What is a master plan?

​The purpose of a master plan in zoning is to provide a long-term vision for an area's physical development. It outlines goals for land use, transportation, open spaces, and infrastructure, ensuring that development occurs in a sustainable and equitable manner. Master plans serve as a roadmap for making informed decisions about land use, infrastructure investment, and community development. 

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Key Highlights from Lowell's Master Plan

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Section I-2

Introduction

Review of rezoning requests and special use permits. Applications for rezoning requests and special use permits should be evaluated not only in terms of specific ordinance standards but also in terms of how well the proposed action will be consistent with the goals and objectives of the Master Plan.

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Section I-3 

Providing a legal framework for zoning actions. The Michigan Zoning Enabling Act requires that zoning regulations be “based upon a plan.” (MCL 125.3203) A Township’s zoning actions and regulations are generally viewed favorably by the courts provided that such actions and regulations are not deemed to be “arbitrary and capricious.” By providing adequate support for zoning decisions, the Master Plan therefore serves as the legal backbone of the zoning ordinances and helps to protect zoning decisions made by the Planning Commission, the Township Board and the Zoning Board of Appeals

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Providing consistency of process. This Plan is a very strong and visible statement by Township officials and residents regarding the intended future character of the community and strategies to assure that character. As a formal and tangible document this Plan instills a sense of stability and direction for Township officials, activities, and residents, and helps assure that each application for development is reviewed according to the same set of criteria.

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Section 1-1

Chapter 1 Goals and Objectives

GENERAL TOWNSHIP GOALS

1. To preserve productive farmlands and maintain the agricultural sector of the Township’s economy.

2. To preserve wetlands, woodlands, steep slopes, flood plains and other natural resources which define the rural character of Lowell Township.

4. Through proper land use planning and orderly requirements provide opportunities for attractive convenience shopping and service facilities to serve the present and future needs of the community.

8. To allow wind and solar renewable energy facilities in locations which do not detract from the preservation of prime farmland and protect the health, safety and welfare of Township residents and property owners

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FARMLAND PRESERVATION GOALS

1. Preserve the prime agricultural land in Lowell Township for present and future generations

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Section 1-2

PRESERVATION OF RURAL CHARACTER GOALS

Protect those elements which contribute to the rural character of the Township including woodlands, wetlands, floodplains, streams, existing roadway vegetation farms and farmlands, open views and the dark night sky.

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NATURAL RESOURCES/ENVIRONMENTAL PROTECTION GOALS

Ensure that development takes place in a manner that minimizes or eliminates the potential for soil erosion, for disturbances to the natural drainage network that protects the quality of surface and ground waters, woodlands, wetlands, and wildlife habitat.

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COMMERCIAL GOALS

2. Allow commercial and service uses of an appropriate size within the I-96 Planning Area at the M-50 and I-96 interchange to serve future industrial uses and highway traffic

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INDUSTRIAL GOALS

2. By Planned Unit Developments and site plan review regulations, ensure that industrial developments are designed and operated to protect ground and surface waters, and to provide safe traffic circulation and aesthetically pleasing buildings and landscaping.

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Section 4-2

Chapter 4: Planning in adjacent communities

COOPERATIVE PLANNING EFFORTS. In June of 2012 a Steering Committee with representatives from the City of Lowell, Lowell Charter Township, Vergennes Township, the Lowell Area Chamber of Commerce and Lowell Area Schools embarked on a collaborative effort to answer the question: “What do we want the Greater Lowell Community to be like in the future?​"

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A six-month effort presented that question to the citizens of the Greater Lowell Community in a variety of ways through a citizen survey, Community Café workshops, mobile workshops with area service groups and students from Lowell High School and interviews with community stakeholders. The answer to that question is contained in the Vision Report which was adopted by the Steering Committee on January 14, 2013.

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Section 5-1

CHAPTER 5 FUTURE LAND USE PLAN

MASTER PLAN CONCEPTS

The Future Land Use Map is based upon several major concepts for the general development of Lowell Township. These concepts are derived from the goals and objectives stated in Chapter Two and the desires of Lowell Township citizens and are intended to guide the growth of Lowell Township.

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These major land use concepts include the following:

• The need to preserve the prime farmland which makes up much of Lowell Township and to protect the economic stability of the farming community by limiting the intrusion of non-farm uses.

• The rural views of agricultural and wooded lands in the Township are important elements in the quality of life of all Township residents and need to be preserved and enhanced.

• A mix of land use types and density within the same area is desirable to provide for variety in daily living and to allow opportunity for a development pattern compatible with the natural features of the land.

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Section 5-2

PRIME AGRICULTURE

The purpose of this category is the long-term preservation of farmland in Lowell Township. Principal land uses are agriculture and agriculture support services which help to enhance and stabilize the farming industry. Prime Agricultural is analogous to the AG-1 Zoning District.

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The 2022 Master Plan also recommends, as did the 2014 Plan, the Kent County Purchase of Development Rights Program as a method to preserve farmland.

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Section 5-6

COMMERCIAL

Alden Nash / Cascade Road / I-96 The 2022 Plan recommends commercial land use for the parcels on the south side of Cascade Road between Bancroft Avenue and Alden Nash as was recommended in the 2014 Plan due to the existing commercial uses at this intersection and the confluence of three major roadways, Alden Nash, (M-50) Cascade Road and the I-96 interchange which carry a significant volume of traffic. These parcels are also recommended for Industrial use for the same reasons.

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I-96 PLANNING AREA (aka COVENANT BUSINESS PARK)

The 2022 (and 2014) Master Plans have designated the 238 acres located west of Alden Nash between Cascade Road and I-96 for industrial use with a limited portion for commercial and service uses. The 2022 Plan designation is the I-96 Planning Area given its highly visible and accessible location along the I-96 highway. The 2014 Plan designation was Mixed Use Area.

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This land has been zoned for industrial use since the early 1990’s and was rezoned from Light Industrial to Industrial Planned Unit Development by the Township Board in October of 2005 and was recognized on the 2008 Future land Use Map as Industrial.

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Section 6-1

ZONING

The Michigan Zoning Enabling Act, PA 110 of 2006, requires that zoning be based on a plan. A Master Plan provides the basis for the range and spatial location of zone districts. The zoning ordinance, in turn, is the primary plan implementation tool.

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Local control of land use, as provided for by zoning, is an accepted legal practice. The principles on which zoning is based include the need to:

• balance the interests of all landowners and residents with the rights of individual landowners;

• help provide a long-term vision for the community;

• protect the environment;

• ensure development is adequately served by roads and utilities;

• achieve the quality of life desired by residents;

• provide fair and consistent review of development needs; and,

• protect the public health, safety and welfare

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Section 6-2

REZONING EVALUATION FACTORS

• Does the request comply with the recommendation of the Master Plan?

• Can the proposed development be adequately served by public utilities and services, including roads?

• Will there be any community impacts which should be considered, such as increased traffic, or others which might create a need for additional services or improvements?

• Will granting the rezoning request likely lead to significant changes contained in the Master Plan for the area where the rezoning is requested?

 

Section 6-3

REVISIONS TO MASTER PLAN

The Michigan Planning Enabling Act of 2008 requires municipalities to review their Master Plans every five years and determine whether to amend the plan or adopt a new plan. This review allows planning commission to be responsive to new growth trends and current citizen attitudes.