Tag: township

Saving Farmland From Sprawl

  • DeKalb County, close to Chicago in Illinois, is facing rapid urban sprawl. (Photo by Lester Graham)

Some counties near big cities are trying to save farmland from being developed into sprawling suburbs. Lester Graham reports the problem is finding money to fund programs that would preserve the rural character of an area:

Transcript

Some counties near big cities are trying to save farmland from being developed into
sprawling suburbs. Lester Graham reports the problem is finding money to fund
programs that would preserve the rural character of an area:


The real value of land as farmland is a lot less than what a developer will pay for the land
to use it to build strip malls, big box retail stores, or subdivisions of wallboard mansions.
Farmers are tempted to sell when it means they’d make more money off the land selling it
to developers than they would farming for the rest of their lives, but many feel they’re forced into the situation. They don’t really want to give up life on
the farm. They just feel they’d be foolish to keep farming when they could make so much
money selling to a developer.


Some counties that want to preserve the rural character of their area are putting together a program
that helps farmers by paying them some of that difference between farmland value and
development value. It’s called the purchase of development rights.


Usually, local governments, sometimes state, pay farmers to waive that right to develop
the land forever. No one can build on it. The land has to be kept as open space.


There are lots of reasons state, county and city and township governments might want to
do that. Some politicians want to make sure their communities continue to be surrounded
by scenic green space. Some want to preserve the rural character of their community.
Some want to make sure they have a source for locally grown food.


Scott Everett is with the American Farmland Trust. He says it can come down to simple
economics. Some politicians like purchase of development rights for lower taxes:


“Because we won’t have to add public services. Cows don’t go to school. Chickens don’t
dial 9-1-1. Corn, wheat and soybeans need a lot less fire and police protection than
residential development.”


Everett says purchase of development rights is a long term plan and if a county sees its
farmland might be threatened in the future, it better get busy now:


“In an urban-influenced county, you know, there’s a county next door to a big
metropolitan area maybe like Chicago, one of the things that really ought to be happening
to counties that are next to that county is some planning needs to take place. It
takes a very long time for a purchase of development rights program to take ahold.”


We found a place that fits that description exactly. DeKalb County is on the fringes of
the Chicago metropolitan area. The counties between it and the city are seeing incredible
development pressures. Farmland is being gobbled up at a rate almost unparalleled in the
nation. DeKalb County is trying to draw a line that would stop urban sprawl and allow only
carefully planned growth.


Pat Vary is a DeKalb County board member. She’s watched as counties closer to
Chicago have gone from farmland to urban sprawl in almost no time. She doesn’t want that to happen to
DeKalb County and she says most of the towns don’t want that:


“Most of the municipalities have said, ‘We want to grow this far, but we want to keep
green space around us and we don’t want to go much further than that.’ There’s lots of
pressure from developers right now.”


Vary, who’s also a biologist, says as the population grows and farmland is lost, she sees a
moment in the future where land that produces food is going to be a lot more valuable
than it is today:


“I really think that in about thirty years, forty years from now, that an acre of farmland in
DeKalb County will be worth more than an acre of downtown Chicago. You can’t eat
buildings. You can’t eat pavement. People are going to need to eat. I really believe it’s
critical, it’s vital to do something fairly fast.”


But, as we heard earlier, it takes a while to get a purchase of development rights program
rolling. It has to be funded, usually from several levels of government, and then you
have to persuade farmers that dedicating their land to only growing crops is the right
thing to do.


Scott Everett with American Farmland Trust says successful purchase of
development rights start out slowly, but gain popularity after everyone sees how it works:


“It’s one of these programs where once one farmer does it, the other farmers next door
and the neighboring farmers really start taking a look at it and saying to themselves ‘You
know, if they’re going to make the commitment, I will, too.'”


But Everett warns, if your county is one of those urban-influenced counties, if a
purchase of development rights program isn’t put in place and funded soon, your
farmland will be gobbled up by gridlock, strip malls, and dotted with residential suburbs
that often cost the government more in infrastructure and additional services than the new
real estate taxes will ever pay for.


For the Environment Report, this is Lester Graham.

