residential sites, by reason of their natural features, such as topography and tree cover,
their relationship to the street and road pattern in order to facilitate traffic flow, their
compatibility to adjoining uses, and their ability to be conveniently served by staged
progressive extensions of public services. To accommodate varying needs, a full range
of housing types should be provided, allowing a free choice to those families, or
individuals, who will find that living in the Township best fulfill their personal needs.
Control of population density should be maintained through zoning, thereby retaining
planning areas characterized by single family residences, while permitting the inclusion
of multifamily dwellings. The specific guidelines for consideration and the mapped
future land use designations are:
Transitional Agricultural - Open Space.
Although this area may continue to support agricultural activities, it has continued to
evolve with very low density residential and rural land uses. Larger parcels are common
which may include some small-scale agricultural or open space-related activities that are
characteristic of the rural character of this portion of the Township. The area designated
reflects areas in the Township which will either be preserved as open space or is currently
in agricultural use but will eventually be reclassified into other “more urban residential”
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Coloma Township Master Plan 2015
33
uses if and when an appropriate development proposal is presented.
Low Density Residential.
This is an emerging type of development now occurring in the Township. Low density,
single family, residential development should fulfill the following criteria:
 Provide a neighborhood environment for families, with suitable, adequate public
services.
 Provide a transition between areas of higher density and agricultural uses.
 Require considerable large lots to overcome significant soil restrictions of on-site
septic tank absorption fields (where sewer systems are not available) and protect
against ground saturation by sewerage and other pollutants, including fertilizers,
Strong consideration should be given to the effect of these possible contaminates
on Paw Paw Lake, Little Paw Paw Lake and the Paw Paw River.
 Require connection to the public sewer system if it is
available.
 Encourage low density residential development in a
manner that will enhance the natural characteristics of
the rural setting and not conflict with agricultural
practices in the surrounding area.
Overall, the goal is to have the gross
density in residential areas reflect the
minimum dwelling unit lot size for
each zoning district displayed on the
Official Zoning Map.
This land use is found primarily in western portion of the Township and is emerging
along some section line roads in the Township. Residential densities may vary somewhat
in this designation, but generally will not exceed the imputed densities that may be
reflected in the minimum lot area for respective zoning district.
Medium Density Residential.
The predominate type of development in the Township is medium density single family
residential. Most of the development occurs in the form of platted subdivisions. To
assure that future development takes place in the most orderly fashion, the following
standards will give direction to medium density residential development:
 Encourage new development to locate near existing concentrations of lake
development to protect these areas from encroachment by incompatible land uses.
 Require the availability of public sewer, and connection to it when possible, for
all medium density residential development.
 Protect residential areas from the encroachment of non-residential traffic, thus
creating pleasant neighborhood environments.
Coloma Township Master Plan 2015
This land use is found primarily in the central portion of the Township along the Paw
Paw Lake and Little Paw Paw Lake shoreline and in the vicinity of the City of Coloma.
This land use designation consists largely of single-family, detached housing units
although some neighborhoods may include mixed dwelling unit types and some attached
units. Any moderate density development must be served with municipal sewer services,
and as such, this designation is limited to areas with such service.
High Density Residential.
High-density residential development is necessary to provide alternative housing types
for persons who find single-family homes unsuitable or expensive.
development
includes
apartments,
townhouses,
manufactured
High-density
housing
and
condominiums. Multi-family housing may continue to play an increasing role in housing
choices as the costs of housing continue to escalate. High-density residential areas
should fulfill the following criteria:
 Allow high density development only in areas suitable for residential
development.
 Plan for such development to be near recreational facilities, when possible, which
will provide a buffer from non-residential activities.
 Require good site planning for high-density developments, to the advantage of
natural characteristics, and also adequate amenities and off-street parking.
 Allow subdivisions which are developed as planned unit developments and would
be allowed to include some multi-family residential units, with strict development
controls, providing the overall development density is not increased.
 Prohibit, through zoning techniques, any expansion of high density residential
development on lake fronts to preserve the esthetic quality of Paw Paw Lake and
Little Paw Paw Lake for all Township residents.
 Require the availability of public sewer for all high density residential
development to assist ground water protection.
