Highland Conservancy

HELP SAVE HIGHLAND by Linda Foran

 

What is the problem?

The King Rezoning Project is proposing a senior care housing development on the land bordering Hickory Ridge, Dunham Road and adjacent to Dunham Hills Subdivision. Access to this sprawling complex of senior housing will be made from either Hickory Ridge Road or Susan Drive. The housing project includes:

• 76 attached condos

• 180 senior apartments

• 150 assisted living units

• 244 single-family units

• 75 units in a nursing facility

• A sewer treatment plant

 

How can this happen?

Although his previous request was denied, Mr. King’s team of “community planning consultants” has now modified his original request by purchasing additional land (allowing the total unit count to increase) and creating access using Susan Drive (more traffic on Tipsico). There is also a new tactic for zoning approval.

 

A request to the Highland Planning Commission for “conditional zoning” regarding the property in question has been made.  According to the Michigan Townships Association (MTA), a property owner seeking a rezoning of land may voluntarily propose conditions, in writing, regarding the use and/or development of land as part of the rezoning request.

 

Why should I care?

If the conditional rezoning is approved, the immediate impact will include;

• Loss of the rural atmosphere we sought when we moved to Highland.

• Loss of the natural open-spaced areas provided by the Master Land Use Plan.

• Increase in taxes to pay for the support necessary for this project.

• Staggering environmental impact including: the loss of woodlands, impact on our water table, noise and air pollutants, and the natural increase in vehicular traffic on our rural roads.

 

When can I speak out against the rezoning?

This should be a concern for all Highland residents. What can we do as a community?

1.   Take our voices to a public hearing on Thursday, December 17, 2009 at 7:30.

2.   Write letters to members of the Township Planning Commission or the Board of Trustees expressing our concerns.

 

December is centered on activities with our families and it’s difficult to find the time to become involved in a community rezoning request. Make the time to use your voice to protect Highland. Remember, if the zoning changes are made, our families will live with the consequences forever.

Where's the Beef? by Katheryn Krupa

“Oh my gosh Ed, look at that!” I cried as we stood on a high bluff overlooking pristine Dunham Lake in Highland. “It’s like being up in Canada it’s so beautiful.”  Maybe you too had a similar reaction when you first stumbled upon Highland with its hills, parks, lakes, woodlands and horse farms.  Not one to sit idly by as I watched new development begin to encroach on this rural oasis, several of us founded the Highland Conservancy to do our best to protect Highland’s natural beauty.  Thankfully, we were not alone.  A survey done several years back showed that the majority of Highland residents also resoundingly support protecting the natural beauty and rural character of our township.

Unfortunately, something crucial to Highland’s protection is in serious jeopardy – Highland’s new Natural Features Preservation ordinance (Article 15).  For the full text, follow this link: http://www.highlandtwp.com/page/Twp+PlanningZoning-130.html    Conservancy members have been attending Planning Commission meetings for almost three years now voicing their concerns and providing input as this ordinance was crafted.  The ordinance has gone through many drafts to carefully craft language with the goal of protecting individual landowner’s rights while preserving natural features such as mature trees, top soil and clean lakes in future developments.  Now this ordinance is in grave danger of being gutted and left without any substantial or enforceable requirements.  The current version has removed specific requirements for tree preservation and all penalties for non-compliance (doing a natural features/tree inventory is nice but the idea is to protect the trees by establishing a required percentage of tree canopy or establishing replacement tree percentage requirements). 

