Northfield Township Zoning Concerns

April 7th, 2021 Planning Commission Meeting

Join us to preserve our rural community.

Board of Trustees Meeting

April 27th, 2021 at 7 PM

Zoom Meeting Link: https://zoom.us/j/94277107591

Or access the meeting via telephone by calling:

1-312-626-6799 and use the webinar ID: 942 7710 7591

Just under 20 years ago, the valiant citizens of Northfield Township fought against the rezoning of agricultural land to medium to high density land for the proposed plan to develop the farm field parcels all the way from Northfield Township to Brighton (paralleling Route 23), with thousands of residential units and commercial properties. Although the land was rezoned as low density residential, meaning only 1 house per 1 1/2 or 2 acres rather than up to 4 houses per acre+commercial development. This resulted in the developer withdrawing, and like the story of Goliath, it seemed that in this case the Northfield "David" had won that battle.

In 2019, the Northfield Township Planning Committee revised their Master Plan, something townships do every 5 years. This revised Master Plan included the option to open rezoning agricultural and low density land to medium density which is defined as single and multi-family dwellings per acre, and commercial property development. As such, the developer's diagram for the field at the crossroads of Whitmore Lake Road and North Territorial, which is 95 acres of beautiful farmland, is to be 260+ single and multifamily houses that will fit in the buildable land in 1/4 acre lots, assisted living buildings, and commercial development (less than 100 feet away from pre-existing homes). Pre-existing homes would be surrounded on two of the three sides by large, busy buildings and on the third side by multifamily dwellings (e.g., assisted living) and commercial property, making living in those pre-existing homes very unpleasant. Residents along North Territorial have been receiving queries from "interested parties", asking them to sell their properties.

In addition, the North Territorial and Whitmore Lake planned development is on a field where sunflowers were grown. The beauty of this field attracted hundreds of Michiganders and was featured in the Michigan and National News. Instead of more commercial development, why can't our township be known for a beautiful landmark attraction? The past year has been difficult, a field of beautiful, bright, and hopeful sunflowers would be so welcome.

Please see our article in M Live here.

New Rezoning Threat

The threat of suburban sprawl ruining our beautiful rural community has resurfaced with a 260-unit subdivision plan on the agenda for the April 7 Planning Commission meeting. The only public hearing on this project is set for 7pm via Zoom.

Just under 20 years ago, the citizens of Northfield Township voted two-to-one against the rezoning of this exact parcel of agricultural land for ¼-acre subdivisions. Attitudes have not changed. If anything, the stance against sprawl and in favor of preservation has strengthened, as evidenced by the November vote (65%-35%) of our residents in favor of the county preservation millage.

We need your help to remind the Planning Commissioners and the Board of Trustees to reject this dense subdivision plan which does not fit with the Master Plan or current zoning. Current zoning allows for one house per two acres. The Master Plan envisions this parcel as having between one and four houses per buildable acre. What sense does it make to allow the most radical interpretation of the Master Plan for the densest development?

Email comments should be submitted to the link on this page.

The Zoom meeting will be held at 7 pm on April 7th at this link.

Talking Points for the April 7 Planning Commission Meeting:

The PC is considering a Rezoning Request from the current Low Density Zoning (one house per two acres) to Medium Density (up to four houses per acre plus multi-family and commercial units on Parcel B-02-19-100-006, Corner of Whitmore Lake Road and North Territorial Road West.

1 - This does not a benefit our township.

Multiple studies have proven that paving farmland for subdivisions is a “Net Loss” for township coffers. The taxes paid by the new residents don’t cover the cost of services they require. Scio Township did one of these studies. Please click here for more references.

Generally, houses need to be in the $400,000+ price range before they “profit” the township.

2 - Lots of bad impacts.

Traffic congestion, for starters. With 260 rooftops, it’ll add about 400-500 more cars, which means thousands of more trips per day, clogging our roads.

Noise & Light pollution - undoubtedly.

Increase in crime - unavoidable.

How much sewer capacity will this gobble up? Current sewer customers were just strapped with a $6M plant expansion. What’s next?

How many more people will this subdivision add to our population?

What kind of commercial development will this project bring, and will the new business undercut the current downtown business?

3 – Opening the Floodgates to more subdivisions.

This is just one 90-acre parcel. Across from the high school is another similar parcel. Across N. Territorial is a 160-acre parcel. The impacts from this proposal will cascade, so multiply the impacts by at least a factor of three, maybe more. Who wants this? Where does it stop? Who profits besides the developer who is cashing in and the landowner who is cashing out?

4 - Good or bad impact to the Whitmore Lake School System?

We have been told the school is in good shape financially. The school budget is in balance. So will the anticipated influx of school children upset the current situation? How many more kids can the school absorb before it overcrowds the school? Are more kids always the answer? Is bigger better?

5 - This plan doesn't fit the description in the Master Plan for "Medium Density".

Click here for master plan. You should also check out the PUD (planned unit development) requirements.

Please click here to see zoning definitions and the deviations proposed from the zoning in the master plan.

SPEAKERS