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PAVILION TOWNSHIP 5-YEAR UPDATE TO THE 2020 LAND USE PLAN RECOMMENDED BY PLANNING COMMISSION TO TOWNSHIP BOARD MAY 26, 2005 PAVILION TOWNSHIP LAND USE PLAN 5-YEAR UPDATE INTRODUCTION In early 2005, the Paviion Township Planning Commission undertook a review oftheir Land Use Plan that was completed in 1995. Recent amendments tothe Township Planning Act (P.A. 168 of 1959) now require a review of the Plan every five years and cstablish a new process for amendment and approval, leading the Township inthis review and update to this Plan. “The review focused on the nocd to update the Demographic Analysis and Projection, incorporating 2000 United States Census data, as well as to consider any changes tothe Plan based upon such new projection. Since the Land Use Plan is intended to serve as 3 ‘guideline for development of the Township over a twenty (20) year period, it was ‘determined, through this review, that a new Plan was not necessary until ate release of the 2010 Census, provided the projection of future population is generally accurate for land use planning purposes While this Plan is based upon a review of the past and the present leading to a projection ofa desired future, itis not always possible to predictor anticipate change that may have ‘a considerable impact on the Township. It should be regarded as a “blueprint for [growth”, yet serve as a guideline that is somewhat flexible in its direction and interpretation. In additon, a substantial change in condition could oceur that may result in further review and update tothe Plan. An example of this may be the suocess ofthe Midlink Business Park, justo the north along Sprinkle Road in Comstock Township. Cor Influencell Pavilion Township is arura’suburban community primarily influenced by its location within Kalamazoo County and adjoining the Kalamazoo/Portage market area. Its proximity tothe Cities of Kalamazoo and Portage (to the west), growth in Comstock ‘Township (tothe nort}) and the attraction of residential development adjoining and around lakes in the Tosmship and within Brady Township (to the south), creates a pattern of growth in three distinct directions. Pavilion Township is located inthe southeast portion of Kalamazoo County and is a traditional 36 square mile Township (23,040 ‘acres, including the westera half of the unincorporated Village of Scots (36° Steet). Watershed Management ‘The Township is influenced by the Portage River watershed, which flows into the St. Joseph River tothe south, and the Davis Creek Watershed, inthe northwestem portion of | the Township. Completion ofa watershed management study for the Davis Creek, which includes a range of land use considerations, provided the data base for expansion of the ‘Open Space/Reereatiox designation, which isthe primary focus ofthis Plan Update. In dition, the commercal designation within the unincorporated Village of Scotts was reviewed and updated io coincide better with existing land use. PAVILION TOWNSHIP LAND USE PLAN, 5-YEAR UPDATE DEMOGRAPHIC ANALYSIS AND PROJECTION “The following analysis is based upon characteristics of Pavilion Township regarding population and housing as determined by the U.S. Census. Comparisons are based upon Similar characteristics for surrounding communities and Kalamazoo County as a shoe. Population “These statistics provide the foundation for existing and past development in the area and are utilized for purposes of projecting future population. The State of Michigan provides annual estimates of population following the completion of each (decade) census and this data can be compared with county and local data, such as building permits, inorder to track population change within a community in between these 10-year time periods. ‘TABLE J-POPULATION/ % CHANGE _Community 1960 1970 1980 1990 2000. Pavilion E75 3,691 4811 5,500 3829 Township a 33%) | G03% | 443%) | 0%), Brady 2,700 3,060 3,852 3,857 4263 ‘Township** a (13.3%) 25.9%) 1% | 005%) ‘Comstock 3102 10,465 T1162 T1834 13,851 Township 03%) | 67%) (6.0%) | (17.0%) Climax 1.566 1,818 1978 2221 2412 ‘Township a 0.1%) (8.3%) 33% | 6% Vieksburg Dns 2,139 2224 2,216 2320 | Village — (3.8%), (4.0%) (0.4%) 7%) | City of 33,590 38,157 41,082 | 44,897 | Portage (13.696) 7.6%) | 93%) __| City of SDT 85,555 79,722 80,277 7145 | Kalamazoo, - (4.2%) (6.8%) 0.7%) | (3.9% Kalamazoo | 169,712 | 201,550 | 212,378] 223,411 | 238,605 County. — 188%) (54%) (52%), (68%) ‘+ Brady Township torals reflect the fotal population of that Township inclusive of the Village of Vicksburg rot included within Schoolcraft Township, The 2000 Census total for sbrady Township excluding this portion ofthe Village i 3, 960, this wil was 1,912. ‘The most significant number associated with Pavilion Township in Table 1 isthe consistent decline in the percentage increase in population growth since 1960 compared to the ‘surrounding communities. The location of residential growth within these communities also ‘hasan influence, with growth in Portage impacting the residential development ofthe wwestem portion ofthe Township, while growth in Comstock has occurred further tothe north, not resulting inthe same pressure of encroaching development ofa residential nature PAVILION TOWNSHIP LAND USE PLAN 5-YEAR UPDATE ‘TABLE 2- AGE BREAKDOWN Community. under 20 %65.and over median age Pavilion 30.9% 93% 362 ‘Township Brady 299% 113% 38 Township ‘Climax 301% 105% 3S ‘Township “Vicksburg 319% 23% 37 Vill Comstock 29.1% Tra% 368 1 Township | City of 2Ea% Tha 358 Portage ‘Kalamazoo 2% Trav 327 Count While Table 2 provides a generalized comparison, more specific age groupings provided for in the Census often reflect that