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Resolutions - 2019.04.18 - 31303
xx k Commissioner nine Zack District 9 Chairperson, Finance Committee TAX SHARING AGREEMENT BETWEEN THE COUNTY OF OAKLAND, CITY OF NOVI, AND THE NOVI GRAND RIVER CORRIDOR IMPROVEMENT AUTHORITY THIS TAX SHARING AGREEMENT ("Agreement") is entered into this day of 2019 between the COUNTY OF OAKLAND ("County"), 1200 North Telegraph Road, Pontiac, Michigan, 48341, the CITY OF NOVI ("Novi"), 45175 Ten Mile Road, Novi, Michigan 48375-3024 and the NOVI GRAND RIVER CORRIDOR IMPROVEMENT AUTHORITY ("C.I.A."), 45175 Ten Mile Road, Novi, Michigan 48375-3024. In this Agreement, the County, Novi, and the C.I.A. may also be referred to as "Parties." Public Act 57 of 2018, a/k/a Recodified Tax Increment Financing Act effective January 1, 2019, authorizes a municipality to establish a Corridor Improvement Authority when the municipality determines that it is necessary for the best interests of the public to redevelop its commercial corridors and to promote economic growth. One of the purposes for creating a C.I.A. is to permit a municipality to finance corridor improvements in a designated area by capturing the property taxes levied on any incremental increase in property values within the development area; this is commonly referred to as tax increment financing. Section 618(5) of Act 57 provides that a governing body of a taxing jurisdiction whose ad valorem taxes would otherwise be subject to capture may exempt its taxes from capture by adopting a resolution to that effect. Furthermore, Section 618(3) of Act 57 also provides that a C.I.A. may enter into agreements with taxing jurisdictions and the municipality establishing the C.I.A. to share a portion of the captured assessed taxable value of the development area. Page 1 of 9 Novi T.I.F. Agreement 032719 On August 28, 2017, Novi passed a resolution of intent to establish the Novi Grand River Corridor Improvement Authority and District "C.I.A. District"; on September 25, 2017, Novi held a public hearing regarding its intent to establish the C.I.A. and the proposed boundaries of the development area; and Novi established the C.I.A on December 4, 2017, per Resolution CM 17-12-183. The Development and Tax Increment Financing Plan was approved by Novi on December 17, 2018, per Resolution CM 18-12-196. The C.I.A. District generally includes properties fronting Grand River Avenue extending the length of the city from Wixom to Haggerty Road. It is recognized by the Parties as an area that is ripe for, and will significantly benefit from, the type of redevelopment and economic revitalization investment by the public that is contemplated under Act 57. A key component to revitalizing the C.I.A. District .is the need for Tax Increment Financing ("TIF' as authorized by Act 57, and explained in the Development Plan and Tax Increment Financing Plan as approved December 17, 2018, (attached as Exhibit A) to create a supportive environment investment, create a harmonious and welcoming image, and establish a pedestrian -friendly environment. Over the past year, representatives from Novi explained their redevelopment plans to representatives of the County's Planning and Economic Development Services Division. Novi and the C.I.A. worked toward achieving compliance with established County guidelines and criteria in the preparation of their TIF and Development Plans, which Novi and the C.I.A. successfully met. After satisfying all public notice requirements under Act 57, including notice to County, the Novi City Council held a public hearing on October 8, 2018 regarding the TIF and Development Plans. Faced with a 60 -day time frame in which to opt -out of participation Page 2 of 9 Novi T.I.F. Agreement 032719 in TIF Plans, the County Board of Commissioners voted to exempt County ad valorem property taxes from capture by the C.I.A., pursuant to Miscellaneous Resolution #18358, passed on October 25, 2018. On January 30, 2019, representatives of Novi appeared before the County's Tax Increment Financing District Review Policy Ad Hoc Committee ("Review Committee") to explain their plans for the C.I.A. District and request County participation in the TIF Plan. The Review Committee is charged with evaluating and recommending to the Finance Committee as to County's participation and possible tax sharing arrangement with C.I.A.s. The Review Committee found that Novi met County's C.I.A. participation criteria and it would be a good investment of County's incremental tax revenue. The County Board of Commissioners ultimately determined that the C.I.A. had successfully demonstrated that its plan met the County's performance standards and directed Corporation Counsel to attempt to negotiate an agreement with Novi and the C.I.A. (Miscellaneous Resolution #19025, passed on February 7, 2019. Accordingly, under the terms of this Agreement made pursuant to Act 57, County agrees to participate with Novi and the C.I.A. by means of sharing with the C.I.A. a portion of the revenue derived from certain County ad valorem property taxes levied on properties described in Exhibit B. The Parties understand that the list provided in Exhibit B is subject to change in the future to account for any Real Property Split/Combination Activity, New Personal Property, or other legally required changes. The Parties agree as follows: 1. In accordance with the following conditions, County agrees to allow the tax increment revenue generated by its millage rate to be captured from the properties listed Page 3 of 9 Novi T.I.F. Agreement 032719 in Exhibit B, or any future divisions of such properties for the limited purpose of paying County's Pro -rata Share of the funding required for the C.I.A. District as set forth herein. (a) "County's Pro -rata Share", pursuant to the adopted plan, is defined as County's proportionate share of the combined millage funds captured by the C.I.A. from all participating taxing jurisdictions, which the Parties understand to include: County of Oakland (for General Operating and Parks & Recreation), City of Novi, Oakland County Public Transit Authority, and any future taxing jurisdictions that opt in after the date of this Agreement. With respect to the levy of any new additional millage by County, either to restore amounts reduced by the Headlee Amendment, or a new additional millage approved by County electors after the date of this Agreement, such millages shall be exempt from this Agreement unless the County Board of. Commissioners, in its sole discretion, adopts a Resolution submitting such additional millages to this Agreement for capture by the C.I.A. (b) The Project, as described in Development Plan and TIF Plan, is projected to cost approximately $20,792,445 to $28,217,445 over 20 years. The Tax Revenue Capture from all participating taxing jurisdictions is projected to be $16,856,057 over 20 years, (c) Novi, the C.I.A., and County acknowledge that the total anticipated expenditure is an approximation only. The Project shall be subject to applicable Novi public bid procedures and the final cost will be adjusted accordingly. However, notwithstanding the above acknowledgments, Novi and the C.I.A. agree that County's. participation shall not exceed the Oakland County General Operating Millage and the Oakland County Parks and Recreation Millage for a total of $4,420,193, or Page 4 of 9 Novi T.I.F. Agreement 032719 beginning with the tax capture for 2019, a period of 20 years (through 2038), whichever occurs first, subject to the terms of this Agreement. (d) The capture and retainage of County's millage will be based upon the 2018 real property and personal property taxable values of the properties as set forth in Exhibit B. (e) In no event shall the capture from County's millage be used to bury utility lines, fol- land acquisition, municipalfacilities used to house Novi's departments or operations, or for event and marketing materials not directly related to the implementation of projects approved within the TIF Plan. (f) The elected or appointed officials of the Applicant, or their immediate family members, shall not engage in a business transaction relating to property in the District that he or she may profit from because of his or her official position or authority, or benefit from by virtue of confidential information that he or she has obtained because of such position or authority. This provision does not prohibit members of the governing body of the Authority from having an ownership or business interest in the District. Any plans by the Authority to purchase property in the District from elected or appointed officials of the municipality, or their immediate family: members, shall be disclosed in writing to the County. immediate Family means a City official or employee, his or her spouse, parents, or children. 