HomeMy WebLinkAboutResolutions - 2017.07.19 - 23012MISCELLANEOUS RESOLUTION #17196
BY: Commissioner Tom Middleton, Chairperson, Finance Committee
IN RE: BOARD OF COMMISSIONERS — PROPOSED INDEPENDENCE TOWNSHIP CORRIDOR
IMPROVEMENT AUTHORITY TAX CAPTURE AMENDMENT
To the Oakland County Board of Commissioners
Chairperson, Ladies and Gentlemen:
WHEREAS the Oakland County Board of Commissioners strongly supports the economic growth of
Oakland County; and
WHEREAS one of the tools used to promote economic growth is Tax Increment Financing used in
conjunction with Corridor Improvement Authorities (CIAs); and
WHEREAS to review requests from the County's cities, villages and townships to establish DDAs, CIAs
and LDFAs, the Board of Commissioners, pursuant to Miscellaneous Resolution #16166, updated the
Policy for the Tax Increment Financing (TIE) District Review Policy Ad Hoc Committee (TIF Review
Committee) to consider when evaluating and making recommendations to the Finance Committee on the
County's participation in these proposed authorities; and
WHEREAS on June 12, 2008, the Oakland County Board of Commissioners pursuant to MR 08117
approved the County's participation in the Charter Township of Independence and the Sashabaw Road
Corridor Improvement Authority Tax Increment Financing Plan; and
WHEREAS MR 08117 limited the County's tax capture and participation in the TIF plan to an amount not
to exceed $1,294,501.37 or, beginning with the tax capture of 2008, for a period of 14 years, whichever
occurs first; and
WHEREAS the Township and the CIA appeared before the TIF Review Committee on July 12 2017, to
present an amendment to the previously approved plan.
NOW THEREFORE BE IT RESOLVED that the Oakland County Board of Commissioners, upon
recommendation from its TIE Review Committee, recommends that the County, through its Corporation
Counsel, attempts to negotiate an amendment to the agreement consistent with the CIA's presentation to
the TIF Review Committee on July 12, 2017.
BE IT FURTHER RESOLVED that the Board of Commissioners requests the County Clerk send a signed
copy of this Resolution to the Clerk of the Township of Independence.
Chairperson, on behalf of the Finance Committee, I moyelffe-ItidoptionkTh fowgoing, tion.
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Commissioner Tionr-rii1111.1111 --ii, 4
Chairperson, Finance Committee
REPORT July 13, 2017
BY: Tom Middleton, Chairperson, Tax Increment Financing District Review Policy Ad Hoc
Review Committee
IN RE: BOARD OF COMMISSIONERS — PROPOSED INDEPENDENCE TOWNSHIP
CORRIDOR IMPROVEMENT AUTHORITY TAX CAPTURE AMENDMENT
TO THE FINANCE COMMITTEE
Chairperson, Ladies and Gentlemen:
The Tax Increment Financing (TIF) District Review Policy Ad Hoc Review Committee,
having met on July 12, 2017, recommends that the attached suggested resolution be adopted.
Chairperson, on behalf of the Tax Increment Financing District Review Policy Ad Hoc
Review Committee, I move acceptance of the foregoing report. (7 i L
llomltmissionerTom Middleton, District #4
Tax Increment Financing District Review Policy Ad
Hoc Review Committee
TAX REVIEW COMMITTEE VOTE:
Motion carried unanimously on a roll call vote with Zack absent.
SASHABAW ROAD
CORRIDOR IMPROVEMENT AUTHORITY
CHARTER TOWNSHIP OF INDEPENDENCE
AMENDED AND RESTATED
DEVELOPMENT PLAN
AND TAX INCREMENT
FINANCING PLAN
AMENDED AND RESTATED PLAN
,2017
Carlisle I Wortman
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN 8r; TAX INCREMENT FINANCING PLAN
Page 1
Independence Township Board
Pat Kittle, Supervisor
Barbara Palotta, Clerk
Paul Brown, Treasurer
Jose Aliaga, Trustee
Rachel Loughrin, Trustee
Ronald Ritchie, Trustee
Andrea Schroeder, Trustee
Corridor Improvement Authority Board
Bob Roth, Chair
Craig Bennett
Bryan Cornwall, DVM
Patrick Kittle, Supervisor
Chip Robinson
Dave Smith
Dale Verhey
Ken Winship
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN & TAX INCREMENT FINANCING PLAN
Page 2
Table of Contents
1.0 INTRODUCTION
1.1 History and Background of the Sashabaw
Corridor
1.2 Purpose of the Corridor Improvement Act
1.3 Creation of the Corridor Improvement
Authority
1.4 Activities of the Corridor Improvement
Authority
1.5 Reasons for Proposed Plan Amendments
page 5
page 6
page 7
page 7
page 8
2.0 DEVELOPMENT PLAN
2.1 Designation of Boundaries of the
Development Area
2.2 Existing Streets and Public Facilities
2.3 Existing Land Use and Land Use Trends
2.4 Zoning
2.5 Master Plan
2.6 Existing Improvements to be Demolished,
Repaired or Altered
2.7 Location, Extent, Character, Estimated
Cost of Improvements, Construction
Stages, and Estimated Completion Time
2.8 Areas Left as Open Space
2.9 Portions of the Development Area which
the Authority Desires to Sell, Donate,
Exchange, or Lease to or from the
Township
page 9
page 10
page 14
page 16
page 18
page 18
page 20
page 20
page 20
2.10 Desired Zoning Changes page 20
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEW LOPMETqf PLAN & TAX INCREMENT FINANCING PLAN Page 3
2.11 Change in Streets, Street Levels,
Intersections, and Utilities
2.12 Method of Financing the Development
and Ability to Arrange the
Financing
2.13 Persons to Whom All or a Portion of
the Development is to be Leased, Sold,
or Conveyed, and Project Beneficiaries
2.14 Procedures for Leasing, Purchasing or
Conveying
2.15 Estimates of the Number of Persons
Residing in the Development Area
2.16 Relocation of Displaced Persons
3.0 TAX INCREMENT FINANCING PLAN
3.1 Tax Increment Procedure
3.2 Tax Increment Financing Area
3.3 Bonded Indebtedness to be Incurred
3.4 Duration of the Program
3.5 Estimated Impact on Taxing
Jurisdictions
3.6 Plan for the Use of Tax Increment
Revenues
page 20
page 20
page 21
page 21
page 21
page 21
page 23
page 23
page 25
page 25
page 25
page 26
List of Figures and Tables
Figures
1 CIA District Development Area
2 CIA Existing Land Use
3 CIA Zoning
page 11
page 15
page 17
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN & TAX INCREMENT FINANCI NC PLAN
Page 4
Tables
4 CIA Future Land Use
5 CIA Tax Increment Finance Area
1 Proposed, Completed and Eliminated
Projects
2 Taxing Jurisdiction Non-Debt voted
Millage Rate
3 Estimated Capture of CIA without
Township and Recticel for All Taxing
Jurisdictions
page 19
page 24
page 22
page 27
page 28
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEV ELOPMENT PI .AN TAX INCREMENT FINANCING PLAN Page 5
1.0 Introduction
1.1 History and Background
of the Sashabaw Corridor
The potential of Sashabaw Road
as a Township center of commerce
has been recognized for over twenty
years. As a result, Independence
Township has devoted a significant
amount of time, attention and dollars
to ensure that the Sashabaw Corridor
is a showpiece for proactive planning
policies, strategic and timely public
investment, and innovative private
developments.