Townships in general lose population within the 20-24 age ‘group based upon continuation of education, relocation for employment orto seek more affordable housing as 2ar of iving independently for the frst time. Those 65 and over may ‘also seck additional services not offered within the Township, resulting in higher percentages ‘of that population grosp residing within cities. For Pavilion Township, this data reveals 2 ‘maturing population, yet one still more closely aligned to child bearing years based upon the percentage under 20 years ofage and the median age of residents. Housing ‘These 2000 Census stistcs reflect the number of housing units and the makeup of ‘households or occupied housing units. Table 3 identifies the number of housing units, the total occupied units (households) andthe percentage breakdown of owner and renter unit ‘This provides a generel impression of the overall housing market and serves as the foundation for the household and family makeup within the community. Pavition Township reflects a very stable housing market withthe percentage of total ‘occupied units consisent with thi fr Use County asa whole. The high percentage of owner ‘occupied units (93%), when analyzed with the population age breakdown, reflect a very sirong family orientation. Residential development is more intensive on the wester half of the Township, around the numerous lakes, although new construction on lage lots are scattered throughout tke Township. Proximity to the strong housing market in Portage (note the high percentage of occupied units) provides for much of the supply of multiple family housing units that may serve those in both the younger (20-24) and older (65 and over) age ‘categories. PAVILION TOWNSHP LAND USE PLAN, 5-YEAR UPDATE v HOUSING UNITS Community #of Units # Occupied (%) Owner (%)_Renter(%) Pavilion 2253 214 (94%) | 1,966 (93%) | 148.(7%) | ‘Township | Brady 780 TSS OR | TRTOB | TI | Township | ‘Climax mT HS 6%) | TARR [TR Township Vicksburg 356 908 (96%) | 6TO SR) | EH) Village Comstosk S607 5366 Gi) | 3975 THM) | 1391 BHM) “Township City oF 180 TE.138 OO | TRS | 5BSSID Portage Kalamazoo B20 BATT WH] LATE GH | 32021 GH) County Households, or occupied housing units, are further divide into categories of family and non- family households, Fanly households include married couples and single parents with children under 18 years of age. Non-family households are primarily those living alone. HOU MAKEUP Community Family (2%) _Non-Ramily (%) Married (%)_Avg. Family Size Pavilion 718% 4% 3.08 ‘Township Brady 302% Da% Or 305 Township Climax TE Be I% 3 ‘Township Vicksburg 3% 30.7% 9% 302 Village ‘Comstock 7% 29.0% 370% 30 Township City of CH 3.1% 34a% 30r Portage Kalamazoo CL0% 350% a1P 3.00 County ‘The data presented in Table 4 identifies Pavilion Township households as primarily married- couple families (with more than half having children under 18 years of age living at home), ‘withthe percentage (65%) generally between the totals for more urbanized Comstock “Township (5796) and ess urbanized Brady (70%) and Climax (699%) Townships . The average family size is very consistent forall units of government, which is quite unique. PAVILION TOWNSHIP LAND USE PLAN. 5-YEAR UPDATE Projection of Future Population “There are numerous methods of conducting population projections but they can be Categorized in primarily two ways. One category focuses on the natural inrease in population associated withthe numberof births exceeding the number of deaths. An often Joel method isthe “cobort-survival” method, using the age/sex breakdown for that Community and projecting: a) the number of potential births from the base of females i the 1s to 44 “fertility” age range; and b) the number of anticipated deaths based upon average life expectancy. This method is most often based on the current census of population. “The second category relates tothe net population increase associated with the in-migration of people ito the community minus the out-migration that may occur. This becomes much Frote difficult to caleulste. Adding this projection tothe natural increase, sometimes referred {eas the “cohort-component” method, provides for both categories tobe utilized in one projection. ‘Another approach blends the two categories and simply uses the pattem over the past 9 project the future population. Using this “growth rate” method to project future population Tends to remove the fuctuations from economic related cycles that may influence a 10-year period. Using the increase in opulation over the last twenty years (a net increase of 1,018 persons or 21.2%), a number of assumptions have been made to project population over the next twenty (20) years These assumptions focus on the natural increase (birth/death rato) associated with the age of residerts as well as the potential for growth through in-migration ftom adjoining communities: |A: The age breakdown of residents within Pavilion Township (Table 2) reflects @ higher percentage of residents under age 20 and a lower percentage of residents age 65 and over than that of surrounding communities. Based upon this, it's likely that natural increase in population will occu. B. Growth will likely occur from the west (Portage) and north (Comstock), although the lake areas to the south (Brady) will influence an overall pattern (of development along the western side ofthe Township. C. ‘The potential for future growth in Pavilion Township will be based upon the desire of new residents to seek the benefit ofthe rural environment with faceessto employment and commercial services in Kalamazoo/Portage market ‘This willbe balanced by the desire of existing residents to preserve the present environment, reducing the availabilty of land for this residential Expansion, Thus residential development will likely continue ina scattered Site, avg lot (one acre or more) fashion rather than in higher density Subdivsions, unless the extension of public utilities occurs to support such growth. PAVILION TOWNSHIP LAND USE PLAN, 5-YEAR UPDATE TABLE 5 - POPULATION scTI METHOD: “Growth Rate” using past population change over the last twenty year period (1980-2000) for Pavilcn Township as the basis for future increase. (See Table 1 for specific statistics utilized withi tis projection). 