2. Novi and the C.I.A. hereby warrant and agree that the portion of the captured County ad valorem property taxes ("tax increment revenue") shall be applied to and limited to County's Pro -rata Share of the funding necessary for the redevelopment of the C.I.A. District. Page 5of9 Novi T.I.F. Agreement 032719 3. Once County's total share of the tax increment revenue for the Project is captured at a maximum of $4,420,193 or for 20 years, whichever occurs first, County's participation in the C.I.A. will terminate and that portion of ad valorem property taxes that would otherwise be subject to capture will be exempt from further capture by the C.I.A. 4. The C.I.A. and Novi also agree to the following: (a) The C.I.A. shall, within three (3) months after the end of the Authority's fiscal year, send copies of the annual financial report to the County Treasurer, the Economic Development and Community Affairs Department, and the Board of Commissioners. The report shall include: L The amount of taxes captured by the Authority. ii. The amount spent on each project in the TIF Plan. Iii. The amount of private sector investment received. iv. The number of buildings rehabilitated, the square footage per building rehabilitated, and the amount spent per building. v. The amount of new construction including the dollar amount spent and the square.footage added. vi. The number of new businesses locating in the District. vii. The number of new jobs created. viii. The increase/decrease in the taxable value. ix. Any financial information the County is required to report in its financial statements or to the Michigan Department of Treasury. Page 6 of 9 Novi T.I.F. Agreement 032719 (b) The C.I.A. will appear before the TIF Review Committee, at the Committee's request, within the first five (5) years of the Contract execution date, and each five (5) years thereafter, to present the District's current return on investment, which is defined as the increase in total value of the properties in the C.I.A. District since the inception of this Agreement, and discuss the financial information required in this Agreement. (c) The C.I.A. will promote the services available from the County Economic Development Community Affairs Department including the One Stop Shop Business Center and the Oakland County Economic Development Corporation and the Oakiand County Business Finance Corporation. (d) Novi will adopt/amend its community master plan to accurately incorporate the TIF Plan with its next scheduled community master plan review. 5. The C.I.A. and Novi shall submit to County's Review TIF Committee any proposed modification or amendments to the C.I.A. Development Plan and Tax Increment Financing Plan required under Act 57 to be submitted to County for review and approval. 6. Novi agrees that in the event tax increment revenue is retained by the C.I.A. in excess of the County's Pro -rata Share of the funding for the Project, and if upon written notice from County the C.I.A. and Novi fail to tender over to County the excess retained tax increment revenue, then without waiving any legal claims under this Agreement, County shall be entitled to reduce, set-off, and permanently retain any amount due to Novi from the County's Delinquent Tax Revolving Fund ("DTRF") by any such amount then still due and owing to County pursuant to this Agreement at the time the County distributes funds to Novi from the DTRF. Page 7 of 9 Novi T.I.F. Agreement 032719 7. This Agreement sets forth the entire agreement between County, Novi, and the C.I.A. and fully supersedes any and all prior agreements or understandings between them in any way related to this subject matter. It is further understood and agreed that the terms and conditions herein are contractual and are not a mere recital and that there are no other agreements, understandings, contracts, or representations between the Parties in any way related to the subject matter hereof, except as expressly stated herein. This Agreement shall not be changed or supplemented orally and may be amended only in writing and signed by the Parties. 8. County, Novi, and the C.I.A. warrant that they each have the appropriate authority to enter into this Agreement and that each of them are bound by the respective signatures below. FOR AND IN CONSIDERATION of the mutual assurances, promises, acknowledgments, warrants, representations, and agreements set forth in this Agreement, and for other good and valuable consideration, the receipt and adequacy of which is hereby acknowledged, the undersigned hereby execute this Agreement on behalf of the Parties, and by doing so legally obligate and bind the Parties to the terms and conditions of this Agreement. NOVI CORRIDOR IMPROVEME=NT AUTHORITY (C.I.A.) By: Name Its: Date: Page 8of9 Novi T.I.F. Agreement 032719 THE CITY OF NOVI By: Name Its: Date: OAKLAND COUNTY By: David T. Woodward, Its: Chairperson Board of Commissioners Date: Page 9 of 9 Novi T.I.F. Agreement 032719 Exhibit A City of Novi Corridor Improvement Authority cityofnovi.org Development Plan and Tax Increment Financing Plan Prepared By.- City y:City of Novi City of Novi 45175 Ten Mile Road Novi, Michigan 48375 ra City of Novi Officials City Council Mayor Bob Gatt Mayor Pro -Tem David Staudt Council Member Andrew Mutch Council Member Laura Marie Casey Council Member Gwen Markham Council Member Kelly Breen Council Member Ramesh Verma Corridor Improvement Authority Board Members Bob Gatt, Mayor, City of Novi David Staudt, Mayor Pro -Tem City of Novi Gwen Markham, Council Member, City of Novi Brandon Stewart, Resident Blair Bowman, Owner, Suburban Collection Showplace John O'Brien, Owner, O'Brien/Sullivan Funeral home Jeff Wainwright, Owner, Paradise Park Joseph Hurshe, President, Providence Park -Novi Hospital Robert Ledbetter, Resident Staff Victor Cardenas, Assistant City Manager City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 Table of Contents 1.0 Introduction 1.1 Corridor Improvement Authority Overview 1.2 Purpose of CIA & Need 1.3 Formation of CIA 1.4 Powers of the Authority 1.5 Planning Process 1.6 District Boundary 1.7 District History & Character 1.8 Looking Ahead 2.0 Development Plan 2.1 Master Plan Vision & Goals 2.2 Development Plan Requirements Requirement 1: Section 21 (2)(a) Requirement 2: Section 21 (2)(b) Requirement 3: Section 21 (2)(c) Requirement 4: Section 21 (2)(d) Requirement 5: Section 21 (2)(e) Requirement 6: Section 21 (2)(f) Requirement 7: Section 21 (2)(g) Requirement 8: Section 21 (2)(h) Requirement 9: Section 21 (2)(1) Requirement 10: Section 21 (2)(j) Requirement 11: Section 21 (2)(k) Requirement 12: Section 21 (2)(1) Requirement 13: Section 21 (2)(m) Requirement 14: Section 21 (2)(n) Requirement 15: Section 21 (2)(o) Requirement 16: Section 21 (2)(p) Requirement 17: Section 21 (2)(q) Requirement 18: Section 21 (2)(r) 3.0 Appendix A: Resolution Forming the Corridor Improvement Authority B: Zoning Map C: Legal Description and Map of District D: Proposed Zoning Overlay E: Details of Proposed Projects F: TIF Projection Charts G: Bylaws City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 1 A Introduction 1.1 Corridor Improvement Authority Overview: The 2005 State of Michigan Corridor Improvement Authority Act (Act 280 of 2005) allows for the establishment of a Corridor Improvement Authority (CIA) and District. The intention of the act is to support corridor based business districts through public improvements, historic preservation, and the encouragement of private investments. A CIA can utilize Tax Increment Financing (TIF) as a tool to fund improvements in the district. TIF is the capture of property tax revenue generated above the base amount established at the formation of the CIA. 1.2 Purpose of CIA _& Need: The Master Plan characterizes Grand River Avenue as one of the most influential and historic thoroughfares in Southeast Michigan, but also recognizes it as a corridor that now requires an intentional effort to help it transition from its industrial origins to meet the City's current and future needs. Newer developments on the corridor, such as Providence Park Hospital and the Suburban Collection Showplace, reflect the beginning of a shift in the character of the corridor and land uses that better support today's economy. However, a large portion of the Grand River Corridor Is still zoned for industrial or office uses, which limits further economic development opportunities. Additionally, the corridor currently lacks the amenities to promote the City of Novi's unique character, assets, and overall community image that the City wishes to portray. As an implementation of the recommendations put forward in the City's Master Plan, and after determining that the Grand River Corridor meets the criteria for a CIA, the City formed the CIA, also known as the Authority. The City and the Authority then embarked on the development of this Plan to provide direction on public Investment that would spur private investment. Overall, the City and the Authority wish to: 1 ,Build on and reaffirm what has already been done as part of the master planning process. 2, Ensure the vision and goals for the corridor are grounded in market realities. 3. Create a unified district through a shared brand identity that includes signature gateways and streotscape elements. 4. Identify and plan for projects that can be catalysts for economic growth, further concepts presented in Master Plan. 5. Create a guide with clear priorities that aligns with future funding opportunities. 6. Generate stakeholder support for improvement to the corridor. 1.3 Formation of CIA: On December 4, 2017 the City of Novi passed a resolution to create the Novi Grand River Corridor Improvement Authority and District (a copy of the resolution is found in Appendix A). Following this, in accordance with PA 280 of 2005, the City identified members of the Authority. Authority members include representatives of City administration, business owners along the corridor, and residents of the district. 