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