Planning

Overview ~ Comprehensive Plan ~ Frequently Asked Questions ~ Fee Schedule ~ Forms KCRC ~ Lot Split Process ~ Ordinances ~ Planned Unit Developments ~ Recreation Plan Residential Accessory Buildings ~ Sign Variance Process ~ Site Plan Review Process Special Use Permit ~ Stormwater (NPDES Phase II) ~ Subdivison Maps (State of Michigan)   Zoning Map ~ Zoning Ordinance ~ Zoning Variance Process

Comprehensive Plan

Preface

This 1998 Comprehensive Plan update is a major planning exercise that has taken place by Cascade Charter Township residents and officials to manage the growth pressures being witnessed in the Township. To expand: back in January of 1997, the Township initiated the process to update the Township's 1986 General Development Plan for the future development of the Township. This newly updated Comprehensive Plan involves in-depth research and study to reflect goals and strategies that pertain to the current and expected demands facing the Township such as the expansion of the Kent County International Airport and the Southbelt Freeway (M-6). Specifically, this updated document contains data and a summary of the research conducted on the following: existing land uses, environmental factors, Township goals and objectives, future land use, and a discussion on the methods for implementing the Plan.

As a logical and necessary extension of this Plan, the existing zoning ordinance may require revision in order for it to implement the recommendations contained in this plan. Zoning and subdivision regulations have typically been the major tools for implementing a land use plan. In this respect, Cascade Charter Township will not be an exception.

Finally, land use plans are not static or unchangeable documents. Neither are they precise definitions of the ultimate use for every parcel of property. They are intended to guide public officials in a direction deemed most logical, aesthetically pleasing, and economical. However, land values and trends and social attitudes are dynamic forces which require constant monitoring. For this reason, it will be necessary to continually refine, update and review this Plan in order to accommodate these forces throughout the next 15 to 20 years.

The Planning Process

Planning, in simple terms, is a goal-oriented and continuous process which seeks to improve a community and create a better environment. As such, a Comprehensive Plan is a "tool" by which this goal can be reached. It is used by both individuals and public officials to make decisions concerning the long-range future of a community.

The planning process consists of five steps:

An initial starting point in the planning process is to determine, as clearly and concisely as possible, the characteristics of the existing situation and the trends or forces within the community that will be affecting change. The Basic Studies, which immediately follow, will examine these existing characteristics.

Chapter 1 Community Profile

Regional Setting

Cascade Township is situated in Kent County, in the Grand Rapids metropolitan area of West Michigan as illustrated in Map 1. The residential, commercial and industrial development consume the majority of land while the balance of the Township remains in larger tracts of farmlands and open areas. The Township is bisected by the Thornapple River which provides attractive valleys and recreation opportunities for area residents. The Township is experiencing strong growth pressures and the effects of growth and development are impacting its natural features.

Map 1. Locator Map

Population

A snapshot of the historical population growth of the Cascade community illustrates a trend similar to that found in neighboring communities, the Grand Rapids metropolitan area and West Michigan as a whole. This trend shows a consistent pattern of significant population growth. This is especially true in suburban communities like Cascade, Ada, and Caledonia Townships.

It is vitally important to achieve an understanding of the Township’s population and its growth trends in order to prepare a meaningful and realistic Comprehensive Plan. In this section, the population of Cascade Township is analyzed and the current and likely future growth trends are discussed.

To begin with, it is appropriate to compare the community with its neighbors. Table 1 compares the 25-year population growth history in Cascade Township to that of other communities in Kent County’s southeast corner. (The 1994 population estimates were derived from the Office of the State Demographer, Department of Management and Budget.) The table shows that all of the communities in southeast Kent County are growing at rates significantly greater than the county as a whole.

Specifically, Cascade Township’s population grew by 93% in the 1970’s. This represented an increase of over 4,800 persons, almost doubling Cascade’s population by 1980. Further, according to the U.S. Census Bureau, the 1980s brought continued growth, although at a slower overall rate (27% over ten years). This still amounted to 2,749 additional persons in the township by 1990.

The Townships of Ada and Lowell, and the City of Kentwood witnessed similar growth patterns during the 1970’s and 80’s: Very high growth rates in the 1970’s followed by slower, yet significant, growth rates in the 1980’s. Caledonia Township was Cascade’s only adjacent community that did not experience a "high" growth rate during the 1970’s. Rather, Caledonia Township grew by 28% between 1970 and 1980 and 27% the following decade.

Regionally, Kent County as a whole grew just over 8% or by 33,462 persons in the 1970’s. Interestingly, Cascade and its surrounding communities represented almost 60% of the County’s growth during 1970s and only 23% during the 1980s. According to the 1990 Census, the County’s greatest growth during the 1980s took place in the north (Plainfield and Cannon Townships) and southwest (Byron and Gaines Townships) portions of the County.

During the period of 1990 to 1994, Cascade’s population grew by an additional 800 persons at a 4-year rate of 6.2%, or an average annual rate of about 1.5%. As illustrated in Table 1, in terms of total persons, Cascade’s added more population than any of its neighbors, except for the City of Kentwood. However, in terms of the rate of growth during that period, the Township ranks below all its Township neighbors. This pattern is similar to that found in the City of Kentwood.

Between 1990 and 1994, the estimated growth of Kent County was 17,737 persons, for an overall 3.5% rate of increase. Cascade Township and its neighboring communities represented almost one-third of the County’s 4-year growth during that period.

Age Characteristics

Comparing the age distribution of a community over time provides another opportunity to measure change. Also, an age breakdown of a community’s residents helps to determine the type of housing demands and recreational facilities that may be needed. Table 2 compares the age distribution of Cascade Township and Kent County in 1980 and 1990.

From 1980 to 1990 the percentage of the Township’s population in the pre-school (i.e. under 5 years) and the "college years" group (i.e. 20 to 24 years) remained relatively constant. However, the in- between age group of "school aged kids" (i.e. 5 to 19 years) dropped by almost 6%. The County as a whole witnessed the same pattern as the number of "school aged kids" decreased by over 3%. Further, the County’s "college years" age group decreased by almost 3%. This age group, 20 to 24 years, was born between 1966 and 1970, the post "baby-boom" years. To determine the cause for the decrease in the number of persons in their early-twenties in Cascade and other communities in Kent County, it is useful to consider the national trend of lower birth rates in the 1970’s. Further, these young adults may have moved away from home during the 1980’s to pursue higher education or enter the job market.

Table 2 Age Distribution and Median Age
Cascade Township and Kent County
1980 and 1990

Cascade Township Kent County   Age Group 1980 % of Total 1990 % of Total 1980 % of Total 1990 % of Total     Under 5 638 6.3% 813 6.3% 35,968 8.1% 43,592 8.7%     5-19 3,065 30.3% 3,141 24.4% 114,221 25.7% 112,389 22.4%     20-24 459 4.5% 627 4.8% 46,305 10.4% 39,294 7.8%     25-54 4,480 44.3% 5,941 46.2% 164,400 37.0% 214,300 42.8%     55-64 853 8.4% 1,187 9.2% 38,198 8.6% 37,199 7.5%     65 + 625 6.2% 1,160 9.1% 45,414 10.2% 53,857 10.8%     Total 10,120 100.0% 12,869 100.0% 444,506 100.0% 500,631 100.0%     Median Age 32.4 37.6 28.0 30.7

The 25 to 54 years age group is important as it represents the prime wage earning population as well as the principal child rearing group. In both the Township and the County, over 40% of the population falls in this age group. These high percentages of the population translate into family formations, the need for single-family housing stock, recreational facilities, future increases in the under 5, and 5 to 19 years age groups, and increases in retail trade.

The "empty nesters" group (55 to 64 years) comprises over 9% of the Township’s residents. Persons in this age group typically have reached their peak earning potential and have higher disposable incomes.

The age group of 65 and older nearly doubled in size since 1980. By 1990, this group represented over 9% of the Township’s population and it comprised about 10.8% of the population in the county

Table 2 also provides the median age for Cascade and Kent County in 1980 and 1990. The median age represents the mid-point in the range of all ages within the Township and County with one-half of the population younger and one-half of the population older than the median. Typically, the median age is viewed as an appropriate measure of the overall age of the population.

Paralleling national trends, the population of Cascade Township is aging. In 1980, the median age of Cascade was 32.4 years. By 1990, it had risen to 37.6 years. This places the median age of Cascade Township among the highest of the communities in the County. Overall, Kent County witnessed a modest increase of almost three years in median age during the 1980s, shifting from 28.0 years in 1980 to 30.7 in 1990.

School Districts

The quality of the local school system is generally an important consideration for families choosing a place to raise a family. In Cascade Township, residents are served by three public school systems that rank among the top five in quality as compared to others in Kent County (see Grand Rapids Magazine, "The Suburbs, How They Rank," July 1997). These school systems include: Forest Hills, Lowell, and Caledonia. Although current enrollment information is not available, it is logical to assume that most public school enrollment in the Township falls within Forest Hills schools since it is the Township’s largest district. Map 2 illustrates the boundaries of the local school districts.

According to demographic/enrollment information that is available for each school district, all three project significant increases in student enrollment over the next three to five years. These projections are substantiated through an annual evaluation of housing starts within each of the communities located in the district. Further, these projections assist each school district in determining the building capacity needs at each grade level.

Each of the three school districts will be facing up-coming challenges to adequately absorb growth in student enrollment. Consequently, it would be fitting for the Township to inform each school district of the areas planned for future residential growth at the conclusion of this comprehensive planning process. Also, the Township should continue informing the school systems of approved and proposed residential developments.