The Highland Conservancy is asking for two basic requirements for new developments: First, preserve the trees as much as possible and second, stop unnecessary grading. Simply put, keep the lots in their natural condition by permitting tree cutting only for construction of roads and installation of public utilities.  There is no reason why trees and top soil need to be stripped off building lots before there is any plan for the home that might be built there.  When the trees and topsoil are removed, all plant and animal life is eliminated from the site.  This is not the legacy that we want to leave for Highland. Stopping these practices will allow for subdivisions with green meadows, mature trees and home sites that fit the gently sloping land and crystal clear rivers and lakes as opposed to tract homes on a barren flatland stripped of all topsoil, vegetation, grass and wildlife.  We already have several of these unwanted wastelands in Highland with hundreds of lots remaining unsold.  Economy aside, if the current version of this now-gutted ordinance is passed, we will be leaving the door open to more of this natural destruction.  I encourage you to visit Dunham Lake or Cobblestone in Highland or Green Farms subdivision in West Bloomfield for examples of developments that have worked to protect the natural features of the land, not destroy them.  The point is we need to protect the natural beauty, woodlands and watersheds in Highland.

There will be another public hearing on this ordinance this Thursday, December 3rd at 7:30 pm at the Planning Commission meeting in the township auditorium and January 7, 2010 at 7:30 pm.  We encourage you to attend and voice your concerns for a return of the specific requirements protecting woodlands such as minimum tree canopy requirements, preventing topsoil removal, requiring (not just encouraging) native plants and trees in roadside beauty buffers and native vegetation in storm water protection in the Natural Features Preservation ordinancea. Highland Township needs your support!

Highland State Recreation Park Plan by Katheryn Krupa

The old sheep barn before it was destroyed by winds

On Thursday, November 12th, a variety of interested citizens met to review the proposed master plan changes for Highland State Recreation area.  Interested citizens included equestrians, conservancy members, hikers, bikers, DNR officials, members of the Oakland County Planning Department, Highland township officials and area residents.  We reviewed a master map of the park and most everyone in attendance agreed with the overall plan while making some recommendations.  These included possibly moving the equestrian campgrounds to an area adjacent to more trails, expanding the current camping area, extending bike trails to connect up (and eventually meet) with the new Milford trail, and creating additional equestrian and hiking/biking trails to provide better access to the park.  The overall goal is to protect the natural beauty of this unique area rather than change it into a high-impact, heavy-use type park.

FROM FIELDS TO FOREST By Katheryn Krupa

Over 40 people showed up on Sunday, October 11th to plant trees along White Lake Road near Eagle Road in Highland as part of the Faith in Action initiative at Highland United Methodist Church.  Working with the Highland Conservancy and other local groups, the church set out to "be the church" by planting trees, picking up trash from the Huron River and helping out throughout the community.  It was exciting to see little children work alongside moms and dads to regenerate a healthy ecosystem from land that had previously been destroyed by a developer.  The children learned the importance of planting a variety of pines, oaks and acorns and how we need to be good stewards of our planet.  Kid's church teacher Mary Lloyd taught them the names of the seedlings and acorns, then showed them how to plant and water the trees.  Over 2,000 acorns and over a hundred saplings were planted, mulched and watered.  Wow!  Thanks to all who turned out to make a difference.

Senior Citizen Complex again proposed for Highland by Katheryn Krupa

 

On September 17, this reporter was in attendance at the Planning Commission meeting when Cleve King returned requesting rezoning of his 120 acre property along with an additional 60 acres off  Susan Drive and Tipsico Lake Rd.  King stated he plans to provide a “continuum of care” in the complex not to exceed 225 units.  The current configuration he presented includes 76 condos, 180 apartments, 150 units in assisted living and 75 units in a nursing home.  Previously, the township did a micro-analysis of the area and recommended leaving the zoning unchanged for the area.  Now, King has done his homework changing his overall plan to include lower density, access in and out of the complex via a road through Susan Drive to Tipsico Lake Road, and additional planting of trees providing more buffer for adjacent properties including Dunham Lake Estates.  King is filing his request under a provision called “conditional zoning” which means the zoning is approved conditioned upon specific requirements for the development that are worked out and agreed to ahead of time.  Some possibilities include: requiring financial guarantees, stipulating specific areas as green space, or requiring phased development.  At the meeting, local residents voiced concerns about the impact the development would have on nearby low-lying homes already prone to flooding, the need to protect as much mature woodlands as possible, inclusion of quality open space not just wetlands, need for a provision to keep if from being sold and then turned into a trailer park or apartment complex, and units being placed too close to the lot lines of residents along Dunham Road. A sewer treatment plant is included in the plan which could have both a positive and negative impact on the area (it might encourage more development depending on its eventual size and capacity and what stipulations might end up being made).  King noted that there is the potential that nearby Dunham Lake residents couldhook into the sewer, depending, again, on how everything plays out. 