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Program Works Toward Greener Golf Courses

  • Centennial Acres Golf Course in Sunfield, Michigan has increased protections for employees who mix and load chemicals, and has learned how to apply pesticides correctly. (Photo by Erin Toner)

Golf courses are among the biggest water users in the country,
and they use a lot of pesticides and fertilizers that could end up in waterways. The potential for pollution is growing as golf becomes more popular around the world. But thousands of golf courses are working to become certified as environmentally-friendly. The GLRC’s Erin Toner reports on a program that helps golf courses comply with environmental laws, save money, and become more natural:

Transcript

Golf courses are among the biggest water users in the country, and they use a lot of
pesticides, herbicides and fertilizers that could end up in waterways. The potential for
pollution is growing as golf becomes more popular around the world. But thousands of
golf courses are working to become certified as environmentally-friendly. The GLRC’s
Erin Toner reports on a program that helps golf courses comply with environmental laws,
save money, and become more natural:


I’m at Centennial Acres Golf Course in Sunfield, Michigan and it’s a perfect summer day:
the sky is a deep blue, the air is warm and it smells like grilled hot dogs. The hot dogs
are for military veterans here for a golf outing. The outing hasn’t started yet, but already
most of the day’s work on the course is finished. The fairways and the greens have been
sprayed and mowed, and a couple of high school kids are washing the mowers and
parking them in a big garage.


(Sound of sprayer)


Debbie Swartz is the director of the Michigan Turfgrass Environmental Stewardship
Program at Michigan State University. It certifies golf courses that have completed a list
of environmental improvements. Today, Swartz is doing a follow-up visit at Centennial
Acres to check on the course’s progress. She’s watching how the staff is cleaning the lawn
mowers:


“The problem is that you need to get rid of the water and you need to get rid of the
clippings. And years ago, a very easy solution would be to take this operation and put it
as close to a river as possible. And we’ve learned over the years that that’s not
appropriate. You’re loading a waterway with nutrients and so we needed to come up with
solutions on how we could clean equipment in an environmentally-sound way.”


Swartz says Centennial Acres is doing it the right way. The mowers are being cleaned on
a cement pad to reduce runoff. Clippings are first blown off the machines with air
sprayers so fewer pesticides end up in the water. Then, the clippings and the water are
applied to the golf course. This is one of many changes the course has made after
enrolling in the Environmental Stewardship Program. It also installed cement pads and
walls around its fuel tanks and it built barriers around wellheads to guard against
groundwater pollution. Josh Mattice is the golf course superintendent. He says he was
surprised at all the things he needed to work on:


“Absolutely, there was a lot of stuff that that’s the way it’s been for years and you really
don’t pay much attention to it and when somebody else brings it up it kind of turns a light
bulb on and says oh, geez, you know, that’s a good idea, or that’s something that we need
to look into.”


Mattice says the biggest change was protecting ponds and creeks on the course from
chemicals. To do that, he stopped mowing right up to the water’s edge and let those areas
grow naturally, weeds and all. The vegetation serves as a buffer, trapping chemicals
before they get into the water. Mattice says these overgrown areas were kind of tough at
first for the golfers because perfectly manicured courses have been the gold standard in
golf:


“It was rough at first, ha, ha, that’s for sure. But now that they’ve gotten used to it and
understand the reasoning behind it, they’re all for it. They’ve learned to appreciate the
natural beauty.”


Now, 15 acres on the golf course never get mowed, saving gas and money. Similar
buffers zones are being created at nearly all the golf courses in the stewardship program.


(Sound of golf swing)


Paul McCoy is teeing off at Centennial Acres. He’s been a member here for 15 years, and
he golfs every single day. McCoy says he doesn’t mind the natural buffers because they’re
mostly out-of-play areas anyway. And he likes the wildlife they attract:


“When I’m out on the course every day and I see turkeys all over the place, like I did
today, eight turkeys. Yesterday I saw two bucks out there with the velvet steel on the
horns. And I’ve seen the hawks nest out there with two hawks, a mother hawk and I see
that everyday I think it’s a great place to be right here on this golf course.”


About a quarter of Michigan’s 900 golf courses are enrolled in the Environmental
Stewardship Program. Audubon International has a similar certification program, with
more than 2 thousand golf courses enrolled worldwide.


It costs a couple hundred dollars a year for courses to be involved in these programs. But
the cost is pretty low compared to potential fines for violating environmental rules. The
program’s also helping to bring in business for some courses. Already this summer, a
handful of groups have booked Centennial Acres for their golf outings specifically
because the course has been certified as a friend of the environment.