Educational Attainment

Table 3, below, compares the educational attainment of Cascade, Kent County, and the State. As shown, the residents of Cascade (25 years and older) rank much higher in the percentage of high school graduates and especially in persons with a bachelor’s degree or higher than the County or State as a whole. This significant level of persons with a bachelors degree or higher, typically indicates a community of professionals that attain better paying jobs.

Table 3
Education Attainment
Cascade Township, Kent County, and the State of Michigan
1990

High School Graduate or Higher (%) Bachelor's Degree or Higher (%)   Cascade Township 93.7% 46.7%   Kent County 80.3% 20.7%   Michigan 76.8% 17.4%

Source: U.S. Census Bureau

This chapter reviews current indicators of growth in the Township relating to housing values, income and economic development. Housing growth generally parallels the expansion of the local population, however housing values continue to increase more rapidly than incomes. In terms of economic development, job growth and investment in new plants and equipment among local industries continue to be strong. A primary challenge to the Township will be the impact of current growth on infrastructure, roads and the local quality of life.

Incomes

The median household income in the Township in 1980 was $31,403 and by 1990 it had more than doubled to $63,301. (U.S. Census), placing Cascade Township at the top of all jurisdictions in the County in terms of family income. For perspective, these figures should be compared to the Kent County as a whole. In 1980, the median household income in the County was $18,554 and by 1990 it had risen to $32,358. Not only did incomes in the Township remain the highest in the County, but the 10.1% average annual rate of increase significantly exceeded the county’s 7.4% rate. Therefore, the gap between household income in the Township and the county widened from 1980 to 1990.

Job Growth

The growth in jobs in the Township was not experienced uniformly through all job categories. A comparison of 1990 census information with a community opinion survey conducted in 1985 indicates that "managers and professionals" increased from about 37% of the workforce in 1985 to over 46% in 1990. At the same time, according to the U.S. Census, the percentage of the Township’s workforce generally categorized as "laborers and skilled workers" declined from about 18% to about 11%. From the perspective of the industries surveyed, professional services (i.e., health services, the professions and education) comprise the largest single share of the total workforce (27%), followed by manufacturing (21%) and retail trade (15%).

Housing

Residential building permit activity in the Township has risen steadily for the past five years, approaching the historic high of 195 permits in 1987. Figure 2 reflects the trends of the past ten years, indicating a total of 1,098 new residential building permits, for an annual average of about 109 permits per year. However, in recent years, (i.e., 1994 through 1996) the pace of new development has increased, averaging 125 permits per year.

New single-family home values have risen steadily, as well. While the overall rate of inflation (as measured by the consumer price index) from 1995 to 1996 was 3%, the mean value of a new home in Cascade Township increased by 8.4% from $223,630 in 1995 to $242,503 in 1996. Table 4 summarizes the number of permits issued by home values.

Table 4
Cascade Township - Comparison New Home Valuation Range, 1995 - 96

Valuation Range 1995 New Homes 1996 New Homes   $100,000 or less 4 7   $100,001 - $200,000 55 49   $200,001 - $300,000 42 76   $300,001 - $400,000 9 15   $400,001 or greater 8 13   Totals 118 160

Source: Cascade Township Records

The residential growth of the Township in terms of the number of building permits is compared with that of surrounding communities in Figure 3 below.

In addition to a comparison of the rate of housing growth, it is useful to review the various proportions of property types for neighboring jurisdictions in the county. Table 5 provides such an analysis.

Table 5
State Equalized Valuation (SEV) Comparison
Cascade Township and Similar Communities - 1997

Community Residential  Parcels Commercial Parcels Industrial Parcels   Cascade Township $525,419,600 5,927 $121,611,400 356 $122,257,000 213   Byron Township 225,471,300 4,414 54,640,200 259 63,123,100 182   Ada Township 287,502,971 3,698 24,338,528 140 49,946,100 52   Gr. Rapids Township 315,517,600 4,787 77,093,200 234 147,100 7   Gaines Township 239,349,900 4,502 57,420,600 162 17,152,900 118

Source: Kent County Assessment Records

The average annual rate of growth in the single family housing stock in the Township was nearly 1.9% since 1990. On the other hand, it is projected that since 1990, the Township’s population has increased from 12,869 to about 14,300 by 1996, for an average annual rate of growth of 2.3%. Comparing this 2.3% annual rate of population growth to the 1.9% annual rate of growth in the housing stock indicates that the demand for new housing slightly exceeds the supply. However, the differential since 1990 is modest so housing shortages are not likely in the near term.

In terms of housing values, the overall housing stock in the Township has risen sharply in standard equalized valuation (SEV) over the past four years. In 1994, the combined total equalized value (i.e., about 50% of market value) of all housing in the Township was $413.4 million. By 1997, this figure had increased by over 27% to $525.4 million for an average annual rate of increase of about 9% (Cascade Township Assessor’s Office). In 1995, the value of the average new single family building permit was $223,630 and in 1996 it was $242,503, for a one-year increase of 8.4%. While it is not possible to determine a long-term trend from this data, it does suggest that the value of new construction is increasing at a rate somewhat lower than is the entire housing stock.

Finally, it is appropriate to compare the growth in housing values with overall income growth in the Township. From 1980 to 1990 (the most recent year for which income information is available), per capita income in the Township increased from $11,491 to $28,182, for an average annual growth rate of 14.5%.

Nevertheless, even with the population increasing more rapidly than the housing supply and housing values rising faster than inflation, personal incomes have generally kept pace with housing costs. As a result the local housing supply was as affordable for Cascade residents in 1997 as it has been in the recent past.

Economics

A significant share of the land in Cascade Township is dedicated to industrial and commercial land uses. The Kent County International Airport has proven to be a strong magnet for industrial, warehouse and office growth and the 28th Street "strip" has attracted strong commercial investment. The existing land use map (Map 6) illustrates the extent and location of commercial and industrial uses.

Since 1994 industrial property values in the Township have increased from $98.7 million (SEV) to $122.3 million, an average annual rate of increase of nearly 8%. Of this amount, approximately $9.4 million was new construction and the remainder was appreciation of existing properties. At the same time, commercial properties have grown similarly from $97.5 million to $121.6 million, an average annual rate of increase of 8.3%, with most of this growth (about $22.5 million) coming from new construction. In 1997, commercial and industrial properties each constitute about 16% of the total property within the Township, while residential properties account for slightly more than two-thirds ($525.4 million) of total valuation.

The total Township tax rate is applied to this SEV to generate local general fund revenues for the community. Table 6 breaks down the total rates of the Township, County, school and various special jurisdictions.

Cascade Township has supported industrial and commercial growth and investment in appropriate areas of the community. The Township is home to several high quality industrial and office parks and the local commercial real estate market continues to be strong. The community has further reinforced its commitment to economic development through the use of real and personal property tax abatements available through P.A. 198 and P.A. 255. A total of forty-one certificates are outstanding with combined value of $40.3 million.

Table 6
Cascade Charter Township
1996 Homestead Tax Rates (rate x ea. $1000 in SEV)

Table Title Summer July 1 Winter Dec. 1 Totals Summer Totals Winter Yearly Total Summer  % Winter  %   Kent Intermediate 3.8803 0               Grand Rapids Community College 1.8285 0               Kent County 0 5.109               Kent District Library 0 0.68               Cascade Township 0 2.8615               State Education Tax 3 3               Forest Hills Public School 4.1 4.1 12.8088 15.7505 28.5593 45% 55%     Caledonia Community School 2.0627 3.5627 10.7715 15.2132 25.9847 41% 59%     Lowell Area Schools 2.5048 1.5048 11.2136 13.1553 24.3689 46% 54%

1996 Non-Homestead Tax Rates

Table Title Summer July 1 Winter Dec. 1 Totals Summer Totals Winter Yearly Total Summer  % Winter  %   Kent Intermediate 3.8803 0               Grand Rapids Community College 1.8285 0               Kent County 0 5.109               Kent District Library 0 0.68               Cascade Township 0 2.8615               State Education Tax 3 3               Forest Hills Public School 13.1 13.1 21.8088 24.7505 46.5593 47% 53%     Caledonia Community School 11.0627 12.58627 19.7715 24.2132 43.9847 45% 55%     Lowell Area Schools 11.5048 10.5048 20.2136 22.1553 42.3689 48% 52%

Source: Cascade Township Treasurer

Employment in the Township is distributed across a broad range of industry types. Significant commercial and personal service employment is found along the 28th Street strip and higher wage office and manufacturing employment is found along Cascade Road and in the industrial/office parks both north and south of the Kent County International Airport.