Due to the importance of Sashabaw
Road, the first Sashabaw Corridor
Study was completed in 1980. The
completion of this plan set the tone
for the Township to be progressive in
its planning, promote quality design,
and encourage a mix of uses along
the Corridor. Interest in Sashabaw
Road as a center of commerce further
evolved when the Village of Clarkston
incorporated as a City. By the early
90's, Sashabaw Road began to be
viewed very seriously as a potential
Town Center for the Township.
The Sashabaw Corridor is one of the
most important areas in Independence
Township. As one of only two full
1-75 interchanges in the Township,
it serves as a gateway into the
central portion of the community.
M-15/I-75 interchange is the
second full interchange and a third
interchange, Dixie Highway/I-75, is
located partially in Independence and
Springfield Townships.
The Sashabaw Corridor is located
near the center of the Township and is
within close proximity to the City of
the Village of Clarkston. In addition,
the reemergence of Detroit Energy
Music Theatre as a highly successful
outdoor entertainment venue north
of the interchange has resulted in
a large influx of new visitors to the
community traveling on Sashabaw
Road.
Historically, Dixie Highway served as
the major commercial corridor of the
Township, although it had developed
in a disjointed, strip commercial
Fashion. Today, Dixie Highway is
nearly fully developed, although
significant redevelopment projects
continue to occur.
Since 1995, efforts to create a Town
Center have intensified and have been
embodied in a number of planning
documents and regulatory ordinances,
which include the Township's Master
Plan, Vision 2020 Strategic Plan, and
the Sashabaw Overlay District and
Design Guidelines.
The benefits of over twenty years of
proactive planning to the community
have been considerable: a cohesive
and attractive streetscape, walkable
and safe neighborhoods, and a mix
of uses. Instead of typical strip-mall
construction with seas of parking and
unconnected uses, the Overlay District
is characterized by buildings oriented
to the street, expansive safety paths
and walkways, and public features for
people to gather. All of these have
helped create a burgeoning Town
Center for the community.
In addition, the planning that has
gone into the Sasliabaw Corridor has
resulted in a more comprehensive
coordinated approach to providing
public infrastructure. The regional
stormwater management system and
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN & TAX INCREMENT FINANCING PLAN Page 6
wetland bank has not only resulted in
a more environmentally sustainable
approach, but has also contributed to
the more efficient delivery of essential
utility services.
Finally, the culmination of years of
proactive planning is the boulevard
itself. Recognizing that a five lane
roadway improvement would detract
from the Town Center concept, the
Township aggressively encouraged
road agencies to accept and fund a
boulevard. Sashabaw Boulevard is
now complete, culminating years
of diligent work by the Township
to meld land use and infrastructure
planning into a seamless system.
In 2006, the Independence Township
Board formed the Corridor
Improvement Authority to take
advantage of the improvements
that occurred within the Sashabaw
Corridor and complete the balance of
the needed infrastructure and amenity
improvements.
1.2 Purpose of the Corridor
Improvement Act
On December 19, 2005, Governor
Granholm signed Public Act 280
of 2005 (the Act), which provides
a powerful new community
development tool designed specifically
for the commercial corridors
of Michigan. The Act allows
communities to create "Corridor
Improvement Authorities" (CIA)
which function in a manner similar to
a Downtown Development Authority
(DDA), but with special powers,
conditions, and criteria unique to
commercial corridors. One of the
chief features of a CIA is the ability to
fund improvements through the use
of tax increment financing, discussed
more in depth later in this report.
'The Act is intended to combat the
deterioration of existing business
districts and promote economic
development efforts within these
districts. Unlike DDAs, communities
are permitted to create as many CIA
districts as they wish, provided no
single parcel is located within more
than one CIA district.
Another distinction of CIA districts
is the ability for municipalities to
develop a single CIA district for a
corridor that is located in more than
one community. Such benefits as
continuity of appearance, uniformity
of improvements and land use
regulations, and cooperative traffic
management are all potential benefits
of multi-jurisdictional CIA districts.
Like a DDA, a CIA is granted specific
powers and duties to empower it to
accomplish its mission. However, the
duties of the Sashabaw Corridor CIA
have been more narrowly defined, as
follows:
Construct and improve public
facilities that are identified in this
Plan;
Make and enter into contracts
and acquire, own, convey,
dispose of or lease all or part of
land, real or personal property,
or interests in property, grant or
acquire licenses, easements and
options needed to implement
any project identified in this
Plan;
Accept grants and donations of
property, labor or other things of
value needed to implement any
project identified in this Plan;
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN & TAX INCREMENT FINANCING PLAN Page 7
13 Creation of the Corridor
Improvement Authority
On May 16, 2006, the Township
Board passed a resolution of intent
to establish a Corridor Improvement
Authority for Sashabaw Road. On
June 20, 2006, the Board held a
public hearing regarding the intent
to establish a Corridor Improvement
Authority for Sashabaw Road and
the proposed boundaries of the
Development Area.
The Ordinance creating the Corridor
Improvement Authority and
identifying the applicable development
was introduced by the Board on
September 5, 2006 and adopted on
September 19, 2006. Members of
the Corridor Improvement Authority
were appointed by the Supervisor and
approved by the Board on September
19, 2006.