This land use is found primarily in the immediate vicinity of the City of Coloma, with
one notable exception in Section 18 where the Township has accommodated a
manufactured housing community. All high density development must be served with
municipal sewer services, and as such, this designation is limited to areas with such
service.
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Coloma Township Master Plan 2015
Commercial And Industrial Development.
To assure that commercial and industrial development occurs in the most orderly fashion,
the following standards will give direction to such development:
 Planning should encourage development proposals, which will improve
employment opportunities and benefit the Township’s tax base while respecting
the other objectives of this Plan.
 Encourage the clustering of commercial and industrial activities in planned
commercial and industrial districts.
 Discourage the development of strip commercial areas and provide for a reduction
of adverse effects from existing strip commercial development.
 Ensure that redevelopment of existing commercial areas has priority over the
establishment of new commercial areas.
 Balance Township fiscal resources by encouraging industrial and commercial
development, compatible with natural, social and environmental characteristics on
the community.
 Encourage the revitalization, modernization and expansion of existing viable
industrial areas where compatible with adjacent land uses.
 Encourage either public or private acquisition and development of choice
industrial sites in the Township.
Commercial.
There is demand for commercial land surrounding the I-94 Interchange and along Red
Arrow Highway, Paw Paw Avenue, Friday Road and, to a smaller degree at selected
intersection locations in the Township. Commercial areas recognize three intensities of
commercial activity and development: Highway commercial catering to motorists;
General household and convenience shopping catering to the weekly shopping needs of
residents, and; Destination shoppers and visitors seeking particular goods or services.
Future commercial development, as distinguished from Expressway Commercial
development, is expected to be predominately neighborhood convenience shopping,
where retail businesses, service establishments and offices are permitted to perform
services to meet the daily needs of surrounding neighborhoods. Commercial areas should
fulfill the following guidelines:
 Cluster commercial developments at major intersections to avoid scattered,
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Coloma Township Master Plan 2015
sprawling development along street and highway frontages.
 Provide sufficient off-street parking in common areas to minimize curb cuts.
 Locate such development on major thoroughfares to avoid traffic in residential
areas.
 Require any new commercial development to provide a buffer, such as natural
vegetation, when abutting any existing residential area.
 Commercial areas, especially neighborhood scale commercial areas, should
compliment and support the core-area commercial land use in the Coloma’s
downtown area.
This future land use designation is found primarily in the vicinity of the City and to the
north along Paw Paw Lake Road. This land use should be typically served with public
sewer services.
Expressway Service/Commercial.
The existence of an interstate interchange on I-94 requires continual attention because of
the pressures for automobile related commercial development. The expressway service
area should provide for servicing the needs of automobile traffic at interchange areas.
Strict development controls will be required to fulfill the following guidelines:
 Avoid undue congesting of feeder roads.
 Promote smooth traffic flow at interchange areas.
 Provide sufficient buffers to protect adjacent areas.
 Provide proper access to interior properties to avoid land locked or poor access to
interior properties.
 Direct all activities, not specifically related to highway services, to other areas
within the Township.
 Contain Expressway Service/Commercial land uses in close proximity to the I-94
right-of-way.
Commercial-Agricultural. The Commercial-Agricultural future land use designation is
intended to support variable agriculture and other uses characteristic of the community’s
rural heritage. It is meant to recognize that agricultural practices need flexibility to
address emerging markets for their produce, including direct retailing, entertainment and
hospitality services in conjunction with agricultural or rural preservation land uses.
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Coloma Township Master Plan 2015
 Adjust the zoning ordinance to establish and map a commercial agricultural
district.
 Develop zoning standards for a district specifically intended to accommodate
appropriate commercial-agricultural uses.
 Establish special land use standards for certain potentially compatible uses which
may support commercial agricultural activities.
This future land use designation is found in the south-central portion of the Township
along Friday Road where farming operations may take advantage of the nearby access to
I-94 traffic as a means to bolster farm-related retail and service business.
Industrial. Additional industrial areas, physically and economically suitable for securing
a wide range of diversified industrial concerns, should be considered as a way to maintain
favorable resident employment and strengthen the economic base of the Township.