As is the case in the balance of the region, most employment in the Township is found in employers with less than 50 employees. Nevertheless, because large-scale employers have an important impact on land use, environmental and traffic considerations, the following table presents the top ten employers in the community and their product or service:

Table 12
Top 10 Employers in Cascade Township

Company Product/Service Approximate No. of Employees     Meijer, Inc. Retail/Groceries 500   B.F. Goodrich Avionics Aerospace 425   Cascade Engineering Automotive/Furniture Molding 400   Zondervan Corporation Publishing 325   L.G. Cook Distributors Wholesalers 320   Trimatrix Laboratories Engineering 315   Grand Rapids Hotel Lodging 300   Sysco/Frost Pack Wholesale Food Products 200   Adac Plastics, Inc. Automotive 180     Lacks Industries, Inc Automotive 100

The economic growth and overall strength of the local economy are not unique to Cascade Township. A report published by the Seidman School of Business of Grand Valley State University entitled Grand Rapids Metropolitan Area Data Book, 1997, reflects a similar pattern for the combined Kent, Ottawa, Muskegon and Allegan (KOMA) county region. In the KOMA region, commercial and industrial new construction has grown at an average annual rate of over 9%. At the same time, total employment in the KOMA region has grown steadily with over 84,000 more persons employed in 1994 as compared to 1984. The Report also lauds the diversity and strength of the area’s economy. "In terms of the number of establishments in 1994, services (34.1%), retail/wholesale trade (30.2%) and construction/manufacturing (20.0%) are well represented." The report points out that while the area is home to several large scale employers, it is the small business sector that is responsible for the majority of the growth in employment and capital investment. Businesses employing fewer than 20 persons account for 85% of all businesses in the KOMA region.

Implications

Population

Population growth in the Township has slowed, but is still relatively strong when compared to most area communities. This growth implies continued change in the physical characteristics of the Township. An estimated 800 additional residents moved into the Township from 1990 to 1994 and by the year 2000, an additional 1,488 persons are anticipated. By the year 2020, nearly 7,800 more persons will reside in the Township. This equates to a need for an additional 2,888 housing units by the year 2020, assuming about 2.7 persons per household, on average.

Housing

The rate of growth in Cascade Township has slowed from the 1970s to the 1980s. Of course, during the 1980s the entire region fell victim to a difficult economic downturn and the rate of growth no doubt reflects this. Nevertheless, much of the existing developable areas of the Township have been developed. These are the areas that either are currently served with wastewater and water or are in reasonable proximity to these facilities. Furthermore, the previous Township Master Plan sought to limit the most rapid growth to the western portion of the Township and this strategy has been remarkably successful. In spite of this, however, with an estimated 2,888 new housing units expected in the next 20 years, it is clear that some of the Township’s growth management policies will need to be adjusted.

The housing stock is growing at a pace slightly slower than the population. While the differential since 1990 is modest and housing shortages are not likely in the near term, in the longer term (i.e., 20 years or more), shortages may materialize. Again, it is appropriate for the Township to create opportunities for a variety of housing to assure that there is some degree of parity between the rate of housing and population growth.

Age

The population of Cascade Township is aging. This parallels national trends but it will also likely imply a need for different land use policies. This aging population will increasingly expect senior housing, more passive recreation, mixed use developments that meet a variety of needs and improved access to medical care.

Income

The residents of Cascade Township enjoy the highest median household income in the County. Not only did incomes in the Township remain the highest in the County over the past decade, but the 10.1% average annual rate of increase significantly exceeded the county’s 7.4% rate. Therefore, the gap between household income in the Township and the county widened from 1980 to 1990. From a planning perspective, this continued growth in incomes may not be sustainable over the long term. A greater variety of housing types may be desirable to provide housing for younger generations of residents and to eventually broaden the market for existing housing among current residents.

Chapter 2 Environmental Factors

Natural Features

The soils in Cascade Township are well suited to a variety of agricultural and development activities with general soil patterns consisting of six broad categories. In the western portion of the Township, the predominate soils types are Ithaca-Rimer-Perrington association soils consisting of gently rolling well drained to poorly drained loamy and sandy soils with silty and clayey deposits. Along the Thornapple River and to the east, soils become more mixed with Marlette-Perrington-Metea and Marlette-Chelsea-Boyer association soils ranging from rolling to steeply sloping sandy loams. On the far east portion of the Township, Capac-Parkhill-Marlette association soils may be found. With the exception of steep slopes and wetland areas, soils present few structural engineering challenges in most parts of the Township. However, as indicated below, heavy soils with slow percolation properties severely limit opportunities for on-site wastewater disposal in many areas of the Township.

The terrain of the Township is generally flat to slightly rolling. Steeper slopes are found along the Thornapple River valley, particularly in the southern tier of Sections near the River and its minor tributaries. Many areas of the Township, including those developed in residential land uses, are characterized by mature woodlands consisting of both hardwoods and conifers. Some areas originally cleared for agriculture have been allowed to return to fallow grasslands.

The Thornapple River flows northerly to a confluence with the Grand River in Ada Township, immediately north of Cascade Township. The River is a significant natural feature in the Township and residents and builders have sought development sites along the riverbank to take advantage of its scenic beauty. There are two important dams on the Thornapple that impact Cascade Township. The first is just above the confluence with the Grand and the second is found about three miles south near the Cascade Road bridge. In addition to power generation and flood control, both dams create sizable impoundment areas that offer recreational and aesthetic opportunities.

Pockets of wetlands are found throughout the Township, with significant areas associated with the Plaster Creek drainage area in Sections 7 and 18. In addition, significant perched and low-lying wetlands are found along the southern reaches of the Township along the Thornapple River. Map 3 illustrates the location of wetlands, water features and topography in the Township.

Wetlands include swamps, marshes, bogs and similar areas often found between open water and higher elevated areas. Wetlands are valuable natural resources that provide such important benefits as surface and ground water quality and storm water management.

The wetlands shown on Map 3, reflect the National Wetlands Inventory (NWI) prepared by the United States Department of the Interior. These are generalized areas and accurate and reliable regional mapping of wetlands is limited. The most accurate delineation of wetlands is derived from on-site field inspection of a parcel.

The NWI map is based on interpretation of high altitude aerial photographs and should only be utilized as an "indicator map." In other words, if a development is proposed in an area where wetlands have been identified on the NWI map, an on-site investigation is typically warranted. This on-site investigation is necessary to first confirm and delineate the boundary of the wetland(s), and second, to determine if the wetland is regulated.

In Kent County, certain wetlands are regulated by the Michigan Department of Environmental Quality (MDEQ). According to the MDEQ, a permit to drain, fill or modify a wetland must be obtained if the wetland(s) is five acres or larger or if the wetland is located within five hundred feet of surface water (i.e. lake or stream). Wetlands that are smaller than five acres may be regulated by a local community ordinance. Cascade Township currently does not have a local wetlands ordinance.

A comparison of the Existing Land Use Map in Chapter 4 (Map 6) with the Wetlands map reveals that development has occurred in areas that have designated wetlands. In these cases it is likely that this development took place prior to the regulation of wetlands or a permit was granted for development within the wetland.

There are several small lakes in the Township including Laraway Lake in Section 4, Walden Lake in Section 5, Wood Lake in Section 8 and Quiggle Lake in Section 14. Of these, Quiggle Lake is the largest with a surface area of about 22 acres. None of these lakes offer public access and most are fully developed with residential land uses.

Although many areas of the Township are served by public water systems, groundwater is plentiful in those areas that do not have public water. The area is underlain by the Marshall Formation, a bedrock aquifer that extends through most of southern lower Michigan. This is an abundant source of ground water generally felt to be of high quality although its high iron content may generate such aesthetic problems as staining or iron taste. Above the Marshall is found the Michigan formation which generally offers poorer water quality. However, most domestic wells are developed in even more shallow glacial drift aquifers. In Cascade Township, most local residential wells are developed in drift formations relatively vulnerable to nitrate contamination as development becomes more intense.

The Environment

Groundwater in many of the developed parts of Cascade Township has shown the impacts of on-site domestic wastewater disposal and/or use of fertilizers. Elevated levels of nitrates have been reported within domestic drinking water wells in many areas for nearly a decade. These areas tend to coincide with the portions of the Township that have been developed for some time but which still lack sanitary sewer facilities. Furthermore, the Kent County Health Department reports increasing problems with older on-site septic tank wastewater system failures in many areas. Many older septic tank drainfields no longer function and, due to small lot sizes and dense soils, homeowners cannot find alternative locations for new drainfields.

Utilities

Significant portions of the Township are served by public sanitary sewers (see Map 4). The Township has contracted with the City of Grand Rapids wastewater system for sanitary sewage collection treatment sufficient to serve the long term needs of the Township. However, while the Township has available capacity, the collection system has not been fully extended into many of the older portions of the Township. Typically the cost of such extensions are supported by special assessments on the benefiting properties.

A similar situation exists with respect to the public water system. Public water service from the City of Grand Rapids is extended throughout most of the western portion of the Township (see Map 5). Again, the Township has contracted for sufficient capacity to meet the long term needs of the community. However, despite the elevated nitrate levels in domestic wells, many residents have been unwilling to bear the expense of connecting to the municipal water system.

The Michigan Department of Environmental Quality (MDEQ) maintains a listing of properties with known or suspected environmental contamination. Three Cascade Township properties are found on that list. The primary site is located at an industrial property in the northeast portion of the Township. The contamination found at this site has been identified and an ongoing program of remediation is in process. The two other sites are residential properties located in Sections 34 and 35 representing relatively minor levels of contamination.

The Kent County International Airport located in the west central portion of the Township generates some impact on the natural environment. The primary impact, of course, is aircraft noise. In addition, the significant amount of impervious surface at the Airport has the potential to generate excess stormwater runoff. However, both conditions are addressed and mitigated by the Airport to the greatest extent possible. In addition, modern generation jet aircraft are becoming more efficient and noise impacts are likely to be further reduced. The airport maintains an on-site stormwater management program to address runoff.

Cascade Township is crossed from the northwest to the southeast by I-96, a limited access four-lane expressway. This facility serves as a barrier to surface access across the Township in many areas. In addition, it generates road noise and air quality impacts in its immediate vicinity.