1.4 Powers of the Authority, Section 11 (1) of the Act details the powers of the Authority, as follows: Plan and propose the construction, renovation, repair, remodeling, rehabilitation, restoration, preservation, or reconstruction of a public facility, an existing building, or a multiple -family dwelling unit whioh may be necessary or appropriate to the execution of a plan which, in the opinion of the board, aids in the economic growth of the development area. • Plan, propose, and Implement an improvement to a public facility within the development area to comply with the barrier free design requirements of the slate construction code promulgated under the 811110-DeRossett-Hale single state construction code act, 1972 PA 230, MCL 125.1501 to 125.1531. • Develop long-range plans, in cooperation with the agency that is chiefly responsible for planning in the municipality, designed to halt the deterioration of property values in the development area and to promote the economic growth of the development area, and take steps as may be necessary to persuade property owners to implement the plans to the fullest extent possible • Implement any plan of development in the development area necessary to achieve the purposes of this act in accordance with the powers of the authority granted by this act. Make and enter into contracts necessary or incidental to the exercise of its powers and the performance of its duties. • On terms and conditions and in a manner and for consideration the authority considers proper or for no consideration, acquire by purchaser otherwise, or own, convey, or otherwise dispose of, or lease as lessor or lessee, land and other property, real or personal, or rights or interests in the property, that the authority determines is reasonably necessary to achieve the purposes of this act, and to grant or acquire licenses, easements, and options. City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 • Improve land and construct, reconstruct, rehabilitate, restore and preserve, equip, improve, maintain, repair, and operate any building, including multiple -family dwellings, and any necessary or desirable appurtenances to those buildings, within the development area for the use, in whole or in part, of any public or private person or corporation, or a combination thereof. • Fix, charge, and collect fees, rents, and charges for the use of any facility, building, or property under its control or any part of the facility, building, or property, and pledge the fees, rents, and charges for the payment of revenue bonds issued by the authority. • Lease, In whole or in part, any facility, building, or property under its control. • Accept grants and donations of property, labor, or other things of value from a public or private source. • Acquire and construct public facilities. • Conduct market research and public relations campaigns, develop, coordinate, and conduct retail and institutional promotions, and sponsor special events and related activities. • Contract for broadband service and wireless technology service In a development area 1.5 Plannina Process The Corridor Improvement Authority Act authorizes the Authority to develop long-range plans, designed to promote the economic growth of the development area, which is the intention of this Plan. Additionally, Oakland County has adopted certain performance standards, which determine whether the County participates in the TIF. One of the standards requires the City to adoptlamend the Community Master Plan to accurately incorporate the Corridor Improvement Authority Plan. Accordingly, a specific section focused on the Grand River Corridor is included in the City's recently adopted Master Plan, which is presented in Appendix B. Building from the work that had already been completed, the process for this Plan began with an examination of the Master Plan. The City's Master Plan planning process also served as the public engagement foundation for this effort, given the Master Plan process took place just prior to the development of this Plan. Finally, the goals for Grand River Corridor included in the Master Plan serve as this Plan's foundation. This planning process also involved guidance, Input, and approval from a Steering Committee consisting of representatives of various City departments, including administration, planning, assessing, geospatial applications, finance, and information technology. The consultant team worked with the Steering Committee to characterize the existing conditions of the corridor, develop design concepts for the gateways and streetscaping, establish a tax baseline, and prioritize projects for the next 20 years, During the planning process, members of the Steering Committee and consultant team also met with representatives from City Council, the Planning Commission, Oakland County Road Commission, and Oakland County to ensure coordination and support of this Plan. In addition, to solidify that the direction of this Plan is well supported, the Steering Committee and consultant team engaged business and property owner stakeholders along the corridor to gather Input and test ideas. As part of this outreach, a business and property owner stakeholder meeting was held. The business and property owner stakeholder meeting occurred on September 12, 2017. During this meeting, the consultant team presented the preliminary direction of the Plan and solicited feedback. Participants in the meeting emphasized interest in safer and more convenient pedestrian crossings, public gathering spaces, and place making as it relates to elevating an identity within corridor districts and the along the corridor as a whole. input from this meeting was key to finalizing and prioritizing the projects proposed in the next section of this Plan. 1.6 District Boundary The boundaries for the Corridor Improvement District extend the length of the City from Wixom Road to Haggerty Road as shown In the map included in Appendix C, which also contains a listing of parcels in the District. 1.7 District History & Character Grand River Avenue is one of the principal pre -freeway roads in the state of Michigan. It originated as a foot pathway. In the middle of the 19th century, the state developed the trail into a piank road that formed the basis for M-16, one of the first state trunk line highways in the early 20th century. City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 Today, Grand River Avenue cuts across the Lower Peninsula in a northwest—southeast fashion from near Grand Rapids to Detroit. In Detroit, Grand River is one of five major avenues (along with Woodward, Michigan, Gratiot, and Jefferson) planned by Judge Augustus Woodward in 1805 that extended from Downtown Detroit After completion of 1-96 in 1962, Grand River Avenue lost its state highway status along most of its length. However, the roadway remains the "Main Street" of over a dozen Michigan cities and a scenic route through one of the states most populated corridors. Within the City of Novi, Grand River Avenue is owned by the Oakland County Road Commission, parallels 1-96 and is about .25 miles to the south of the freeway. Under the National Functional Classification scheme of rating highways, the corridor is designated a major arterial. Given the proximity of Grand River Avenue to 1-96, the corridor services as a freeway overflow route when incidents block or congest 1-96. Originally, much of the length of Grand River Avenue In Novi was either 2 -lanes or 3 -lanes. However, the earlier advent of the S- lane type of cross section, which originated in the 1930s, allowed motorist to pass slower vehicles by using the center lane. Given the known safety problems with the old 3 -lane configurations, much of the corridor was widened to 4 -lanes with two travel lanes in each direction, Eventually, the convention of having a continuous center lane for opposing left turns gained traction in the 1970s and a significant portion of Grand River Avenue was widened to 5 -lanes. This wider cross section extends from west of Wixom Road to east of Novi Road. Having been originally developed to serve as a freeway and following the typical road expansion standards of decades past, Grand River Avenue has limited non -motorized facilities, with the exception of sidewalks. However, the sidewalks are not fully connected, making pedestrian travel along the corridor difficult. Additionally, transit is not available along Grand River Avenue. This limits of the use of the corridor primarily to private automobile users. Since the road functions as a major automobile thoroughfare, accessibility, vibrancy, and place making is hindered, which are elements vital to thriving in today's economy. 1.8 Lookina Ahead With the formation of the CIA and the adoption of this Plan, the City commits to ushering in a new era for the corridor that establishes Grand River Avenue as an economically thriving area and a destination -based, community centerpiece, City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 2.0 Development Plan 2.1 Master Plan Vision & Goals The general vision for the corridor proposed in the Master flan is to move it from an auto -oriented suburban roadway to a vibrant, thriving, artery for economic activity that utilizes land efficiently and provides housing, jobs, entertainment, and shopping for Novi residents. The City also envisions the Grand River Corridor as a gateway into the community that is welcoming to visitors and leaves a strong impression that Novi Is a premier place to live, visit, and conduct business. As a start to accomplishing this vision, the City wishes to link the six activity centers identified in the Master Plan with physical connections for motorized and non -motorized travel, as well as Installing design elements that create a distinct, yet uniform identity for the corridor, In addition to linking the activity centers, the Master Plan proposes the following nine goals for the corridor: • Goal 1: Improve Transportation Connections o Creating more effective and efficient connections throughout the corridor, as well as to and from other areas in Novi and 1-96 will be important. To.achieve this goal, the Plan supports the City's Non -Motorized Transportation Plan and identifies other opportunities to enhance Non -Motorized Travel in and around the corridor. The City should work with other communities along the corridor to extend regional transit, primarily bus rapid transit (BRT), from communities to the southeast through Novi and beyond. • Goal 2: Expand and Improve Open Spaces o Opportunities exist in the corridor to create a network of public and private open spaces. This will include the incorporation of construction and natural stormwater management and wetland areas as well as required landscape screening into plazas, pocket parks, and trails that encourage walking and cycling throughout the corridor. New development and redevelopment should allow creation and enhancements of usable, attractive, and welcoming public, quasi -public, and private spaces, include the spaces between buildings that provide pedestrian access. These spaces will contribute to community open spaces as well as contribute to the corridor's identity. • Goal 3: Create Pedestrian -Oriented Development o To encourage pedestrian and bicycle