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Zoning Forum, 7/22/04
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Friendship Township Public Forum
on Pros and Cons of Local Zoning
July 22, 2004 at the township hall
7:00 p.m.
Meeting called to order by Bo Trufant, Vice Chair of FT Planning Commission. He gave some background on why we are looking into local zoning and its ramifications. Introduced Chris Bzdok (Twp Attny), Chris Grobbel (Land Use Planner, Ball Environmental Assoc.—consultant to TMWC), and Rod Cortright (Extension Service/Land Use Education Charlevoix County).
Public present: (all FT residents unless noted) Janell Van Divener, Ronna York, Roy York, Terry Franklin, Don Cohen, Sarah Cohen, Allyn Shepard, Mary Whitmore, Sally Bund, Dale Scott, Jennifer Gelb, Kate Bassett (Harbor Light news), Gary Abent, Ralph Fodell (W. Traverse), Tim Ward, Marie Ward, Chuck Glass (Readmond), Rob Mossburg, Art Schoolmaster, Henry Singer (Cross Village), Larry Houghton (Petoskey), Peter Hagen, Cynthia Donahey, Nancy Jaeger (Traverse City), John R. Bodt, Mary Bodt, Denise Simon, Rose Letzmann, Bill Dohm (Little Traverse), Danna Widmar (HARBOR, Inc.), John B. Hubard, Bo Trufant, Maureen Scott, Diane Navarro (visitor)
Each panel member gave a short introduction to their area of expertise and the involvement they have had in local zoning issues. Then the forum was opened up to questions. There were many questions and lots of information generated.
Some items discussed:
A similar twp in size and situation would be Centerville in Lelanau Co. They would be able to give us some information on their costs and experiences.
Can have joint zoning with other twps. Can share personnel and costs. This sharing can take many forms.
Personnel needed would be Planning Adm/Zoning Adm./Enforcement. A Planning Consultant would be used in formulating the zoning ordinance. Cortright indicated that Evangeline Twp. spends about $20,000 per year on P/Z and takes in fees of $5,000–$8,000. Costs 1. to administer (application fee helps to offset) 2. Legal/counseling 3. Additional insurance
All expenses associated with expert advice (environmental, engineering, legal) regarding a proposed development could be borne by the developer. Escrow account is set up before any plans are prepared and no formal plans are prepared until after discussions take place between the twp and the developer. Escrow account allows the twp. to use an independent environmental consultant (independent being keyword).
Legal fees in case of lawsuit are borne by the twp. Except in rare cases where the judge determines the case is frivolous and orders complainant to pay costs. Lawsuits happen when townships go beyond the scope of ordinance and what it allows. Be careful with procedural stuff.
Our own zoning requires three things (2 of which we already have) 1. Zoning body 2. Master Plan 3. Ordinance
There was discussion of the steps and processes to be taken in moving from county zoning to local zoning. It was pointed out that the county always has to take us back. If we have our own zoning the County becomes advisory to us, as we are advisory to them in our current set-up.
Basic steps: Twp board resolves to take over own zoning, public hearing, goes to the County PC, comes back to the Twp board, can have another public hearing and based on input there can send it all back to the Twp PC or the Twp. Board, or can enact the local zoning and ordinance.
Two ways to go about this process: interim zoning ordinance (adopt county ordinance and begin tweaking it right away, or write your own ordinance and then adopt it once it is finished. Have to make decision on which will work best in our situation.
Relationship with County Building Dept was discussed.
Regional planning and PDR/TDR discussed.
Twps in Charlevoix Co. who have conservation design zoning as opposed to spatial (numbers/grid) zoning: Evangeline, Evaline, Marion, Norwood. Also Banks in Antrim Co.
Emmet County has a fine forward thinking Master Plan, but their ordinance does not back it up.
Respectfully submitted,
Cynthia Donahey
Sec. FTPC
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