Township residents formally adopted the Purchase of Development Rights (PDR) program in 1994 by voting in a tax millage to support the program. The PDR program pays farmers to keep their land in agricultural production or as open space. A completely voluntary program, PDR allows farmers to receive money for the development value of their land and keep the farmland for their business. A reduction in property tax is also realized for land kept in agricultural use. The PDR program was further supported by grants from the State of Michigan, the U.S.D.A., the Michigan Department of Transportation, and the American Farmland Trust. By the end of 2001, the PDR program and other programs had preserved 4,000 acres of agricultural land. Township residents approved another millage increase in 2002 which generated additional monies. The additional funds enabled the Township to increase the coverage of the program to purchase the Development Rights on an additional 3,000 to 4,000 acres (refer to Map 6, Agricultural Preserve Area, Conservation Easements in Appendix A).

Property Eligibility

Several physical and economic factors are taken into consideration when determining if a property is eligible for the PDR program. The property must be included in the Agricultural Preserve Area highlighted in green on Map 5, Peninsula Township Agricultural Preserve Area Prime Scenic View Map, Master Plan 2003 (refer to Appendix A). The PDR Ordinance defines the program.

Summary

The PDR program provides an innovative way to preserve agricultural land, which is a primary component of the Township’s economy. PDR also serves to protect the unique aesthetic qualities of the Township. The Township continues to look for ways to preserve the rural character of the Peninsula by enhancing the PDR program with other planning tools, such as clustering and transfer of development rights.

March 5, 2008 Update

Bowers Harbor Inn Permanently Protected: The Bowers Harbor Inn was built in the 1880s as a summer retreat for Chicago lumber baron J.W. Stickney. With 700 feet of waterfront, old-growth white pines, majestic views of the west arm of Grand Traverse Bay, and a well-loved historic structure and restaurant, the Inn has been a treasured part of the Old Mission Peninsula landscape for generations. Through a unique partnership with the Michigan Historic Preservation Network and the Grand Traverse Regional Land Conservancy, Old Mission natives and Inn owners Jon Carlson and Greg Lobdell have chosen to preserve the historic Bowers Harbor Inn property forever.

Last year, Old Mission Historic Development, led by Carlson and Lobdell, had applied to Peninsula Township for permission to build condominiums near the Bowers Harbor Inn. The Grand Traverse Regional Land Conservancy heard about the plans and approached Carlson and township officials about the potential to work on a voluntary conservation effort to protect the property. The owners were very open to the notion. They had purchased the Inn with the intention of protecting it.

The Grand Traverse Regional Land Conservancy convened the landowners, township officials, and representatives from the Michigan Historic Preservation Network. Early conversations led to the exploration of Old Mission Historic Development’s voluntary donation of development rights on the property. A conservation easement that protects the historic, scenic, and shoreline characteristics of the property was crafted jointly by the Grand Traverse Regional Land Conservancy and the Michigan Historic Preservation Network. By choosing to donate the value of the development rights on the property as outlined in the conservation easement, Old Mission Historic Development will receive a tax benefit. This benefit was an attractive incentive to Carlson and Lobdell, who were able to address some of their financial needs and goals for the property without developing the condominiums that were initially proposed for the site.

The Grand Traverse Regional Land Conservancy has completed dozens of land protection projects in the vicinity of the Bowers Harbor Inn. These conservation projects collectively cover over 700 acres and over 2 miles of shoreline. The protection of the Inn complements the conservation of other beloved Peninsula landmarks such as Pyatt Lake, Neahtawanta and Tucker Points, and family farms and forests.

The Edmondson Farm: Since the early 1990s, the Edmondson family has been working to protect their family land. Through Peninsula Township’s Purchase of Development Rights (PDR) Program, the family has protected 225 acres of high-quality farmland. This January, the final portion of their family farm property was permanently protected with an agricultural conservation easement negotiated between Peninsula Township’s PDR Program, the Grand Traverse Regional Land Conservancy, and the Edmondson family. This approximately 32-acre farm on Peninsula Drive contains over 650 feet of West Bay shoreline just south of Island View Road, the original farmstead, 5 acres of cherry orchard along Peninsula Drive, and 25 acres of farmland and woods along Nelson Road to the south. The land also abuts other preserved farmland along Nelson Road and is visible from the Scenic Turnout near Chateau Grand Traverse. The Edmonson family is proud of the fact that protection of this property completes the desire of the late Elsie Edmondson to see all of the family’s land protected forever by the Township’s program.

The funding to protect this farm came from three sources: the Edmondson family’s generous bargain sale of their property, the Township’s PDR program, and a grant from The Carls Foundation that was secured by the Grand Traverse Regional Land Conservancy. The Conservancy is now seeking donations from private individuals and foundations to match the significant $300,000 challenge grant from The Carls Foundation by November 1, 2008. Gifts contributed to match this grant will be committed to the Conservancy’s Old Mission Protection Fund which will be used to protect other significant farms and natural lands on the Peninsula.

Three additional farms were also protected through the township’s PDR program in late 2007:

Sweet Briar Farm, owned by the Wunsch family, includes 131 acres of cherry and apple orchards and boasts 310 feet of pristine, Grand Traverse Bay shoreline. The farm has been in the Wunsch family for several generations. The Wunsch’s are one of Michigan’s largest providers of fresh hand-picked dark sweet cherries and fine apples, such as the renowned Honeycrisp. The family’s consistent innovation exemplifies their vision and commitment to agriculture. The voluntary conservation agreement signed by the family to protect the Sweet Briar Farm was one component of a long-term business restructuring plan that the four sibling-owners of the farm undertook in order to ensure their children’s future operation of farm.

Old Mission Vineyards, owned by brothers Ed Jr. and Sean O’Keefe, includes 30 acres of land adjacent to protected farmland. Virtually all of the farmable lands on this property are home to mature wine grapes that are processed at Chateau Grand Traverse. The brothers purchased the property because of the grapes that were already present on the land; they immediately considered applying for the township’s PDR program as a tool to ensure that the property would remain agriculturally viable.

McMaster Farm: Mike and Rhonda McMaster operate a small orchard on 9 acres of land that complements neighboring farmland, including three adjacent properties that have already been protected under the township’s PDR program and by the Grand Traverse Regional Land Conservancy. Although it is a relatively small parcel, its residential zoning put it and neighboring farms at risk for development and potential agricultural use conflicts.