1.4 Activities of the Corridor
Improvement Authority
As noted above, the establishment of
a CIA and the use of TIF to fund its
progress require a development plan
which sets for the objectives for the
improvement of the CIA District,
a schedule of implementation,
anticipated revenues, procedures
for the spending of revenues and
disbursement of excess revenues.
Since its creation, the Authority has
focused its attention on identifying
those public improvements that are
needed in the Development Area
and which, if provided will result in
the enhancement of existing business
activity and stimulation of new private
investment that is in keeping with the
policies of Independence Township.
As a result of the Authority's
deliberations, a number of the
improvements that were contemplated
in the plan adopted in 2007 have been
accomplished, including:
1. Improvements to the Interstate
75 interchange;
2. Improvement and widening of
Waldon/Sashabaw intersection;
3. Completion of streetscape
improvements, such as
landscaping, irrigation, signage,
and coordinated lighting;
4. Installation of a thru traffic signal
at Sashabaw Road/Fleming Lake
Road intersection.
The final project that will be completed
with the Amended and Extended
Development Plan and Tax Increment
Financing Plan will include:
• Acquisition of right-of-way and
the widening of Sashabaw Road
north of the Interstate 75 inter-
change, between Flemings Lake
Road and the entrance to DTE
Theater with a 5-lane cross-section.
It is important to note that all
of the CIA's investments have
been to Sashabaw Road and the
1-75 Interchange, roads owned,
operated and maintained by either
Oakland County Road Commission
or the Michigan Department
of Transportation. As the 1-75
improvement project through
Oakland County is now underway,
the CIA planned and implemented
improvements to the Sashabaw/I-75
interchange well in advance.
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN & TAX. INCREMENT FINANCING PLAN Page 8
1.5 Reasons for Proposed Plan
Amendments
Due to the unanticipated and dramatic
decline in taxable values in portions
of the Development Area, and the
reduced amount of tax increment
revenues, the CIA will be unable to
complete the purposes enumerated in
the Development Plan. Specifically,
the CIA will be unable to complete the
improvement of Sashabaw Road to a
5-lane cross-section between Flemings
Lake Road and the entrance to DTE
Theater,
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVE LOPf'ilLE;NT PLAN & TAX INCREMENT FINANCING PLAN Page 9
2.0 Development Plan
2.1 Designation of Boundaries
of the Development Area
The boundaries of a CIA district
are referred to in the Act as the
"development area." A boundary map
is included as Figure 1.
The Act provides criteria to determine
what may constitute a development
area; it states that the area must
comply with ALL of the following
criteria set forth below. It was
determined that CIA district met all
the criteria of the Act at the time the
CIA was created.
1. The development area must be
situated adjacent to an arterial or
collector road, as defined by the
Federal Highway Administration
manual "Highway Functional
Classification- Concepts, Crite-
ria, & Procedures."
Sashabaw Road in this area is classified
as a minor arterial road.
2. The development area must con-
tain no less than 10 contiguous
parcels or at least 5 contiguous
acres.
The boundary incorporates a significant
area consisting of about 300 parcels, and
is well in excess of 5 acres.
3. No less than 50 percent of the
existing ground floor area must
be commercial within the pro-
posed development area.
Sashabaw Road in this area is dominated
by office, commercial and mixed-use
development, and exceeds the 50 percent
minimum in this regard. A more
detailed analysis has been conducted
by the Township Assessor who has
determined that the total ground floor
area of the proposed district is 1,157,767
square feet, of which 776 824 square
feet or 67% is devoted to commercial/
industrial use.
4. Residential, commercial or
industrial uses have been permit-
ted and/or conducted within the
development area for the past 30
years.
The boundary encompasses parcels that
have long been zoned and used for a wide
variety of residential and non-residential
uses.
5. The development area
must currently be served by
municipal water and sewer.
The potential development area is served
by public water and sewer service.
6. The development area must be
zoned to allow mixed use devel-
opment, including high-density
residential.
As noted above, the area includes a
very wide variety of zoning categories,
including existing Planned Unit
Development Districts. The Sashabau;
Town Center Overlay District encourages
mixed use. The PUD option is available
in any existing zoning district and
permits a mix of diverse land uses within
a single development.
7. The Township must agree to
expedite the permitting and in-
spection process, and to modify
the Master Plan to provide for
walkable, non-motorized inter-
connections, such as sidewalks
and streetscapes, within the
development area.
The Township has a long established
safety path system. Throughout the Town
Center portion, sidewalk connections
to safety paths have been planned. The
Planning Commission is currently
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DFNELOPMENT PLAN & TAX INCREMENT FINANCING PLAN
Page 10
updating the Township Master Plan.
The necessary planning principles can
be incorporated within the document.
Through the Overlay District, which
encompassed the core area of the CIA
provides for a development process which
has been streamlined.
2.2 Existing Streets and Public
Facilities
The principal street is Sashabaw Road
from an area just north of Clarkston
Road, south to the Independence/
Waterford Township boundary.
Small segments of other major streets
included within the Development
Area are Clarkston, Waldon, and
Maybee Roads.
Over the last several years, the
Township has made substantial
investment in public infrastructure
and improvements.
A. Design Improvement
To coincide with the development of
the boulevard, the Sashabaw Corridor
Design Plan was formulated.
The Corridor Design Plan illustrates
the following improvements that
either have been implemented in
conjunction with the boulevard or will
be completed at a later date, include:
pedestrian paths on both side
of Sashabaw (complete — see
VI, subsection D)
landscaping of the boulevard
median and r.o.w. (later
phase)
irrigation of the median (later
phase)
pedestrian lighting (complete
— see VI, subsection E)
site furnishings and amenities
(underway)
B. Sashabaw Boulevard
The Sashabaw Road improvement
project was initiated by the Township
and RCOC in order to address the
current and future traffic capacity
deficiency of the existing two (2) lane
Sashabaw Road between Maybee and
Waldon Roads. Prior to initiating
the project, Sashabaw Road carried
29,000 vehicles per day. The two lane
bituminous road was improved to a
four (4) lane concrete boulevard with
a center median, curb and gutter,
and enclosed drainage as well as
intersection improvements, new traffic
signals with pedestrian interfaces,
concrete safety paths and low level
pedestrian lighting and intersection
lighting.