Implications

Soils and Groundwater

While the soils in the Township present few structural engineering challenges for development outside of wetlands, there are severe limitations for the continued use of on-site wastewater disposal systems. Furthermore, the Kent County Health Department reports increasing problems with older on-site septic tank wastewater system failures in many areas. Many older septic tank drainfields no longer function and, due to small lot sizes and dense soils, homeowners cannot find alternative locations for new drainfields. Given the rate of growth in the Township, it is clear that significant expansions of the sanitary sewer system will be needed.

Well water is a lesser concern in the Township, provided potential threats to groundwater from septic tanks are addressed. However, high levels of hardness and iron in glacial drift wells will stimulate continued interest in public water supplies.

Chapter 3 Population Projections

For the purposes of this Comprehensive Plan, statistical averaging techniques were utilized to project Cascade’s population growth to the year 2020. These approaches are adequate to give a general sense of growth trends but they have limitations especially in areas of rapid growth or decline that may run counter to statistical trends. However, these projections help give a sense of scale to future land use requirements as well as the demand for various public services and capital improvements. The following summarizes the projection techniques.

Constant Proportion Method

The Constant Proportion method of projecting population assumes that Cascade Township will continue to represent the same percentage of Kent County’s projected population in the years 2000, 2010, and 2020. Using the State Demographer’s forecasted population for Kent County, the following illustrates the results of the constant proportion method for Cascade Township.

Percent of County’s total 1994 estimated population residing in Cascade Township = 2.6%.

Growth Rate Method

The Growth Rate method projects future population growth or decline based on the rate of growth in the Township in the past. Utilizing the growth rate method, the following assumes that growth in the future will occur at the same average rate as has occurred annually between 1980 and 1994. According to the Census data, Cascade grew 2.3% annually between 1980 and 1994.

Arithmetic Method

The Arithmetic Method is similar to the growth rate method in that population projections are based on growth that occurred in preceding decades. This method, however, bases population growth on the overall average increase in the number of persons per year, rather than on growth rates. The following projections are based on the average increase of 237 annually between 1980 and 1994 in Cascade Township.

Building Permit Method

The Building Permit method may be the most reliable projection method because it portrays the new housing trend based on current building permit data. It was determined that Cascade Township has issued an average of 110 residential building permits annually over the last ten years (1987-1996). Assuming that building activity will continue at this rate, this method utilizes Cascade’s average household size of 2.91 persons (1990 U.S. Census data), to calculate the growth in population. In other words, this method says that Cascade will increase by about 320 persons per year. Using this figure, the following projects Cascade’s population using the building permit method.

(1)Based on 1987-1996 building permit data provided by the Cascade Township Building Department.
(2)PPh - Person per household as per 1990 U.S. Census data.

The anticipated population levels for the Township using each of the population techniques are summarized below. By averaging the results of these methods, it is reasonable to predict that the population will approach approximately 15,150 persons by the year 2000, 18,600 by the year 2010, and almost 21,500 by the 2020.

Each of the projection techniques illustrated here assumes that the Township will continue past patterns of growth. However, growth in housing and population in Cascade will be impacted by many factors. These include the types and quality of housing permitted or encouraged within the Township, the image of the Township as a desirable place to live, the public school system, the quality and quantity of commercial and industrial development, and the overall economic health of West Michigan.

Table 11
Population Projection Summary

1994 2000 2010 2020   Constant Prop 13,669 14,391  15,790 17,352   Growth Rate 13,669 15,555  19,133  23,534   Arithmetic 13,669  15,091 17,461  19,831   Building Permits 13,669 15,590  21,992  25,193   Average 13,669 15,157 18,594   21,478

Figure 4

Source: Williams & Works Projections

Chapter 4 Land Use and Development Patterns

The total land area of Cascade Township is about 35 square miles or 22,320 acres divided into just over 35 sections. Cascade is located in the southeast quarter of Kent County surrounded by the Townships of Caledonia, Lowell, and Ada and the City of Kentwood.

Existing Land Use

The land uses in Cascade Township are reflected in Map 6. This Existing Land Use map is based on a 1997 inventory by the Cascade Township Planning Department and Williams & Works. It is important to note that this is a composite grouping of the land uses and the gross areas reflected below include streets, right-of-ways, waterways, etc. The land uses in the Township have been consolidated into nine categories as follows:

Table 9
Land Use Category

Classification Acres Land Use Description   Single Family Residential 11,140 acres One-family dwellings     Multi Family Residential 60 acres Duplexes, apartments, retirement homes     Mixed Use 510 acres Combined land uses i.e. residential and office or golf course     Commercial 800 acres Primary/central business district, shopping center/mall, offices, secondary/strip mall, retail     Industrial 930 acres Industrial, utilities, assembly manufacturing     Public/Semi-public 480 acres Public buildings, parks, golf courses, and facilities     Institutional 130 acres Schools, churches, etc.     Agricultural 1,940 acres Cropland, orchards, permanent pasture, other agriculture     Airport Property 3,070 acres Kent County International Airport land     Vacant/Open land 3,260 acres Vacant and/or unused land

The following provides a brief description of the existing land uses in Cascade Township.

The most predominate land use in Cascade is single family residential, accounting for one-half, or about 11,142 acres of the Township’s existing land uses. The fact that this land use category is the largest in the Township is consistent with the age characteristics of the Township’s population. In 1990, 46.2% of Cascade’s population fell into the 25 to 54 years of age category. This category combines household formation and child-rearing years. During these years, families are most apt to desire larger yards for children to play and larger homes with three, four or five bedrooms and multiple bathrooms. These amenities are generally found in neighborhoods with predominately single family housing.

As illustrated on the Existing Land Use map, the majority of Cascade’s single family residential is concentrated in the north-central portion of the Township, centered by the Thornapple River. Many of these residential areas consist of platted subdivisions. Other single family residential areas are scattered throughout the rest of the Township. The Existing Land Use Map indicates a few individual properties as both residential and agricultural. These are properties that appear to have active cultivation activities and serve as the primary residence of the occupant. Finally, some large parcels contain a small portion for residential with the remaining considered open/vacant.

The multi-family residential land uses in Cascade represent less than one percent of the land uses. The multi-family uses in the Township include apartment buildings, retirement housing, and attached condos. The Township does have other multi-family uses that are part of the "mixed uses" category. These multi-family uses are typically part of planned residential developments and are mixed in with single family and/or public/semi-public (golf courses) land uses.

Cascade Township has a substantial and diverse commercial land use base. The Township’s primary "commercial/business corridor" is located adjacent to 28th Street stretching from Patterson Avenue to Cascade Road and in the "Village Area" located along Cascade Road between the Thornapple River and new 28th Street. The commercial/business corridor includes such uses as retail shops, grocery stores, automobile service facilities, and office buildings. The Centennial Office Park located south of 28th Street and east of Kraft Avenue accounts for a large percentage of the commercial/business land use.

Cascade also has a few commercial uses spread throughout the rural eastern quarter. These commercial uses include landscape nurseries and businesses and greenhouses.

The industrial land uses in Cascade account for over 900 acres, or about 4% of the Township’s existing land use base. The Township has two primary industrial corridors. One is located north of the Airport between Patterson and Kraft Avenue and the other industrial area, south of the Airport includes the Cascade Industrial Park and the Meadowbrooke Business Park. These areas include both platted industrial development sites and non-platted sites. The Township’s industrial areas include several warehouse and manufacturing facilities. Some of these facilities also contain office space for administrative functions.

Other industrial areas in the Township include Lacks Industries located on Cascade Road just south of Hall Street. Also, a small pocket of industrial uses is located a short distance northeast of the Patterson/28th Street intersection.

The Township has about 480 acres of land considered public or semi-public. These uses represent about 2% of the existing land uses and include public buildings (i.e. Township Hall, Library), parks, golf courses, etc. In Cascade, golf courses (Thornapple Pointe and Forest Hills Golf Club) account for a majority of the public land use acreage. The golf course within the Centennial PUD is not a part of this land use category. Rather, it is included in the "Mixed Use" category.

Other significant public/semi-public land uses include the Township Park and the Chapel Hill Memorial Gardens located southeast of the Patterson/28th Street intersection.

Institutional land uses consist of schools and churches. Cascade has approximately 130 acres of land utilized as institutional. Two elementary schools are located in Cascade: Thornapple and Pine Ridge, both of the Forest Hills School District. The Forest Hills School District also has administrative offices located near Burton and Cascade Road. Further, several churches are located throughout the Township.

Agricultural uses account for over 1,900 acres of land in Cascade. A majority of the Township’s agricultural base is located within a mile of the eastern boundary. The major agricultural crops produced in Cascade Township include corn, wheat, and hay. Although agricultural uses only account for about 9% of Cascade’s land use base, these areas are significant in promoting the rural atmosphere for which Cascade is known.

A major and significant land use located in Cascade Township is the Kent County International Airport. Map 6 provides a general layout of the Airport facility as well as the property owned by the Airport. Consuming about 3,000 acres, the existence of this regional transportation facility provides essential services to the numerous nearby commercial and industrial corridors. This facility will continue to attract business and industry to Cascade Township, the City of Kentwood and the entire southeastern portion of the metropolitan area. In addition to aviation facilities, the Airport property also contains several commercial activities/facilities such as car rental agencies, restaurant and lounge and private air service.