These existing industrial areas should be given protection through zoning from
encroachment of incomparable land uses through fulfillment of the following guidelines:
 Require public sewer.
 Provide a buffer for the industrial area from existing and planned residential
development and to protect it from infringement on other land uses.
 Ensure that the area has suitable soils, topography and, most importantly, storm
drainage.
 Recognize that industrial sites should be entitled to consideration from conflicting
neighborhood uses, the same as residential uses.
The Township has only one zoned industrial area located at the west boundary of the
Township along Coloma Road. This area is not serviced by public water (except for one
building) and sewer and is somewhat distant from current services lines. The Plan calls
for the consolidation of this industrial area and the location businesses and warehousing
operations which are not dependent on public water and sewer needs.
A second industrial/commercial area serviced by water and sewer is planned in the
Township. The Plan calls for the designation of an area south and west of the I-94
intersection as a new industrial/commercial location. This location maximizes the
proximity of the interstate and is most easily serviced by public water and sewer.
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Coloma Township Master Plan 2015
Recreation and Open Space.
The recreation standards published by the National Recreation and Parks Association
may serve as a gauge to, comparatively measure the effectiveness of a particular
community in meeting its recreation needs. In general, the Township is somewhat below
standards in providing recreational land, although this is often typical for a township in
Berrien County. Specific facility needs, in comparison to standards are more adequately
being met. In determining the Township’s needs for recreation/open space, the following
general guidelines should be considered:
 Planning should designate areas to be preserved, in their natural state, from
development encroachment.
 Provide for open space along floodplains (Paw Paw River) and drainage ways.
 Provide, where possible, for the preservation of areas of historical or natural
significance.
 Provide for expanded and improved public access to the Paw Paw River and Little
Paw Paw Lake.
 Provide a complete range of recreational facilities which will encourage the social
and educational advancement of the residents of the Township.
 Recognize the environmentally sensitive land, encompassing the two lakes and
the Paw Paw River shorelines, to assure that future development will minimize
the impact to the ecology and natural beauty of the shorelines.
Recreation.
Emphasis should be placed on the acquisition of park lands to provide for the needs of
Township residents. Specifically, these lands should be developed as mini parks/open
spaces. Another need to be addressed is a comprehensive trail/bike path system, possibly
in conjunction with neighboring municipalities (City of Coloma and Watervliet
Township). In determining the Township’s recreational needs, the following guidelines
should be considered:
 Maintain and improve, if necessary, the quality of available recreational lands and
facilities for the good of the Township.
 Assure for the availability and accessibility of land and facilities to a large cross
section of the population of the Township, allowing for possible additional
facilities, if needed.
 Consider the importance of tourism when determining whether additional land or
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Coloma Township Master Plan 2015
facilities are needed.
 Promote bike paths and pedestrian ways, which are safe and serve the best interest
of the residents of the Township.
It should be noted that recreational land uses are generally compatible with any future
land use designation, with the possible exception of agricultural and industrial. As such,
these are not mapped as separate future land use classifications.
Open Space.
The qualities that make the Township an especially desirable place to live, are its natural
features and access to Paw Paw Lake and Little Paw Paw Lakes and the Paw Paw River.
As the Township continues to grow, these natural features must continue to be protected.
Many areas of the Township have physical characteristics that make development
difficult or impossible. These lands may contain floodplains (as along the Paw Paw
River). Guidelines for development in these areas must restrict development so the land
can be used for open space:
 Protect natural environment.
 Direct future development.
 Provide recreational areas.
 Buffer incompatible land uses.
 Protect the health, safety and welfare of the public.
Public Lands and Semi-Public Facilities.
The major responsibility for providing public and semi-public facilities will rest with the
various services districts within the Township (school district, township boards, etc.).
Schools, parks, police and fire protection should be accessible and conveniently located
to the people they serve. Development should be encouraged to locate where these
services and facilities can be extended more economically. If this can be achieved, the
Township will have provided a valuable service so it can more effectively concentrate on
its role as coordinator, and can provide services and facilities which serve the broader
needs of the people of the Township.
