Conservation of Waterford Lands

About Us

We are a collection of residents of Waterford Township, Michigan who were made aware in 2020 that former state park land in our township was being sold for income by the Road Commission for Oakland County to a private developer as a residential development. Being part of a treasured greenway outside the popular park entrance, and part of a memorial highway for our young lost soldiers in Iraq, as well as having been reassured by a former county commissioner that there were no plans to develop the land, we grew concerned that our township had no protections at all to keep permanent developments from completely covering our township, as has been done in other Metro Detroit municipalities. Our fledgling advocacy didn't succeed in preserving this lot, despite securing some natural land in the site plan; but we organized COWL to bring more tools to the cause. We have a few remaining parcels of wild land serving as a proper refuge for our wild birds, animals, plants, and pollinators, and we'd like to help protect and expand them in the public interest, and to make them accessible for their physical and mental health benefits to our considerable population.

If issues arise where we can raise awareness about further loss of wild land, we are happy to hear them and if possible, to take action at the local level.

We have open meetings every quarter, and will appoint our leadership board in the first quarter of every year via election.

We are now a full 501c3 charitable organization, and are able to raise funds properly as tax-exempt, charitable contributions (button at top of page.) Please check out our social media links at the bottom of the page!

Issues/Current Projects

OCC Highland Lakes Campus

Various Parcel ID Numbers

Forest, historical buildings, and open land given for the public benefit. At high risk of being sold off to developers for private benefit.
OCC has expressed desire that the property should continue its historical purpose, to serve the public the way it always has, but they indicated their plans to develop the entire nature reserve.
We propose:
- That the Lu Woughter nature preserve be protected with deed restrictions before the sale. A conservation easement can be arranged by a nonprofit conservancy such as Blue Heron or Six Rivers, typically accompanied by a donation.
- That the draft master plan for Waterford township edit the future land use map to remove the newly added "single family" zoning of the nature reserve.
- That the Waterford Township Parks and Recreation Department purchase the nature reserve with assistance from the Michigan Natural Resources Trust Fund, the Six Rivers Regional Land Conservancy's acquisition assist program, any available grants, and funds COWL is able to raise by our ongoing fundraisers.
- That the Oakland County Parks department be involved to help preserve the Lu Woughter Nature Reserve so it may continue to serve residents and provide the connector trail between Hess-Hathaway and possible future trails which could span all the way to the Riverwalk, Drayton Plains Nature Center, and the proposed new Drayton Plains downtown area.
Social sentiment is generally negative about the sale, but preserving significant portions of the land for public use may be popular.
The nature preserve shares a border with the Hess-Hathaway township park to the west and the school district land to the north, providing sufficient ecological range for the species which require it.
It is becoming rare to have such a large range of nature so close to the urban sprawl, and therefore more valuable to residents and visitors.

Posterity Fund

The account has been opened! The first $220 has been invested in low-fee broad market ETFs (about 60-70% total market ETF, 30-40% extended market ETF.)
As long as we retain our nonprofit status, there are no expected taxes or fees of any kind, at any time.
Should be a great way to leave something behind after we're gone. There is tremendous potential for this account to become a large boon for the community, despite starting as a small seed today. If one day's wages were invested 80 years ago, it's estimated we'd be able to fund $5,563,630 worth of conservation today, or $52,512,934 in 20 years. And all that tax-free!
Contributions should be directed to our Facebook "donate" button at the top of our page: https://www.facebook.com/COWLMich/ along with a message to that page requesting the amount intended for the posterity fund.

Conservation Zoning

Because our township:

Is above the 99th percentile of population in the State of Michigan, and there are 1,240 townships.
Contains:
- The Oakland County International Airport,
- A sizable portion of the Clinton River,
- A railroad
- 34 lakes
Many of the roads can't be widened without eminent domain, and we have continued to add residential homes on every possible space. The absence of any plan for residential land area has resulted in traffic bottlenecks.

We would like to propose a new zoning tool for the township. As we are running out of wild land, it is time to begin protecting what little is left. A new zoning district called "conservation" would add rules to ensure we have some wild land for future generations in every neighborhood. This zoning will apply to existing parks wherever possible to prevent development if the land is separated from the park for any reason. And a strong financial position will be important for the township to buy land for the unlucky neighborhoods which currently have no nature.

Park Accessibility and Wild Status

Our large township population stands to benefit more than most, by enjoyment of the thousands of species visible and audible in our greenspace. We have a small amount of park land, but much of it is mowed lawn. The wild portions would need more walking/biking trails to be appreciated fully. Therefore we would like to seek opportunities to expand and make accessible the township portfolio of naturally-occurring wildlife land. Elizabeth Lake Woods is a very fine example of wildland conservation, but there is no bridge over the river in the middle, and the trails are overgrown, so the use and enjoyment is limited. We would like to see a simple trail and bridge from one side to the other that allows kayakers to easily proceed under it.

