Friendship Township Planning Commission
Town meeting, November 17, 2004
Panel discussion on pros and cons of Twp level zoning

Simon called the meeting to order at 7:00 p.m. and introduced the panel participants: Denny Keiser (Supervisor, Bear Creek Twp), Bill Dohm (Supervisor, Little Traverse Twp.), Alyce Conrad (Springvale Twp.)

Present: Merilee Sprague, Douglas Sprague, Al major, Terry Franklin, Norm Mottl, Dale Scott, Dave Shepard, Allyn Shepard, Craig Cottrill, unreadable signature, Wilbur Kurburski, Caroline Kurburski, Larry Beck, Susan Glass, Bo Trufant, Janell Van Divener, Betrina & Kirby Snively, Denise Simon, Kirsten Fredrickson (PNR), Bill Prall, Cynthia Donahey

Each panelist spoke at length about their experiences with local zoning vs. county zoning. Each case is unique in its history and its current status.

Keiser (Bear Creek) in 1990s they experienced 50% growth, much commercial and residential pressure and differences with County P & Z. Did a Master Plan, in 2000 went to own zoning using the county’s zoning as interim. They reviewed the ordinance and actually had few changes to it but it got voted down, mainly on property rights issues. Strathmore incident and referendum ensued, and they went back to being under county zoning. Planning is the visionary, more enjoyable part of the job. Zoning is not popular, the rules and regulations that get you what you planned for.
His pros and cons: You control your own destiny, quicker response time, have own zoning personnel, have local planning commissioners making the decisions for their community. Expensive, developers pick on smaller townships (they are watching), lose sense of bordering communities, can cause division among twp. board members, county enforcement may be better?

His recommendations: take baby steps towards your own zoning if you decide to do it, look at what you like and don’t like about County ordinance, hire a part-time planner, have a sub-area plan with neighboring twps, Bear Creek would like their own planner hired to present their cases to the county.

Bill Dohm (Little Traverse) They have always had their own zoning, even before county had any. They want to control own destiny. Also it was important to them to provide protection for the existing non-conforming properties. They have a zoning board but not a planning commission. He attempts to be consistent, very important to enforcement and acceptance by residents. Have had 2 serious lawsuits, were not expensive, insurance paid for one. Works closely with Max Putters on interpretations. County acts strictly in an advisory capacity. Own zoning is lots of work, administration is time consuming. The simpler the ordinance the better. Have a planner, Randy Frykberg, who works _ day per week, who advises them on each case. The cost is a cost of doing business. It is a service they should provide.

Alyce Conrad (Springvale) Rural township which had its own zoning very early (1950s). Not easy. It was much more work and expense than they anticipated. Need full-time help. Their residents did not want to join back into County zoning, but no one was willing to serve on the boards and commissions needed to carry on their own zoning. Advantages of County: Umbrella, developers/builders can’t play you off against other townships, distance from decisions (it’s not your neighbor deciding what you can or can’t do). They keep talking about returning to own zoning, but nothing has moved. Turnover and training of personnel at township level was problematic.

Various questions from the audience were addressed. These had to do with costs (income and expense), use of township planner, encouraging public participation, PUDs, enforcement, working with the county, sub-area planning, pro-active vs. re-active, PDR ordinances. All felt it was best if the township could work with the developers/builders before the project got to the engineered/architect stage. Lay the ground rules, get all reports and studies done and then work on trade-offs and develop the project.

Adjourned at 8:50 p.m.

Respectfully submitted,
Cynthia Donahey