The remaining land in the Township is considered vacant/open and not utilized for any of the land uses described above. Cascade has roughly 3,200 acres of unused vacant land. Most of these areas can be found in the eastern third of the Township. Substantial portions of these areas consist of woodlands, brushland, and low lying wetlands which are not under cultivation. The vacant/open land in the eastern third of the Township is zoned for agriculture or low density residential.

Another large area of vacant/open areas is generally situated north of Burton Street, between the Consumers Energy right-of-way and Cascade Road. This large pocket of land is surrounded by single family residential.

Finally, large parcels of vacant land are located just south and east of the Meadowbrooke Business Park.

Growth Areas

The Growth Areas Map (Map 7), illustrates areas within the Township that have witnessed substantial residential, commercial/office, and/or industrial growth over the last ten years (1987-1997). This generalized map is based on an analysis conducted by the Cascade Township Planning Department.

As shown on Map 7, most of the significant growth that has occurred in the Township has been residential, especially within the northern third of the Township. Other noteworthy residential growth has taken place in the southeast quarter of the Township. This residential growth is consistent with the assumption that single family residential land uses account for about 50% of the Township’s existing land uses.

Both the commercial and industrial growth have occurred in the respective primary corridors described above. Specifically, commercial/ office growth has primarily taken place along 28th Street and Cascade Road. Further, the industrial growth has occurred in the industrial parks located both north and south of the Airport.

Implications

Development Patterns

A significant majority of the Township’s lands are devoted to residential uses. Measured in terms of land use categories, only 4% of the Township is industrial and 3.4% commercial. Based on SEV, industrial and commercial land uses together account for about 32% of the Township. These percentages imply a continued pattern of development that is highly oriented toward residential development. This is not inappropriate, but care must be taken to assure that jobs and shopping needs can be met from the existing land uses and/or from surrounding jurisdictions.

Kent County International Airport

The Kent County International Airport will remain an important element in the Township’s Plan. With over 3,000 acres, and continuing expansion plans, the ongoing partnership between the Airport and the Township is needed to assure continued compatibility in growth and land use plans.

Chapter 5 Transportation

Introduction

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Cascade Charter Township is one of the most rapidly developing areas in West Michigan. As a result, traffic demand on the street system in the community has increased dramatically over the years, and is expected to continue to increase. As part of the Township’s Comprehensive Plan, an assessment of past, current, and future transportation conditions within the Township was completed. The streets that were the focus of this study are presented in Figure 5 below.

Scope

The purpose of this examination is to determine the current state of the transportation system, identify existing and potential future transportation deficiencies, and establish an information source to be used in the development of the Comprehensive Plan. The following are the considerations that were addressed:

1. Existing street system including existing laneage, existing traffic controls, existing speed limits, and existing surface conditions.

2. Past and present traffic volumes including historical and present traffic counts on key roads, recent traffic growth trends, and existing and extrapolated 1997 traffic volumes.

3. Future traffic conditions including future traffic volumes, projected future traffic deficiency locations, and committed and anticipated road improvements.

The bulk of this project involved the collection of existing data from the Michigan Department of Transportation (MDOT), the Kent County Road Commission (KCRC), the Grand Rapids and Environs Transportation Study (GRETS), and from the files of ESA Traffic Consultants. The following describes the material that was obtained.

Existing Street System

Existing street geometry and traffic control was identified from information provided by KCRC, and through a field review of Cascade Township. The field review involved an inventory of existing laneage, traffic signals, stop signs, and speed limits.

During the field review, it was observed that commercial development within the Township is heaviest along 28th Street and on Cascade Road between Burton Street and 30th Street, industrial development is heaviest in the area surrounding Patterson Avenue, and the bulk of residential neighborhood development lies in the mid and northern sections of the Township. The rest of Cascade Township is largely rural with scattered residencies, businesses, and other developments.

Existing Laneage

Laneage at intersections (e.g., exclusive right turn and left turn lanes) were not addressed in this study. Figure 6 illustrates existing lane configurations between intersections in Cascade Township. This graphic should be useful in visualizing where potential future street widening may be necessary as traffic volumes increase in the future. Street improvements are addressed in subsequent sections.

The divided highways shown in Figure 6 consist of two lanes in each direction, and the five-lane streets consist of two lanes in each direction and a center left turn lane. As shown in Map 3, Cascade Township consists largely of two-lane rural highways.

Figure 6
Existing Laneage Between Intersections in Cascade Township

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Existing Traffic Control

Existing stop sign and signal placement, and existing speed limits within Cascade Township were also identified during the field review. Figure 7 illustrates traffic control within the Township. Note in Figure 7 that signals at midblock locations were also indicated (e.g., at minor cross streets or commercial developments).

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Figure 7. Existing Traffic Control Within Cascade Township

Figure 8 displays existing speed limits. In Figure 8, an assumed rural highway speed limit of 55 miles per hour was assumed where speed limits were not posted.

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Figure 8. Existing Speed Limits Within Cascade Township

Through a comparison between existing traffic control and existing 1997 traffic volumes (which are discussed in subsequent sections and presented in Figures 8 and 9), traffic signals or stop signs may be needed in the future at higher volume intersections in growth neighborhoods. In general, however, based on existing traffic volumes, it appears that existing traffic control in Cascade Township is appropriate. Through the field review of existing street characteristics, traffic volumes, and posted speed limits, it appears at this point that the speed limits in Cascade Township are reasonable, although further analysis may be needed to evaluate specific locations.

Existing Surface Conditions

Another objective in this study involved gathering data on existing road conditions throughout the Township. Road conditions in the Township vary from the newly completed five-lane cross section of Kraft Avenue to rural gravel and natural beauty roads. Most of the roads in the Township are paved and serviceable. GRETS is in the process of developing a pavement management system which will be useful in evaluating pavement conditions throughout the region. As the Comprehensive Plan process proceeds, further information pertaining to road conditions in the Township may be available from that effort.

Past and Present Traffic Volumes

Daily traffic volumes that have been collected within the last ten years were obtained from MDOT, KCRC, and GRETS. In addition, traffic counts previously conducted by ESA Traffic Consultants were also gathered. These data were summarized for each year from 1987 to 1997. The examination of historical traffic data was needed since counts are not available at each location every year. Historical traffic data was also used to compute yearly traffic growth factors within Cascade Township.

Traffic Volumes

Existing traffic volume estimates at locations that have not been counted in 1997 were established based on computed growth factors. The bulk of the estimated 1997 traffic volumes were based on recent traffic data (i.e, counts collected within the last three years). Some 1997 counts were discarded because of road construction in Cascade Township during the 1997 season, and the resulting effects of detours on traffic volumes. Two-way 1997 daily traffic volumes within Cascade Township are summarized in Figure 5. These volumes include counts taken this year, as well as extrapolated data.

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Figure 9. Existing 1997 Two-Way Daily Traffic Volumes

(Note: ADT for Thornapple River Dr. were taken when 48th Street was open to the west)

Figure 9 illustrates 1997 daily traffic flow patterns. This graphic should be helpful in making planning decisions, and useful in identifying current and future high-volume corridors and future growth patterns. It may also help to identify areas where further study is needed.

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Figure 10. Existing 1997 Daily Traffic Flow

As shown in Figure 10, the three major pathways into Cascade Township are via Patterson Avenue, 28th Street, and Cascade Road. The two corridors through the heart of the Township include Cascade Road and Thornapple River Drive. Whitneyville Avenue also carries relatively high traffic volumes as there is no convenient east-west connection between the southwest and southeast corners of the Township south of 48th Street. Also, due to the Kent County International Airport, there is no east-west connection between Patterson Avenue and Thornapple River Drive south of 28th Street and north of 60th Street. The Township has suggested that KCRC consider extending 36th Street from Kraft Avenue to Thornapple River Drive between I-96 and the CSX railroad. This and other possible improvements to relieve existing and future congestion are discussed in following sections.

Traffic Growth

The rate of traffic growth per year at various locations are shown in Figure 11. It is important to note that, since historical data at some locations indicated inconsistent growth patterns, growth factors are not presented at all locations.

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Figure 11. Computed Yearly Traffic Growth Factors Based on Recent Traffic Data

According to Figure 11, traffic growth has been considerable at many locations in Cascade Township. It has been found that, in general, traffic tends to grow at a rate of only around two or three percent per year in most areas under typical conditions. Traffic has been shown to increase at a rate of over ten percent per year at some locations in Cascade Township. It should be noted that traffic count data can many times be inaccurate, which could be the reason for some of the extremely high growth factors and other inconsistencies.

Nevertheless, Figure 11 is a clear indication that traffic has increased considerably in recent years. The growth factors also indicate that traffic volumes on most of the higher-volume streets, including Cascade Road, Thornapple River Drive, Patterson Avenue, Kraft Avenue, and Whitneyville Avenue, are increasing at a high rate. Traffic volumes on 28th Street and Burton Street are currently increasing at lesser, more typical rates. Lastly, the computed growth factors in Figure 11 indicate that high traffic growth rates are being felt consistently throughout the entire Township, and not just in specific areas or at individual locations.

Future Traffic Conditions

Using information gathered from GRETS and KCRC, it is possible to draw some preliminary conclusions about expected future traffic deficiency locations as well as committed and anticipated road construction.

Projected Future Traffic Deficiencies

Based on a County-wide traffic deficiency study currently being conducted by GRETS, a list has been prepared identifying the road segments in Cascade Township that are expected to incur capacity related deficiencies. In the GRETS study, 1995 traffic counts were projected to 2020 conditions. Reduction factors were applied to account for anticipated transit use in the future. Potential problem locations were identified based on these projected volumes, existing lane configurations, and projected volume-to-capacity ratios. Six of these locations are in Cascade Township.