access throughout the corridor, as well as to create a unique identity for the corridor, development and redevelopment should ensure that buildings and sites are designed with people in mind and provide the scale, visual interest, and details that result in interesting, safe, comfortable, and attractive spaces. • Goal 4: Create Sustainable Development o The Grand River Corridor can serve as a model for highly sustainable and innovative development. Buildings and sites should be efficiently designed, minimizing Impacts to stormwater and existing natural features. Infrastructure and site design should proactively address energy and water conservation. • Goal 5. Promote Economic Diversity o A diverse economic base is envisioned to ensure sustainability and long-term economic health of the area and the City. This should include a mix of office, research and development, light manufacturing, retail, services, hotels, entertainment, and residential uses. Smaller spaces for start-up businesses are also encouraged. • Goal 6: Promote Retail, Entertainment, and Culture C The Grand River Corridor will be a job center, but will also provide residential, retail, lodging, arts, and entertainment near the highest concentrations of jobs and along future transit routes, primarily in the Town Center, Showplace, and Hospital activity centers. • Goal 7. Provide Housing Options C> The City of Novi is well known in the region for Its thriving single-family neighborhoods, but alternative housing types can serve two segments of the population that may wish to live in a different setting: Millennials and Empty Nesters. Housing In the Grand River Corridor will provide small to medium-sized housing and will fit the low - maintenance needs of both age groups. Opportunities for social interaction will be an important feature of housing in the Grand River Corridor. • Goal 8: Maintain Standards for High Quality Building Design and Materials o Building design and materials will be similar to those found throughout the City. Brick, stone, glass, wood, and similar materials will be the primary building materials In the Grand River Corridor. • Goal 9: Create an identity for the City o Through innovative and unique streetscape elements, unify the six activity centers to create a comprehensive corridor that encourages civic pride for Novi residents as well as creates an image of the city as a thriving, modern place to live, work, and play. City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 2.2 Development Plan Reuuirements Section 21 of the Corridor Improvement Authority Act (Act 280 of 2005) requires certain information to be provided in the Development Plan. The subsections that follow address these requirements. Requirement 1, Section 21(2) fa) - The designation of boundaries of the development area in relation to highways, streets, streams, or otherwise. • The City established boundaries of the Grand River Development Area and these boundaries were approved by City Council in Resolution CM 17-12-183 on December 4, 2017, which is provided in Appendix A. • The Development Area generally includes properties fronting Grand River Avenue from its border from Wixom to Haggerty Road. The legal description and map of the area is provided Appendix C. The map depicts the boundaries of the Development Area in relation to highways, streets, streams, or other aspects of the Area. Requirement 2, Section 21(2)(b) - The location and extent of existing streets and other public facilities within the development area, designating the location, character, and extent of the categories of public and private land uses then existing and proposed for the development area, including residential, recreation, commercial, industrial, educational, and other uses, and including a legal description of the development area. • Appendix C identifies the existing streets within the Development Area. • The Master Plan characterizes existing land use along the corridor. Examining the corridor in two sections, the Master Plan's findings include: o Wixom Road to Taft Road ■ Land use patterns tend to be less dense than the eastern segment of the corridor; newer development tends to feature large setbacks from the road. ■ Proximity of interstate highway Interchanges provides regional access for this segment of the corridor. Newer land uses In this segment tend to serve a regional population. • Considerable vacant land provides opportunities for development; underutilized parcels exist, but may not be redeveloped as easily as vacant land. ■ There are not many housing developments in this portion of the corridor. Single-family developments exist to the south. There are opportunities to add denser housing types in this area. o Taft Road to Haggerty Road ■ In the Town Center Area land use patterns tend to be denser with smaller buildings than in the western segment. ■ Land uses in this area tend to target a local market. There is limited Interstate access in this section of the corridor. • Some vacant parcels could offer development opportunities. Development is more likely to occur on vacant parcels before redevelopment of underutilized or obsolete parcels. o For future land use, the Master Plan identifies and proposes six land use activity centers along the corridor: • Gateway Shopping West: This activity center is at the western gateway to the City of Novi and contains discount department store shopping and automobile -oriented uses that serve the local and nearby populations with access to 1-96. The center is generally developed with stand-alone uses and parking. • Hospital Center: This activity center is located between the Gateway Shopping West center and Beck Road. It contains Providence Park Hospital and medical -related uses, including offices, and clinics. It has a large community shopping center and senior living center. It is a regional destination with easy access to 1-96, ■ Showplace Center: This activity center is located on Grand River, between Beck and Taft Roads, and contains the Suburban Collection Showplace, a regional convention center that draws thousands of visitors each year to the area. The center contains the exhibition/convention center, lodging, and fairgrounds for the Michigan State Fair. Office, industrial, and retail uses are nearby. • Flexible Industry Center: This activity center is located around Taft Road and is comprised of a variety of office, light industrial, and manufacturing uses that pre -date most of the development in the area of Grand River, west of Novi Road. ■ Town Center District. This activity center focuses on Novi Road and contains a mix of retail, restaurant office, and residential uses in a walkable setting. City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 E ■ Grand River East: This activity center extends from Town Center to the eastern gateway to the City of Novi at Haggerty Road. Generally, uses in this area are a mix of office, restaurant, personal services, and retail aimed at Novi residents. North -south roads, including Meadowbrook and Haggerty Roads, provide the primary access to this area. o More details on the future land use proposed for the corridor is included in Appendix B, the Grand River Corridor section of the Master Plan. Additionally, the proposed Zoning Overlay found in Appendix D provides insight into planned land use from a regulatory standpoint. Requirement 3, Section 21(2)(c) - A description of the improvements in the development area to be demolished repaired, or altered, a description of any repairs and alterations, and an estimate of the time required for completion. • To accomplish the goals established for the District, the CIA has identified a variety of projects which are described in detail in Section 21 (2)(d). Requirement 4, Section 21 (2)(d) -The location, extent, character, and estimated cost of the improvements including rehabilitation contemplated for the development area and an estimate of the time required for completion. • Appendix E presents further detail on Catalyst Projects, Streetscaping & Strategies, Mobility Projects, Economic Development Projects, and Administration, including location and cost estimates. However, it should be noted that the estimated cost of improvements have been developed 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. Requirement S, Section 21(2)(e) - A statement of the construction planned, and the estimated time of completion of each stage. • The projects outlined In Appendix E are categorized by priority. However, the exact timing of these projects will be dependent on the amount of incremental tax revenues generated in the District, the timing, amount, the potential issuance of bonds, if pursued, and/or the securing of applicable grant dollars from State, Federal, or other granting sources. Requirement 6, Section 21(2)(0 - A description of any parts of the development area to be left as open space and the use contemplated for the space. The City and the Authority will work to create open, natural, and community gathering spaces along the corridor in concert with development. Open space requirements that add to the beautification, preservation of natural systems, and public enjoyment of the corridor will be tied to zoning and site plan approvals. • Public gathering spaces will be activated by outdoor furniture, sculptures, and other attractions that will either be connected to businesses or created through a public private partnership. The City will encourage property owners and developers to include these types of spaces in their improvement or development plans, and the City will work with property owners and developers to optimize both private and public benefits The City will also work to uphold Oakland County's Green Infrastructure Vision by applying protections and best stormwater management practices on the lands identified by the County as Green Infrastructure hubs, sites, and links, The Oakland County Green Infrastructure Vision is found online at: httr)s://www oakgov com/advantaoeoakland!resources/Documents/Mar)slpl