The total project costs exceeded $10
million and including construction,
construction engineering, right of
way acquisition and preliminary
engineering. The Township's share
was approximately $1 million but
was offset partially by right of way
donations by private property owners.
In 2012, the Authority completed
the installation of landscaping and
irrigation within the center median of
Sashabaw Road between Waldon and
Maybee Roads.
In 2014, the Corridor Improvement
Authority completed the installation
of a traffic signal on Sashabaw Road at
Flemings Lake Road. The cost of the
signalization project was approximately
$150,000 using Tr-Party Funds, with
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SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN & TAX UNCREMENT FINANCING PLAN
Page 1.1
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SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN & TAX INCREMENT FINANCING PLAN Page 12
the local match provided by the
Authority.
The Authority also completed a high
priority project in 2015 with the
improvement of the 1-75 Sashabaw
interchange and Sashabaw/Waldon
intersection improvements to the
interchange including construction
of an additional ramp to provide
dedicated southbound access to
Sashabaw Road from northbound
1-75. Completion of the new ramp,
modification of the other ramps, and
associated improvements to the bridge
surface provides much needed relief
to the congestion on I-75 caused by
both daily commuting traffic and
concert traffic traveling to DTE Music
Theater.
To accomodate the changes made
to the existing bridge surface and
ramp configuration, the Waldon/
Sashabaw intersection also required
expansion to provide dual left-hand
turns on eastbound Waldon Road and
northbound Sashabaw Road.
The cost of the interchange
and intersection projects were
approxirnagely $4.7 million with
funding provided from a combination
of sources, including:
CIA TIF funds
Township General Funds
Tr-Party funds
McLaren Hospital
State Category A grant
C. Waldon Center Drive and
Bow Pointe Loop Road
Equally vital to the improvement of
traffic circulation and the creation
of the Town Center has been the
planning and construction of the
internal road system. The Township
successfully gained the cooperation of
several developers within the corridor
to construct Waldon Center Drive
and extend Bow Pointe Road from
Sashabaw to Waldon Center Drive.
These roads provide a secondary means
of ingress/egress to the commercial
properties fronting on Sashabaw and to
the existing and future residential areas
behind the commercial areas. Waldon
Center Drive from Bow Pointe north
is a public road. From Bow Pointe
south, Waldon Center Drive will be a
private road, open to public traffic.
D. Safety Paths and Pedestrian
Crossings
As part of the improvement to
Sashabaw Road, two concrete
pathways eight (8) feet wide on
both sides of the roadway have been
installed.
Three pedestrian crossings of Sashabaw
were incorporated in the road design
at Maybee, Waldon, as well as at Bow
Pointe Roads. The location of the Bow
Pointe Road crossing was determined
with the Road Commission due to
the need for a traffic light to ensure
pedestrian safety.
The Sashabaw Corridor Design
Plan and the Overlay District and
Design Guidelines provide for the
extension of public walkways within
private development sites, connecting
Sashabaw Road and Waldon Center
Drive with nearly all residential
areas. The intent of the walkways
improvement is to create a pedestrian
friendly, walkable environment
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
D EV E LO PMENT PLAN & TAX INC RE MENT FINANCING PLAN Page 13
as envisioned by the Vision 2020
Strategic Plan.
E. Public Lighting
Another goal of the Vision 2020
Strategic Plan was to create a
cohesive lighting scheme for the
entire Corridor. Again, as part of the
improvements to Sashabaw Road,
decorative pedestrian lighting has been
installed. The cost of the lighting to
the Township exceeds $400,000.
Lighting within all new private
developments is required to be of
a type recommended according to
the Overlay District and Design
Guidelines. Guidelines are provided
for internal roadways, along pedestrian
walkways and plazas, within parking
lots and industrial office park
entryways. However, each of such
lighting fixtures are to be of a similar
appearance to further a consistency
throughout the Corridor.
F. Sashabaw Regional Drainage
District
A top Township priority in the
development of the Sashabaw
Road corridor was the creation and
implementation of a Township owned
and operated storm water management
system serving the Sashabaw Corridor.
The system emphasizes storm
water quality and natural features
preservation. The Township initiated
this by developing a comprehensive
storm water management plan for this
area followed by the construction of
the related infrastructure needs.
The Sashabaw Corridor drainage
district consists of approximately 330
acres between 1-75 and Maybee Road
and Walters and Sashabaw Roads. The
District also receives drainage from
north of 1-75, east of Sashabaw, west
of Walters Road and south of Maybee
Road. However, this flow is treated
as pass through. Properties outside of
the District must provide on-site storm
water volume control facilities and
water quality enhancement measures.
The overall project costs were
$1.3 million including all of the
infrastructure improvements, design
and construction engineering. In
addition, property rights were secured
by area developers that are not reflected
in this cost. The District provides over
2 million cubic feet of storage capacity
in its ponds, impoundments, wetlands
and Spring Lake.
Private property owners are able to
purchase capacity in the systems in
order to offset the need for on-site
retention. The Drain provides an
opportunity for more efficient use of
private property while at the same time
creating a better managed publicly
owned storm water management
system.
G. Independence Township
Wetland Mitigation Bank
Wetland preservation is a priority for
Independence Township. As such, the
Township has enacted a local wetland
ordinance which includes an in-kind
mitigation requirement similar to
MDEQ's same requirements. Through
negotiations with the owner/developer
of the former Liberty Golf Club
(now The Fountain), Independence
Township secured easements on the
golicourse to construct, maintain and
conserve wetland areas with the intent
to create a Township mitigation bank.
In addition, the Township constructed
6 acres of wetlands in-line with the
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN & TAX INCREMENT FINANCING PLAN
Page 14
drainage course so as to double as
storage and filtration areas and in
order to create a Township Wetland
Mitigation Bank.
The project cost $250,000 and created
6 acres of emergent wetlands on the
golf course. Approximately one-fifth
of the costs were for control structures,
weirs and storm sewers on the golf
course to provide for flow control and
water diversion into and out of the
wetland areas in conjunction with the
above mentioned Regional Drainage
District improvements.
I. Water and Sewer
In the course of the Sashabaw Blvd.
project, water mains along Sashabaw
Road were upgraded to increase
capacity.
2.3 Existing Land Use and
Land Use Trends
The property within the Sashabaw
Corridor includes a range of existing
land uses and a variety of forms of
development. Existing land use is
depicted in Figure 2. These include:
• Commercial/Office:
- Older, strip-center oriented
uses on the northwest corner of
Sashabaw/Maybee Road, and
shopping center use on the
southwest corner of
Sashabaw/Waldon Road.