Table 7 is a summary of the road segments in Cascade Township that are expected to require road improvements in 2020 to accommodate future traffic growth according to the GRETS study. The 1997 volumes in Figure 9 refer to the volumes established in this study. The 1997 volumes on 28th Street and Patterson Avenue are basically the same as the 2020 predictions in the GRETS study. This discrepancy could be due to inaccurate traffic counts, which are not uncommon, or tainted traffic counts due to nearby construction. Also, there are often discrepancies between computer modeling and using straight line projections. Nevertheless, it indicates that improvements at these locations may be needed sooner than expected, if not presently.

Table 7
Road Improvements

Recommendations for improvements at the roadway sections in Table 7 are dependent on results of the pending Southeast Area Study (also referred to as the Kent County International Airport Study).

Future Road Improvements

A list of current, planned, and anticipated road improvements in the next five years was provided by KCRC, and is summarized in Table 8. The shaded rows represent improvements that involve lane widening. Note that the only committed improvement after 1997 is the 1998 planned widening of 36th Street between Patterson Avenue and Kraft Avenue. According to KCRC, the other two 1998 improvements are fairly firm, and all improvements after 1998 should be considered only anticipated.

Table 8
Future Road Improvements

The shaded rows represent improvements that involve lane widening.

The anticipated 1998 widening of Burton Street is dependent on results of pending studies, and is discussed below. Based on existing traffic volumes and computed growth factors, it appears that the anticipated 2000 widening of Cascade Road will eventually be warranted. This improvement would involve a widening of Cascade Road from two lanes to four lanes from Whitneyville Road north to where four lanes currently exist. Traffic volumes on this section should be re-assessed in the future before construction is committed.

36th Street Connection

A transportation consultant has been retained to conduct the Southeast Area Traffic Circulation and Access Study. A portion of this study will explore the feasibility of extending 36th Street from Kraft Avenue to Thornapple River Drive will be addressed. As suggested by Cascade Township, this would allow traffic, including truck traffic, to be directly targeted toward the I-96 interchanges on roads that are safer and more conductive to such traffic. Currently, traffic must utilize Thornapple River Drive to 28th Street to the north, or 60th Street to the south, sections of road that traverse hilly terrain and residential areas.

Based on the volume flow graphic in Figure 10, it appears that this extension would be beneficial in relieving traffic demand on 28th Street, as well as providing general convenience to motorists. The 36th Street extension would also result in greater traffic demand on Patterson Avenue between 28th Street and 36th Street. The future need to improve 28th Street and Patterson Avenue depends in part on the 36th Street extension. This study is tentatively expected to be complete in mid- to late-1998.

Patterson Avenue Interchange

In the Southeast Area Traffic Circulation and Access Study, the desirability of constructing a new interchange on I-96 at Burton Street will also be addressed. This improvement is currently in MDOT's long-range plan, and recent announcements would indicate commitment is imminent. The notion is that airport traffic can be channeled off of I-96 directly onto Patterson Avenue to access the airport without utilizing 28th Street. The potential improvements to Burton Street shown in Tables 7 and 8 are dependent on whether this interchange is constructed. The need to improve 28th Street between Patterson Avenue and the I-96 interchange would also be affected by the new interchange.

27th Street

In the 1986 General Development Plan, it was recommended that a new street (27th Street) should be considered on the north side of 28th Street to the east of Kraft Avenue. From a traffic standpoint, the creation of 27th Street would be beneficial in that the number of turning movements in and out of commercial developments on 28th Street, as well as traffic in general on 28th Street, would be reduced. Based on the 1997 traffic volumes on 28th Street (Figures 9 and 10), any traffic relief on 28th Street would be desirable. In 1996, due to costs and marginal benefits, the creation of a fully-improved 27th Street as a public road was not supported by the Planning Commission and the Township Board. As an alternative, it was suggested that, as further development occurs, a private street or access roads be required that eventually would connect to Kraft Avenue to the west.

It is felt that the creation of a private/access street as described above would result in the same benefits as the creation of 27th Street. A more thorough analysis involving trip distribution and projected traffic reassignment would need to be conducted to determine the potential benefits of either of these alternatives.

Southbelt Expressway

The east end of the Southbelt Expressway is proposed to be located within Cascade Township between the Kent County International Airport and the Thornapple River. The closest direct access to Cascade Township will be at M-37 just south of the Township. This interchange could divert traffic that currently travels from I-96 to 28th Street to Patterson Avenue to either 44th Street or 52nd Street to get to the west side of Kentwood and Wyoming. The Southbelt will also provide a more convenient path to the southwest corner of Cascade Township, thus diverting some traffic from 28th Street, Patterson Avenue, and Thornapple River Drive. From a traffic standpoint, the impacts should be positive in that traffic should be relieved on 28th Street and Patterson Avenue. Other than this impact, the Southbelt Expressway will in general have little impact on traffic volumes at most other locations within Cascade Township.

Implications

Roadway Capacity

The addition 2,800 households by the year 2020 will mean a minimum of 28,000 additional trips per day on local streets. In addition, further commercial and industrial development will increase local congestion. This growth certainly implies the need for additional roadway capacity and careful attention to the location of other traffic generators in the Township.

East-West Travel

Given the location of the Thornapple River, the Airport, and the planned development of the Southbelt, Cascade Township will likely continue to suffer from a lack of convenient east-west connections. Existing traffic corridors and facilities planned to address east-west traffic demands will attract other development and potentially lessen the effectiveness of the roadways. This problem may be exacerbated by the fact that traffic has been shown to increase at a rate of over ten percent per year at some locations in Cascade Township, while a two to three percent rate of increase in more the norm in other communities.

Chapter 6 Public Input

Community Opinion Survey

In February, 1998, the Planning Commission of Cascade Charter Township issued opinion surveys to all real and personal property owners and residents for the purpose of gathering public opinions relative to growth and development as an important input into the Comprehensive Planning process. The following summarizes the findings of that survey.

Summary of Findings

The following summarize the primary findings of the survey.

General Information

Preferences

Table 13
Level of Concern

Item Agree Disagree No Opinion   The township should establish programs to preserve natural areas 76.2% 9.1% 14.7%     Plan cooperatively w/ surrounding communities to guide growth 73.4% 10.9% 15.7%     36th Street should be extended between Kraft and Thornapple Dr. 62.0% 12.8% 25.2%     Prohibit retail development on Cascade from Burton to Hall 59.7% 18.9% 21.4%     New housing should be directed to areas with water and sewer services 52.7% 22.3% 25.0%     The Township should provide more land for parks and recreation 48.8% 20.7% 30.5%     Would support a small tax increase for parks & natural areas 47.3% 36.3% 16.5%     Prohibit office development on Cascade from Burton to Hall 46.4% 29.0% 24.5%     The Township should control further housing development near the airport 45.4% 14.8% 39.8%     The Township should work with other communities to improve mass transit 37.2% 25.6% 37.1%     The Township needs more areas of smaller, affordable housing 22.2% 54.5% 23.3%     The Township needs a broader range of housing prices 20.7% 50.4% 28.9%

Chapter 7 Goals and Objectives

Planning goals and objectives must be founded on the fundamental values of the residents of Cascade Township. They advance those values and shape the Comprehensive Plan. An effective goal statement must describe a desired condition or end state the community seeks to achieve and it must enjoy broad-based support within the community. Generally, a goal statement should look twenty to twenty-five years into the future and be stated in positive terms. An objective statement is often described as a milestone or sub-element of the goal. Objectives are more specific than goals and should have some measurable aspect so that progress toward the objective may be noted.

The following goals and objectives have been adopted by the Planning Commission to form the policy foundations for this Plan.

Natural Features

The citizens of Cascade Township will continue to enjoy the natural features of the community as manifested in the rolling woodlands, meadows, wetlands and farmlands and the clean waters of the Thornapple River and its tributaries. A central purpose of this Comprehensive Plan is the preservation of these valuable assets both as natural areas and for recreational purposes to serve current and future residents.

Objectives:

Land Use

Cascade Township will preserve the character of its residential areas by, managing growth to foster low density development that preserves and compliments the natural features of the community. Appropriately scaled commercial, industrial and office development that is carefully integrated with natural features will be encouraged where served by public utilities and effective roadway connections.

Objectives:

Quality of Life

Life in Cascade Township will be characterized by excellence in the quality of community services, schools and the arts; aesthetics in design and natural features; clean air, water and land; and a culture of support and cooperation among families, neighborhoods and the entire community.

Objectives:

Managed Growth and Opportunities

Growth within Cascade Township will be guided in a balanced and sequential manner using innovative and flexible approaches to encourage appropriate development in areas served with utilities carefully integrated into the Township’s natural features.

Objectives:

Utilities

Utilities will be provided in a rational and sequential manner to promote the continued protection of groundwater and to encourage development that supports the land use goals of the Township. Additional connections to existing utility lines will be encouraged to further the public health benefits of public systems.

Objectives:

Intergovernmental Cooperation

Cascade Township will cooperate with neighboring communities and with the metropolitan region to manage growth, seeking to establish consistent and compatible land use, transportation and utility policies and to effectively communicate those policies to other units of government and to the public.

Objectives:

Transportation

The roadway network and transit services in Cascade Township will be developed and maintained to safely and effectively serve the needs of the Township and the region, providing efficient and aesthetically attractive linkages between neighborhoods, shopping and employment centers. Expansions to the transportation system will be completed in accord with the Township’s land use objectives.