Qi nosier.r)df. Requirement 7, Section 21(2)(g) - A description of any portion of the development area which the authority desires to sell, donate, exchange, or lease to or from the municipality and proposed terms. • Not Applicable Requirement 8, Section 21(2)(h) -- A description of desired zoning changed and changes in streets, street levels, intersections, traffic flow modifications, or utilities. Within its five -mile length, there are thirteen separate zoning districts occupying frontage along Grand River. Two significant uses include Providence Medical Center and the Suburban Showplace, which generate substantial activity and will likely continue to be catalysts for further development. Industrial activity ranges from manufacturing plants to mining and warehousing concentrated near the center and at the east end of the corridor. Industrial zoning accounts for the largest zoning classification. Despite the intensity of existing development, a mature single-family neighborhood continues to occupy some frontage in the heart of the corridor and more recent multiple -family Is found in the east end. Vacant parcels awaiting development also remain. City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 10 This diversity in land uses is, in part, evidence of the evolution of the corridor. Its proximity to 1-96 and relatively uncluttered setting brought industry to the area. Gradually, prime land near the interchanges was consumed and the demand for ever- expanding commercial opportunity spread along Grand River. With newer, more intense development, came updated land use regulations. Enhanced landscaping and screening, tighter sign controls, parking setbacks, and other requirements were added to previous regulations that had mainly been designed to control land use. As non -industrial uses began to dot the corridor, islands of improvement became evident. Some landscaping now provides a foreground for newer development but little has been done within the wide right-of-way, leaving the overall corridor unattractive for much of its length. Overall, the zoning challenges that face the corridor include: o The corridor is diverse. Land use, parking location, age of structures, scale and aesthetic treatment vary widely along its length. o Retrofitting the corridor to enhance its visual appeal will require both regulatory initiatives, requiring newly developed and redeveloped properties to adhere to a higher design standard, and a proactive approach by the City to initiate improvements within the right-of-way. o Overhead power lines are a visual Intrusion and dominate the view. Even the location of the poles and lines is inconsistent, crisscrossing the street along its length. o Generally, separation of the walkways from Grand River is minimal, not allowing sufficient spacing for landscaping between the walk and the street. The exception to this is found in the Mixed Business segment where the wider separation appears to be the result of fewer lanes on Grand River. If the street is widened, the more generous street yard will be lost. o Driveway spacing, especially in the Commercial Center Segment is generally poor. Even where parking lots are connected or alternate access is provided to cross -streets, individual driveways line the street. To address these concerns, this Plan proposes a Zoning Overlay. This is a fundamental change necessary to start meeting the stated goals for the corridor, The proposed Zoning Overlay is presented in Appendix D. Beyond zoning, the major street change proposed is connecting Crescent Road to Main Street, as described in Catalyst Projects, found in Appendix E Proposed intersection changes in this Plan are designed to allow for safer pedestrian crossing and presented In the Mobility Projects list. As the owner of the road, the Oakland County Road Commission will have the final authority to approve and implement intersection Improvements. Requirement 9, Section 21(2)(1) -- An estimate of the cost of the development, as statement of the proposed method of financing the development, and the ability of the authority to arrange financing. • The estimated total cost for the improvements is $26,792,445-$28,217,445. Projects will be funded through a combination of financial sources, such as: o Donations and Grants o Bonds: Should the City Council Authorize such funding o Tax Increment Financing (TIF: Governed by this Plan and the CIA) o Special Assessments: Subject to City Charter 4 Other sources approved by the City. Appendix F provides a description of financing and a series of charts that details the cost of projects and estimated revenue generated from TIF. Requirement 10, Section 21(2)6) T Designation of the person or persons, natural or corporate, to whom all or a portion of the development Is to be leased, sold, or conveyed in any manner and for whose benefit the project is being undertaken, if that information is available to the authority. The Authority does not currently have any information designating any person or persons, natural or corporate, to whom all or a portion of any development will be leased, sold, or conveyed in any manner. Requirement 11, Section 21(2)(k) W The procedure for bidding for the leasing, purchasing, or conveying in any manner of all or a portion of the development upon its completion, if there is no express or implied agreement between the authority and persons, natural or corporate, that all or a portion of the development will be leased, sold or conveyed to these persons. in the event the Authority needs to employ procedures for leasing, purchasing, or conveying property, it will follow the City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 11 established procedures of the City and applicable laws. Any property purchased will focus on commercial properties, or vacant, foreclosed, or listed residential properties within the Development Area. Requirement 12, Section 21(2)(1)—1"stimates of the number of persons residing in the development area and the number of families and individuals to be displaced if occupied residences are designated for acquisition and clearance by the authority, a development plan shall include a survey of families and individuals to be displaced, including their income and racial composition, a statistical description of the housing supply in the community, including the number of private and public units in existence or under construction, the condition of those units in existence, the number of owner - occupied and renter -occupied units, the annual rate of turnover of the various types of housing and the range of rents and sales prices, an estimate of the total demand for housing in the community, and the estimated capacity of private and public housing available to displaced families and individuals. • Currently the district established has 511 residents within Its borders. • There will be no displacement of residents living within the development district. No occupied residential properties are currently designated for acquisition or clearance by the Authority. Acquisition of these properties will be reviewed on a case by case basis and only vacant, foreclosed, marketed, or listed properties will be considered. Requirement 13, Section 21(2)(m) — A plan for establishing priority for the relocation of persons displaced by the development in any new housing in the development area. • The Authority currently has no plans for the displacement of Individuals within the District. Should any relocation of individuals or businesses be deemed necessary in the future, the City and the Authority will first adopt a formal relocation program. Requirement 14, Section 21(2)(n) — Provision for the costs of relocating persons displaced by the development, and financial assistance and reimbursement of expenses, including litigation expenses, and expenses incidental to the transfer of title, in accordance with the standards and provision of the federal uniform relocation and real property acquisitions policies act of 1970, being Public Law 91-646, 42 USC sections 4601 et seq. Any relocation plan will require that adequate payments and other assistance be provided to displaced individuals. Should relocation be required, the Authority, in cooperation with the City, shall allocate appropriate relocation assistance within the Authority's budget and in compliance with Federal Uniform Relocation and Real Property Acquisitions Policies Act of 1970. Requirement 15, Section 21(2)(0) — A plan for compliance with 1972 Act No. 227, MCL 213.321 to 213.332. • Any acquisition and/or relocation activities that occur using Corridor Improvement Authority funds will comply with Act No, 227 of Public Acts of 1972 Compiled Laws. Requirement 16, Section 21(2)(p) — The requirement that amendments to an approved development plan or tax increment plan must be submitted by the authority to the governing body for approval or rejection. • The Authority will submit any amendments to the Development and/or TIF Plans to the City Council for approval or rejection, and the Authority will follow the procedures outlined in the Corridor Improvement Authority Act, including notice and a public hearing. Requirement 17, Section 21(2)(q) A schedule to periodically evaluate the effectives of the development plan.. • The Authority and the City will track progress on the implementation of this Plan on a yearly basis. Both the Development Plan and the Tax Increment Financing Plan will be reviewed every five years to identify any needs for revision. Requirement 18, Section 21(2)(r) — Other material which the authority, public agency, or governing board considers pertinent. • Oakland County has Issued a set of performance standards for Corridor Improvement Authorities within Oakland County. The following addresses these standards. o The CIA should be required to prepare and adopt a management plan. • The City of Novi's staff will provide administrative, clerical, and financial support to the CIA. The Authority will evaluate hiring a director if the needs of the Authority