For the GLRC, I’m Erin Toner.

Related Links

Ten Threats: Coastal Development Pressures

  • Construction along the shorelines can put a strain on natural systems. (Photo by Carole Swinehart/Michigan Sea Grant Extension)

One of the more subtle but relentless threats to the Great Lakes is
coastal development. Condos, ever larger and nicer beach homes
and buildings and parking lots in the watershed all have an
impact on the Lakes. As the population grows and the suburban
lifestyle keeps spreading, the health of the lakes is compromised
in countless tiny ways. Reporter Peter Payette finds those tiny
ways all add up:

Transcript

We’re continuing our look at ‘Ten Threats to the Great Lakes.’
Lester Graham is our guide through the series. He says the
experts who were surveyed to determine the threats say rapid
development is among the problems affecting the lakes:


One of the more subtle but relentless threats to the Great Lakes is
coastal development. Condos, ever larger and nicer beach homes
and buildings and parking lots in the watershed all have an
impact on the Lakes. As the population grows and the suburban
lifestyle keeps spreading, the health of the lakes is compromised
in countless tiny ways. Reporter Peter Payette finds those tiny
ways all add up:


Greg Reisig is standing at the edge of a 20-acre construction site
just down the street from the shore Lake Michigan.


Below him is a man-made pond a few hundred feet long. It was a
dry summer around here, but the pond is full.


In fact, Reisig says the water level is always the same.


“And that indicates there’s a lot of ground water flowing
here…there’s a lot of water in this pond and you can see what
was a whole big wetland complex…there’s a lot of cedar and red
osier dogwood…all the wetland plants.”


There are no wetlands here now.


The site in northern Michigan was excavated for homes a few
years ago.


But now the Army Corps of Engineers says the wetlands that
were here need to be restored. A few acres likely will be
restored. But Reisig says almost the whole site was wetlands
once. He expects it will soon be a subdivision with not much
more than a drainage ditch connecting it to Lake Michigan.


“What will that do to the amount of flow of water going into the
bay? Because of hard road surfaces, hard driveways, roofs,
buildings and supposedly fertilized lawns. What will happen to
the water and how will that increase the flow to the bay?”


The developer’s attorney says this is nonsense. Matt Vermetten
says this land was heavily farmed and mined for clay.


“There are pockets of quote unquote wetland and those are there
because of excavation for clay. So is this a wetland complex of
the nature we speak of when we typically speak of such a thing? I
think not.”


Disputes like this are becoming more common around the Great
Lakes. John Nelson is the baykeeper with the Grand Traverse
Bay Watershed Center. The bay off Lake Michigan and attracts a
lot of people. But Nelson says development doesn’t have to be a
problem.


He says the problem is people don’t think about the ecology of
the lakes. For example, east of Traverse City, Michigan, resorts
dominate the coastline. Along the beach, thick stands of sedges
and rushes extend out a few hundred feet. But the sections of
dark green marsh alternate with stretches of clean sand and white
lawn chairs.


(birds calling on beach)


Nelson grew up here and says this part of the lake was never a
sugar sand beach.


“They’ve located in a coastal marsh. Instead of celebrating and
dealing with that they’ve chosen to see it as they would like to
have it and then change it.”


The impacts of the changes are cumulative. Fish and wildlife
habitat is fragmented. The natural filtering properties of the
wetlands are gone.


So every time the city gets a rain shower all the dust and grime
and pollution are washed right into the lake.


Census data show people are leaving many of the Great Lakes
coastal cities and spreading out along the coastline. But it’s not
clear how local governments should plan for the growth.


Mike Klepinger studies land use planning for the Michigan Sea
Grant program. He says it’s hard to make direct connections
between a healthy lake and particular land uses.


“We are getting more planning along the shoreline than we had
thirty years ago in the state. The number of counties and number
of townships that have a plan has gone up, for example. But we
don’t know whether those plans are really doing any good.”


And it’s hard to implement good planning on a broad basis. In
any area, dozens of different local governments might have
independent control over development.


Multiply that by the number cities, townships and counties along
the coasts of the Great Lakes… and it’s hard to see how it all can
be managed so that enough coastline habitat is preserved.