For a copy of the preliminary layout plan, click on this link: http://www.highlandtwp.com/uploaded_pics/pdf-20091008153542.pdf

There will be a public hearing on Thursday, December 17, 2009 at 7:30 p.m.  In addition, concerned citizens are welcome to mail in their comments or concerns to the Planning Commission, or attend upcoming Planning Commission meetings.  For upcoming agendas (or minutes) of meetings, go to the township website at www.highlandtwp.com and click on Government, then click on Planning Commission, etc.

CLEAN ROADS by Katheryn Krupa

Last week was "adopt-a-road" clean-up throughout Oakland County.  Thanks to a strong turn-out of volunteers, several stretches of road in Highland are once again litter free.  The Highland Conservancy adopted Harvey Lake Road leading from M-59 to our new Highland Oaks Park.  It has been a busy summer keeping up with litter bugs but once again the road is clean.  Thanks to all who helped out this year!

5K Nature Run in Highland

The Highland Conservancy

5K Fun Run Nature Challenge!

When:                  Saturday, September 26, 8am
Starting point:    Highland Feed on Livingston Road EAST of Milford Road -- there is ample parking

Cost:                    $15 entry fee

 Highland Township has many natural areas, parks, and other beautiful natural features that make it a unique place to live.  The Highland Conservancy 5k Nature Challenge is designed to introduce Highland residents and visitors to some of the great aspects of Highland including the Highland Recreation area and the Dodge 10 Park.  The 5k will start near the railroad tracks by Highland Feed, continuing down Livingston road EAST (on dirt roads) to Pettibone Lake Road, through Dodge 10, looping back to the starting point.   For more information, contact Ron Flannery: Ron@RonFlannery.com, 248-887-7125, or the website below.

Part of Horsin' Around in Highland 2009

www.HighlandConservancy.Org

An Unusual Rescue of a Loon Chick by Katheryn Krupa

 

"Dennis, we can't just leave it to die!" I cried out to my neighbor.  As loon master for our lake up north, Dennis has asked me to kayak with him to check on an abandoned nest.  Just as we paddled up we heard a peeping and saw a baby loon cracking open its egg.  Oh oh.  The parents had left the nest a day earlier with the first chick that hatched, never to return (so we learned later).  "We have to do something!" I lamented.  Cradling the dark grey mottled egg in my hands, we watched as the baby loon kept pecking away.  Soon a wing emerged and eventually, a very wet, slimy chick was born with remnants of yolk still attached to what seemed like an umbilical cord.  Reluctantly, we left it in the nest and quickly paddled back so I could hop on the phone to a wildlife rehab person.  A hardworking, frazzled but kindly women named Ruth at The Ark in St. Helen, Michigan answered.  She was pretty hesitant but I insisted so she finally agreed I could bring it in.  Dennis and I rushed back to scoop up the now shivering loon chick and off I drove as quick as I could to The Ark with the baby loon chirping away constantly from under the warmth of my shirt.  Don't die, please don't die, I thought as I attempted to make what I hoped were loon like sounds to the peeping chick, driving down the back roads near West Branch.  I arrived in a swirl of dust just as Ruth pulled up with a bucket of minnows from a nearby bait shop.  We quickly fed the little loon and sure enough it swallowed down three tiny minnows and immediately seemed to perk up.  In short order I saw wild baby deer, flying baby squirrels, hawks and geese with broken wings, baby goslings and rabbits, and creatures in every nook and cranny of that amazing place.  A short call to the loon expert brought the tough news that I would have to hussle it back to the lake to try to reunite the chick with its parents...anything else just would not work!  So off I raced again, with my newborn charge, hoping to get it back before dark and the sun was setting fast!  I jumped back into the kayak but where were the loons?  The wind had picked up and here I was paddling, loon chirping away and I was frantic to get it back before nightfall.  Finally I heard the distant call of a loon and I paddled as hard as I could till I got pretty close to one of the loons with one chick nestled on its back.  I scooped up my little bundle of fluff and placed it on the paddle, extended it as close as I dared and, Plop, dropped it into the water and...hurrah, it floated!  I spun around to leave and the mother loon rushed over and scooped it up onto her back.  Success!  I got quite the noisy scolding as I paddled away.  Glancing back I was relieved to see the reunited loon family all swimming away.  That night the haunting call of the loons had a special meaning for me and I smiled contentedly as I watched the loons floating in the moon splashed waves.  [Update:  Alas, neither chick made it to the end of the week as the resident bald eagle I suspect snatched them both away.  Yet it was an amazing experience nonetheless!]