begin to surpass the City's staff capacity. o The Community should be required to adoptlamend the Community Master Plan to accurately incorporate the Corridor Improvement Authority Plan. City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 12 ■ The City pro -actively included a section on the Grand River Corridor prior to creating the Corridor Improvement Authority and this Pian. A copy of that section is included in Appendix B. o The Community should commit that it will utilize all (100%) of TIF Revenue, for those activities specifically authorized within the Act, Including operating expenses of the CIA. ■ The Authority commits to using 100 percent of the TIF revenue for activities specifically authorized by the Act and Included in this Plan. o Under Section 19(3) of the CIA Act, the authority shall submit an annual report on the status of the TIF account. ■ The Authority will prepare an annual report and provide a copy to Oakland County. The report will document the status of the Authority's activities. o The TIF plan shall include an expiration date for the proposed district. ■ The Authority will develop a TIF pian that includes an expiration date for the proposed district. o The Community must acknowledge and disclose that is it is aware of the impact on any voted millage. ■ The City of Novi is aware of the impact on Its voted millages, existing and future, during the lifespan of the CIA. o The Community must disclose any agreements or proposed agreements that would alter the amount of lawfully captured revenue from other sources. There are currently no agreements or proposed agreements that would alter the amount of revenue captured through tax increment financing. o The CIA must demonstrate recent or future local commitment and local funding for the corridor improvement program in addition to the funds provided through TIF capture, ■ With respect to maintenance the City of Novi along with RCOC will maintain Grand River Avenue, plow streets during the winter, and If necessary be responsible for changing out flags or other decorative items if they are ever installed. o The Community must demonstrate through financial projections, a positive return on investment of County incremental taxes proposed or for capture. ■ The City anticipates commercial and residential investment in the redevelopment areas along the corridor. Conceptually, once these areas are developed, the City would have over two million square feet in new commercial and residential uses. ■ In terms of employment, the City anticipates and estimate over 2,000 new jobs with the redevelopment of the key areas. Job types range from service and retail to professional office. This could generate over six hundred million in economic impact in the area. City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 Appendix A 13 CITY OF NOVI COUNTY OF OAKLAND, MICHIGAN RESOLUTION ESTABLISHING THE CORRIDOR IMPROVEMENT AUTHORITY FOR GRAND RIVER AVENUE Minutes of a Meeting of the City Council of the City of Novi, County of Oakland, Michigan, held in the City Hall of said City on December 4, 2017, at 7:00 o'clock P,M. Prevailing Eastern Time, PRESENT: Covncilmembers Gott, Staudt, Breen, Casey, Markham, Mutch ABSENT: Wrobel The following preamble and Resolution were offered by Covncilmember Staudt and supported by Councilmember Casey. WHEREAS, the City of Novi has determined that it is In the best interests of the public to revitalize and encourage redevelopment of commercial corridors in the City to promote economic growth, mixed uses, well-designed and environmentally responsible development, attractive s#reetscapes and landscapes, and new opportunities for pedestrian and bike access, consistent with the City's Master Plan for Future Land Use; and WHEREAS, on December 19, 2005, the State of Michigan enacted Public Act 280 of 2005, known as the Corridor Improvement Authority Act (the "Act"), to provide for the establishment of Corridor Improvement Authorities as a tool to help correct and prevent deterioration in commercial corridor business districts, and promote the economic growth within the districts; and WHEREAS, the City of Novi has facilitated a series of meetings and discussions about a Corridor Improvement Authority with business owners, key stakeholders, and interested citizens along the Grand River Avenue corridor; and WHEREAS, the City of Nov[ recognizes that a corridor improvement authority, in accordance with the provisions of the Act, as amended, Is one appropriate way to retain businesses and redevelop the Grand River commercial corridor, and the City desires to consider Implementation of this tool within its boundaries; and WHEREAS, from the above meetings and discussions, a proposed area for the authority has been Identified in this corridor as described on the attached exhibit, generally located on both sides of Grand River Avenue between Haggerty Road on the City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 14 east and Wixom Road on the west, and this area meets the criteria in Section 5 of The Act for the establishment of what the Act calls a "development area"; and WHEREAS, on September 25, 2017, a public hearing was held by City Council at which a fW and complete opportunity for the receipt of comments was given to citizens, taxpayers, and property owners of the 0ty, and from officials from taxing jurisdictions with a miilage that would be subject to capture under the proposed Grand River commercial corridor development area, and comments were received. NOW, THEREFORE, IT IS HEREBY RESOLVED that: t, The Grand River Corridor Improvement Authority (referred to in this Resolution as the "Authority") is hereby created and established pursuant to the provisions of Act No, 280 of the Public Acts of 2005, as amended (referred to in this Resolution as the "Act"), 2, The Authority shall be under the supervision and control of a board (referred to in this Resolution as the "Authority Board") consisting of the Mayor of the City or his or her assignee and eight (8) other members appointed by the Mayor in accordance with the Act, and subject to the approval of the City Council. Not less than two members of the Authority Board shall be residents of the Grand River Corridor Development Area or an area within one-half mile of any part of said area, and not less Than a majority of the members shall be persons having an ownership or business interest in property located within the Grand River Corridor Development Area. The members of the Authority Board shalt hold office and the Authority Board shall conduct itself in accordance with the terms and conditions of the Act, Before assuming the duties of office, a member shall quality by taking and subscribing to the constitutional oath of office, The Authority Board shall elect 'a chairperson from its members. 3. The City Council hereby designates the boundaries of the corridor Improvement authority development area (referred to in this Resolution as the "Grand River Corridor Development Area") as designated on the attached Development Area Description Exhibit, which is hereby incorporated as part of this Resolution by reference. The boundaries of the development area are subject to alteration or amendment as the City Council may deem appropriate in the future, subject io limitations provided by law. A, The Grand River Corridor [development Area, as described in the attached Exhibit, meets all of the criteria, under Section 5 of Public Act 280 of 2005. as amended, for the establishment of a corridor improvement authority, as follows: It Is centered around and adjacent to Grand River Avenue (M-51, which is a road classified as. an arterial or collector rood according to the Federal Highway Administration Manual "Highway Functional Classification - Concepts, Criteria and Procedures;" It contains more than 10 contiguous parcels and more than 5 contiguous acres; City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 15 More than'/ of the existing ground floor square footage in the proposed Grand River Corridor Development Area Is classified as commercial real property under Section 34c of the General Property Tax Act, 1893 PA 206, MCL 211.34c; • Residential use, commercial use, or industrial use has been allowed and conducted under the zoning ordinance or conducted in the entire proposed Grand River Corridor Development Area, for the immediately preceding 30 years; H is zoned in a manner that, pursuant to the City's planned unit development option, allows for potential mixed-use development Including high density multiple -family residential use; and = The City agrees to expedite the local permitting and Inspection process in the proposed Grand River Corridor Development Area and to modify ifs master plan, if necessary, to provide for walkable non -motorized interconnections, including sidewalks and streetscapes throughout the proposed Grand River Corridor Development Area, 5. The Authority shall adopt bylaws governing Its procedures and rules regarding the holding of its meetings, all in accordance with Section 8(3) of the Act, and other applicable provisions In the Act and any other applicable statute. The Authority shall immediately forward a copy of Its proposed bylaws and rules to the City Council in care of the City Clerk. Such bylaws and rules, and amendments thereof, shall be subject to the approval of the City Council. 6. The Authority shall have the powers and duties as provided by and In accordance with the Act. The Authority shall not have power to: (a) Borrow money and issue bonds or notes without the approval of the City Council; or (b) Condemn private property. 