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

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controls. This problem involves not only the safety and convenience of public transportation
investments, but the welfare of land owners abutting transportation facilities and of the traveling
public in general.
These interrelationships are mutual. Land use, and thus land use controls such as zoning and
future land use plans, affect transportation service and transportation service influences land use.
Various land use characteristics have very marked effects on transportation facilities in any area.
These include: type of development, intensity, location, design and location of access to the use, and
site design. These and other factors help to determine the nature of traffic generated in the areas,
which is a principal determinant of the adequacy of the surrounding transportation facilities. These
facilities, especially highways, in turn have a substantial impact on surrounding development and land
use.
This mutual interdependence has often resulted in a transportation-land use cycle. Overtaxed
facilities, such as dirt or unpaved roads (or non-existent ones) prompt the construction of new and
improved facilities. This leads to better access, which prompts more intensive use of the surrounding
land (taking the form of higher density residential development, or new commercial development).
This more intensive use, which has all too often been unexpected or inadequately controlled in the
past, generates more traffic. Often, this added traffic causes the premature obsolescence of the new
facility. Consequently, the success of the new transportation facility in creating new access has often
elicited its own obsolescence.
The problem of balanced transportation facility development and protection could be
approached by attempting to control major traffic generators and overall traffic generation from a
larger area by controlling the type, intensity, and location of land uses. The prime motive is the
control of traffic levels and traffic load characteristics for such areas, so as to be compatible with the
characteristics of the transportation system in the area. This, and the reduction in local expenditure
that comes with it, is one of the prime motivators for proper planning and zoning.
In our area, this can be seen in both Map 15 “Historical Development Patterns”, and Maps 31
and 32, “Daily Traffic Volumes 2004”and “Historic Traffic Volumes”.
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