1980 1990. 2000 Total_ Percentage PAVILION TWP. 4,811 5,500 5,829 1018 21.2% ‘Beginning from the tase population of 5,829 in 2000 and extending this over the next 20 ‘Yeats using the same percentage increase (21.2%) establishes a 20-year projected population 361.236 new residents, resulting ina 2020 total of 7,065. Dividing this into equal 5-year fncrements results in approximately 309 new residents every 5 years as follows: 201 10 Percentas PAVILION TWP. 6,138 6487 6,756 7,965 21.2% (2000) Using these 5-year increments would allow for review and update every five years, with ‘estimates from the Stale of Michigan and building permit data utilized for comparison purposes. Modest growth may also allow the Township to consider the preservation of more and within the Agricutural land use designation than what was originally anticipated. PAVILION TOWNSHIP LAND USE PLAN, 5-YEAR UPDATE CONCLUSION (Replaes Exsting) “The 2020 Land Use Plan is representative ofthe dsie ofthe community to preserve the priculral and rural earacter of Pavilion Township while providing the eapscity for growth over the next twenty years. The Township has established an expanded Open Space/Recreation desiguation in ord to direct his growth away from areas that should be preserved based upon potential impact to surface water or groundwater supplies. The “Agriculture designation is intended to support existing agricultural use while providing ‘for limited residential development. The pote for expansion of ow density ‘residential land use has been directed toward that area lying west of 29" Street, with some potential for growth tothe south ofthe Village of Scots, Medium o high density resiental housing is enti in those areas where the potential fr extending public sever has the greatest esbilty of serving tha use and adjoining residential development of lower densities. Commercial development is supported along Sprinkle Road inthe far southwest comer ofthe Township as wel as along the N Avenue corridor. Avery stall commercial ara is ls designate for support of residents within te unincorporated Vilage of Scots. Inducial expansion is proved for inthe far northwest comer of the “Township, consistent wih existing land use tothe west and the abt o be served by public utilities. These area are shown on the 2020 Future Land Use Plan Map. ation Onin “The development of this 2020 Plan also provides the ability to support implementation of the Plan through decisions regarding the Pavilion Township Zoning Ordinance, Within cach plan designation, zoning districts are identified that are considered the most 245. PAVILION TOWNSH P LAND USE PLAN 5-YEAR UPDATE compatible with such intended development. In addition, the Planning Commission may support the rezoning of ‘and that is deemed “generally consistent” with the intent of the ‘plan, without formally amending the plan, Because the plan isa general guideline, it may support development where flexibility in layout and design provides for the preservation ‘of open space and the protection to adjoining properties through planned unit development ‘or open space zoning provisions. In so doing, the impact from the density of residential development, or the intensity of commercial or industrial land use, may be minimized to adjoining properties through creation of open space “buffers” within the development itself. In these instances review and approval of such development is subject to special ‘exception use approval and/or site plan review directed toward achieving compatibility with these adjoining properties. ‘The compatibility between the land use plan designations and the zoning districts is as follows: Agriculture “The “A-I” Rural-Agrieatture District and the “A-2” Agribusiness District are considered ‘most compatible with this land use plan designation. Residential development is allowed ‘but the intent is for such density to be no more than one unit per acre, with this minimum intended to preserve agricultural laud rather than serve as the bass fr fll build-out of these areas. 46 - PAVILION TOWNSHIP LAND USE PLAN S-YEAR UPDATE Low Density Resident “The “Ret” and “R-2” Resident, Single Family Distt are considered most compatible ‘th his land use designation, Such development is intended to beat a density oF approximately one unt pr every 25 acre where publi sewer is not available and up 3 “units per acre with connection to a public wastewater system. ‘Medium Density Residential ‘The “R-3” Two Family and “R-4” Multiple Family Districts are considered most ‘compatible with this land use plan designation. The R-S” High Density Multiple Family and “R.6” Mobile Home Park Districts are considered least compatible although generally consistent where adjoining commercial uses can support needed services. ‘Commercial ‘The “C-1" Local and “C-2” General Commercial Districts are considered most compatible with this land use plan designation. The “Local” District may support higher density housing in close proxiity and the “General” District may be consistent with certain Tighter industrial uses where appropriate. Industrial “The “1” Restricted, “12 