7. The Cleric of the City is hereby directed to file a certified copy of this Resolution with the Secretary of State promptly after Its adoption and to publish this Resolution in a newspaper of general circulation in the City. AYES: Gott, Staudt, Breen, Casey, Markham (S) NAYS: Mulch (1) ABSENT: Wrobel (1) ABSTENTIONS: None (0) THE RESOLUTION WAS DECLARED ADOPTED. STATE OF MICHIGAN ) )ss COUNTY OF OAKLAND City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 16 I, the undersigned, the duly qualified and acting City Clerk of the City of Novi, County of Oakland, State of Michigan, do hereby certify that the foregoing is a true and complete copy of a resolution adopted by the City Council of the City of Novi at a regular meeting held on December 4, 2017, the original of which resolution Is on file in my office. IN WITNESS WHEREOF, I have hereunto set my official signature, this 4th day of December, 2017. CXRW- +�O� M___ CQRTNEY HANS N City Clerk, City of Novi City of Novi - Grand River Corridor Improvement Authority Development Plan -November 2018 17 Appendix B City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 18 Appendix C_ 50 -IN -16 -IOD -096 50-22-15-451-005 50.22-15-604-001 50.22-16-451-009 50-22-17-226-013 50-22-23-151-004 50-22-14-351-045 5D-22-15-451-006 50-22-16-151-002 50-22-16-451-040 50-22-17-226-016 50-22-23-151-005 50.22-14-351-063 50-22-15-451-OD8 50-22-16-151-004 50.22-16-451-041 50.22-17-226-020 50-22-23-151-039 50-22-14-351-064 50-22-15-451-009 50-22-16-151-005 50-22-16-451-042 50-22-17-226-022 50-22-23-176-011 50.22-14-351-065 50-22-15-453-001 50.22-16-151-006 50.22.15-451-044 50.22-17-226-033 50-22-23-176-012 50-22-15-152-007 50-22-15-453-002 50-22-16-151-007 50-22-16-451-045 50-22-17-226-034 50-22-23-176-013 50.22-15-301-006 50-22-15-453-OD3 50-22-16-151-OD8 50.22-16-451-046 50.22-17-251.-403 50.22-23-176-016 50-22-15-301-009 50-22-15-453-004 50-22-16-151-010 50-22-16-451-047 50-22-17-400-036 50-22-29-176-018 50.22-15-301-010 50-22-15-453-007 50-22-16-151-011 50-22-16-451-050 50-22-17-400-037 50-22.23-176-019 50-22-15-326-003 595-22-15-453-OD8 50-22-16-151-012 5D-22-16-451-051 50-22-17-400-036 511-22-23-176-023 50.22-15-326.009 50-22-15-453-009 .50-22-16-176-017 50-22-16-451-054 50-22-17-400-041 50-22-23-176-028 50.22-15-326-011 50-22-15-453-010 50-22-16-176-019 50-22-16-451-067 50.22-17-400-045 50-22-23-176-030 50.22-15-326.012 50-22-15-453-011 50-22-16-176-020 50-22-15-451-078 50-22-17-400-046 50-22-23-176-032 50-22-15-326-013 513-22-15-454-001 50-22-15-176.021 50-22-17-101-003 50-22-22-202-708 50-22-23-176-039 50.22-15-326.014 50-22-15-454-004 50-22-15-176-025 50-22-17-101-4505 50-22-22-226-002 50-22-23-226-001 50-22-15-351-001 50-22-15-454-005 50-22-16.176-4327 50.22-17-101-OD6 50.22-22.226-003 50-22-23-226-007 50.22-15-951.002 50-22.15-454.006 50-22.16-176-028 50-22-17-101-OD7 50-22-22-226-005 50-22-23-226-008 50.22-15-351-003 50-22-15-476-013 50-22-16-176-031 50-22-17-101-010 513-22-22-227-OD1 50-22-23-226-016 50-22-15-351-064 50.22-15-476.022 50.22-16-176-032 50-22-17-101-012 50-22-22-227-008 50-22-23-2293-023 50-22-15-351-005 50-22-15-476-023 50-22-16-176-033 50.22-17-101-014 50.22-22-227-029 50-22-23.226-028 50-22-15-351-012 50.22-15-476-024 50-22-16-175.034 50-22-17-101-015 50-22-22-276-008 50-22-23-226-034 50.22-15-351-013 50-22-15-476-026 50-22-16-176-035 50-22-17-101-016 50-22-23-101-008 50-22-29-226-038 50-22-15-351.015 50.22-15-476.027 50-22-16-176-036 50-22-17-101-017 50-22-23-102-005 50-22-23-226-040 50-22-15-351-024 50-22-15-476-031 50-22-16-251-017 50.22-17-101-075 513-22-23-102-013 50-22-29-226-042 50-22-15-351-025 50.22-15-476-032 50-22-16-251-024 50-22-17-101-026 50-22-23-102-016 50-22-29-226-044 50.22-1.5-351-043 50-22-15-476-033 50-22-16-300-001 50.22-17.101-029 50.22-29-102.016 50-22-2.9-227-001 50-22-15-351-044 50.22-15-476.050 50.22-16-300.018 50-22-17-101-030 50-22-23-102-019 50-22-23-227-002 50.22-15-376-008 50-22-15-476-051 50-22-16-300.023 50-22-17.126.004 50-22-23-102-020 50-22-29-227-003 50-22-15-376-014 50.22-15-476.052 50-22-16-300-024 50-22-17-126-006 50-22-23-102-021 50-22-23-227-1304 50.22-15-376-012 50-22-15-476-053 50-22-16-300-045 50-22-17-126.009 50-22-23-102.026 50-22-23-227-005 .50-22-15-376-015 50-22-15-476-054 50-22-16-300-050 50-22-17-126-010 50-22-23-102-027 50-22-23-227-9306 50.22-15-375-016 50-22-15-476-055 50-22-16-300.051 50-22-17-126.011. 50-22-23-102-028 50-22-23-227-007 50-22-15-376-019 50-22-15-476-056 50-22-16-300-094 50-22-17-126-012 50-22-23-102-029 50-22-23-227.008 50-22-15-377-001 50-22-15-476-057 50-22-16-300-095 50-22-17-126-013 50-22-23-104-001 50-22-23-227-009 50-22-15-377-010 50-22-15-476-058 50-22-16-426-1301 50-22-17-126-014 50-22-23-104-008 50.22-23-227.010 50-22-15.377-012 513-22-15-477-001 50-22-16-426-0D2 50-22-17-226-003 513-22-23-1134-0+09 50-22-23-227-011 50-22-15-978-001 50-22-15-477-002 50-22-16-425-003 50-22-17-226-DD4 50-22-23-104-010 50-22-23-227-012 50-22-15-378-002 50-22-15-477-OD3 50-22-16-426-005 50-22-17-226-005 50-22-23-105-001 50-22-23-227-01.3 50-22-15-378-003 50-22-15-477-1304 50-22-16-426-006 50-22-17-226-006 50-22-23-126-006 50-22-23-227-014 50-22-15-378-014 50-22-15-477-005 50-22-16-426-007 50-22-17-226-1307 50-22-23-126-011 50-22-23-227-015 50-22-15-378-415 50-22-15-477-006 50-22-16-451-001 50-22-17-226-610 50.22-23-126.012 50-22-23-227-016 50-22-15-402-002 50-22-15-477-011 50-22-16-451-006 50-22-17-229"x-011 50.22-23-126-014 .50-22-23-227-017 50-22-15-451-004 50-22-15-477-012 50-22-16-451-OD8 50-22-17-226-012 50.22-23-126.015 50-22-23.227-018 City of Novi - 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Grand River Corridor improvement Authority Development Plan -November 2018 21 50.99-00-017-020 50-99-OD•017-283 50-99-01-130-200 50-99.01-198.660 50 99 01-430 100 50.99.00-017-025 50-99-06-017-285 50-99-01-131-801 50-99-01-200-900 50-99-01-930-143 50-99-00-017.025 50-99-00.017-286 50-99-01-132-100 50-99-01-201-600 50-99-41-930-241 50-99-00-017-027 50-99-00-017-287 50-99-01-132-700 50-99.01-202.400 50-99-01.930-276 50.99-00-417-028 54-99.00-017-288 50-99-01-133.5D2 50.99.01-245-201'9 50.99.01-940.016 50-99-00-4117.032 50-99-00.017-289 50-99-01-133-740 50-99-01-245-870 50-99-01-940.022 5D-99-00•017-033 50.99-40.017-290 50-49-01-134.550 50-99-131-219-ODO 50-99-01-940.042 50.99-130-017-034 50-99-00-017-291 5O 39 01 136 1170 50.99.01.219-002 50-99-41-940-484 50.94-00.017-035 50-99-00-017-292 50-99-01-136-301 54.99-01-219-049 50-94-01-940.104 50-99-00-017-059 .50-99.00.017-293 50-99.01-135.499 50-99-41-241-300 50.99-01-940-141 50.99 -DD -017-06D 50 -99 -OD -017-342 50 99 01 136 940 50.99-41-242-500 50-99-01-940-145 50-99-00.017-061 50-99-00.017-343 50.99-01-137-500 50-99-01-266-50D 50-99-01-944-156 50 -99 -OD -017-763 50.99.40-017-344 50-99-01-138-701 50-99-01-890-030 50-99-01-940.195 50-99-00-017-064 50-99.00-417-355 50-99.01-138-944 50-99-01-890-441 54-99-01-960-050 50.99-00-017-1765 50-99-04-017-356 50-99.01-139-701 50-99-01-890-058 50-99-01-960-45.5 50-99-00-017-066 50.99-00-017-365 50-99-01-140-100 50=99-01-890.068 50.99.01-960-056 54-99-190-017-1768 50-99-00.017-366 547-99-01-140-901 50-99.171-8913-476 50 94 41-3641358 50-99-00.017-069 50.99-40.017-369 547.99-01-141-70D 50-99-01-890.077 50 99 01 964 080 50-39.00.017.074 50-99-30-017-373 50-99-01.142-500 50-99-01-894-091 50-99-01-964-1384 50-99.00.017-071 50-99-00.017-374 50-99-01-142-540 50-99.01-690.095 50 99.41-960 499 50.99 -OD -017-072 50 -39 -OD -017-388 50.99-01-142-9417 50-99-41-890-111 50.99.01-970-000 50-99-00-017.073 50-99.00.017-397 50-99-41-143.600 50-99-01-890-140 50-99.01-970-OD3 50.0.00-017-774 50-99-00.017-398 50-99.01-145-100 50.99.41-890-155 50-99-01-970.014 50.99-04-1717-075 50-99-DD•017-434 50-99-01-145-375 50.99.171.890-165 50.99-01-970.012 50 -99 -OD -017-076 50-99-00.017-435 50-99.01-146-100 50-99-01-890-202 50.99.01=970.013 59.99-04.5317-088 50-99-00-018-043 50-99.01-146-300 50.99-01-900-ODO 50-99-01-970-022 50 -99 -OD -017-104 50-99-00-018-044 50.99-01-146-901 50 99-01-9019 091 50-99-01-970-1434 50-99-00-417-105 50-99-00-1718-059 50-99-01-147-100 50-99-141-9013-115 50-94-01-970-049 50.99-00-017-106 50 99150 018 068 50-99-01-147-300 50-99-01-910-038 50-99-431-9714.052 50 39 40 017-268 .50-99-00.418-089 50-99.01-147-700 50-99-01-910-115 54-99-01.970.081 50-99-00-017-269 50.99.00-018-114 54-99-01-149-940 50-99-41-910-192 50-99-41-974-122 50-99-00-017-270 50.99.00.018-157 50-99.01-151-9130 50-99-01-910-205 5D-99-01-970-124 50-99-00.017-271 50 -99 -OD -018.269 50.99-01-352-500 50-99.01-910-213 50.93.01-990.OD4 50-99-00-017-272 50-99-41-002-785 50.99-01-153-020 50-99-01-910-218 54 99 41-380 006 50-99-00-017-273 50-99-01-013-60D 50-99-01-153-999 50.99.01-920.076 50-99-01-980-023 50-99-00-017-274 50-99-01.055.754 50-99-01-154-140 50-99-01-920.086 50 99 01-980 030 50.99.OD-017-275 50-99-01-055-800 50-99-41-154-300 50-99-01-920-117 50.99.01-480.061 50.99-00-017-276 50-99-01-056-100 50-99-01-154-500 50.99.01-920-119 50-99-01-980.063 50-99.OD-017-277 50-94-01-061-640 50.99.41-157-1170 50-99.01-920-132 50-99-01-380.470 50-X59-0-1917-278 50-99-01-062-824 50-99-01-157-900 50-99.01.920-234 50-99-01-980-074 50-39-00.017-2.90 50-99-131-068-40D 50-49.01-160-201 50-99-41-930-032 50-99-01-980.082 50-99-00-017-281 50-99-01-129.900 50-99.01-167-650 50-99-01-930-091 50-99-01-980-086 50 -99 -OD -017-282 50-99.01-130-130 50-99-41-180-024 50-99-01-930-094 50-99-01-990.092 50-39-01-480-045 50-99-01-980-101 54-99-D1-984-102 50.93-41-980-103 50.99-01-980-141 50-93-01.330-081 54-99.41-990-485 50-99-01-990-118 City of Novi - Grand River Corridor Improvement Authority Development Plan -November 2018 IM City of Novi —Grand River Corridor Improvement Authority Development Plan -November 2018 Appendix D 23 Proposed Zoning Overlay Overview: A Zoning Overlay can bring a semblance of visual harmony to the corridor while still recognizing the uniqueness and individual character of specific segments in an overlay zoning district. The proposed overlay, which is included in the Appendix of this Plan, addresses Improvements along the corridor frontage in a way that accommodates the varying uses, setbacks, development styles and long-range planning goals of discrete segments. Specifically, the overlay addresses the following four segments and associated concerns, This is designed to provide some overlap between the six activity centers defined by the Master Plan to ultimately create cohesiveness along the corridor: Segment is Mixed Activity. The