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Coloma Township Master Plan 2015
40
The Township should provide leadership in establishing the necessary tools and legal
instruments which will help to implement sound growth and encourage desirable
economic development of the Township. In determining the Township needs for public
facilities the following guidelines should be followed:
 Planning should include special studies of the needs of the Township as a whole,
when determining the location of new or expanded public or semi-public
facilities.
 Continue to improve or modify municipal services (i.e. sanitary sewer system)
provided by the Township, in relation to current and projected needs of the
Township, balanced with available fiscal resources.
 Provide the most efficient, economical and functional government administration
which will provide various services facilities and services required by Township
residents.
 Continue to work closely with other local officials (i.e. City of Coloma,
Watervliet Township) to provide the most efficient, effective and environmentally
safe solid waste disposal system for the Township.
Floodplain.
The area designated floodplain indicates the best information available defining the 100year flood elevation established by the Federal Emergency Management Agency and the
Michigan Department of Environmental Quality. Agency standards restrict the levels and
intensity of development in these sensitive areas and this Plan
specifically
addresses
allowable
uses
and
types
of
development that may be included on land within this
The Plan limits floodplain
development to diminish and
preclude private and public flood
damage.
designated area to diminish and preclude private and public
flood damage.
Waterfront.
Lands along the waterfront are primarily residential but
contains some existing commercial uses, especially those that
cater to water recreation, convenience
surrounding residents and eateries.
shopping for
The designation is
intended to include a higher level of regulations due to the
The waterfront is primarily
residential
but
contains
commercial uses and the Plan
recommends a higher level of
regulations due to the unique
nature
of
waterfront
development.
Coloma Township Master Plan 2015
sensitive nature of waterfront features.
Transportation (Roadway) Facilities.
The framework for all future development in the Township is the thoroughfare system.
Also, a good system of roads is one of the important keys to economic development.
Although this function is carried out by the Berrien County Road Commission, the
Township should continually strive to improve and strengthen its road system to make
travel within and through the Township fast, convenient, safe, and economical.
Furthermore, roadways are closely related to physical development and must support and
compliment the planned growth patterns of the Township. In this respect, major
transporation facilities should be controlled in order to reduce traffic congestions and to
promote safe living and driving conditions. In determining the Township’s roadway
needs, the following guidelines should be considered:
 Planning should consider land use developments in light of minimizing the need
for travel, particularly by automobile.
 Provide a safe, efficient street and roadway system to accommodate future
Township growth and development and to direct traffic to and from major activity
and traffic generators.
 Protect residential areas from the encroachment of non-residential traffic.
 Promote bike paths and pedestrian ways that are safe and serve the best interest of
the residents of the Township.
Conclusions
The previous described development guidelines will play a major role in shaping the land
use and resultant quality of the Township’s environment. Although the Township is not
projected to experience the level of population growth experienced in the past,
particularly in the 1960's, the problems remain difficult. Some of the more prominent
issues facing the Township and, consequently requiring diligent attention, are as follows:
 Administer local ordinances and codes to effectively avoid deterioration of the
housing stock and to protect neighborhoods.
 Preserve open space along the Paw Paw River and a natural area, floodplain, and
for enjoyment of adjacent property owners.
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Coloma Township Master Plan 2015
 Continue to monitor land use issues and changes along the borders of the
Township, administered by the City of Coloma and Hagar and Watervliet
Townships.
 Monitor closely the housing stock to avoid conversion of single-family dwellings
to multi-family housing.
 Continue to support, and plan for, commercial and industrial expansion in the
Township.
 Plan for the normal expansion of the tax base, but not at the expense of existing
development.
 Plan adequately for commercial development along Red Arrow Highway and
Friday Road, with serious awareness of the effects on adjacent residential areas.
 Plan adequately for light industrial and commercial development in the areas
immediately north and south on Interstate 94 interchange, with serious awareness
of the effects of adjacent residential and agricultural areas.
In light of these concerns and others, as pointed out in this Master Plan, Township
officials will continue to have the major responsibility in caring for the resources and
well-being of the Township as we move through the twenty-first century.
Use of the Master Plan. It is important to understand that the proposed Future Land Use
Plan is a policy guide to direct the future growth and development within the Township.