Manufacturing and “3” Serve linlustial Dist re considered compatible with this land se plan designation. The mix of uses within a planned development area should be evaluated based upon the density or intensity of adjoining land use. -47- PAVILION TOWNSHIP LAND USE PLAN 5-YEAR UPDATE open Space/R The Open Space/Recreaion designation i intended to preserve areas ofthe Township sehere conditions may limit development or where preservation for recreational purposes is more appropriate. Pubensitational uses have been merged into this designation, with the intent that these community facilis are aso in suppor of similar recreational, educational or historic resources, such as cemeteries. While n0 specific zoning distets are consistent with exist fo thes this designation, the intents for evelopment and preserseton of these areas to be compatible with residential and wse in most instances. The Towaship may consider the creation ofa separate open space district, {or purposes of preserving those areas of the Township for future public benefit. 248 Pavilion Township Kalamazoo County, Michigan Proposed Future Land Use May, 208, Aare Low Densty Residential Medium Density Resident Commercial Indust HI op0n space Phone: 269-372-1158 LAND U PAVILION Scotts Mill SE PLAN TOWNSHIP KALAMAZOO COUNTY STATE OF MICHIGAN 2020 PAVILION TOWNSHIP LAND USE PLAN UPDATE 1999 Prepared by: Pavilion Township Planning Commission in conjunction with Prein&Newhof PAVILION TOWNSHIP KALAMAZOO COUNTY, MICHIGAN en vIn 5) TOWNSHIP TTT | | Ls AT | SEY Kalamazoo County MICHIGAN No Seale Allegan KALAMAZOO Pe (COMSTOCK cyt raaraen (CHARLESTON “ety pxamienonde | fovoowomeT | Braov Ce Conan LL Sencoeran Pviekttare St. Joseph County WAKESHMA TABLE OF CONTENTS INTRODUCTION NATURAL RESOURCES DEMOGRAPHICS/FOPULATION. LAND USE ANALYSIS GOALS AND OBJECTIVES Land Use Goals ‘Land Use Objectives and Development Policies 120 LAND USE PLAN. CONCLUSION APPENDIX Map 1: Map 2: Map 3: Map 4 Map 5 Mop 6 Map 7: Map & Map 9: Map 10 Map 11 Map 12: Map 13: Table 1 Table 2 Table 3: Table 4 Table 8 Table 6: Table 7: LIST OF MAPS AND TABLES Soils Suitable for Building Development Solls Suitable for Agriculture land Charactersties Sis with 1996 Land Use street Map Sanitary Sewer Sanitary Sewer—Detail Water Map Property Casifcaions Assessed Values Schoo! Disiess Zoning Map 120 Future Land Use Plan Map Pavilion Towaship Population Age Group asa Percentage of Population [Number of Households and Average Household Size Total Number of Hovsing Units 1980 & 1990 Percet of Housing Units by Type of Structure 1980 & 1990 Percentage of Households Owner and Renter Occupied 1980 & 1990 Median Home Values and Rest "7 18 19 10 n Table 8 Table 8: Table 10: Table 11 Table 12: Percentage of Housing Unis by Year Baile Pavilion Township Pas Comercial and Service Establishments Comparative Land Use Summary Forecast of Furure Land Use 1s 4 NATURAL RESOURCES Issues relating to narural resources primarily concern soils, water quality and preservation of existing woodland and/or wetland areas. With regard to soils, linitatons upon the use of septic systems and on the suitability of evelopment sites are present in slightly less than half of the Township. Although it is anticipated that public sintary sewer will be available in several areas in the southwest quadrant and along the northwesterly portion of the Township, soil characteristics severely limic development in the talance ofthe Township, except for large parcel agricultural or open space uses, with associated single-family residences, Residential densities in these areas should be severely limited vo ensure protection of groundwater and surface water resources. ‘The Township also possesses significant surface water, woodland and wetland resources ‘These ateas serve an important function in providing for groundwater recharge, habitat and recreational and aesthetic enjoyment, by Township residents and visitors. Effors should be ‘made to limit development in these areas 10 the least intensive land use categories, ‘The following maps provide additional, site-specific information concerning sil characteristics in the Township. Map 1 illustrates soils that are suitable for building development. Map 2 imuswates soils that are suitable for agriculture, or would be suitable if drained, Map 3 iMustrates solls with weland characteristics. (For historical information about narural resources, please refer to Appendix pages 1 through 5. which have been provided from the 1995 Land Use Plan prepa in 1977.) Soils Suitable for Building Development Pavilion Township, Michigan HEB soit suitable or building [-_] Surface water CoB - Coloma loamy sand DoA - Dowagiac loam KaA - Kalamazoo loam (0-2%) KaB - Kalamazoo loam (2-8%) ‘OsB - Oshtemo sandy loam RAB - Riddles loam UKB- Urban land - Kalamazoo complex aa vitae & Wheston ee a eee 3 Map 1 Soils Suitable for Agriculture Pavilion Township, Michigan [surface water [77 Solis rated "good! to “excellent” for agriculture oA - Dowagiac loam aA - Kalamazoo foam (0.2%) KB - Kalamazoo loam (2.6%) ROB - Riddles loam [Gi SIs rated "g004, i drained” for agriculture ‘Ad Adrian muck BAA - Brady sandy loan 4 - Edwards muck Hn - Houghton muck 8b- Sebewa loam | 'SeA - Sleeth loam Map 2 Soils with Wetland Characteristics Pavilion Township, Michigan BB Wetlands soils [= surface water ‘Ad - Adrian muck Ed - Edwards muck Hn - Houghton muck Hs - Houghton & Sebewa, ponded Wilkins & Wheaton ing Company 1871 org Sat “por Poe 9 301158 Map 3 DEMOGRAPHICS/POPULATION Significant demographic changes have occurred in Pavilion Township in the past en years ‘This section will analyze population shifts and other demographic data and provide population