Objectives:

Pedestrian Connections

Pedestrian and non-motorized connections will be developed and expanded between and among land uses and neighborhoods to promote safe, healthy and attractive alternatives to vehicular travel and to meet the recreational needs of Township residents.

Objectives:

Airport Influences

The Township and Kent County International Airport will work cooperatively to address the challenges of noise, traffic and land uses to promote the highest quality of life for Township residents while enabling the Airport to continue to serve an important role in the West Michigan economy from its location in Cascade Township.

Objectives:

Chapter 8 Future Land Use Plan

General Strategies.

The Cascade Charter Township Comprehensive Plan establishes general patterns of land use to guide growth and development for the next twenty to twenty-five years. The over-arching intent is to foster orderly patterns of development that preserve the community’s important natural features, promote high quality and appropriately-scaled residential, commercial and industrial development, provide efficient transportation connections and enhance quality of life for local residents. These goals must be accomplished while accommodating about 2,600 additional housing units by the year 2020. To this end, the Planning Commission has established a general limit for growth which is defined by the limits of wastewater and water services. This future land use plan will seek to promote efficient and aesthetic growth west of a line that bisects sections 2, 11, 14, 23 and 26 and the Thornapple River in the southern portion of the Township (see map 9). This area includes about 16,130 acres, or the western three-quarters of the Township adjoining the City of Kentwood and Ada Township.

By encouraging relatively intense development within the growth boundary, in the vicinity of existing development and utility systems, the Township will be able to accommodate the anticipated growth while maintaining high quality residential and commercial development. This plan also recognizes the major influences of the Kent County International Airport and its associated land uses on the immediate area and the region. Township officials will continue to work with the airport to coordinate improvements and minimize impacts on nearby properties.

This plan generally conforms to and complements the broad development framework outlined in the previous Cascade Township General Development Plan adopted in 1986. However, since then, many changes have occurred in the community and it is appropriate for the Township to adjust its planning documents in recognition of those changes. Significant changes impacting this future land use plan are:

In response to these changing factors impacting the community, this Comprehensive Plan recognizes the following underlying ideas which are ongoing in project review in the planning the future of Cascade Charter Township. These may be summarized as follows:

The following describes each of the future land use designations as illustrated on Map 9.

Rural Residential

Description: This land use designation is intended primarily to address the need for scattered single-family development in relatively rural and low density patterns and provide opportunity for agricultural activity. These areas are not intended to be served with public utility systems that would promote greater densities. This area of the Township is not a growth area but is intended as the most rural area of Cascade Township.

Locations: This designation covers about 5,800 acres, including most of the eastern portion of the Township and the area south and east of the Thornapple River in sections 27 and 34.

Desired Uses and Density: The primary land use within this area will be single family homes developed on lots of 2 acres, or more; or in conservation clusters that result in the preservation of significant open lands and overall densities of .5 unit per acre. Such clustering shall be accomplished to preserve and enhance the natural features of a particular site and are not intended to be rural subdivisions. Agricultural operations and landscaping operations, except concentrated feeding operations, are also encouraged. Furthermore, the Township will cooperate with farmland owners in the use of available incentives to preserve farmland for agricultural purposes. Public parks and natural lands conservancies will also be encouraged and should be researched by the Township Parks and Recreation Commission.

Residential - Low Density

Description: A significant portion of the Township lends itself to suburban style single family neighborhoods. These communities are relatively homogenous in form and land uses, scaled primarily for passenger car travel and developed primarily for families with small and school-age children. As these areas continue to develop, the Township may desire to consider the potential of neighborhood service establishments adjacent to major roads.

Locations: This land use designation includes about 8,400 acres in the central portion of the Township surrounding the Cascade Village area and extending north to the Township limits, east to the utility service boundary and south along the Thornapple River.

Desired Uses and Density: The primary land use within this area will be single family homes developed in subdivisions or site condominiums on lots ranging from 1/3 acre to 1 acre (i.e. 1 to 3 dwelling units per acre) or in conservation clusters that result in the preservation of significant open lands and overall densities of 3 dwelling units per acre, or more. Public water and wastewater services should be provided and traffic patterns will be established to safely move vehicles through local streets to connectors and unto arterials while minimizing vehicle/pedestrian conflicts. A network of pedestrian and bike trails, sidewalks, clear pedestrian crossings and traffic calming techniques will be utilized to promote safe non-motorized and motorized transportation. The neighborhood character will also be enhanced with sidewalks, street trees and street lights. In addition to single family homes, low density residential neighborhoods may include schools, neighborhood parks, churches and similar uses. Police and fire service to these neighborhoods is a primary concern and measures should be taken periodically to assure proper coverage of these services. Zoning changes in this area should be logical extensions of existing zoning coordinated with the provision of utilities.

Residential – Medium Density

Description: This Comprehensive Plan seeks to promote aesthetic forms of development that increase density while creating a very attractive living environment for residents in harmony with its natural features. The primary purpose of this designation is to establish human scale, walkable neighborhoods in close proximity to commercial and recreational services with good amenities and attractive design.

Locations: About 400 acres of the Township are designated for medium density residential development. These areas are located in the west-central portion of the Township and frequently form a transition between low density residential areas and commercial or office uses.

Desired Uses and Density: The primary land use within this area will be attached single family homes and apartments as well as assisted living and retirement communities. Overall densities will range from 4 to 6 units per acre and conservation design techniques will be encouraged, where appropriate, to establish small pockets of natural lands within this relatively intense development form. Innovative design techniques will be considered to accommodate mixed uses that complement one another. Public water and wastewater will serve the medium density residential areas of the Township. A network of pedestrian and bike trails, sidewalks, clear pedestrian crossings and traffic calming techniques will be utilized to promote safe non-motorized transportation.

Office-Service

Description and Desired Uses: The Township’s location presents unique opportunities for regional office and service land uses. The presence of the Kent County International Airport and access to I-96 and the growing portions of the region will foster continued economic development. The Office-Service designation is intended to provide locations for office development and community and regional scale service operations located in aesthetic and efficient patterns. The purpose of this designation is to provide lands for office and related community and regional service land uses, institutional and research facilities. These will be arranged in parks designed with significant open space and effective buffering of parking areas and between less intense surrounding uses. Where appropriate, a network of pedestrian and bike trails, sidewalks, clear pedestrian crossings and traffic calming techniques will be utilized to promote safe non-motorized transportation both within the area and connecting it to neighboring residential areas.

Locations: There are four areas designated for Office-Service uses. Two are located along I-96 both north and south of 28th Street while two additional areas are anticipated. One of these will follow the alignment of 36th Street extended and a second will be located adjacent to the Foreign Trade Zone at the Airport.

Commercial

Description and Desired Uses: This land use designation is intended to provide goods and services to meet the needs of the immediate neighborhood and the larger region. Facilities will be developed in harmony with the area’s natural features and in a scale and form to encourage pedestrian access and to minimize auto-pedestrian conflicts. Cross-access easements and access roads will be encouraged to reduce the proliferation of curb-cuts. In addition, landscape standards and signage limitations will be utilized to promote attractive and functional developments. Within the Cascade Village area, the Village Design Standards adopted as a part of the Village plan will be called for. These include restrictions on impervious surfaces, aesthetics, pedestrian friendly forms of development and good non-motorized connections to surrounding neighborhoods. Land uses in the commercial designation will include retail and service/commercial establishments serving the Cascade Township community and the larger region. Facilities may be located on individual lots or in larger, multi-tenant facilities, within the design constraints contemplated for this designation.

Locations: The primary commercial areas will be found at the Cascade Village area and extending west along 28th Street. Within the Village area, the uses will tend to be more community-oriented while closer to I-96 and the City of Kentwood, the uses will become more regional in character.

Industrial

Description and Desired Uses This land use designation is intended to provide employment for area residents and manufactured goods and services to meet the needs of the larger West Michigan Region. Facilities will be developed with appropriate utility and transportation connections and in harmony with the area’s natural features. Industrial uses to be promoted will be those with minimal impact on the environment or on the surrounding community and may include warehousing, mini-storage as well as contractor offices and yards. Industrial land uses will build on existing facilities and area and must be served with public wastewater and water service. In the vicinity of the Airport, industrial land uses must be compatible with the Airport and aviation requirements. Truck traffic emanating from industrial land uses will be directed efficiently to regional arterials without traversing residential areas. It should be recognized that billboards are permitted in the industrial areas of the township. An increase in industrial areas may provide new opportunities for new billboard locations.

Locations: About 1,000 acres of industrial land uses are planned in the Township. These include a small pocket at 28th Street and I-96 as well as much larger industrial uses surrounding the Airport on three sides, complimenting similar uses in the City of Kentwood to the west and in Caledonia Township to the south. The proposed industrial area south of the airport and adjacent to the Southbelt will demand special attention due to environmental considerations. This area contains a limited industrial area with a larger area well suited for conservation and use as an open area. As plans are brought forward for this area of the Township, care will need to be exercised to balance the needs of the applicant and the Township.

