Allen's Creek Flood Plain and Flood Way: Opportunity or Disaster?
Allen's Creek is a tributary to
the Huron River that rises on the south side of town, near Pioneer High
School. It flows to the Huron past residential neighborhoods near the University
of Michigan stadium as well as past residences, businesses, and industries
in the downtown and nearby West Side areas. For much of its length, Allen's
Creek is confined in an underground pipe.
Opportunity.
As a City, Ann Arbor is reliant on (among other things)
taxpayer dollars to keep the City going. The University contributes, of
course, to opportunities of various sorts, but does not contribute directly
to the tax base. Thus, the tax base that is drawn upon comes from an unusually
small percentage of land within the city: Ann Arbor has unusually high
property tax rates. Most of the land within the City is already developed.
How, then, do we raise money to continue the standard of living to which
we have become accustomed? One way is to do so through dollars from developers.
With sky-rocketing property values, and little available land, developers
turn an eye to creative uses of existing land within the City. Some proposals
are sensitive to environmental costs; others are less so. Some see Allen's
Creek flood plain and flood way as a source of substantial tracts of
land that they believe could be successfully developed, sometimes citing
arguments that promoting density in the downtown area (where there is substantial
existing infrastructure) can reduce sprawl. For them, the flood plain and
flood way offer opportunity: their arguments are often couched in terms
that suggest opportunity for others as well (sprawl reduction through promoting
density, affordable housing, or needed dollars for the city).
Disaster
On the other side of the issue are environmental arguments.
Should one ever build in the flood plain or flood way? These belong to
the river and the river will take and use them whenever it needs to do
so. To build in them is to offer eventual disaster to residences and businesses
located in them. The Land Development Coordinator of the City estimates
that there are already more than 500 structures in the Allen Creek flood
plain or flood way. To build new structures may increase the threat to
those already there. Because Allen's Creek is confined within a pipe in
the more densely built up areas of town, there are already reports of spectacular
events with manhole covers over Allen's Creek popping like corks during
heavy rains. The extreme position here might see removal
of all structure from the flood plain and flood way, conversion of
them into parkland that could serve as a buffer between adjacent non-floodplain
properties and an unearthed Allen's Creek allowed to follow its natural
channel. If the economic issues dominate, they tend only to defer the inevitable
long-range issues. In the total build-out scenario, after all the flood
plains and flood ways are built upon, what next. Would there then be a
city with (the inevitable) no more land to develop, no more income from
developers, AND disaster waiting to come to hoards of its residents?
Viewed more broadly, this raging local controversy might
be seen as a difference in reconciling the merits between long-range and
short-range planning; it might also be seen as one involved in reconciling
issues surrounding economic and environmental costs. At the center of all
of it is a "belief" as to whether or not the worst-case (or even bad-case)
environmental scenario can occur. This "belief" often centers on maps:
what is a flood plain and do the maps represent the situation in a realistic
fashion. Some say no: the evidence of experience is what should guide land
use. Others say yes: the map is a scientific tool that is uniformly applied
across the city and does not play neighborhood favorites. All of this of
course plays out in a highly charged political arena in which what seems
often to happen is a compromise from either viewpoint.
One natural research question that
emerges is:
WHAT IS AN OPTIMAL-USE SCENARIO (A WIN-WIN SITUATION)
FOR THIS STYLE OF RESOURCE PLANNING: FOR LAND USE/WATERSHED PLANNING ISSUES? |
Factors that play into an answer to such a question might
include (but are not limited to):
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Spatial concerns
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Spatial analysis in assessing risk--use of GIS
-
Map accuracy and creation/updating/enhancement of dynamic
maps (GIS) from current data. There may well be gaps, resulting from jurisdictional
differences, in existing GIS maps; the floodplain and floodway do not necessarily
fall within political boundaries
-
Understanding the evidence of maps. Use of media to educate
people that a map is a scientific tool that has merit in guiding policy
and is not merely some pretty picture of an hypothetical forecast.
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Resource concerns
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Economic and land use issues and costs
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To the average citizen
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To affected citizens
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To affected businesses
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To the City
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To the environment
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Hydrological issues and costs
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To the average citizen
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To affected citizens
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To affected businesses
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To the City
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To the environment
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Policy concerns
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Ordinance review--of City, State, or Federal concern?
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Impact of planning on residents already there--a justice
issue
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Educational concerns
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Getting people to understand the science of the issues.
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Promoting geographic literacy. One way to do this is to use
maps with great frequency and in imaginative and interesting ways and in
a variety of settings.
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Create a website and other materials to further the aims
of 1 and 2 above (for example, create animated maps showing change in floodway/plain
under different levels of flooding or impact on parcels).
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Final product: "deliverable"
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Spiral-bound document detailing all of the effort of the
project split up into chapters according to an outline similar to the one
above (but one made with student input).
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Color maps produced on paper of size to be bound into the
document in 1 above.
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Poster-size maps of effort printed out on plotter.
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Website including all printed materials, and more (such as
animated maps showing change over time).
A variety of courses already present within SNRE could offer
support for these goals. Final products would be presented to the Planning
Department of the City of Ann Arbor in a formal presentation and on a website.
If they find any of them useful, we would give them the materials they
wish, including electronic GIS files and website files. They would be in
the background offering input, as they felt inclined. |