projection/growth trends to the year 2020, Population Change ‘The population of Pavilion Township continues 10 increase more rapidly than any of the surcounding townships. Between 1970 and 1980, the population increase of 30.3% was over five times greater than the county average of 5.4%. The period of time from 1980 10 1990 demonstrated 2 14.3% population increase, which was nearly triple the county average of 5.2. Pavilion Township s uniquely situated in proximity to both the City of Portage to the west and the City of Kalamazoo to the northwest, Population growth will continue 10 costribute wo urban sprawl of these cites and an increased number of commuter residents from the surrounding townships such as Pavilion (Table 1). Population by Age Group The age group breakdown is very similar tothe other townships listed on Table 2. The largest portion falls in the 18 co 64 year old range which is obviously the largest span of years on the chart, The median age for 1980 and 1990 respectively was 1.1 and 1.7 years higher than the overall county aseage. Pavilion Township does have the second lowest percentage of persons oup was only 7.95% which in the over 65 age groups for 1980. In 1990, the over 65 ag county averaze of 10.6%. mate it the lowest in the arex compared with TABLE PAVILION TOWNSHIP POPULATION 192041990 | Kalamazo9 County Year| Population | Amount of Change| Sof Change _|Se Change for 1920 a2 : - 1930 Lo 200. 242 23 1930 1371 ur 338 9s 1350 14 23 308 258 27s 231 35 170 3.091 33. 8 1980 asi 1120 303 ss 1980, 5.500 639 3 ‘These population changes show a continued growth has been maintained in Pavilion Township since 1930. The percentage change for both 1980 and 1990 has steadily decreased with « 1990 percent change nearly three times the county average change Additional demographic in‘ormation provided on Tables 2 through 8, can be summarized as follows: While the number of households in the Township has increased by 17% berween 1980 and 1990, the average number of persons per household declined from 2.85 10 2.78 persons. Housing units increased by nearly 14% during the 1980-1990 period. By comparison, Kalamazoo County experienced an increase in housing units of se In terms of Rousing units by type, Pavilion Township remains primarily single family residential (72.6%) with approximately 25% of the remaining units being mobile homes. Over 90% of the households in Pavilion Township are owner-occupied, with 8.8% renter-occupied. This level of home-ownership far exceeds the county average of 64.45 owner-occupied households. Median home values and rental rates are slightly higher than the county average, although the rate of increase from 1980 to 1990, is similar to county-wide averages. In 1990, the median home value in Pavilion Township was $68,700, up $3.7% ffom 1980. ‘The median rent in 1990, was S461, up 79.45% from 1980. These figures demonstrate a stable and improving housing stock. {In terms of housing age, almost swo-thirds of Pavilion Township's housing stock has been built since 1960, which indicates more recent development than the county as a whole Te | 3901 ure [sie Boe | ur | Ero m0 ree | ase | ssw | wou | oz wes | wee | were oz | woot | wre | woz | ove svol | 4699 | xs rie worse | moor rac | wor | weve | xote ee wros | weer | vox weor | weo9 | aes ox wor6s exe ave wee | woot | xr | soe 00 sor oer wee | wor ase ree sera zoe are ese 99 rie aror ese soe | sor aoe Lee wee | 9 9°06 aM. wal OF DV, NVI 0661 861 came. NOLLV'INdOd anoup abv T6r8 we wre we SOPs ‘XINTOD BOLT see a Lor'st wore we cor'ee wis's uw wt 68 B81 06 we bes wee BELL %6S LL Ort ‘ORGT % IONT “HL mgr, an eet wre ssoRe eIwOr XINHOD BSE ouv'z eoo'e1 wer 1821 Loc'or wes w £68 os OT 16 165 xs wee col BSP ‘Bust aso or woo 88 SEL ost ALL NOVMAVA 06-0861 06-0861 % ’ ASVERIONI ASVERIONI "WAOL. b (0661 *¥ 0861) 7 RLU Boe] aro Bra wou o'r wee, wot, wast wee | xzos %L wel wr9 BET wrt wo wre utr wrol | wore wer ‘was ws eo ee wee 901 “90 wor BTL KS ove wet 0% _ [Los Lov TUIOW IND FZ SRINLIMALS JO AAA. AML INTRODUCTION ‘This report is intended to provide an update to the 1995 Pavilion Township Land Use Plan, which was prepared in 1977. Pavilion Township has experienced increased development pressure over the past twenty years, as have many of the less developed areas in the Kelamazoo/Portage/Bante Creek region (see vicinity map). Homeowners who wish wo live & more rural lifestyle chat is close to their place of employment are increasingly choosing areas such as Pavilion Township to purchsse existing residences oF to build new homes. This increased development pressure leads t0 issues concerning additional commercial opportunities, provision of public ules such as sanitary sewer, and conflicts with established agricultural uses, with their attendant noise, odor and similar characteristics. The purpose of this Land Use Plan Update is to clearly identify those locations which are suitable for more intense residemil, commercial and industrial uses, and to preserve the rural agriculeural character of the remainder of the Township Several key areas of the Pan have been addressed, including a generalized analysis of issues related to natural resouroes in the Township, and an analysis of demographic trends which affect development panerts. The Plan Update will analyze existing land use trends, and provide generalized goals and objectives for furure development. Finally, the Plan Update will provide the 2020 Funure Land Use Plan Map and narrative explaining the changes that have ‘been made to the 1977 mag. With this information available, the Township will have a firm foundation upon which to base land use and development decisions during the upcoming years. B BOSE EPP