For the GLRC, I’m Peter Payette.

Related Links

Ten Threats: Green Lawns, Dead Lakes

  • A blue-green algae bloom. (Photo courtesy of the U.S. Fish and Wildlife Service)

The experts who identified the Ten Threats to the Great Lakes for us
say nonpoint source pollution is one of the worst threats. That’s
pollution that doesn’t come out of a pipe but instead is washed from
streets and farm fields… and lawns. Americans use at least three million of tons
of fertilizer on their lawns every year. But the same compounds that make for a lush,
green lawn can make a stinky, slimy mess when they get washed into lakes and rivers.
Sarah Hulett looks at efforts to limit the amount of lawn chemicals that make their way
into the waterways:

Transcript

In our series, Ten Threats to the Great Lakes, we’ve been looking
at environmental problems affecting the health of the lakes. The Great
Lakes Radio Consortium’s Lester Graham is guiding us through the
issues one-by-one:


The experts who identified the Ten Threats to the Great Lakes for us
say nonpoint source pollution is one of the worst threats. That’s
pollution that doesn’t come out of a pipe but instead is washed from
streets and farm fields… and lawns. Americans use at least three million of tons
of fertilizer on their lawns every year. But the same compounds that make for a lush,
green lawn can make a stinky, slimy mess when they get washed into lakes and rivers.
Sarah Hulett looks at efforts to limit the amount of lawn chemicals that make their way
into the waterways:


When newspaper headlines decried the death of Lake Erie in the 1970’s, Americans got
familiar with a new enemy of the environment. Scientists named phosphorus the major
culprit in the lake’s decline. And the reaction went a long way toward cleaning up the
lake: billions of dollars went into upgrades for wastewater treatment plants to reduce
phosphorus from sewage. And phosphate detergents have been mostly phased out of use.


But now that regulators have gotten a handle on the phosphorus coming from the most
obvious sources, they’re left with a much more difficult task: reducing phosphorus from
countless smaller sources that together add up to a lot of pollution.


One of those sources is lawn fertilizer. And Glenn Short says it’s easy to see what
happens when that fertilizer gets washed into the lake where he lives.


(sound of ducks quacking and waves)


“You have this, like, green slime floating all over the top of the lake water. Just pops up
everywhere and it can fill the entire lake surface – especially in the calmer bays. It can be
just miserable for swimming and things like that.”


Short sits on the board of the Lake Sherwood Association, in southeast Michigan. His
neighbors asked him to lobby the township to pass a ban on phosphorus fertilizer to
reduce the algae that takes over the lake in the summers. But he says at first, he was
reluctant to do it.


“I’m like any other homeowner. I don’t want government telling me what to do with my
own property. If I want a really nice lawn, I felt that I should be able to have one.”


But he started doing some research. And he found that enough phosphorus will
eventually kill a lake.


“Over a period of time, you get more and more organic material growing, you kill it off,
you just start filling up your lake. And eventually you have no lake anymore. You just
have a wetland. Well, I like my lake. I mean, I live on a lake. I like to use my lake.”


So Short drafted an ordinance to ban fertilizers containing phosphorus, and his township
board passed it. Several other local governments in the region have also enacted limits or
outright bans. And the state of Minnesota has statewide limits on phosphorus fertilizers.


It’s an approach the landscape industry calls unnecessary.


Gary Eichen is with Mike’s Tree Surgeons in southeast Michigan. It’s a company that’s
signed onto an initiative aimed at environmentally responsible lawn care.


(sound of spreader)


The company uses zero-phosphorus fertilizer on almost all the lawns it treats. Back at the
office, Eichen says the problem isn’t the chemicals – it’s that most homeowners don’t
know how to use them.


“They purchase from a source that is not educated in what the products are. He goes
home and starts going through this giant label on the back, and most of it might as well
be Egyptian hieroglyphics. He has no idea. So he ends up over-applying or incorrectly
applying.”


Eichen says there would be far fewer problems with runoff if homeowners left fertilizing
to the professionals. And he says it’s tough for the experts to stay in business when
there’s a patchwork of local ordinances to regulate chemicals like phosphorus.


But that’s exactly what the Environmental Protection Agency is asking communities to
do. Brad Garmon of the Michigan Environmental Council says that kind of bottom-up
regulation presents some challenges.