It provides the policy foundation for the Zoning Ordinance and should be used in
coordination with the Township Zoning Ordinance and other land development
regulations. Land use decisions - including those of the private sector should follow the
Plan. However, there are several guidelines which should be followed in the use of this
document. Overall the plan should:
 Be used as guide for future land use. The Plan is an illustration of the long-range
land use pattern for the Township based on the goals and policies;
 Be used in all zoning decisions. Requests for rezonings, special use permits, and
plat reviews should all be carefully reviewed in conjunction with the goals of the
Master Plan;
 Be flexible to adjust the changing circumstances. Unanticipated opportunities and
unforseen problems can require a shift in directions. The Plan should be amended
to reflect these changes; and
 Be kept current. Every two years, the Planning Commission should set aside one
or more meetings for the purpose of reflecting on the past two-years and consider
possible amendments to the Plan. It is unrealistic to expect the Plan to remain
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Coloma Township Master Plan 2015
unchanged for its 20-year life. Update will be necessary and should take place as
conditions change such as land use, social and economic characteristics, and/or
changes in Township land use policies. In all cases, the Township will strive to
meet or exceed the requirements of the Michigan Planning Enabling Act to
maintain this Plan as a viable guide to growth and development.
ZONING PLAN AND INTENT OF ZONING DISTRICTS.
Coloma Township land use will be divided into Zoning Districts. The following is a list
of the zoning districts by title. Also included is a brief description of the intent of each
zoning district. This section of the Master Plan provides an explanation of how the future
land use designations relate to the various zoning districts.
Single-Family Residential (R-1A and R-1B). To provide for a suitable residential
environment for families typically with children. To this end, uses are basically limited
to single-family dwellings together with certain other uses such as schools, parks, and
playgrounds, which provide a neighborhood environment. In keeping with this intent,
development is regulated to moderate density. Commercial and other uses tending to be
incompatible with the intent of the district are prohibited.
Supporting Future Land Use Designation(s) include the Low and Moderate Density
Residential designations. In addition, over time, the Transitional Agricultural – Open
Space designation may, in some limited instances, support single-family residential
development where nearby development patterns have fundamentally altered the
formerly rural character of an area.
Duplex Residential (R-2A and R-2B). To contribute to the diversification and variety of
the Township’s housing stock at locations suitable for a higher density residential
environment.
Supporting Future Land Use Designation(s) include the Low and Moderate Density
Residential designations.
Mobile Home Residential (RMH). The mobile home park district is for areas suitable
for single-family residential use as a special land use and mobile home parks meeting the
specification of the Michigan Mobile Home Park Commission.
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Coloma Township Master Plan 2015
Supporting Future Land Use Designation(s) include the Moderate and High Density
Residential designations.
Multi-Family Residential (R-3). To contribute to the diversification and variety of the
Township’s housing stock at locations for a higher density residential environment.
Supporting Future Land Use Designation(s) include the Moderate and High Density
Residential designations.
Commercial (C-1). To encourage and facilitate the development and maintenance of
sound and efficient shopping, business and service areas among such necessary
regulation being the exclusion of certain uses and activities which tend to disrupt the
efficient functioning of commercial areas, and which function better outside such areas.
Supporting Future Land Use Designation(s) include Commercial and Expressway
Service/Commercial.
Commercial-Industrial Park (M-1). To encourage and facilitate the development of
mixed commercial and less intensive industrial enterprises in a setting conducive to the
public health, economic stability and growth, protection from blight, deterioration, and
non-industrial encroachment; and efficient traffic movement including employee and
truck traffic. The area, height, bulk, and placement regulations reflect the intent of these
districts. Land conducive to the intent of this district is limited in availability and is
therefore primarily intended for industrial use, in the interest of the Township’s tax base
and its economic growth and development.
Supporting Future Land Use Designation(s) include the Industrial and, potentially, the
Expressway Service/Commercial designations.
Industrial M-2). The intent of this district is the same as the Commercial-Industrial Park
District, subject to Special Land Use Permit issued by the Township Board for heavier
types of industries located substantial distances from residential and more built-up areas.
