While the creation and implementation of Planned Unit Developments (PUDs) are becoming more common, most combine residential usage with either light commercial bordering the development, the incorporation of educational facilities, the design of passive and recreational amenities, or a combination thereof.

However, the Great Wolf Lodge/Kid’s Creek project mixes commercial development (big-box retail and large resort with significant recreational component) with a wetland restoration challenge and a herd of grazing buffalo.

As you may expect upon reading of this projects makeup, there were some significant regulatory hurdles that needed to be resolved early in the conceptual design process.

Local Jurisprudence
This project, located in Grand Traverse County, Michigan, and Garfield Township to be exact, would have been virtually impossible to even get started if it were not for the preparation, foresight, and initiative of the governing bodies of these municipalities to take the time and effort to establish a land development and zoning plan for their communities.

For instance, in 1987 provisions were added to the Township Rural Zoning Act (TRZA) and the Township Planning Act (TPA) that required site plans to conform with master plans or sub-area plans under the TPA.

Furthermore, the amendments clarified the authority of the planning commission and stated that decisions rejecting, approving, or conditionally approving a site plan are to be based upon the requirements and standards containing in the zoning ordinance, as well as other planning documents, and any other applicable ordinances and state and federal statues.

Obviously, but as many professionals will testify that it is not always the case, the stated provisions indicate that a functional, organized, and clear zoning ordinance exists. Fortunately, in this case, that is true.

Garfield Township clearly details the intent and objectives of its’ PUD classification:

Section 8.10.1 PUD Statement of Intent
It is the purpose of this section to permit the Township flexibility in the regulation of land development, and to encourage innovation and variety in land use and design of projects of sufficient size to be considered self-contained, to the extent the projects are physically and visually separated from other land uses in the immediate vicinity, are not an integral part of other already developed or committed land uses, are directly accessible from major thoroughfares as designated on the Major Thoroughfare Plan for the Township, and will not have any adverse economic, social, or environmental impact on surrounding land uses. Planned unit developments may be located anywhere in the Township upon the issuance of a special use permit by the Township Board.

Section 8.10.2 PUD Objectives
The following objectives shall be considered in reviewing any application for a special use permit for planned unit development:

(1) To permit flexibility in the regulation of land development;

(2) To encourage innovation in land use and variety in design, layout, and type of structures constructed;

(3) To achieve economy and efficiency in the use of land, natural resources, energy, and the providing of public services and utilities;

(4) To encourage useful open space; to provide improved housing, employment, and shopping opportunities particularly suited to the needs of the Grand Traverse Region;

(5) To encourage the innovative use, re-use, and improvement of existing sites and buildings.

As indicated on the township’s comprehensive plan map, the community enjoys a mix of development, with primarily residential usage in the west, commercial along the major arterials, with public and industrial usage to the east. The proposed Great Wolf Lodge development is located in the northeast quadrant that is indicated as rural land with a significant environmental wetland area to its south.

The Plan: Project and Partners
Total acreage in this designated PUD was approximately 75 acres and was comprised of three parcels. Parcel “A” consists of 48 acres that had been labeled as “rural land” in the comprehensive plan. Six of these acres were designated as a conservation easement. Parcel “B” is located to the south of large parcel and its 17 acres had been identified as “planned commercial” in the original plan (with three acres located in the conservation easement). These two parcels were dissected by parcel “C.” While less than ten acres, the entire parcel was classified as a conservation easement.

The site plan was developed by Gourdie-Fraser, Inc., a Traverse City-based engineering and design consulting firm that will also manage the project.

Kid’s Creek, both the main and minor tributaries, was the primary focus of the conservation easements. Due to its status as a wetland, a Kid’s Creek Stormwater Management Plan needed to be configured and include numerous monitoring stations.

The complexity of the land required an extensive partnership to enable the project to start. The initial partners included the township and county, as well as Gordie-Fraser Associates and The Watershed Center (of Grand Traverse Bay). However, the project partners grew to include the Grand Traverse Regional Land Conservancy, Olesons Food Stores, Great Lakes Companies, the Grand Traverse Conservation District, and the Hinman Company.

Initially, only the Great Wolf Lodge portion of the development sought approval, encompassing parcel “A.” Of the 48 acres, it was proposed that 23 acres be set aside for open space, with 17 of those being utilized for a buffalo range. The remaining 25 acres would be turning into a 38,000-square-foot indoor water park and hotel.

As the project started to come together, Hinman Co., a Kalamazoo-based real estate company, proposed an amendment to the development plan. It included three large retail stores (Kohl’s, Michaels, and Bed, Bath, and Beyond) to be placed upon the site for the planned commercial area (parcel “B”).

The Purchase and Approval Process
The property had been known as the Buffalo Farm, former pasture owned by the Oleson family for their herd of buffalo. As is typically the case, before the property could be sold or transferred, a number of agreements had to be reached. One of the key permits was an approved Special Use Permit.

Prior to the granting of the Special Use Permit, the seller (Olesons) and the buyer (The Great Lakes Companies, Inc.) needed to come to an agreement with Grand Traverse Regional Land Conservancy (GTRLC). A total of 17 acres on either side of the creek were being deeded to Garfield Township with a conservation easement held by the GTRLC. The easement plan was accepted and signed in December 2000 with five contingencies, dealing primarily with the costs associated with redefining the boundary and protecting the area and the maintenance of the boundary structures. The special use permit was granted by the Traverse City Town Board the following month.

One of the other unique components of this project was that it secured a Michigan Economic Development Corporation grant for the restoration project. The Great Lakes Commission awarded The Watershed Center $99,150 under its Great Lakes Basin Program for Soil Erosion and Sediment Control.

The project will involve streambank restoration, revitalization of a small fishing pond and the installation of pathways, footbridges and interpretive signage on the portion of Kid’s Creek immediately south of the new Great Wolf Lodge.

“This project provides a unique opportunity to restore a portion of Kid’s Creek back to its natural state and create an appealing area that the citizens and youth of our area can enjoy for generations,” said Lee Wilson, Garfield Township supervisor in a press release.

In addition, the partners will host three workshops for business owners and governmental officials in the Kid’s Creek Watershed. Project partners include Garfield Township and the Grand Traverse Conservation District.

The Great Wolf Lodge opened in March of 2003 and has welcomed thousands already. In a local newspaper article, the general manager of the 281-room lodge, Gary Cole, stated that the hotel had hosted 42,000 guests from March 17 through August with occupancy rates ranging from 70-90 percent. SLDT