Where Can We Build? A Smarter Way to Develop Housing
Have you hugged a plumber today?
Sewer systems are not the most glamorous aspect of housing development, but they are a very important one. Access to municipal waste systems and other public infrastructure dramatically impacts the cost of housing development. For that reason, Housing North, Grand Traverse County, and Flywheel Companies have collaborated to create a new interactive planning tool designed to identify areas where public infrastructure is available and support thoughtful housing development. The Grand Traverse County Housing Growth Opportunity Map is now available to the public. Its purpose is to identify areas where future housing growth can occur with fewest obstacles.
One of the most helpful features of this map is that it clearly highlights locations best suited for residential development, considering proximity to existing road systems, water networks, and sewer infrastructure. Identified corridors are selected for their direct access to roads capable of managing additional traffic and are situated away from established single-family neighborhoods.
As we already know, infrastructure, such as roads, water, and sewer, is costly, with an estimated expense of around $780 per new linear foot. By focusing on areas already served by these essential utilities, the map promotes efficient and cost-effective growth of housing supply.
Benefits of Municipal Infrastructure Access
Access to municipal infrastructure allows for greater housing density and a wider variety of housing types. In contrast, parcels not served by sewer systems rely on septic fields, which take up otherwise buildable land, and wells, which must be isolated from septic fields. For these parcels, single-family homes on large lots remain the dominant housing type.
Advantages of Dense Neighborhoods
Dense neighborhoods provide several important benefits for residents and the broader community. First, they reduce land and infrastructure costs for each housing unit, making homes more affordable and development more efficient. These neighborhoods also encourage higher walkability and shorter commutes, helping residents reach destinations such as workplaces, schools, and shops more easily.
A greater population density supports local amenities, such as parks, restaurants, and retail stores, by ensuring there are enough people nearby to sustain these services. Demographics are changing rapidly and while some households may prefer large homes and spacious lots, many others prioritize the convenience and sense of community that denser neighborhoods offer. Additionally, the high cost of traditional large-lot housing and the declining average household size—2.34 persons per household as of the 2020 census—are leading more people to seek smaller, more efficient housing options in denser settings.
There are several housing types that allow for greater density and lower costs compared to conventional single-family homes. Examples include:
· Small single-family homes on small lots
· Duplexes, triplexes, and quadplexes
· Cottage courts
· Attached townhomes
· Larger multi-family buildings
Environmental Considerations
This new tool deliberately excludes environmentally protected areas and places where natural features, such as wetlands or steep slopes, would prevent or significantly restrict development. This approach ensures that growth planning supports environmental stewardship and long-term sustainability.
With its interactive and user-friendly design, the Housing Growth Opportunity Map enables users to easily evaluate different locations for development across Grand Traverse County. Municipal leaders, planners, developers, and community stakeholders can rely on this resource to make informed decisions, encourage collaboration, and reduce uncertainty in the early stages of the housing development process.
It is crucial to note that the mapping and planning project does not override private property rights. Its purpose is to identify areas with potential for development, not to impose changes or obligations on property owners.
Project partners believe the map will be a valuable tool for local municipalities, helping to streamline the early phases of housing development and support coordinated, data-driven housing solutions throughout the region by clearly highlighting suitable growth areas.
The Grand Traverse County Housing Growth Opportunity Map is now available to the public on Housing North’s and Grand Traverse County’s websites.