“It’s very difficult to see what’s working and what’s not, and to chart success. And I
know that a lot of the state programs are re-evaluating right now to see if the approach
they’ve been using over the last five or ten years has been working.”


It’ll take at least another five to ten years for Glenn Short to see the results of his
community’s phosphorus ban. The lake he lives on is part of a river system that
eventually dumps into Lake Erie. But he says just like that Great Lake, it’ll be worth the
wait and the effort to see his small lake bounce back to health.


For the GLRC, I’m Sarah Hulett.

Related Links

The Debate Over Mobile Home Parks

  • Because mobile homes can be transported they're not taxed the way permanent homes are. They're taxed like vehicles (when they're bought and sold). Mobile home owners pay a small tax for the small plot of land they sit on. (Photo by Chris McCarus)

People who live in mobile homes might be seeing their property taxes going up. Some government officials say it’s an attempt to tax for the services used and to discourage mobile home parks from sprawling across former farm fields. But others wonder if higher taxes aren’t a form of discrimination against this kind of affordable housing. The Great Lakes Radio Consortium’s Chris McCarus reports:

Transcript

People who live in mobile homes might be seeing their property taxes going up. Some government officials say it’s an attempt to tax for the services used and to discourage mobile home parks from sprawling across former farm fields. But others wonder if higher taxes aren’t a form of discrimination against this kind of affordable housing. The Great Lakes Radio Consortium’s Chris McCarus reports:


(sound of expressway traffic)


The Capital Crossings mobile home park sits on rolling farmland near an Interstate highway. The residents of the 15 homes have moved here either to retire or to make the 30 minute daily commute to nearby Lansing, Michigan. And more mobile homes are being pulled in.


(sound of construction)


Workers are building porches and attaching the skirting between the ground and the house. It’s supposed to show permanence, like a foundation. But mobile homes are not permanent. And mobile homes are not taxed the same way as other houses. They’re taxed like vehicles. Taxed when they’re purchased. Taxed when they’re sold. Still there are no property taxes on the homes. Only on the tiny lots on which they sit.


Some government officials say the $3 a month that these park residents have been paying for property taxes don’t cover the costs of police and fire protection or other government services. They want a tax hike to give local governments more money. Dave Morris is a farmer and the local township supervisor.


“We all have to pay our fair share for services such as sheriff, ambulance, fire department as well as schools. Schools is a big issue of course. And they aren’t paying their share. That’s all.”


But advocates for affordable housing say hiking taxes on mobile home residents is more likely just an attempt to discourage that kind of housing. They say zoning mobile homes out of existence has been tried, but taxing them out is a new idea. Higher taxes will likely lead to mobile home parks closing.”


John McIlwain is with the Urban Land Institute. He says as mobile home parks become more expensive to operate, their owners will sell off to subdivision or big box store developers.


“The numbers are going to be so attractive that the people who own mobile home parks are going to be much more interested in selling the land to a housing developer than in continuing to run the mobile home park. So in time the parks are probably going to disappear on their own anyway and trying to raise the taxes on them specifically is simply going to make that day come earlier.”


In Michigan there is a proposal to raise the taxes on mobile home sites four times higher. State Senator Valde Garcia says the $3 a month that mobile home park owners pay for each home site is not nearly enough.


“What we are trying to do is really change the tax structure so it’s fair to everyone. The system hasn’t changed in 45 years. It’s time we do so but we need to do it in a gradual manner.”


Senator Garcia’s colleagues in the state house have voted to raise the tax to $12 a month. He’d like to raise it to at least $40 a month. The mobile home park industry has hired a public relations firm to produce a video criticizing the tax increase.


“Site built homes pay sales tax only the materials used in their homes and don’t pay tax on resale. Manufactured home owners pay sales tax on materials, labor, transportation profit of a home and they pay sales tax every time a home is resold. ”


The two sides don’t agree on the math. Tim Dewitt of the Michigan Manufactured Housing Association says $3 a month sounds low because it doesn’t show hidden costs. The biggest cost comes when park owners have to pay the higher commercial property tax instead of the lower homestead tax. Dewitt says the park owners then pass the tax to the home owners whose average family income is only about $28,000 a year.


“That’s our worst fear. It could put people who could least afford any type of tax increase into a tough position.”


