Future Land Use Map Changes | City of Vassar Master Plan Amendment

Why is the City doing a Future Land Use Map Update?

The State of Michigan, through the Planning Enabling Act, requires a community with zoning to have that zoning based on the Master Plan. The Master Plan includes a Future Land Use Map that illustrates the intended land use categories. Together, the Master Plan and Future Land Use Map provide the foundation for the zoning districts that tie specific geographic areas of the city to the relevant zoning standards.

In 2015, the City of Vassar adopted a Master Plan with a Future Land Use Map. Then the Master Plan was updated in 2022, but that document does not include a Future Land Use Map, which is an important (and required) element of the Plan.

The purpose of this Master Plan amendment is to look at the differences between 2015 and 2022 to create a map that reflects the vision of the 2022 Master Plan. The Planning Commission, the body responsible for the preparation of a Master Plan, reviewed both the 2015 and 2022 Master Plans, the current zoning map, and proposes several changes. These changes do not impact current zoning or the way land can be used today. The FLU map helps guide land use decisions, such as rezoning requests or special land uses.

Proposed Map Changes

The 2015 Map was reviewed by the Planning Commission in September 2024. Their changes are noted on the map below (2015 Map). The map to the right is the updated proposed FLU map for discussion, public comment, and adoption by the Planning Commission in the spring of 2025.

Join us for a drop-in workshop to review and provide feedback on updates to the Future Land Use (FLU) Map. The FLU map helps guide growth and development in our community by aligning with current zoning, the built environment, and future land use goals.

📍 Vassar City Hall: 287 E. Huron Avenue
📅 April 21, 2025: 6:30 – 8:00 p.m.

If you are unable to attend, please share your comments/questions with the city manager's office at citymanager@cityofvassar.org

2015 FLU Map with comments: 2015 FLU Map with comments

Proposed FLU Map: Map with the changes made

proposed future land use map — Larger version of the proposed Future Land Use Map

Summary of 2025 Future Land Use Categories

Single-Family Residential

Primary Housing Type: Stand-alone homes for individual families, including traditional and manufactured homes.
Attached Single-Family Housing: Includes townhomes and duplexes, providing a transition between single-family areas and higher-density development. Supports housing options for first-time buyers, downsizing seniors, and empty-nesters.
Integration: Single-family attached homes should blend with existing neighborhoods through similar design.
Two Density Categories:
- High-Density Single-Family: Smaller lot sizes (~7,200 sq. ft. or more), found near Sherman St., Cass Ave., and M-15.
- Low-Density Single-Family: Larger lots (100+ ft. width), located near Cork Pine Ln., Prospect St., and Athletic St.

Multiple-Family Residential

Housing Type: Includes apartments and condominiums with stacked units, shared hallways, and common entrances.
Location & Design: Should be near downtown, commercial areas, and employment centers to promote walkability and vibrant neighborhoods.
Development Standards: Encourages high-quality, aesthetically pleasing, and environmentally responsible housing with limits on impervious surfaces for livability.
Two Density Categories:
- Low-Density Multiple-Family: Includes duplexes, townhouses, and low-rise apartments (minimum 1-acre lots). Found near Grant St., Timber Ridge Dr., and Division & Oak St.
- High-Density Multiple-Family: Higher-density developments that maintain quality design and expand housing options.

Central Business

Downtown’s civic and cultural core, featuring small offices, specialty retail, entertainment, and public spaces. Encourages mixed-use development with residential above commercial. Design standards should ensure compatible infill and redevelopment. Includes Downtown Core and Downtown Transitional sub-districts.

General Business

Commercial areas outside downtown, located along major roads for easy vehicle access. Includes gas stations, drive-throughs, grocery stores, and local businesses. Concentrated along M-15/Huron Ave., Brady St., Main St., and Goodrich St., while keeping commercial uses away from the Cass River floodplain.

Light Industrial

Supports manufacturing, warehousing, research, and industrial operations with minimal noise and environmental impact. Includes business parks and mixed-use industrial-commercial businesses. Primarily located in the southeast, along North Water St., Sherman St., and Huron St. east of Sherman.

Public/Semi-Public

Includes parks, schools, government buildings, churches, and community facilities. Open spaces protect natural features like woodlands, wetlands, and floodplain areas. Also includes trail rights-of-way and lands with potential public or industrial uses.