Small, older office buildings
along the east side of Sashabaw.
New commercial development
built according to the Town
Center guidelines on the
northeast corner of Sashabaw/
Maybee Road (Regency Center).
In addition, new commercial
is being constructed north of
1-75 at the interchange area at
Clarkston Road.
• Mixed-Use:
- New McLaren medical office/
commercial complex on
Bow Point Drive, east side of
Sashabaw.
- New mixed-use, including
banking, neighborhood
commercial, banking, office and
institutional (church) along the
west side of Sashabaw (Liberty
PUD in progress).
- New mixed use office service/
day care south of Waldon
(Independence Village Center
PUD).
- New mixed use neighborhood
commercial and office service on
west side of Sashabaw, south of
Waldon (Waldon Village Town
Center).
• Residential:
Older, single-family residential
homes spread primarily along
the east and west sides of
Sashabaw, south of Maybee
Road and on both sides of
Waldo a.
- Existing multiple- family on
both sides of Sashabaw near
Maybee Road.
- New single family detached
and attached residential homes
providing a transition between
mixed use commercial/office
and existing single family
development to the west
(Liberty PUD).
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPIVIENT PLAN Sc '[AX. INCREMENT FINANCING PLAN Page 15
LEGEND
Vacant/Agricultural (212.2 ac./ 25%)
L I Rural Residential (95.5 ac./ 11.2%)
I Estate Residential (1.8 ac./ 0.21%)
I Single Family Residential (77.3 ac./ 9.1%)
11 Multiple Family Residential (156 ac./ 18.4%)
Mobile Home Park (0 ac./ 0%)
ME Commercial (78 ac./ 9.2%)
Office (28.1 ac./ 3.3%)
Recreation/Open Space (100.9 ac./ 11.9%)
III Industrial (52.2 ac./ 6,1%)
Public/Semi-Public (20.8 ac,/ 2.4%)
Utilities (26.5 ac./ 3.1%)
CIA Boundary (944 acres Gross Area
including Right-of-Way)
Percent area calculated based on total of
designated land use areas (849.3 acres)
Figure 2: Sashabaw Road
Corridor Improvement Authority
Existing Land Use
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN ,Sz TAX INCREMENT FINANCING PLAN
Page 16
• Institutional:
Pine Knob Elementary, located
on the east side of Sashabaw
north of Maybee Road.
• Industrial:
- New industrial development
east of Sashabaw Road,
including the LGI/Sheifier
and Magneti Marelli facilities.
Pontiac Coil located north of
1-75 across from Pine Knob.
Vacant: There remains a
number of vacant parcels, as
depicted in Figure 2.
2.4 Zoning
A. General Discussion of Zoning
in Township
The current Zoning Ordinance,
Ordinance 83, was approved in 1975,
but has been amended and updated
numerous times.
The Township has been proactive in
providing standards that encourage
creative development, recognize and
protect the predominant residential
nature of the community, and protect
the natural environment and existing
residents. For example, the Township
was one of the first townships in the
state to have a Wetlands Ordinance
and require a natural features setback
from wetlands. The Township has
also been progressive in providing
Ordinances allowing for creation
land development in the form of
cluster residential, Planned Unit
Development and Planned Residential
Development regulations.
The Zoning Ordinance includes
a variety of residential office and
commercial designations, as well as
research-office, industrial office park,
and industrial classifications. Many
developers in the Township have also
taken advantage of the more flexible
techniques found in the Planned Unit
Development and Planned Residential
Development options, with great
benefits to the projects and to the
Township in general.
B. Current Zoning Designation
in Study Area
The Sashabaw Corridor contains
a wide range of zoning districts.
Zoning is depicted in Figure 3. The
largest categories are Planned Unit
Development (PUD), Industrial Office
Park (TOP), Single Family Residential
(R-1A) and Multi-Family Residential
(R-2). The delineation of these
categories is similar to the designations
of the Future Land Use Plan, and
future zoning changes will continue to
be based on the Master Plan.
In examining the 1975 and current
zoning maps, a number of zoning
changes have been made based on
the evolution of Sashabaw Road, and
Independence Township. The majority
of acreage was zoned R-1A at the time
due to the low density residential and
vacant/agricultural nature of most of
the area. As more development has
come to the Township, Sashabaw Road
has grown. The most apparent change
is the extensive use of PUD zoning
along the west side of Sashabaw in
order to implement the Town Center
Plan conceived by Vision 2020.
Other changes of note have been the
expansion of Office Districts (0, OS,
and 0S-2) and the rezoning of the
large area of TOP that was originally
Limited Industrial; both of these
changes reflect the Township's intent
to provide low-intensive research and
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN & TAX. INCREMENT FINANCING PLAN Page 17
Figure 3: Sashabaw Road
Corridor Improvement Authority
District Zoning
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN & TAX INCREMENT FINANCING PLAN
Page 18
office uses to protect the Corridor
from more intensive industrial uses.
C. Sashabaw Overlay District
and Design Guidelines
Following adoption of the current
Master Plan in 1999, the Planning
Commission proceeded to implement
various aspects of the Strategic
Plan, Master Plan and Sashabaw
Target Plan. Consistent with the
recommendation of the Sashabaw
Target Plan, the Overlay District was
created to provide additional standards
for the Sashabaw Road Corridor,
and was supported by published
Town Center Design Guidelines. In
2015, the Township expanded the
Overlay District to include the North
Sashabaw Overlay District. The area
between 1-75 and Clarkston Road is
covered by the Overlay Districts.
2.5 Master Plan
The Vision 2020 Plan was an
ambitious program created to identify
the goals, policies, programs and
strategies for the Township. The
Master Plan is depicted in Figure
4. It was conducted as a three-part
series which consider of Background
Studies, the Strategic Plan, and Master
Plan documents. While each were
separate documents, these elements
were consistent and relied upon a
comprehensive relationship; e.g.,
the Strategic Plan followed the data
gathered within the background
studies, which led to the formulation
of the Master Plan.
In 2008, the Township undertook a
comprehensive update to the Master
Plan, Of significance to this update
was the consolidation of the Master
Plan and Strategic Plan into a single
document.
