LTBB Master Land Use Plan - Little Traverse Bay Bands of Odawa ...

Table 13 is entitled “LTBB Reservation – Housing Characteristics Tabulation”, and depicts the
distribution of housing types among the municipalities in the Reservation area.
As we can see in the table, the vast majority of all housing in the area is one-family detached
housing, i.e. the typical single family home. Coming in second (in most areas), is the mobile home.
This is probably under counted, however, due to the fact that many “double-wide” mobile homes
essentially become one-family detached housing once permanently sited. In some areas, such as the
City of Petoskey and West Traverse Township, the number of single-family attached dwellings
(typically a condominium or townhouse) actually exceeds the number of mobile homes. In the City
of Petoskey this is perhaps due to the fact that it would be extremely difficult to site a traditional
mobile home in the City, and to some extent this is true of West Traverse Township as well, however
the average income level plays a role here also.
The distribution of housing types in an area plays a role both as a cause of, and a reaction to,
population growth or decline. Inadequate existing housing stock can be ameliorated somewhat over
time by the construction of new housing, but in general new housing is more expensive than existing.
Thus, the trend in older cities towards the conversion of larger single family homes into multiple
family dwellings, often apartments.
Most development is either guided by, or a reaction to, market forces. The current distribution
of housing stock is one aspect of the larger marketing picture that must be taken into account when
discussing any new development initiatives.
Dwelling Unit Growth/Change Tabulation
Again referring to the large table called “LTBB Reservation – Dwelling Unit Growth/Change
Tabulation” we present important data regarding the area housing stock and how it has changed over
time. It compares data from the 2000 Census with that of the 1990 Census for all municipalities
within the Reservation area.
The bottom third of the table presents a summary of the changes in housing stock between the
two Census years, with “N/V” being the computational result of zero data for that category in both
Census datasets. Also see Maps 9 and 10 for another view of this information.
This can illustrate trends for us such as the large increase in the number of Mobile Homes for
Charlevoix Township between 1990 and 2000. Bear in mind, though, that large increases such as this
one over a ten-year span may be just the result of a single new development. In the case of the 600%
increase in one-family attached dwelling units in Hayes Township, this is almost certainly true.
Key trends to look for, though, include moderate increases or decreases in any category,
particularly one with a large number of units to begin with. For example, a gradual decrease in the
number of single family homes with a corresponding increase in multiple family dwellings may
indicate a major shift in the demographics of an area, and should be examined in light of per capita
income and average family size as well.
Population vs. Housing Units
The graph labeled “LTBB Reservation – Population vs. Housing Units” (Graph 10) illustrates
for us the relationship between two important demographic indicators, total population and total
number of housing units, for each MCD in the Reservation area. This data is taken from the 2000
Census.
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