To encourage and facilitate the development of commercial and industrial enterprises
which are recognized to have more environmental impact and impact upon the quality of
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Coloma Township Master Plan 2015
life than less intensive commercial and industrial uses and to provide a setting conducive
to public health, economic stability and growth, protection from blight, deterioration, and
industrial encroachment; height, bulk, and placement regulations reflect the intent of this
district. The area conducive to the intent of this district is more limited in availability and
is therefore primarily intended for industrial use, in the interest of the Township’s tax
base and its economic growth and development.
Supporting Future Land Use Designation(s) include the Industrial and, potentially, the
Expressway Service/Commercial designations.
Commercial-Agricultural. The intent of this district is to support variable agriculture
and other uses characteristic of the community’s rural heritage. It is meant to recognize
that agricultural practices need flexibility to address emerging markets for their produce,
including direct retailing, entertainment and hospitality services in conjunction with
agricultural or rural preservation land uses.
Supporting Future Land Use Designation includes the Commercial-Agricultural
designation.
Transitional Agricultural / Residential & Open Lands (AG-T). The intent of this
district is to conserve and enhance the low to moderate density rural residential use and
agricultural use, and to enhance the preservation of open space, of substantial portions of
the Township that do now and, for a substantial period of time, should have such
character. By conserving such character, the Township and other public agencies will
realize economies in public expenditures by minimizing scattered demand for urban types
and levels of services, utilities and facilities in otherwise predominantly rural areas;
protect a vital economic activity and encourage and conserve portions of the countryside
in an open and natural state. This district recognizes that lands within this district are in a
transition from commercial production agriculture, as a primary use, to low density
residential uses which typically will not be served by municipal water and sewer, and
typically will border other existing or designated residential districts. It is the intent of
this district to provide for a more orderly transition from one primary use to another
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Coloma Township Master Plan 2015
primary use, agriculture to large lot single-family residential by designating applicable
land areas bordering other residential districts.
Supporting Future Land Use Designation(s) include the Transitional AgriculturalOpen Space and potentially the Low Density Residential designations.
Primary Agricultural (AG-P). To conserve and enhance the low-density and
productive, commercial agricultural use of substantial portions of the Township that do
now and, for a substantial period of time, should have such character. These areas are
recognized as being economically viable for productive agricultural areas and should be
preserved primarily for this function. By conserving such character, the Township and
other public agencies will realize economies in public expenditures by minimizing
scattered demand for urban types and levels of services, utilities, and facilities in
otherwise predominately rural areas; protect a vital economic activity and encourage and
conserve portions of the countryside in an open and natural state.
Supporting Future Land Use Designation include the Agriculture designation.
Floodplain Overlay (FO-D). It is the purpose of this district to significantly reduce the
hazards to persons and damage to property as a result of food conditions in the Township,
and to comply with the provisions and requirements of the National Flood Insurance
Program, as constituted in accord with the National Flood Insurance Act of 1968, and the
subsequent enactments and rule and regulations promulgated in furtherance of the
program by the Federal Emergency Management Agency as published in the Federal
Register, Vol. 41, No. 207, Tuesday, October 26, 1976.
Supporting Future Land Use Designation(s) may include any, providing they respect
the requirements of the National Flood Insurance Act.
Waterfront Overlay (WA). The intent of this district is to provide additional
requirements for waterfront properties so as to provide areas free from other uses, except
those which are normally accessory to and compatible with, the various types of
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Coloma Township Master Plan 2015
compositions of families living within such residential land use areas located adjacent to
lakes and other surface water features. The size of lots, parcels, and structures should be
planned to be of such area, size, and design so that they can sustain healthful sanitary
conditions preserving the quality of the waters, and maintaining the qualities of the
waterfront natural resources and shoreline.
Supporting Future Land Use Designation(s) include low and moderate density
residential.