The Township completed an update
to the Master Plan in 2016. This
document could be characterized as a
"fine-tuning" of the 2008 Plan.
As part of the 2016 Master Plan,
the Target Plans for the Sashabaw
Corridor and for the Pine Knob Area
were combined into a single Sashabaw
Corridor Target Plan. While these two
portions of the corridor have different
character and land use, the Target Plan
seeks to create unity between these
areas.
Ihe future land use designation in
the Master Plan indicates that the
Sashabaw Corridor, along with Dixie
Highway and M-15, is a predominant
commercial corridor in the Township.
Strip commercial development is to be
restricted, and commercial development
is to be clustered in areas identified
by the Master Plan. Appropriately
for the Corridor, the future land use
categories vary significantly. Planned
Mixed Use, Multiple Family Residential
and Industrial Office Park comprise
the greatest amount of area. The
layout of the Planned Mixed Use area
is more specifically detailed in the
Master Plan. The specific uses within
the Planned Mixed Use category
include Commercial, Office, Research,
Single-Family and Multiple-Family
Residential, and Public.
2.6 Existing Improvements to
be Demolished, Repaired, or
Altered
The completion of the 5-lane
improvement to Sashabaw Road north
of Flemings Lake to the entrance of
DTE Theater will require that some or
all portions of existing infrastructure
will be demolished, repaired, or altered.
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT Pl...A.N & TAX INCREMENT FINANCING PLAN
Page 19
Rural Residential (( aa.10%)
listate Residential. (3.3 we/ 0,4%)
Suburban Resit-Ionia! 1,0%)
Single-Family Residential (215.6 aei 12%)
Traditional Lakefront Residential (0 -Mt 0%)
igkFamiIyAltuabetif.Datadied (23.2 Lie). 2.8%)
Multiple Family Residential (130 au) 15.14%)
Mobile Home Park (0 ae..1 0%)
°moo Service (104,1 lie,/ 12.6%)
Planned tylixed 11840 (223,5 .f 27i%)
Local ComnicreiaL (11.6 ac,/ 1.4%)
General. Commercial (17.8 aci 7.0%),
PIaarred Reseorch Office (101.1 lied' 123%)
Induatrial Office Park (29,5 acl 3.6%)
Omen' 1olustria1 (0 u,,,'0%)
Reeteatiend - Conservation (103,7 ac,112.6%)
Public, Semi-Public (1,5ar..-.10.18%)
CIA Boundary (944 acn.% Orutos Amu.
including Right-of-Way)
Percent arca calculated hated an total of
designated land use utes ( 824,6 ac)
Figure 4: Sashabaw Road
Corridor Improvement Authority
Future Land Use Plan
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN & TAX INCREMENT FINANCING PLAN Page 20
2.7 Location, Extent,
Character, Estimated
cost of Improvements,
Construction Stages, and
Estimated Completion
Time
Table 1 provides a complete
description of the extent and character
of each proposed improvement
project. Table 1 identifies all potential
projects, the year that a project is to be
started, and anticipated cost.
The estimated cost of improvements
is done without detailed engineering
design or specific knowledge of field
conditions which may affect project
costs. Therefore, cost estimate and
time frames are subject to change.
Furthermore, the ability of the CIA to
implement the proposed projects, may
be affected by contractual agreements
made with other taxing jurisdictions.
The components of each project are
broken down into three (3) categories:
design/engineering
easement/property acquisition
construction
There is also a fourth category of
legal, financial and administrative
services that are not associated
with any specific project but will be
incurred by the Authority each year.
The total amount of legal, financial
and administrative services are
estimated to be less than $100,000.
2.8 Areas Left as Open Space
The Township Master Plan identifies
several areas within the corridor which
are intended to remain as open space.
The Corridor Improvement Authority
is also interested in establishing public
open space, particularly within the
Town Center area.
2.9 Portions of the
Development Area which
the Authority Desires to
Sell, Donate, Exchange,
or Lease to or from the
Township
In the event the Authority desires to
sell, donate, exchange or lease property
to or from the Township, it will follow
the established procedures of the
Township and all other applicable laws.
2.10 Desired Zoning Changes
Although certain zoning changes
may be initiated by private property
owners or the Township, the Authority
does not intend to request any zoning
changes.
2.11 Changes in Streets, Street
Levels, intersections, and
Utilities
The various improvements described in
Tables 1 will require changes to streets,
street levels, intersections, and utilities.
2.12 Method of Financing the
Development and Ability to
Arrange the Financing
Financing of the costs associated
with the implementation of
the Development Plan will be
accomplished by the use of one or
more of the following:
Tax increment revenues
Revenues received from
issuance by the Authority
or the Township of revenue
bonds.
Revenues from Authority
owned, leased or sold
property.
Donations received by the
Authority.
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN & TAX INCREMENT -FINANCING PLAN Page 21
Funds obtained from other
sources approved by the
Township Board (i.e. general
obligation bonds, special
assessment bonds, County
bonds, installment purchase
contracts, CDBG funds,
etc.).
Federal and state grants.
2.13 Persons to Whom All
or a Portion of the
Development is to be
Leased, Sold, or Conveyed,
and Project Beneficiaries
No sale, lease, or conveyance to private
entities is contemplated at this time.
2.14 Procedures for Leasing,
Purchasing or Conveying
In the event the Authority needs
to employ procedures for leasing,
purchasing or conveying, it will follow
the established procedures of the
Township.
2.15 Estimates of the Number
of Persons Residing in the
Development Area
As of the 2000 Census, there were
approximately 2,874 residents within
the Development Area.
Currently, the number of residents
as of 2016 is estimated to be 3,356
people.
2.16 Relocation of Displaced
Persons
Should any relocation of persons or
businesses be necessary in the future,
the Township, their agents, and/or the
CIA will first adopt a formal relocation
program. Although not anticipated, if
acquisition of any real property should
result in the displacement of persons
or businesses, the CIAT recognizes its
obligation to make the affected parties
economically whole. If it appears that
any relocation obligations may be
incurred during the proposed life of
this Plan, the Township and the CIA
will adopt a relocation plan as soon as
the circumstances become known.
The relocation plan shall require
that certain payments and other
assistance be paid to families,
individuals, businesses, and non-profit
organizations as they are displaced or
their personal property is moved as a
result of activity that may be subject
to the Federal Uniform Relocation
Assistance and Real Property
Acquisition Policies Act of 1970, as
amended.
