In communities across Michigan, land use decisions are making a permanent impact on rare ecosystems, fragile economies and struggling families. The “Dollars and Sense of Smart Growth” is a year-long series exploring some of the real-world consequences—and the financial impacts behind them—of the commonplace land use decisions being made in communities across the state.

Each issue offers two contrasting case studies facing land use decision makers in Michigan today. Taken together, these two examples show the common-sense kinds of cost saving measures that communities are realizing through Smart Growth planning and infrastructure decisions.

The first installment in this series examined the contributions made by wetlands for habitat, water filtration and even as a supplement for traditional, costly sewer infrastructure. This time, we continue the theme with a trip through Oakland County, contrasting two cases where public investments are either supporting or undermining vital wetland and natural feature complexes. As always, we also include a short set of questions you can ask in your community to help hold local and state elected officials accountable to your land use future.

Planning for Economic Development:
Rising Together or Sinking Separately?

Using downtown development tools in wetlands, Oakland County

In 1991, residents and the U.S. Environmental Protection Agency (EPA) contended that protecting the intact ecological value of the remaining lakes and wetlands in the area of Oakland County between M-59 and I-96 was more important than adding development. However, there is now another major entity pushing for the Martin Road Extension and several other projects in the area. The Commerce Township Downtown Development Authority (DDA) is accessing public resources to push the development forward by financing the project locally through an expansion of the DDA boundaries and by collecting the additional revenues generated from tax increment financing. As the wetlands disappear, neighboring units of government have to deal with the increasing stormwater runoff issues.

Planning for headwater protection, Springfield Twp.

A planning process focused on preserving the township’s many natural resources, including the headwaters of the Huron, Shiawassee and Clinton rivers, has allowed Springfield Township in Oakland County to begin to reduce new infrastructure costs while accommodating a massive amount of new development. By implementing an updated master plan and zoning ordinances that direct new development into clusters nearer existing roads and utility service areas, the township is getting more “bang for the buck”—reducing costs, increasing property values and using open space to help mitigate the impacts of new impervious surfaces at the site level. While working to preserve the “natural services” provided by wetlands, the township is quickly becoming a leader in promoting new low impact developments for stormwater, reducing the cost of new infrastructure and enhancing property values through strategic land protection.

Questions for your elected leaders

1. Are any public dollars or incentives intended to rebuild older communities (tax breaks, tax increment financing, infrastructure expansions, etc.), being used to subsidize new sprawling growth in our community?

2. How can we make sure that incentive programs are not being used to undermine valuable environmental assets (like wetlands)?

3. Are there opportunities to share the burden of services and the tax benefits of development with adjoining communities in order to get the most out of our limited public funds and reduce costs?