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Coloma Township Master Plan 2015
SECTION SEVEN
MAPS
INTRODUCTION
This section is reserved for portrayal of maps which have been prepared to display
information important and necessary for establishing the future pattern of development in
the Township. Maps 1 and 2 have been revised with the 2015 update while the others are
reproduced from the 2001 update. The maps include:
Map 1 – Revised Future Land Use - 2020
Map 2 - Official Zoning Map (as of July 2015)
Map 3 - Existing Land Use - 2001
Map 4 - Projected Land Use (from the 1975 Plan, deleted with the 2009 update)
Map 5 - Municipal Boundaries
Map 6 - Sanitary Sewer System
Map 7 - Natural Gas Service Area
Map 8 - 1990 Population Density
Map 9 - School Districts
Map 10 - Natural Drainage
Map 11 - Floodplain
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Coloma Township Master Plan 2015
49
2015 Future Land Use Plan Map
Coloma Township Master Plan 2015
50
Coloma Township Master Plan 2015
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Coloma Township Master Plan 2015
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Coloma Township Master Plan 2015
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Coloma Township Master Plan 2015
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Coloma Township Master Plan 2015
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Coloma Township Master Plan 2015
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Coloma Township Master Plan 2015
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Coloma Township Master Plan 2015
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Coloma Township Master Plan 2015
SECTION EIGHT
HISTORY
Prepared by Roderick L. Rasmussen, North Berrien County Historical Association.
THE MAKING OF A TOWNSHIP
In 1785 Congress passed the Northwest Territory Ordinance, which provided for the land
in the Great Lakes region to be surveyed into states, counties and townships. Each
township was to be 6 miles square with 36 sections, each of them 640 acres. Watervliet
became one of those squares in 1846. For the next seventy-one years, the future Coloma
Township was but a part of the larger Watervliet Township. That changed when in
October of 1917, A.W. Baker (son of Dr. William A. Baker), supervisor of Watervliet
Township at the time, proposed the township be divided. At the next meeting the western
part of Watervliet Township officially became Coloma Township.
IN THE BEGINNING
The first white man to cross this territory was the French priest Father Marquette in 1675.
The French explorer, LaSalle, is known to have wintered in St Joseph in 1680-81 and at
that time he and a group of 25 Frenchmen built a fort at the mouth of the St. Joseph
River. (In fact, in the 1890’s a French coin minted in 1692 was found in the vicinity of
the current Coloma Township Hall.) By the early 1700’s the Potawatomi tribe were the
predominant Indian people in this area, having replaced the Miami tribe. Artifacts show
us that a trading post existed on the banks overlooking the Paw Paw River near Coloma.
As a result of their third treaty of 1833, the Potawatomi’s seceded the rest of Southwest
Michigan to the U.S. government. From 1836 through 1843 all Potawatomi Indians were
removed to a location near Council Bluffs, Iowa. Chief Pokagon, who would not sign the
last treaty, and his band were the only Indians left in Southwest Michigan.
EARLY SETTLERS
In the early 1830’s, the first group of settlers came to the township for the lumber.
Timber was cheap and choice lumber could be bought from $4.00 to $8.00 a thousand
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Coloma Township Master Plan 2015
feet. Rafts of logs from the lumbering camps were floated down the river to St. Joseph.
Wooden shingles were also made to be shipped down the river. This settlement of
shingle makers by 1835 was known as Shingle Diggins. In 1837 Stephen R. Gilson
turned out 1,300,000 shingles and had to hire a crew of 30 Indians to float them down the
river to St. Joseph. By 1838 the timber for making shingles was exhausted and shingle
makers left for other places.
COLOMA’S DEVELOPMENT
In 1849 Gilson Osgood joined forces with Stephen R. Gilson and erected a sawmill on
Tannery Creek. He also operated a general store. Because money was scarce, farm
produce and furs were used as a medium of exchange for "store goods." When the
farmers and traders would gather for business the majority of prices for goods were
reached by the art of "dickering."
When a name for the settlement was needed,
Dickerville was the obvious choice. In 1850, Gilson and his son left for the Gold Rush
and stayed in the settlement of Coloma, California. They returned to Dickerville in 1855.
It was at that time the U.S. government was seeking to establish mail service. Gilson and
others did not feel that Dickerville was a very dignified name for the community, Gilson
suggested the name of Coloma and it was accepted as the new name. With the arrival of
the Chicago and West Michigan Railroad in 1871 the town was relocated for the third
time to what we currently know as Paw Paw Street. The railroad helped solidify the
continued growth and development of Coloma.