Should relocation be required, the
CIA in cooperation with the Township
shall allocate within the CIA budget
appropriate relocation assistance in
accordance with the Federal Uniform
Relocation Assistance and Real
Property Acquisition Policies Act of
1970.
Any acquisition and/or relocation
activities that occur using CIA funds
will comply with Act No. 227 of
Public Acts of 1972 of the Michigan
Complied Laws. Any relocation plan
to be adopted will incorporate by
reference the applicable portions of the
Federal Uniform Relocation Assistance
and Real Property Acquisition Policies
Act that are designed to make the
affected individuals or businesses
economically whole.
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN & TAX INCREMENT FINANCING PLAN Page 22
Table 1: Proposed, Completed and Eliminated Projects List
Amended and Extended Development Plan
Proposed Projects
1. Sashabaw Road (Flemings Lake Road to entrance of DTE Theater). To relieve existing and
anticipated demand, the project would improve this segment of Sashabaw Road to a 5-lane
cross-section.
Sashabaw Road widening Year Estimated Cost
(Flemings Lake Road to
entrance to DTE)
Engineer & Administration 2016-2017 $400,000
Construction & Contingencies 2020 $3,600,000
Completed Projects
1 Landscaping, amenities, and irrigation (Clarkston Road to Maybee Road). This project
involves the installation of hundreds of new perennials, trees, shrubs, ground covers,
irrigation, and other aesthetic components to beautify the Sashabaw Road Corridor. It
is anticipated this project will be done in phases to correspond with road improvement
projects. The first phase that was completed was the boulevard section between
Maybe° and Waldon.
2. Sashabaw/I-75 Interchange - To relieve congestion on 1-75 and improve access
to Sashabaw Road, an exit ramp was added to serve northbound 1-75 traffic to
southbound Sashabaw Road. Additional improvements were also made to the bridge
surface, other entrance/exit ramps and the park and ride lot.
3. Improvement to SashabawNValdon intersection - To relieve congestion on Sashabaw
and Waldon Roads, dual left hand turn lanes were added to northbound Sashabaw and
eastbound Waldon.
Projects Eliminated
1. Bury Detroit Edison overhead lines (Sashabaw Road east side Clarkston to Maybee Road).
This project involves the installation of new underground duct banks to allow for the elimination
of overhead utility lines along the Sashabaw Road Corridor.
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN & TAX INCREMENT FINANCING PLAN
Page 23
3.0 Tax Increment Financing Plan
3.1 Tax Increment Procedure
Tax increment financing permits the
Authority to capture tax revenues
attributable to increases in the value
of eligible real and personal property
resulting from implementation of a
Development Plan as defined in Act
280. Property value increases will
be attributable to the development
projects.
At the time the Plan was initially
approved by the Township Board
in 2006, the value of the eligible
property within the boundaries of
the Development Area (the "Initial
Taxable Value") was established.
The Initial Taxable Value is the
State Equalized Value of the eligible
property on that date.
In each subsequent year for the
duration of the Tax Increment
Financing Plan, the "Current Taxable
Value" of the eligible taxable property
will be determined, The Current
Taxable Value for each year after
December 31, 2006, is the taxable
value of the eligible taxable property
for that year, as determined under
Section 27a of the General Property
Tax Act.
The amount by which the Current
Taxable Value exceeds the Initial
Taxable Value in any one year is
the "Taxable Value Increase." For
the duration of the Tax Increment
Financing Plan, the local taxing
jurisdictions will continue to receive
tax revenues based upon the Initial
Taxable Value, The Authority,
however, receives that portion of
the tax levy of all applicable taxing
jurisdictions paid each year on part
or all of the Total Tax Increment
Revenues (as set forth in the Tax
Increment Financing Plan) of the
eligible taxable property included in
the Tax Increment Financing Plan,
or any taxes specifically levied for the
payment of principal and interest of
obligations approved by the electors
or obligations pledging the unlimited
taxing power of the local governmental
unit or specific local taxes attributable
to such ad valorem property taxes.
The Township Treasurer and County
Treasurer are required to pay to the
Authority the Tax Increment Revenues
as collected, and to pay to the other
taxing units the tax revenues derived
from the application of their millages
to the Initial Taxable Value of all
eligible property.
3.2 Tax Increment Financing
Area
The area selected to incorporate tax
increment financing in the TIF District
under the Current Plan included a
portion of the Development Area,
as illustrated in Figure 5. While
the overall Development District
boundaries remain the same, the TIF
District in the Amended and Restated
Plan eliminates two parcels of real
property along with the associate
personal property which contributes to
a negative value in the base year versus
the year of capture. These parcels are:
Parcel 1
Real Property
08-27-126-004 (Independence
Township)
Associated Personal Property
99-55-648-302 (Chase Plastics)
99-55-648-301 (Harry McMillan &
Fiederlein)
Jrr
Magneti -Mirelli
11
Figure 5: Sashabaw Road
Corridor Improvement Authority
Tax Increment Financing Area
(shaded)
11.1 Properties Eliminated
El Eg,k41,
....,...•morti — t.„„,,,ev 1 1 iv ,fliik,. ft.,z, inpult.,...41021. 1,757....
• was"
'lb— "IBM
III U.
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN & TAX INCREMENT FINANCING PLAN Page 24
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN 8c TAX. INC REMEN1 FINANCING PLAN Page 25
Parcel 2
Real Property
08-27-276-003 (Magneti MareIli)
J-IN-13- 100-373 (Magneti MareIli
IFT)
Associated Personal Property
99-35-560-002 (Magneti Marelli)
HP-13-100-373 (Magneti Mar&
ET)
99-35-560-001 (Recticel)
3,3 Bonded Indebtedness to be
Incurred
The Authority anticipates issuing
bonds to finance proposed public
facilities described in the Development
Plan, subject to any limitations
prescribed by law. The CIA shall incur
no bonded indebtedness or other
financial debt without the approval of
the Township Board. The maximum
amount of bonded indebtedness to be
incurred will be equal to:
• The costs of the projects
described in the Development
Plan, as adjusted for costs
paid for by other agencies,
inflation, deflation, and
contingencies; and
Expenses related to issuance
of the bonds, including the
fees of legal and financial
counsel, bond printing,
printing of the prospectus,
notice of sale, and
miscellaneous expenses.