Ree waa worl ws'st wrM woz weer BLOF wes wee sto woree x09 ‘A Hangeya wer BLL west Brn ‘A ys15}09 ort Brst us'6t wee wSOL Pra Un, eaysoxeay 1090 ANAVO % O86 1 AEINANO SIONASNON 10 NADY Bee Ls | wes | BSS | OOSTeS | Ome | OOO vers | uses | wes oos'1es | oos'ers ee oos'srs | ooR'zes seis | oes | tees | cor o0e'sts sais | ones | ures | sao oor'9ss, oses | eer oos'z¥s, Wes | xpos 009"198, mes | sree ooc'z0s wees oos'ess o02'295, sus oes: 00r'298, por uses | sues. 02'998 06-08 o86t | O6-0R6r ‘661 aNTVA, ASVARIONE VIG i INV SAMTVA SIWOH NVIGAW SPOT BrIT BET ‘BOT HOE BOOT Lo weve woe KOE mss “rr BEL worst weet wre WET were wo weor aso wo woo! wLOF were %9 PL 466 wee wero weOE ‘A E90 ror x6 Sor dat vauysoyea west Bete wre “rb we Bost xo wEOL wort wroL woz BLO BoR ‘wo wort us wou wore 6 west BLL BLOT wore (961 -O9GI | OSGI 0S oror yo0Ls LAND USE ANALYSIS Existing land uses in Pavilion Township are predominantly rural residential and agricultural in nature, as depicted in Map 4, More intense residential development is focused around Long and Pickerel Lakes, Indian Run Golf Course, Scons and major streets such as “N” Avenue (Kilgore Road) and 24° Steet. A mobile home park is situated south of “N" Avenue, near 29° Sureet In general, the westem area of the Township adjacent to the city of Portage has experienced the greatest development pressure. Developable land becomes scarcer and ‘The extension of public sanitary sewer in these areas, both expensive in urbanized existing and proposed, cat be expected to stimulate additional residential development. Table 9 below lists all ofthe approved plas in Pavilion Township. Please refer to Appendix page 7 for the list provided in the 1995 plan.) Limited commercial and industrial uses exist in Pavilion Township. In general, most commercial needs of resilents are met by utilizing the extensive network of commercial ‘establishments in nearby Kalamazoo, Portage, Batle Creek or Vicksburg. Some commercial Table 10 lists the current * avenue, and a few other scattered si present on commercial, industrial, and service establishments in the Township. For the most part, industrial uses are located inthe northwest corner of the Township. Map 5 provides an up to-date location of sanitary sewer utilities in the Towaship. Map 8 indicates the location of public water utiles in the Township. Map 9 provides information about property classifications in Pavilion Township, and Map 10 depicts assessed value of property in the Towaship. Pavilion Township , 1996 LANDUSE JULY, 19% Pavilion Township | 1 “ 8 | S . | oe — 2 peAAjscorrs | - ) = ‘ 7 20 25 | ea | 3 yy xe N /\/ Roads // Railroads 0 09000 root . /\/ Drains i Streams Sections Street Map I Lakes . — Pavilion Township w B Manholes s /\J Sanitary Sewer oe oe ice orale Roads i Dakes Sanitary Sewer Map Parcels JULY 1989 Pavilion Township /\/ F-san.shp Ml » Manholes ve: {= Pumpstations /\/ Sanitary Sewer B Roads —_ a [Lakes [J Plats Sanitary Sewer Map Parcels JULY 1999 Pavilion Township N 04000 __8000__ 12000 Feet _—_— 7 7 Hydrant Y /\/ Water Pipe C4 Parets Water Map a JULY, 1999 Pavilion Township = N Roads te 8 NN Railroads: o 4000, 18000, 42000 Feet a IE Lakes v Pires fam Seer at =e Property Class a iam xewrr-714 JULY 1999 Pavilion Township iscorts feat N 10, 1a Sections IN Roads 4000 800912000 Feet WD Rivers — w E Drains Parcels Assessed Values HB Sto00%- JULY 1999 ‘TABLE 9 - PAVILION TOWNSHIP PLATS Name ‘Year Approved Lot Numbers Bartholomew Acres 1961 has Bote Plat, 1951 110 Branch's Long Lake Plat 1929 130 Cole's Landing 143 Deep Point Plat 183 Deep Point #1 112 Edson Prat vi Farm Actes 1s Fulton's Acres 19. 113 Glidden Shores Glidden Shores # 1 Greenfield Shores Greenfield Shores # 1 Indian Run Estates #1 Indian Run Estates # 2 Indian Run Golf Club Lakeview Park Land-O-Lakes #1 Lobreno Acres Long Dale Plat Longview Heights Longview Heights Annex Longwood Meadowview North Shore Plat Pickeral Lake View Richardson Acres Robins Acres Salomon Park Samoa Plat Samoa Plat # Sanobel Plat Sanobel Plat #1 Seon Village! Eldreds Revised Na, Triangle Plat 1958 ‘Van Wynnen’s Resort 1928 Woods Vis ‘TABLE 10 - COMMERCIAL, INDUSTRIAL & SERVICE ESTABLISHMENTS (Representative as of 1999) Commercial Uses Service Uses Wolohan Lumber Superior Sweeping Frontier Gas: Quality Auto Body Scotts Country Store Kelly's Dance & Twirl Indian Run Golf Course/Clabhouse Lakeland Storage Master Pools : Byholt Construction Industrial Uses Century Cellunet Prab Severance Electric Humphrey Products C&C Cartage Green Bay Packaging ILCiSiemens CChip Systems International Public uses include several small cemeteries, the Township Hall, public schools and similar uses, Scotts Mill Park, located immediately west of Scots, oecupies approximately 100 acres and is owned by Kalamazoo County. (Map 11 shows school district boundaries in the Township) Other notable land uses inciude two rail lines which bisect the western half, and southern half of the Township. Many wetland areas are present in proximity to water bodies such as Long, Lake, Indian Lake, Portage River and others. Woodland resources are also present in the Township, Important issues to be considered in updating the Land Use Plan focus on preserving the rural residential and agricultural character of the Township, preserving the environmental quality of area lakes, and providing for limited higher density single family residential development ‘where supported by public ullities. (For additional references retated to land use, please refer to page 6 in the Appendix for 1974-Iand use). Map 12 indicates existing zoning designations for the Township. 