15 million people live in mobile home parks around the country. And different local governments have tried to find ways to increase taxes on mobile home parks. But Michigan is one of the first states to propose hiking taxes this much. State Senator Garcia says he is not trying to hurt the mobile home industry or make life harder for mobile home park residents. He dismisses the idea that he’s being pressured by wealthier constituents who don’t like to see the mobile home parks being developed.


John McIlwain of the Urban Land Institute says a bias against mobile home parks is part of the mentality that leads to sprawl. When people from the city and the suburbs move a little further into rural areas they want the look and feel of suburbia.


“The mobile home parks are no longer things that they want to see. And so they find ways to discourage those mobile home parks. The ones that are there try to see if they can be purchased, turned into stick built housing or otherwise discourage them and encourage them to move on elsewhere.”


But often the people who move in also want the shopping centers, restaurants and conveniences they once had instead of the mobile home parks.


For the Great Lakes Radio Consortium, I’m Chris McCarus.

Related Links

Life Without Boundaries

The events of September 11th have many U.S. residents regarding our boundaries with more fervency. Great Lakes Radio Consortium commentator Terry Link wonders if it’s time that we stop and reflect on the nature of the boundaries in our lives. Perhaps as he suggests, it’s time to reconsider those boundaries from a new perspective:

Transcript

The events of September 11th have
many U.S. residents regarding our boundaries with more fervency. Great
Lakes Radio Consortium commentator Terry Link wonders if it’s time that we
stop and reflect on the nature of the boundaries in our lives. Perhaps as
he suggests, it’s time to reconsider those boundaries from a new
perspective:

I live in a mid-Michigan rural
township. You know, the brainchild of the Ordinance of 1785, which
outlined the development of this region by creating six-by-six square mile
boxes for townships. Despite its relatively sparse population, our little
township is carved up into 4 school districts. The boundaries are
irregular in shape. Just a mile to my east is a county line. My kids
attend a school in that county. My next-door neighbor’s children attend a
school in our county. Our state and national boundaries have interesting
stories as well. Like these, most of the boundaries that separate us are
human creations.

The events of September 11th have
many of our citizens focusing on boundaries – national, ethnic, religious,
political, and more. We distinguish between those who live on the other
side of the boundaries as being somehow separate or different from us. We
rally around symbols of those boundaries – our flag, our national anthem,
our church, and so forth. But I think you would agree that it would be
silly for me to consider my next door neighbor who happens to reside in a
different school district as “different” from me simply because he’s
across an arbitrary boundary? Or think that kids who live in the adjacent
county who nevertheless go to the same school as mine are as a result,
“different” than my own.

Nature’s boundaries are much more
seamless. Some birds migrate seasonally from one continent to another.
Monarch butterflies that grace our backyards during summer, retreat to
Mexico for the winter. The air that I am breathing as I speak to you will
travel the world and be breathed in by plants and animals and other
humans, perhaps in Pittsburgh or Paris, undergoing numerous chemical
transformations along the way. The hydrologic cycle that keeps us alive
moves water from the Great Lakes around the world – flowing into the
Atlantic Ocean or evaporating into the atmosphere to be part of rain in
North Carolina or Quebec. How could we think for a moment that we are
separate from nature?

I believe we spend way too much
of our psychic energy focusing on what sets us apart from each other, what
makes us different. We use artificial boundaries to separate “us” from
“them,” “I” from “Thou.”

We need to learn from nature. If
you look at the pictures of earth from outer space you notice this
beautiful blue sphere. It provides us life; in fact it is teeming with
life. We can’t see boundaries between us from that distance. We see a
system of life that is connected and interrelated. In fact it’s dependent,
wholly dependent, upon relationships.

When we can begin to look at all
of us humans as being interrelated with the rest of the biosphere that
provides us with air to breathe, water to give us life, and food to
nourish our development, perhaps we can dissolve the artificial boundaries
that divide us from each other.

Maybe if we could see that we are
not separate from nature, but part of it, then we will learn to treat our
home with more affection. And maybe, just maybe that affection can spread
from human to human, with less reliance on violence, and more on empathy
and compassion. Maybe it’s time to rally around the earth flag, that
honors the home we all share.


Host Tag: Terry Link is Director of the Office
of Campus Sustainability at Michigan State University.