Therefore the Authority anticipates
incurring bonded indebtedness to
finance future projects within the
Development Area.
3.4 Duration of the Program
For the purposes of this program,
the initial taxable value of all real
and personal property within the Tax
Increment Financing Plan portion of
the Development Area was taken as
of December 31, 2005 with a 2006
base year. The duration of the original
TIF Plan was for a period of 14
years, ending in 2020, with accrued
tax collection ending in 2021. The
Amended and Restated TIP Plan is
extended for an additional period of
no longer than nine (9) years, with
accrued tax collections ending in fiscal
year 2030.
3.5 Estimated Impact on
Taxing Jurisdictions
The taxing units affected by this Tax
Increment Financing Plan and their
millage rates as of the date of adoption
are illustrated in Table 2. The Tax
Increment Financing Plan is based
upon a fifty (50) percent capture of
eligible taxes from the applicable units
of government.
The total amount of Oakland County
General Operating Millage and Parks
and Recreation Millage are subject
to prior agreement between Oakland
County, the Charter Township of
Independence, and the Sasahabaw
Corridor Improvement Authority.
The agreement with Oakland_ County
limits the total capture to not exceed
$1,294,501.37.
The revenues would be used to the
extent needed from year to year
to accomplish the purposes of this
Amended and Restated Tax Increment
Financing Plan. Debt millage will
be left totally unaffected by the Plan.
Debt millage will continue to generate
tax revenue for the taxing jurisdictions
based on the full current asse value,
rather than the initial assesse va ue.
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN & TAX INCREMENT FINANCING PLAN Page 26
As provided for by Act 280, tax
revenues generated from within
the Amended and Restated Tax
Increment Financing Plan area of
the Development Area prior to the
adoption of this Tax Increment
Financing Plan (those based on the
Initial Assessed Value) will continue
to be distributed to all taxing
jurisdictions during the duration of
this Plan. Upon completion of this
Tax Increment Financing Plan, all
additional tax revenues having been
captured by the Authority will be
distributed proportionately to the
taxing jurisdictions.
The Authority proposes to continue
to improve and strengthen the
Development Area. This is to be
accomplished by using the additional
tax revenues generated in the TIF
District to make public improvements
and induce private redevelopment.
More specifically, the amendment and
extension of the TIF Plan will provide
the CIA with sufficient revenue to
complete improvements to Sashabaw
Road.
It is anticipated that the public
improvements proposed for the TIF
District, and the private improvements
that result will provide long term
stability and growth in the TIF
District. This will greatly benefit
all taxing jurisdictions which to a
significant degree are dependent
upon the well being of the TIF
District for stability and growth. This
benefit will result from increases in
property valuations surrounding the
TIF District; increases in property
valuations in the TIF District as the
Tax Increment Revenues are shared
between the Authority and the other
taxing units as described above;
increases in property valuations in
the TIP District at the time this
Tax Increment Financing Plan is
completed; and increases in property
valuation throughout the entire
community.
Pursuant to Act 280, as amended,
the Authority shall fully inform the
applicable taxing jurisdiction of the
fiscal and economic implications of the
Plan.
3.6 Plan for the Use of Tax
Increment Revenues
Revenues
Estimates of projected tax increment
revenues and increases in State
Equalized Valuation resulting from
increases in existing tax base and new
development under the Amended
and Extended Plan are summarized in
Table 3.
All revenue projections are estimates
only. Furthermore, revenues may be
modified by contractual agreements
with individual tax jurisdictions.
Expenditures
The expenditure of tax increment
revenues are illustrated in Table 1 of
the Development Plan.
Priorities
In the event that tax increment
revenues are greater or less than
projections used for the purposes of
this Tax Increment Financing Plan,
the available funds will be used to
complete the Development Plan
in accordance with the following
directive: The Authority and Township
Board will evaluate those projects
which are the most beneficial and
best meet the goals and objectives of
the Development Plan and adjust the
project importance accordingly.
SASHABAW ROAD CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN & TAX INCREMENT FINANCINC,' PLAN Page 27
Table 2
Taxing Jurisdiction
Non-Debt Voted Millage Rate (2016)
Independence Township
General 1.0020
Fire 3.4653
Police 2.9003
Safety Path 0.4418
Township subtotal = 7.8094
District Library
Library 1.2287
Library subtotal = 1.2287
Oakland County.
Operating 4.0400
Parks & Recreation 0.2392
HCMA 0.2146
County subtotal = 4.4938
Da aniLLemilitY.Aditautuulig
Operating 1.5707
OCC subtotal . 1.5707
Total Millage Rate Capture = 15.1026
[Developmental Taxable Value Value Changes Total Value 50% capture 50% capture KM capture 50% capture 50% capture 5056 capture 50% crpture 50% capture 50% capture ap.m,.:,, .... N.
,:l
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".'. r,,A' 41 g 54 r.
Uk.'3MA :1',Ii qM .9t.iE'Vel $25231 $3,069 11 $3,537 $3,739 ii" F,
q _ gmd ... 0' . 1
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M M. sn.414 Ut 14 '91
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MIHIP, APPPPP.
Resolution #17196 July 19, 2017
Moved by Crawford supported by Quarles the resolutions (with fiscal notes attached) on the Consent
Agenda be adopted (with accompanying reports being accepted).
AYES: Crawford, Dwyer, Fleming, Gingell, Hoffman, Jackson, Kochenderfer, KowaII, McGillivray,
Middleton, Quarles, Spisz, Taub, Tietz, Weipert, Woodward, Zack, Berman, Bowman. (19)
NAYS: None. (0)
A sufficient majority having voted in favor, the resolutions (with fiscal notes attached) on the Consent
Agenda were adopted (with accompanying reports being accepted).
5j)
I HEREBY APPAOVETHIS RESOLUTION
CHIEF DEPUTY COUNTY EXECUTIVE
ACTING PURSUANT TO MCL 45.559A (7)
STATE OF MICHIGAN)
COUNTY OF OAKLAND)
I, Lisa Brown, Clerk of the County of Oakland, do hereby certify that the foregoing resolution is a true and
accurate copy of a resolution adopted by the Oakland County Board of Commissioners on July 19, 2017,
with the original record thereof now remaining in my office.
In Testimony Whereof, I have hereunto set my hand and affixed the seal of the County of Oakland at
Pontiac, Michigan this 19 th day of July, 2017.
Lisa Brown, Oakland County