PAW PAW LAKE DEVELOPMENT
By the early 1890's both the Coloma Courier and Watervliet Record newspapers were
extolling the virtues of Paw Paw Lake for its beauty and recreational potential. The first
recorded vacationers stayed at C.J. Spencers farmhouse on Lakewood Point around 1885.
The Coloma side of Paw Paw Lake began to develop in 1890 when Dr. Wakeman Ryno
exchanged his village property for J.H. Jones’ west end farm. Several Coloma
businessmen also formed a stock company which built cottages, boathouses and a
pavilion for dancing at the waters edge .
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Coloma Township Master Plan 2015
In 1896 Dr. William A. Baker built a railroad from Coloma to Pleasant View Station on
Paw Paw Lake with it later continuing on to Ellinee Bay. In 1897, C.S. Jenks, owner of
Pleasant View Farm, built the first dance pavilion with twenty sleeping rooms on the
second floor. In 1899 Orrin Woodward built a large dance pavilion and refreshment
center extending partially over the lake and named it Woodward’s Pavilion. Soon hotels,
boat liveries, steamboats and dance pavilions made Paw Paw Lake the place to come for
a summer vacation. Train records from the early part of the 1900’s show 40,000 people
coming to Paw Paw Lake every summer. This boom continued through the 1920’s with
the Crystal Palace Ballroom being built in 1925 and George E. Klotter developing the
Wil-O-Paw Islands in 1927. His plan was to develop 500 building sites connected by
bridges and canals. A combination of engineering problems and the DEPRESSION
stopped the project in the 1930’s.
Easter weekend of April, 1947 saw torrential rains soaking the area. With the dam
breaking in Lawrence a domino effect of flooding occurred downstream on the Paw Paw
River. The record flooding of Paw Paw Lake resulted in hundreds of homes being
damaged and many being pushed off their foundations. The cost of cleanup and repair
was a staggering dollar amount for that time. This event, as no other had, galvanized the
resort businessmen and property owners to seek a solution. For the next two years the
issues of a legal lake level, a dam at the outlet, an overflow drain to the river and the
sewage problem were discussed and debated.
THE END OF A CENTURY
In the 1950’s Deer Forest became a major tourist attraction drawing over 2.5 million
people by 1965. The 1950’s also brought the developer Curtis Coats to finish developing
the Wil-O-Paw Islands for home sites. In 1971 a sewage treatment plant and system was
built in Coloma to serve the residents of the Township. In 1986 a dam at the outlet to the
Paw Paw River was constructed, with an overflow drain back into the river from Douglas
Bay.
As Coloma Township enters the 21st century it continues to strike a balance between
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Coloma Township Master Plan 2015
economic growth, the environment and quality of life.
BIBLIOGRAPHY

Carey, J.T. (1976) Berrien Bicentennial. Stevensville, MI; Tesar Printing
Company.

Collidge, O.W. (1906) A Twentieth Century History of Berrien County.

Michigan.; Chicago-Lewis Publishing.

Coloma Courier Newspaper, Coloma, MI.

North Berrien Historical Society Archives.

Rasmussen, Roderick L. (1984) Paw Paw Lake, A Hundred Year Resort History

(1890’s through 1990’s) Benton Harbor, MI. ; R.W. Patterson Printing.

Stark, Allen and Stark Cannell, Dorothy. (1977) Trails from Shingle Diggins.
Benton

Harbor, MI.; R.W. Patterson Printing
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APPENDIX
1
RESIDENT SURVEY SUMMARY RESULTS
2
TOWN HALL MEETING RESULTS
3
PLANNING COMMISSION ADOPTION
4
BOARD OF TRUSTEES ENDORSEMENT
5
TRANSMITTAL TO COUNTY PLANNING COMMISSION AND
ABUTTING LOCAL UNITS OF GOVERNMENT
6
PROOF OF PUBLICATION FOR PUBLIC HEARING
RESIDENT SURVEY SUMMARY RESULTS
TOWN HALL MEETING RESULTS
TRANSMITTAL TO COUNTY PLANNING
COMMISSION AND ABUTTING LOCAL
UNITS OF GOVERNMENT
PROOF OF PUBLICATION FOR PUBLIC
HEARING