Van Buren Township Planners give nod to Master Plan update

Ron Akers, Van Buren Township director of planning and economic development, recommended a Master Plan update or rewrite and the planning commission members agreed with him at their regular meeting Aug. 23.
He said they would look at a schedule and put a proposal to the board of trustees for the project. Then he would bring it back to the planning commission, “to make sure we’re all on the same page.”
Then he would get contracts and take them to the board. He said the project is in the township budget.
Akers said a joint meeting with the planning commissions of Belleville and Sumpter Township would have a lot of value.
“The Master Plan update is a good ignitor for this meeting,” he said.
Akers said the current VBT Master Plan base was originally adopted in 1989. Since then the township has adopted several sub-area plans which have evaluated different areas/topics in the community.
The sub-plans include:
• 1999: Single-Family Residential Plan
• 2000: The Ecorse-Haggerty Corridor Plan
• 2001: Grace Lake Area Plan
• 2007: Southside Master Plan
• 2010: Belleville Road Area Plan (Downtown Development Authority district)
Akers said with the five special plans plus the old Master Plan there are six different documents.
He reminded them the Michigan Planning Enabling Act requires that “at least once every five years after adoption of a master plan, a planning commission shall review the master plan and determine whether to commence the procedure to amend the master plan or adopt a new master plan.”
“It is my understanding that this item was last reviewed in 2013 where the planning commission determined that it would be appropriate to update the township’s master plan, but due to several circumstances this process has not occurred,” Akers said.
Among the reasons Akers listed for the update of the Master Plan is that it is the justification for land use policy in the township.
“Having the document in several ‘pieces’ leads to confusion and makes the document less user-friendly,” Akers said.
He also said many things have changed since 2007 which impacts multiple areas in the township.
The Master Plan process will be guided by what the residents and business owners want, he said.
In looking at the format and scope of the Master Plan update, there are several options to consider, he said.
“These include looking at the northern half of the township in greater detail, consolidating the relevant parts of the existing sub-area plans and looking at specific areas of the township in greater detail, or on a single area and add another sub-area plan.
“It is my recommendation that regardless of the direction we end up with a single comprehensive document at the end of the process,” Akers said.
“I agree we need one plan,” said Treasurer Sharry Budd, who sits on the planning commission.
“Instead of jumping back and forth,” agreed Commissioner Bryon Kelley.
Commission chairwoman Carol Thompson said there have been a lot of changes on the north and south sides of the township.
Commissioner Kelley said it would be very helpful to have a meeting of the three communities.
Thompson said the City of Belleville is starting its Master Plan process, as well.
Accessory Dwelling Units
Chris Madigan, planning and economic development intern, gave a report on Accessory Dwelling Units and then Thompson told Akers the commission would like to move forward with additions to the ordinance for residents who want to add ADUs to their homes.
Madigan said the ADUs provide opportunities for owners to rent out rooms to supplement incomes and allow multigenerational families to stay closer together, including allowing seniors to age in place.
“If designed appropriately, ADUs should create minimal impacts on neighborhoods, while providing additional affordable housing,” Madigan said.
Madigan said SEMCOG estimates that by 2040 VBT will see an increase in its senior population, from the 2010 census, of 153%. This increase would mean the addition of over 4,000 new seniors to the township.
“Though there are numerous obstacles to ensuring adequate housing to the senior population,” Madigan said, “ADUs can serve as an effective first step in addressing at least a couple of those obstacles.”
Madigan said because permitted ADUs are still a rare occurrence, lenders remain hesitant to finance these properties, usually requiring a recently sold comparable property in the area. He said ADUs attached to the home, occupy space above a detached garage or a converted basement/attic are more likely to be financed by lenders.
He issued a warning. “Homes with ADUs may lose all, or a portion of their Principle Residence Exemption. Detached ADUs with a separate entrance that do not have an adjoining entrance to the home’s living area, are not part of the principal residence and are not eligible for this exemption.
“Homes with attached ADUs or ADUs in a converted basement/attic may lose a portion of their Primary Residence Exemption based on the size of the ADU relative to total size of the home.”