2s Pavilion Township N )/ Wa Sections . Reade Wy riers 4000 2000 12000 Feet Sai Peteumaxscorrs- 31 “aae° School Districts JULY 1999 Pavilion Township iscorrs Zoning Map | JULY 1999 GOALS AND OBJECTIVES ‘The following goals and oxjectives are based on the 1995 Land Use Plan Goals, Objectives and Land Use Policies, and have been modified and updated based on input from the Planning Commission. Land Use Goals ‘will result in an orderly physical enviroament and that will A. Encourage growth wi provide the highest degree of health, safety and welfare for all residents, BB, Retain the natural beauty and resources that have attracted people to settle in che Township While atthe same time alvancing the Township's opportunities for desirable limited growth consistent with the wishes ofthe residents to remain a rural “agricultural community." Land Use Objectives and Development Policies ‘A, Urban Development Obective: Focus more urban forms of growth in specific areas and assure the arrangement cf compatible land use relationships by: 1. Directing more intease development to vacant land which adjoins similar developed Coordinating land use proposals with those of adjacent units of government. 3. Promoting selective development of sanitary sewer and water facilities for the key developing areas ofthe Township, B, Residential Land Use Objective: Provide for a variety of housing wypes in selected locations within the Township by: ial growth primarily to single family housing in those locations 1. Liming new res Which are adjacent:o existing development and which contain either sanitary sewers or suitable sols for septic tank construction, 2, Protecting residential areas from non-residential influences. 3. Directing the develcpment of limited multipfe family housing and mobile home parks to locations which are functionally convenient to primary transportation routes and which in the foreseeable fture can be provided with public wiles and services. ig the use of innovative residential design techniques, such as planned unit should not be allowed to 4. Encour evelopments (PUD) and subdivisions. Residential densi exceed two (2) dueiling units per net acre unless served by municipal sewerage facilities. Provide and maintain standards for type and density of housing on lake front property. C. Commercial Land Use Objective: Provide limited commercial shopping areas of sufficient size to meet the needs of anticipated residential developments by: 1. Encouraging the development of a limited commercial service area inthe Towashp. D. Industrial Land Use Objective: Provide land area for the location of activities by 1, Limiting industrial development to those activities that are of a type and quality offering significant benefit co the community ‘Siwating industrial development in proximity to existing industrial development, where ‘adequate public ules and transportation faclites are reasonably provided. 3. Separating lands designated for industrial use, if possible, from residential uses by natural or physical baries. E. Open Space and Recreation Land Use Objective: Preserve open space to serve the recreational and environmental needs of the residents by: 1, Planning for adequate recreational and park facilites with regard to both existing and planned population concentrations. Reserving lands mot well suited for intensive development because of natural characteristics such as topography. flood plains, marshes, etc.. for low-density development or open space preservation F, Thoroughfare Land Use Objective: Promote a thoroughfare system which is coordinated with land use and which can adequately accommodate the travel needs of township and area-wide residents by 1 Requiring appropriate standards for controlling access to the primary road system and protect all thoroughfares from inappropriate access of farure land use development Requiring all new plats to provide street improvements wich meet the standards and specifications of the County Road Commission and/or Pavilion Township. G, Agriculmural Land Use Objective: Promote the retention of agricultural lands for ferming by appropriate planning: 1. Support the rights 0 farmers to farm in agricultural districts, HE. Water Resource Objective: Maintain the quantity and quality of the township's surface and ‘ground water supply by 1. Preventing water pollution problems by focusing residential development where public sewer is available Filling or dredging lake shore frontage to increase its usefulness for building should be prohibited. 3. Minimizing the pollation of surface waters by enforcing appropriate density controls snd building setback standards, 3 2020 LAND USE PLAN ‘The 2020 Land Use Plan has been created as an extension of the goals and objectives veloped in this Update, aad existing conditions that influence land use policies in the furre. ‘The 2020 Plan Map provides a visual definition of the form and extent of the furure developed area in Pavilion Township. One of the plan's major objectives is to attain orderly evelopment with anticipated population growth occurring adjacent to existing development, Implicit in the Plan isthe proposed development of land that hs the greatest potential to be serviced by furure public uiites, Population projections for 220 were used in determining furue land use needs. In the Plan, the amount of land use allocated will accommodate 15,000 people or approximately twice the anticipated 2020 population tol. This will allow a comfortable margin for choice and flexibility, as development vends occur and community atitudes change 32 COMPARATIVE LAND USE SUMMARY PAVILION TOWNSHIP PLANNING ARES. eS Land Use Category 9r4Land Use Plan | 1998tand Use Plan_|_2020Land Use Plan cres_| percent | Acres_| percent | scres_| Percent low Desi Reset z52 