further compounded by the fact that most of the residential property is located either on or within site of one of the lakes or rivers surrounding Forest Home Township. The overall value of property in Forest Home Township increased between 1990 and 1995 by one and one half times the increase that took place between 1980 and 1990. The rapidly increasing property values have a substantial impact on persons wishing to enter the housing market in this area.

 

PROPERTY VALUE

 

Classification                True Cash Value*         Increase

1990      1995      Amount Percent

 

101 Agricultural              $4,526    $6,296     $1,770     39.1

201 Commercial                $2,111     $2,781       $670     31.7

401 Residential              $85,869   $161,596   $75,727      88.2

 

Total                        $92,507   $170,873   $78,366      84.7

* in thousands

Source:        Antrim County Equalization Department

 

ZONING

 

At the present time, the Forest Home Township Zoning Ordinance contains five zoning districts: two residential, one commercial, one manufacturing, and one agricultural district (refer to the Forest Home Zoning Map on the following page for specific locations of each district). The R-1 District is limited to single family dwellings. One guest house is allowed per parcel provided the lot meets specified size standards. The R-2 District allows for single family dwellings as well as multiple family dwelling units as uses by right. The commercial district allows a variety of retail, service and institutional uses and also allows for residential uses ranging from boarding houses, motels, mobile home courts, trailer parks to single family homes. The manufacturing district allows for warehousing, office use, light manufacturing or processing operations.

 

The current zoning map provides for a considerable amount of R-1 residences along the water boundaries of the township. The areas of the shoreline that are not zoned R-1 are classified as possible or probable wetlands.

 

Those areas zoned R-2 tend to be located directly inland (second tier or backlots) from those properties which are zoned R-1. Many of these properties are well suited for some of the uses allowed in the R-2 District but many of the properties are poorly suited for the complete range of permitted uses due to slope or other considerations.

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One commercially zoned area exists in the vicinity of Clam River. No land is zoned Manufacturing at this time. The Manufacturing District is one that must be specifically requested as opposed to having an area zoned in advance of a need being demonstrated.

 

The bulk of the township is zoned agricultural. The agricultural district includes virtually all of the inland areas of the township as well as lake and river shorelines which are not suitable for development purposes due to high water table, organic soils or wetland conditions.

 

A buildout analysis was conducted for Forest Home Township in the course of developing this plan. The present zoning ordinance will allow for a residential buildout of over 26,000 dwelling units. It is safe to assume that we will not see that level of building activity in the township in the foreseeable future. The number of dwelling units allowed by the ordinance indicates the zoning ordinance allows for large numbers of dwelling units throughout the township including areas that may not be the ideal locations to have the "large" population levels.

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Given the dwelling units allowed in the present zoning ordinance as shown above, the projected population of Forest Home Township could range between 65,266 and 83,838 persons. This does not include any mobile home parks which are allowed in the Commercial District or any residential development that might occur in the Wetland District. This population range is derived by using Forest Home Township persons per household (2.46) and the State of Michigan average number of persons per family (3.16).

 

With the residential development spread along water bodies to a level of 95-100 percent, additional development will tend to occur on land having a water view. Redevelopment of lakefront property through the replacement of existing cabins and homes with larger residential structures may occur as well.

 

BUILDOUT ANALYSIS

 

Zone          Total     Net       Minimum    Dwelling

District       Acres         Acres*     Lot Size   Allowed

 

R-1           977       645       20,000    1,405

R-2           829       574       15,000     1,589

C              22

Wetland        1,012

Manufact.          0

Agricult.      12,280     8,105         15,000     23,537

Total                                          26,531

 

* Deduction of 33% of the land area for roads and utility easements. This figure will ultimately be determined by the creativeness and economy of land use in the design of future development.

Source:         Forest Home Township

Community Planning Assistance, 1996

 

 

 

 

 

 

 

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