Planning Commissions, Zoning Administration Boards and Historic District Commissions: Unraveling the truth behind local land use decision-making

Traverse City

Local land use decisions can affect your daily life in many ways, although, many people don't understand or get involved with the planning process.  The decisions that land use officials make today can affect the landscape, the character of neighborhoods, the health of the environment and natural resources, the availability of affordable housing, the size and scope of new developments and transportation corridors forever.  Planning and zoning activities, in fact, may be the most important elements in the design of a community.  This article and interview with Planning Commissioner David Hoekje of Traverse City, will help unravel the role of the planning commission.
 

Local governments serve many functions and provide many public services such as, fire and police protection, sewer and water, construction and maintenance of roads, and planning and zoning.  Planning is the process of identifying a shared community vision for the future and describing how the citizens and officials will work together to achieve that vision. This vision and the community's goals and objectives are described using text, data, graphics, and maps collected in a Comprehensive Plan. The comprehensive plan is the strategy or road map for achieving the community's vision.  To develop this plan, the community's elected officials appoint a Planning Commission, which both writes the plan and helps to carry out.

Comprehensive plans are written with substantial public involvement, usually including public hearings, visioning sessions, focus groups, and other community information sessions.  The elements of a comprehensive plan may incorporate, land use, socioeconomic characteristics, transportation plans, utility and service needs, recommendations for the future, conclusions from special studies, and implementation strategies. 

The planning process is circular and begins with a simple analysis of baseline census and other data, technical studies and community desires.  The baseline analysis is then used to formulate goals and objectives, and alternatives.  After the plan is adopted, the implementation or action steps begin (state law requires that plans are reviewed every five years).   

Looking at the Traverse City Master Plan, I learned that the city has adopted a plan with five components: Resource Protection, Parks, Recreation and Open Space, Community Facilities, Trafficways and Land Use/Design.  One of the many community goals outlined in the City's Master Plan is to:

Maintain and encourage a diversity of housing.

Plan housing opportunities for all people. Encourage housing on compact lots. Encourage a diverse mix of housing types carefully located and designed to be in scale and compatible with natural and developed surroundings.

As a new resident, in the low-income, just-out-of-college, starting my career phase of my life, I was particularly interested in this part of the plan. So, I asked Traverse City Planning Commissioner, David Hoekje, for his thoughts on this topic and the role planning commissioners play in Traverse City.   Click on the play button below to listen to the interview.

Access to affordable housing is just one issue that the City Planning Commisssion will address in the coming years.

Here are the questions asked during a phone interview and his responses (italics) on Wednesday, February 7:

The planning commissions primary role, which is subordinate to the city commission, is to delve in to land use questions and questions related to long term goals in greater depth.  The planning commission is an appointed group that advises the city commission on land use issues.  As land use projects become more complex, the planning commission acts as an administrator in the review the plans for compliance with zoning ordinance. 

That's a tough question because I view of my home as regional and my role as a planning commissioner is confined to the city.  Many of the issues that city will face in future are regional issues and the city has relatively little power or authority to affect those at this time.  Let's hope in the future for some regional planning process.  The City must craft an agenda, which will be affective as possible in the regional growth issue.  With the area growing so rapidly the city could become subordinate to the surrounding areas, and the city will have to strive to protect its identity.  Certainly with respect to cultural diversity, there is a strong force of gentrification, which is purely economic.  As homes are found desirable, the prices increase and the people who can afford to by them have greater incomes, and tend so to represent a narrower segment of the population.  This will clearly characterize Traverse City unless steps are taken to create diversity. 

3.  Could you speak to the YourPlace audience about how the planning commission is working on Affordable Housing issues in Traverse City?

The planning commission has been spending a lot of time learning about affordable housing issues.  The biggest influence I perceive is the issue of density.  The one way that I am aware that we can improve housing choices is to grow up instead of out, essentially allowing muti-family developments..  I believe that density is the one direction that the planning commission can guide the community, and done well can improve affordability,

4.  How can individuals in the community help to shape the long-term community vision?

I would suggest that individuals take the time become informed about the process and that they themselves should generate a vision for the future of Traverse City that is positive.  People should perceive a future, which is doable, and keep it in mind when making decisions.  Also, make careful voting decision and provide support for those people to pursue the agenda for which they were elected.