Vision Elmwood's Master Plan: A Community Vision During discussion of land use issues and in public comment periods at planning commission meetings in Elmwood Township, listeners often hear reference made to the Elmwood Township Master Plan. This document was approved in Elmwood in 1999 after a multi year process that took into account the views and input from a wide range of township residents. Yet many might wonder exactly what this document is all about, how it works, and exactly what sort of recomendations it makes. The Master Plan is based on a detailed public attitudes survey, and additional public contributions. The plan acknowledges these contributions by stating that “The strong, collective message throughout the development of this plan was the conservation of the natural environment and the preservation of Elmwood Township’s image as a rural community.” The plan goes on to identify the current land use situation in the township, to state goals for the future, and to suggest action plans and strategies that would support them. In considering the form a zoning ordinance might take that supports the plan, think about some of these statements taken directly from the plan: “Accommodate future growth within the township while maintaining its existing rural/residential character.” “Ensure that new land uses are compatable and in character with existing uses.” “Guide new development in a manner that conserves natural features and environmentally sensitive areas and meets the long term needs of the community.” “Balance the rate of land development with the availability of public facilities and services such as adequate roads and public water and sanitary sewer systems. Encourage development where those types of facilities and services currently exist.” “Establish an Urban Services Boundry to guide and assist planned growth while limiting sprawling development into the more rural areas of the township.” The Plan details specific objectives in limiting the environmental impacts of development: “Encourage the retention of important farmlands, orchards, forest lands and open space areas.” “Protect the quality of surface and ground water resources in the Township from development related inpacts.” The specifically stated strategies detailed to meet these objective include: “Encourage the retention of productive agricultural and forest lands through...local zoning incentives.” “Encourage land use planning and site design that provides for efficient land use that takes into account natural features, conserves agricultural resources, and maintains scenic vistas.” “Develop site plan review regulations which will help protect the community’s drinking water supply.” Other stated objectives of the plan deal with planning for new residential development. Those objectives and the strategies suggested to meet them are, in part: “Encourage the development of residential neighborhoods that are well-integrated into the existing landscape and compliment the character of existing neighborhoods.” “Encourage new residential developments to be sited in a manner that protects the Township’s rural character and scenic views…” “Through site plan review regulations, provide that the layout of new residential developments to be logical extension of existing neighborhoods…” “Encourage higher density housing on lands that have the capacity to support such development by means of public roads and utilities”. In a specific sense, the Master Plan addresses future land uses and development densities. The guidance offered includes these direct statements: “Those areas designated as having tillable soils coincides closely with land which is currently being farmed. These lands are planned to either remain as farmland for agricultural production or be carefully transitioned into residential or mixed uses.” “This plan recommends that factors such as clustering and permanently designated open space, direct access to paved roads, and other measures be used to preserve the Township’s rural character and to minimize demand on the Township’s limited public services…” “It is the recommendation of this plan that developments in areas that are not served with either public water or sanitary sewer system have a density of not greater than one unit per two and one half acres. Zoning district regulations should reflect this policy with higher densities permitted in areas where public utilities are available or where the developer is planning to extend or install such facilities.” “It is the intention of this plan to encourage shared utility systems for all developments resulting from subdividing, condominium, or PUD activity.” The Plan is specific in detailing action regarding activity in the Rural Low Density classification, and its definition, in part with: “The desire of residents to retain the rural character and the current lack of public water and sanitary sewer facilities, this future land use classification has been named Rural Low Density.” “It is critical that any transition of lands be conscientiously planned to protect those natural characteristics which first attracted residents and visitors to the region.” “Clustering permits…the owner and developer the overall density allowed by the underlying zoning district.”