Looking at the Next Master Plan

Guest Opinion

By Jim Carruthers | Oct. 8, 2022

As the City Commission and Downtown Development Authority review our Master Plan, it’s important they consider decades of planning that got us to this point.

Several themes have prevailed, and it’s important these governmental bodies understand that planning does not mean erasing the past. Residents continually stress the importance of managing growth while protecting historic character, natural environments, and small-town atmosphere. Below is a brief history highlighting the planning our citizens have dedicated themselves to in order to protect this wonderful town.

The 1979 Traverse City Downtown Redevelopment Program Guide introduced the idea of a redevelopment plan for downtown. It said, “Traverse City Downtown Development Authority was established in September 1978 to work toward strengthening the retail function of downtown Traverse City.”

The DDA’s objective was to retain anchor stores in order to maintain downtown’s regional retail role while focused on conserving and enhancing the unique natural and historic features that shape downtown’s image and form. It pointed to our community’s strong values, reflecting an appreciation for history and character—which is embodied in our buildings—and protecting natural resources. It reflected the need to develop downtown while maintaining a small-town atmosphere, historic architecture, and smaller-scale retail, shaping the values important to our citizens.

In 1997, the DDA recommended a Tax Increment Finance plan, commonly known as TIF97. The plan was marketed as a 30-year loan (tax capture) that would be used to incentivize the revitalization of downtown. After the 30 years were up, the increase in taxable value would go back to the General Fund and TIF97 would end.

The vision was to provide upfront funding for public improvements while “preserving downtown’s small town character, improving pedestrian experiences, make better use of the land, and maintain historic building patterns.” Bryan Crough, former DDA Executive Director wrote, “To preserve our small-town character, we envision a downtown very much like that of the past: 2 to 5 story buildings…skyscrapers and office towers have NEVER been a part of this plan.”

The 2003 Traverse City Master Plan reiterated recurring themes of previous plans that maintained a small-town atmosphere and protected and enhanced the rich natural environment, all while preserving the community’s historic resources.

In the 2006, New Designs for Growth Development Guidebook, a chamber-led development tool, referenced protecting natural resources while maintaining our rural and urban character as we grow. The Guidebook provided a foundation and resource for communities to use when updating plans and zoning ordinances to better accommodate the needs and desires of residents. When planning our commercial core, preserving local character and attractive communities is more important than the use of a property relating to building placement.

The 2006 Across Grandview Parkway Plan speaks to Traverse City’s rich history and natural features and that preserving our character is important to our local economy and residents. It points to preserving Traverse City’s small-town character and references the city’s 1977 and 1994 Master Plans that made this a community goal.

The 2007 Grand Vision Land Use and Transportation Strategy Report points out that local plans should express an interest in planned development practices that protect the rural feel and agricultural practices of the region. The emphasis is on protecting the area’s natural resources, scenic views, and roadways, which are important for successful growth. Natural resources and appearances are recognized as a significant part of our economic engine, and these amenities draw tourists and attract businesses.

The 2009 City Master Plan states the importance of recognizing our past as we plan our future. A “quantifiable” standard to measure intensity is recommended. The core principles speak to preserving and protecting our neighborhoods as we grow while protecting natural and historic resources, which are limited and need protection. As written, “the commercial neighborhoods at the boundaries are expected to mitigate their intensity level to one that is no higher than the highest accepted intensity level of the adjoining residential neighborhood.” The plan encourages action in harmony with community values and provides the “legal” basis for protecting our neighborhoods.

The 2013 Corridor Master Plan also speaks to the importance of preserving our community’s core values while protecting existing nearby residential neighborhoods along urban corridors. It is clear this community’s values reflect protecting the environment and the character that attracts people here.

Downtown has plenty of room to grow, and governmental representatives should recognize that citizens want to protect our character and natural resources. Zoning ordinances and the city charter are legally binding and have been upheld by the courts. Just because investors/developers are taking advantage of a hot real-estate market is no reason to ruin what makes Traverse City so appealing. Growth is changing the world around us, but that does mean we should not consider thoughtful redevelopment that protects our community values.

My many years of involvement with government and research into 40 years of planning documents has led me to understand what our community goals and values represent. Protecting and preserving our natural resources, historical features, and maintaining a small-town atmosphere are consistent themes that we value and are worth protecting.

Jim Carruthers served as the mayor of Traverse City for six years, a city commissioner for eight years, and a Parks & Recreation commissioner for eight years prior to that.