New program to help save Boy Scout and other wilderness camps by Kirt Manecke

Milford, Mich. –Across the nation, large wilderness camps that have nurtured interest in the outdoors for generations are being put up for sale. The troubling trend comes amid rising awareness that American children need far more time outdoors,and selling big camps—including some of our most famous Boy Scout camps—works directly against solving the problem that author Richard Louv called “nature deficit disorder.” In response, LandChoices <http://www.landchoices.org/>, a Michigan-based
non-profit of national scope, is launching a new program to help save the big camps that are so important to America’s outdoor heritage, our outdoor future and our children’s health. Called ,
“Big Camps<http://www.landchoices.org/bigcamps.htm>”,
the program offers camp directors and boards specific and useful how-to advice for saving wild lands. The LandChoices’ program provides two key solutions to prevent the sale of big camps.

1. The program provides state-of-the-art, easy-to-understand information about using land conservation easements <http://www.landchoices.org/preserveland.htm>to permanently preserve Big Camp lands, and thereby eliminate the temptation to sell the camp for development.

2. The program helps increase big camp operating revenues with targeted information for improving fund-raising effectiveness.

“The problem is that many non-profit boards are seeing declining revenues and are looking at selling big camps as a way to raise money to cover operating expenses,” says Kirt Manecke, Founder and President of LandChoices. “But selling land assets to cover operating expenses is unfortunately a short-sighted solution that diminishes our children’s access to nature and doesn’t really solve the core problem of too little cash flow. If these camps are sold, they will never be replaced because the cost of land today is simply too great.”

Manecke decided to launch “Big Camps” after reading the best selling book *Last Child in the Woods; Saving our Children from Nature Deficit Disorder by Richard Louv. The book points to studies that show connecting children with nature leads to lower levels of ADHD (Attention Deficit Hyperactivity Disorder), anxiety and depression. The book also points out that nature is potent therapy for childhood obesity.

For more information about LandChoices’ “Big Camps” solutions, visit www.landchoice.org/bigcamps.htm or contact Kirt Manecke at info@landchoices.org.

Natural Features Ordinance for Highland

The Highland Township Planning Commission has been reviewing and revising the Natural Features Preservation regulations at recent meetings.  One of the things our Highland residents treasure most is the natural beauty of this area.  We are fortunate to have an abundance of high quality lakes, rivers and parkland.  In the future as developers come in to create new subdivions, it is important to protect the natural features of each site through our ordinances and site plan review regulations.  This creates a win/win situation.  New residents often prefer a site with natural features and mature trees to a site that has been clear cut, bulldozed, stripped of top soil and flattened into a wasteland.  Building sites with intact natural features are more desireable and the developer benefits as such sites command a higher price.  Such regulations do not impact individual landowners who still maintain their individual rights as protected under our current ordinances.