New Zoning Protects Cascade
Cascade's current zoning is over thirty years old. Partial amendments over the years have created contradictions, unnecessary confusion, and loopholes for developers.
The current (outdated) zoning prioritizes strip malls in the village, expanding industrial development east of the airport, and higher density sprawl in the remaining rural areas (primarily east of Buttrick).
The new zoning, adopted by the Board of Trustees in February, preserves Cascade's unique character and residents' property values by prioritizing sustainable and higher quality development in the right places, preserving rural spaces, and creating a more walkable village area by the Thornapple River.
Following its adoption, a group representing some in the real estate industry challenged the new zoning. Campaign finance records show this group spent $115,829 to get the issue on the August 4 ballot (paying $6,139 to a law firm, $9,775 to a marketing firm, and $99,915 to a professional signature gathering firm). The Michigan Realtors and Greater Regional Alliance of Realtors (GRAR) paid the signature gatherer company the entire $99,915.
This group is now spending thousands of dollars spreading false information to get residents to vote against the new zoning--zoning that protects Cascade from the very high density (not actually "affordable") development this group seeks to profit from in Cascade.
The new zoning protects Cascade from this kind of high-density sprawl that diminishes existing residents' property values and quality of life. This is why special interest groups with deep pockets are spending big money to stop the new zoning.
Special Interest Scare Tactics vs. Facts
Special Interests are saying...
"The new zoning will bring in low-income housing."
FACT: Low-income housing is not added or mentioned at all in the new zoning.
"Property values will decrease because of the zoning changes in the village area."
FACT: Professional planning studies show that walkable, well-designed village centers with river access significantly increase surrounding property values--both residential and commercial.
"The Board of Trustees rushed the new zoning through without resident input."
FACT: The process began in 2022 when a survey was mailed to every residence in Cascade asking residents to identify top priorities, concerns, and long-term growth goals. Nearly 2000 residents responded. Overwhelmingly residents wanted to preserve Cascade's character and residents' quality of life and manage growth pressures. Updating the zoning began in 2024, and included 28 public meetings and work sessions over the last two years, with details included in seven newsletters mailed to every residence and available on the Township's website.
"No Data Center Protection"
FACT: The Board of Trustees addressed this issue separately by approving a moratorium on the issuance of all Township permits, licenses, and approvals related to the establishment of data centers in February. This moratorium preserves the status quo while the Township evaluates legally sound long-term regulations.
"No economic study was done."
FACT: While economic analyses are common in the private sector, they are rarely done by local governments as part of the zoning process. This is because they prioritize short-term economic gains, without recognizing broader community and environmental goals, including the impacts on neighboring properties and the community (e.g. traffic congestion and available infrastructure), open space preservation, and quality of life.
The potential for bias is also great as this type of analysis is often offered by parties with a vested interest, potentially skewing the results in favor of their specific agenda. Lastly, economic models require making assumptions about future market conditions to calculate projected values, and long-term predictions - and impacts - are inherently uncertain.
"The zoning allows Township to use Eminent Domain to take property in the village."
FACT: Eminent Domain is the process by which the government can seize private property when it is a “necessity” without the owner’s consent. This legal doctrine has nothing to do with zoning. No “necessity” exists which requires the Township's taking of public property in the village or anywhere in the Township.
"You need a permit to cut down a tree."
FACT: You do not. To discourage large-scale clear cutting of forests, developers of new commercial, industrial, and residential developments over three acres are required to keep or replace certain in kind quality mature trees. This requirement does not apply to existing residential or agricultural properties under three acres.
"New zoning allows high rises in the village."
FACT: The new zoning limits new buildings in the village to 35 feet in height.
"Overyly restrictive in village"
FACT: Under the new zoning, future buildings in the village core are limited to 35 feet in height, must have first floor commercial use; and cannot have combined lots/expansive combined buildings. These changes preserve the village's quaint charm and encourage walkability, a top resident priority. These restrictions ensure no high rises, expansive strip malls, big box stores, and large apartment complexes in the village. First floor commercial preserves local businesses, as residential development is more profitable at present. Certain real estate investors and developers view this as too restrictive. Those same real estate investors and developers are funding the 'vote no' campaign.
"Private road rules make it too expensive for developers."
FACT: The new zoning does require developers build new private roads wider (4 or 8 feet depending on the numbers of homes being built). It also limits the number of homes that can be built on a private road to 8. Developers wanting to build more than eight homes on a new road must build the road to public county road standards. This was done to allow better access to emergency vehicles and also to preserve rural character in remaining undeveloped areas (east of Buttrick and the airport). Certain real estate developers and realtors oppose these changes. Those same real estate developers and realtors are funding the 'vote no' campaign.
"Existing business owners will have to spend money on updates to comply with the new zoning."
FACT: The new zoning applies to future developments and redevelopments only.
What Do Those Behind the Mass Mailings Opposing the Zoning Really Want?
- More density & Less Restrictions
- Larger apartment complexes than allowed
- Higher density housing developments in rural areas on narrow private roads
- Fewer restrictions in the core walkable village area to allow fast food drive-thrus and large-scale apartment complexes
Special Interests paid a professional signature gathering firm $99,000 just to get enough signatures for this to be on the ballot. How much will they spend to get people to vote 'no'?
Act Now to Defend Cascade Township
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