Teal Island Proposed Development (Dormant)

13-20-151-001 North-East Corner of Hospital Rd and Pontiac Lake Rd

Applicant has requested the variance request be tabled until a date to be determined.
Mostly wetlands, there are some upland forests to build on. We are concerned for many reasons, but primarily due to this being a wild, untouched, natural parcel, which is becoming very rare in our community. The zoning is already residential, and the property is already privately owned, so it will likely be developed.
Political sentiment among township officials is (still) that taxpayer money will not be used to buy any such parcels for the community, despite the DNR offering up to 75% of the purchase funds. Approximately 2% of the entire township is protected by the township as natural areas.
Small wetland fill permit granted to the owner years ago for the south-side entry road a few years back.
Owner is seeking Zoning Board of Appeals approval for building 166 units (80 units allowed by ordinance on the acreage.)
- We have proposed a conservation easement on the undeveloped portion. Best done by a third party nonprofit group such as Blue Heron or Six Rivers. This should be a condition of the zoning board approving the density bonus, and may be tied to a per-unit stewardship fee that increases with the number of units granted in the variance. When presented with a conservation easement from Blue Heron Headwaters Land Conservancy, the owner declined it, offering no negotiation of terms, and then stated to the township board that they are open to doing one.
- We have proposed a walkway on the north end for the public, on a smaller island of oak, as another possible condition.
Stunning location, surrounded on all sides by water, currently full of mature birch and oak, used for recreational vehicles as evidenced by tracks.
Water level patterns are unknown due to recent development of the area to the north (Suburban Ford dealership) which now empties stormwater into the wetlands. Township engineer is solely responsible for this consideration.

Williams Hatchery Development (Retired)

13-18-100-008

Brief history:

In 2020, between 50 and 100 residents showed up to the Civic Center to protest this development. The meeting, which was a Planning Commission meeting, had to be relocated outdoors due to the COVID pandemic and the impressive turnout. The speakers were eloquent and well-reasoned. The points they brought up were solid. A couple of folks were evidently shaken by the proposal. The board voted unanimously not to recommend the project be approved by the Board of Trustees, due to the turnout. The Oakland Press published an article saying the development had been shut down, so we contacted the author and asked for edits, because the development of this lot was still likely to end up succeeding, ultimately. We didn't want the public to think it was over. With a few changes to the site plan, the development ultimately did succeed the following year. The board of trustees voted no by a vote of 3-4, causing the residents to celebrate, but a special action was taken to re-vote at the following meeting, granting the re-zone to the applicant after all.

Why we opposed development of this lot:

Conservation - Our township enjoys less than half the average wild land of surrounding and similar townships. This lot is a perfect holdout of pure wild forest, and is part of our green corridor outside of the entrance to Pontiac Lake State Park's beach. Protecting it should be an urgent priority, and permanently destroying it would be heartbreaking for all who drive by.
Township Reputation - Due to the large number of residents throughout, but especially on the denser east side of the township, there is a constant supply of negative news taking place in Waterford. By increasing our population even further, more such news will tarnish the reputation of the township, lowering all property values within our borders, disproportionate with neighboring municipalities. The west side of the township provides balance to the township as a whole, and this lot is a major part of that.
Overpopulation - Ranking in the top 5 in population among all of Michigan's 1200+ townships, and in the top 25 of all municipalities in the state (including Detroit, Lansing, Ann Arbor, Grand Rapids, etc.,) Waterford is squeezing nearly record numbers of people into a region full of lakes and hosting the spacious Oakland County Airport. Per land area, we are among the most dense and our poor traffic flow reflects this as it tries to maneuver between the lakes. Accounting for non-participation in the census, it is estimated that the true population is closer to 83,000.
Ethics - This development is not needed by the township for any planning needs whatsoever, except for the valuable and rare greenspace it provides. For a one-time financial gain, a small group of people will permanently harm the entire community, which is unethical.
Property Taxes - The motivation for adding more homes, per the township trustee meeting minutes in 2019, is to provide additional revenue. With our population and lake homes, we already have exceedingly ample population from which to gather revenue. The purpose of overdeveloping is to delay fixing the tax structure. The same as using grants to fund nearly all basic township functions, it is a temporary measure that removes important pressure to correct our tax problems.
Precedence - If this lot can't be protected, then none can. It's the perfect candidate. If we ensure our township uses its tools as intended, to prevent the overconsumption here, we can prevent the loss of future wild lands as well.
Health - The presence of nature is often taken for granted, but in the absence of it, mental health is well-known to suffer. With our indoor lifestyle and digital screens taking over our lives, the mental health crisis is becoming apparent.
Honor - The lot was kept undeveloped after comments remembered by residents during the initial reconstruction of Williams Lake Rd around 2004-2007. Reassurances that this lot was not to be developed were used to assuage residents opposing the reconstruction. After 12 years, when most had forgotten, the Road Commission for Oakland County put the lot up for sale for development. Being set aside in the 1940s and 1950s for conservation with the DNR, the intent of this property to be held by the public for conservation purposes is still valid. No determination to remove its conservation status, or to sell it to a private developer, was actually made by an appropriate public body. It was all done piece-meal with deniability and shifting accountability between the DNR, Oakland County, Road Commission, and Waterford Township. This is not how honorable people operate, which harms the public trust.

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