32] sso] rs] aerso| as Keon 1s oa} too] 03 | 3859 Pe hast 99 oo] eo] 03} rpwo| as fubietastinion Quasi Pubi 1624] 3300 12] 800 17 [Transporation & sis es 36] 1msol| aa] aso] 3 Metin Density Resienta - - - - azs| 09 [Resear & Designed Ope space" nas] 924] 194880 iss0s4] 664 [Towa Pissing Aes zoo] 1000] 23000] 1900] 250100} 1000) ocd llsiuton land ues suc as parks, schools, goverment buldings, golf courses, charetes, cts, Does no include Scots Ml Pak, 100 ares, developed by Kalamazoo County oeades arcu, iter, wooded areas, marsh and vacant and Pavilion Township Future Land Use arreated Modi Bera Restental 2020 Future > fie Land Use Plan Map Oh vererer [= Public / Institutional 34 JULY 1999 [ii Open space LAND USE PLAN CHAD in the Je most significam update to the land use plan is the increase in land The sit southwest quadrant of the Township intended for low-density residential uses. This shift is indicative of current development irends, and the extension of public utilities from the west ‘The Plan makes provision for medium density residential uses in two locations in the Township. The first isan area in the northwest corner af the Township, and the cecnad is immediately north of the proposed commercial area in the Township's southwestern corner ‘Medium density residential wses commonly include multiple family residences, mobile home parks, condominiums as well as single family and duplex uses, with densities of up co eight (8) units per acre ‘Commercial and industrial uses are focused in the northwest portion of the Township, and 2 second commercial area is designated west of Sprinkle Road and south of "S” Avenue, in the southwest corner of the Township. No additional commercial or industrial areas are proposed ewhere in the Township. The existing commercial area in Seows remains as designated in the previous plan, Public and quasi-public land remain as designated in the 1995 plan, The balance of the land in the Township continues to be designated for agricultural land uses, including accessory residential uses oven. ster cuz I leas eon se “6 sus sozt svt sues Mt zs vee Wwe ot trol sro! wet oe vo zo 66 one ors sve wo wo sat Leis zoo we ve us wap sa1oy _svostad 991 SPV suestod gor sues ro samy ad sony ad saisy vz07 2510 pur poset one) sf pny zoe. oz0z-asn ANT A440 ASVOERION CONCLUSION The 2020 Land Use Plan is representative of residents’ desire to preserve the rural/agriculmral character of Pavilion Township. Secondarily, the plan makes provision for limited expansion of low-density residential use, and medium density residential uses in proximity 10 existing uses and where public uilties are available. Limited expansion of areas for commercial and industrial uses have also teen provided. It is anticipated that the 2020 Land Use Plan will provide sufficient land areas to adequately house Pavilion Township residents estimated in the next ewenty years, while protecting agricultural and rural uses, and valuable open space, water and other environmental resources. 37 APPENDIX — eet eet et NATURAL RESOU! Much of the currest and potential develomment that takes place within a community is a direct result of the quantity and 'y of ite natural resources or its proximity to urban Centers. ‘The following is @ description of the toposrephy, Soils, water resoisces and woodlands which provide the physical basis’ for determining the type of land uses and development patterns that can reasonably be accomodated in Pavilion ‘The genesel topography vf Pavilion Township ie largely of glacial in and is mostiy level or gently rolling. RS range irom a low of 849 feet to a hich of 933 feet. gher elevations and some topographic breaks are found along the Township's eastern border. These slopes have a hich recreational potestial since they are associated with the Portage River and surrounding woodlands. 2 groups characterize soil conditions within ip, Their classification ané distribution for al use is presented in Figure 2. Approximately 51 percent of the study area is underlain with Kalanazco~dillsdale Volinia loam which has a good to excellent suitability rating for agricultural production, This scil factor, as well as & moderate clinate ind rainfall, is responsible for the extensive gnomt of land (aearty G08) piesently being farmed in the Houghton Muck, a very poorly drained soil covers about 25 percent of the land area, ‘Tis soil is generally found in the lovlands through the central f the Township. The water table cultural purposes impractical unles drainaye is controlled. Two other soil tyres, Matherton~Teasdale loam and Sebewa-Gilford loan, together cover the renaining portion of the Township. ‘They are poorly drained soils having a sandy loam surface and sendy clay subsoil over stratified sand and gravel. These soils can be used for agricultural purposes if they are drained. The Location of ese soils with respect to existing deainacoways has increased the anount of useable land available to the Township for agriculsural activities. trated in Figure 3, soil suitability for the support of ‘tank drainage fields and building foundations is avail— ‘about 51 percent of the Township's land. These areas Table 6 subdivision Plats r Pavilion Township : aE Ee ee Longwood. 1922 a 28 8,886 E Terwpeette tet = BB 2 ORES mestetiarisicccy 2 uae © oH $e Glidden Shores 1s48 B 3 6,000 view Belgita ibaa 2 é iss3 E Toaptee fiignes aimx be | £ $35 Eaheview Bese ipso 20 3 alee E Bonte Plat 1951 is 4a 8,700 Sanobel 1952 37 as 12,000 Ber ae epg aie I Glidden Shores #1 1253 20 10 27,400 fesearsey BE : ; eae BE ot Richerson acre ies i 2 5 1955 2 6 BE 3 7 fee : 3 i PP Be 8 : Woods View 19528 1 7 E Triangle Plat 1958 16 iu Secthoitnee oes Beg : pepe ua ; i Be a 370 7 1 i