Mixed Use - Planned Unit Development

Description and Desired Uses This land use designation is intended to provide flexibility in developing desired land uses to address the community’s residential, office and commercial needs. Facilities will be developed in harmony with the area’s natural features, adjacent land uses and in a scale and form to encourage pedestrian access and to minimize auto-pedestrian conflicts. Innovative techniques will be encouraged to include a coordinated mix of office, residential and commercial uses with effective buffers and screening from surrounding land uses. Internal circulation and access management techniques will be used to effectively move vehicular and pedestrian traffic. A key element to this description is compatibility to the proposed project with existing development in the area and the preservation of natural features. The intensity of development for each project will need to be based upon the developable land area, not the total land area.

Locations: There are three mixed use facilities in the Township and a fourth is proposed east of Patterson Ave, north of 28th Street. The application of the Planned Unit Development concept is encouraged to invite creative and innovative projects in the Township. Each project needs to be evaluated on its own merit considering the goals and objectives of this Comprehensive Plan.

Desired Uses and Density: In those locations where mixed commercial and residential can be effectively accommodated consistent with the goals and objectives of this Plan, overall residential densities of up to 4 to 6 units per acre will be allowed.

Roadway Changes

New Roadways: During the development of this Comprehensive Plan, Cascade Township has participated in a joint transportation study involving the Kent County International Airport, The Kent County Road Commission and the Michigan Department of Transportation. The primary purpose of the study is to develop recommendations on how to improve access between I-96 and the area surrounding the airport. The final recommendation of this study will not be available until after this Plan is completed. Following are the range of alternatives for improving the movement of people, goods and services in the area as currently suggested.

Implementing a group of traffic management alternatives, which includes expansion of transit ridership and other travel demand management initiatives and improvements to existing street system operations including intersection modifications, signal timing and access control.

1. Extending 36th Street to Thornapple River Drive.
2. Building an interchange at I-96 and Patterson Avenue.
3. Building an interchange at I-96 and 36th Street.

The revised Comprehensive Plan recommends that a new roadway be planned to extend 36th Street to Thornapple River Drive south of I-96. This will serve the Air Cargo facility and enable truck traffic to access that facility without utilizing Thornapple River Drive to the north through residential neighborhoods.

In addition, a service road is planned to parallel the M-6 right-of-way from Thornapple River Drive to relocated 60th Street. This segment, together with the 36th Street extension will provide a very efficient ring road system around the Airport and enable truck traffic efficient access to both the Airport and to M-6 and I-96. Cooperation with the Airport and Road Commission will be important in establishing this new road.

This Plan also anticipates a new interchange with I-96 east of the Thornapple River. Since a commitment to the actual location by MDOT is not likely for several years, it is inappropriate to adjust land uses speculatively. However, the Township will work with both MDOT and the Road Commission to establish a location that best serves the community and the region. Improvements to 48th Street will also be needed if used as the major connector between the new interchange and Thornapple River Drive.

The changes proposed are geared to prevent and discourage truck and non-residential traffic for the residential neighborhoods. To supplement this effort, it is recommended that the Township investigate the implementation of a truck ordinance to establish truck routes in the Township. This will be a positive action to prevent unwanted traffic from residential areas of the Township.

North/south travel through the Township can be a challenge at certain times of the day. In the early 1980’s, Thornapple River Drive from Cascade Road north was studied for potential widening. This idea was abandoned due to a lack of support from the community. On the west side of the Township, Spaulding Avenue serves as a north/south corridor. Improvements slated to the intersection of Kraft and Burton will further enhance this traffic flow. Buttrick Avenue today serves as a central north/south route which may be further enhanced with the potential improvement of a Whitneyville Road and I-96 interchange. North/south traffic flow should continue to be monitored as the Township grows.

Chapter 9 Implementation

In order for the Comprehensive Plan to serve as an effective guide for the continued development of Cascade Township, it must be implemented. Primary responsibility for implementing the Plan rests with the Cascade Township Board of Trustees, the Planning Commission and the Township staff. This is done through a number of methods. These include ordinances, programs and administrative procedures which are described in this chapter.

The private sector is also involved in fulfilling the recommendations of the Comprehensive Plan by the actual physical development of residential, commercial and industrial land uses. The authority for this, however, comes from the Township. Cooperation between the public and private sectors is therefore important in successful implementation of the Comprehensive Plan.

Zoning

Zoning represents a legal means for the Township to regulate private property to achieve orderly land use relationships. It is the process most commonly used to implement community Comprehensive Plans. The zoning process consists of an official zoning map and zoning ordinance text.

The official zoning map divides the community into different zones or districts within which certain uses are permitted and others are not. The zoning ordinance text notes the uses which are permitted and establishes regulations to control densities, height, bulk, setbacks, lot sizes and accessory uses. The zoning ordinance also sets forth procedures for site plan review, special approval regulations and controls over signs. These measures permit the Township to control the quality as well as the type of development.

The Cascade Township Zoning Ordinance was adopted in 1989 and has been amended as necessary. As part of this Comprehensive Plan process the zoning ordinance was reviewed to determine its effectiveness in implementing the Plan.

This review process indicated a need to complete a comprehensive evaluation of the ordinance, including consideration of the following areas:

Subdivision Ordinance

This Ordinance was adopted by the Cascade Township Board of Trustees in 1976 under authority of Michigan Act 288 of 1967, the Subdivision Control Act. This Ordinance sets forth requirements and procedures to control the subdivision of vacant land for development.

The Township should consider the use of incentives for the extension of utilities to new developments coordinated with a Township program of assistance for trunk line construction. This may provide the necessary push to fully develop the Township utility system.

Capital Improvements Program

The Capital Improvements Program (CIP) is another tool which can be used to implement the Comprehensive Plan. The CIP is a budgeting process used to determine public improvement needs of the Townships such as roads, utilities, parks and public buildings. Costs for these projects are determined as well as priorities for implementation and methods of financing. The CIP should incorporate capital projects that are consistent with, and supportive of, the objectives and strategies of the Comprehensive Plan.

A Capital Improvements Program is prepared and adopted by the Planning Commission and covers a six year period. This document is authorized by Michigan Act 285 of 1931. The six year CIP is supplemented by a capital improvements budget which pertains to the first year of the CIP and focuses on the current operating budget.

Both the CIP and the capital improvements budget represent sound planning and management techniques which improve the efficiency and economy of government. These techniques establish a budget cycle which addresses the future expenditures of funds for public services in advance of the need for these services

Revisions to the Comprehensive Plan

The Comprehensive Plan should be updated periodically (minor review every one to two years, major review every five to ten years) in order to be responsive to new growth trends and current Township attitudes. As growth occurs over the years the Comprehensive Plan goals, land use information, population projections and other pertinent data should be reviewed and revised as necessary so the Plan can continue to serve as a valid guide to the growth of the Township.

Adopting the Comprehensive Plan

This Comprehensive Plan has been prepared with the oversight and extensive input of a 65 member Study Team. This Study Team has been instrumental in the overview of the document and provided substantial input. This, coupled with extensive public input including a citizen survey and a public futuring session were the primary public input elements of this plan. When a final draft is completed, the Study Team will forward the document to the Planning Commission for review and adoption. No other action is required by any other agency of the Township.

Effect of Adoption

Since the Comprehensive Plan is not adopted by elected representatives of the citizens, its powers are rather limited. State law provides that the Township Board must refer matters dealing with the construction, location or character of public streets, public structures, public utilities or public land to the Planing Commission for advice and recommendation before taking final action. If the Township Board does not concur with the recommendation of the Planning Commission, it must obtain a vote of not less than a majority of its membership in order to override that recommendation.

Policy Implementation of the Comprehensive Plan

After the Comprehensive Plan has been adopted, the Planning Commission must use its persuasion to bring about the adoption of ordinances which will carry out the policies of the plan. These laws can only be adopted by the elected officials. After the adoption of the Comprehensive Plan, revisions to the zoning ordinance and subdivision ordinance should be sent to the Township Board for consideration. The Planning Commission should meet with the Township Board to review the policies and the provisions within them. After agreement has been reached between the Township Board and the Planning Commission, the Planning Commission will introduce the ordinances and schedule a public hearing to obtain additional comments, points of disagreement, or additional ideas. The Planning Commission will then make the final corrections to the ordinances, or the maps which are part of the ordinances, and vote to recommend their adoption by the Township Board.

The Township Board will place the ordinances on its agenda and consider them at its regular public meeting. The Township Board will hear any further comments or suggestions from the public prior to taking final action. If it desires, the Township Board may refer the ordinances back to the Planning Commission for final advice upon any questions raised by the public at the Township Board meeting prior to final adoption.

Administrative Implementation

The Zoning Ordinance and the Subdivision Ordinance will be the most important tools in carrying out the concepts of the Comprehensive Plan. They will directly control all future land usage and the development of the future street and utility systems of the community. It is important to realize that only a small portion of the streets and buildings of the future community exists today. Forty years from now most of the streets and buildings in the community will have been developed under these proposed regulations. This points out the importance of having a highly qualified and conscientious Planning Commission and Planning and Zoning staff, for these individuals will be directly responsible for planning the future and enforcing these regulations.

Along with its administrative review duties, the Planning Commission should take the initiative to work closely with the Forest Hills, Caledonia and Lowell School Boards, the Grand Rapids Area Chamber of Commerce, the Planning Commissions of surrounding communities, the Grand Valley Metropolitan Council and the County. The Commission should urge these groups to adopt proposals of the Comprehensive Plan which cannot be carried out by the Township Board. It will often take many years of constant persuasion to bring these ideas to reality. Experience has shown that the difference between Comprehensive Plan ideas being carried out or being lost and forgotten is a direct consequence of the activity and enthusiasm of the Planning Commission.

Adopted January 19, 1999

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