far western end of the corridor, from the City limits to Taft Road, comprises this segment. It is characterized by large buildings, relatively new development, attractive landscaping, uses that generate substantial employee and visitor traffic, and potential for more intense development. Access is well controlled, except for the area just west of Taft Road where driveway spacing is poor. Segment 2: Employment Core. From Taft Road to the west end of the overpass above the railroad tracks, this segment is primarily a mature industrial area. Most of the frontage is developed and setbacks vary widely, Many parcels are fairly large and occupy significant frontage, particularly along the north side of the street. Aesthetic treatment varies from dense screening to open front yards and parking lots close to the street. Due to the relatively large parcel sizes, driveway spacing is generally acceptable on the north side of the street but multiple, closely spaced drives are prevalent on the south side. Segment 3: Commercial Center. The Commercial Center segment extends from the west edge of the railroad overpass to Meadowbrook Road and is characterized by retail and service businesses, varying from clustered buildings near the Novi Road/ Grand River intersection to suburban strip centers and free-standing businesses lining the majority of the corridor segment. Sites tend to be attractive, most containing brick buildings and well landscaped frontage. Many sites are bordered by parking lots, each individually accessed by separate driveways which, in some locations, results in poor spacing. Segment 4: Mixed Business. Extending from Meadowbrook Road to Haggerty Road, this segment signals an abrupt shift from intense commercial to office, service and industrial uses. The street cross-section narrows from five -lanes to four. Much of the segment is well landscaped and framed with mature trees. Buildings are set back and most parking lots are on the side or rear of buildings. Driveway spacing, especially on the south side, is poor though uses tend not to be high traffic generators. Sidewalks, though intermittent, enjoy a wider separation from the street edge. GRCO Language: 1. Intent a. The Grand River Avenue corridor is a diverse strip whose five -mile length Is lined with an array of commercial, Industrial, institutional, entertainment, and even residential uses. It is a regional arterial and an economic hub for the City of Novi, drawing customers, visitors, employees, and through traffic from a wide region. Despite its economic prominence, the corridor lacks the cohesion of a unified business district. Multiple zoning districts have yielded a random land use pattern. Islands of attractive, well -landscaped development are adjacent to aging industries and tired structures. Poorly spaced driveways interrupt the rhythm of traffic flow and add to traffic congestion. b. It is the intent of this overlay zoning district to establish minimum standards along the length of the corridor to: • Support the City's Master Plan and Corridor, improvement goals; • Improve traffic safety and protect the traffic -carrying capacity of the street; • Create a supportive environment for economic investment; • Protect existing businesses and ensure a complementary balance between current and future land uses; • Create a harmonious and welcoming image along the length of the corridor; and • Establish a pedestrian -friendly environment, where appropriate. 2. Applicability a. The overlay district applies to all property abutting the Grand River Avenue right -of- way. Requirements of the overlay district apply in addition to or supersede, as applicable, those of the underlying zoning district. b. The regulations of this overlay district shall apply as follows: • Construction of a new building on a vacant parcel or lot shall require full compliance with all requirements. • Expansion of an existing building at a cost of 60% of the value of the building at the time of expansion shall require full compliance with all requirements. • Expansion of an existing building at a cost of 40% to 60% of the value of the building at the time of expansion shall require compliance with installation of sidewalks and at least one-half of the greenbelt planting requirements. • Expansion of an existing building at a cost of 25% to 39% of the value of the building at the time of expansion shall require compliance with installation of sidewalks and at least one-third of the greenbelt planting requirements. City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 24 • An increase In the number of existing parking spaces by 50 % or more shall require compliance with the access management requirements and at least one-half of the greenbelt planting requirements. • The above ranges applicable to expansion of existing buildings or parking areas shall be cumulative over a five (5) year period beginning with the first project. For example, a building expansion of 20% followed two years later by another expansion of 25% shall be considered a 45% expansion in the third year. 3. Principal Permitted and Special Uses. All permitted and special land uses allowed within the underlying zoning district shall be allowed within this overlay district. 4. Development Standards. All development standards applicable to the underlying zoning district, unless specifically modified by this overlay district, shall be required. 5. Corridor Segments. Uniform regulation along the entire corridor is not reasonable due to the wide diversity of uses, varied right-of-way widths, dissimilar setbacks, and other disparate visual and functional elements. Despite this diversity, there exist contiguous geographic segments that share common traits and lend themselves to more consistent regulation. Four distinct segments are defined to create greater cohesion within specific areas of the corridor, as well as to collectively introduce overall harmony along the entire corridor in support of the intent of this overlay district a. Mixed Activity. The far western end of the corridor, from the City limits to Taft Road, comprises this segment. It is characterized by large buildings, relatively new development, attractive landscaping, uses that generate substantial employee and visitor traffic, and potential for more intense development. Access is well controlled, except for the area just west of Taft Road where driveway spacing is poor. b. Employment Core. From Taft Road to the west end of the overpass above the railroad tracks, this segment is primarily a mature industrial area. Most of the frontage is developed and setbacks vary widely. Many parcels are fairly large and occupy significant frontage, particularly along the c. Commercial Center. The Commercial Center segment extends from the west edge of the railroad overpass to Meadowbrook Road and is characterized by retail and service businesses, varying from clustered buildings near the Novi Road/Grand River intersection to suburban strip centers and free-standing businesses lining the majority of the corridor segment. Sites tend to be attractive, most containing brick buildings and well landscaped frontage. Many sites are bordered by parking lots, each individually accessed by separate driveways which, in some locations, results in poor spacing. d. Mixed Business. Extending from Meadowbrook Road to Haggerty Road, this segment signals an abrupt shift from intense commercial to office, service and industrial uses. The street cross-section narrows from five -lanes to four. Much of the segment is well landscaped and framed with mature trees. Buildings are set back and most parking lots are on the side or rear of buildings. Driveway spacing, especially on the south side, is poor though uses tend not to be high traffic generators. Sidewalks, though intermittent, enjoy a wider separation from the street edge. 6. Requirements a. Greenbelt These requirements are established to improve the appearance of the Grand River corridor, create a defined and attractive edge along the street, mitigate the visual impact of front yard parking areas, and achieve the goals of the Novi Master Plan to stimulate economic investment. To achieve these purposes, the following shall be required. 1. General Requirements. • A landscaped greenbelt shall be established adjacent to the street right- of -way parallel to the front property line. If an easement parallels the right-of-way frontage and precludes the ability to meet the greenbelt requirement, the greenbelt shall be in addition to the easement or increased to the extent that planting requirements can be met. (Example: If a 15 -foot power easement was directly adjacent to the right-of-way and did not permit trees within it, a 20 -foot greenbelt would commence from the interior edge of the easement for a total of 35 feet). • off-street parking or loading shall not be located within any required greenbelt. • All required greenbelts shall only contain living landscape materials; provided, the following may be located within the greenbelt when approved by the Planning Commission: o Walls and fences; o Vehicular access drives placed approximately perpendicular to the right-of-way; o Electrical, telephone, gas, water supply, sewage disposal, and other utilities may be constructed to pass through or across the required greenbelt. If the installation of such services impacts the requirements of this section, additional landscaping and/or greenbelt area may be required to meet the intent and standards of this section, as specified in subsection t,a. above; o Pedestrian and bicycle paths (including sidewalks); o Landscape sculpture, lighting fixtures, trellises, pedestrian amenities and arbors; o Busltransit shelters; o Signs; o Berming or mounding of soil; and City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 b. C. d. 25 o Bioretention and other heavily vegetated stormwater BMPs. • When calculating lot frontage, driveways shall be subtracted from the linear foot total. • Fractions shall be rounded up to the next whole number for the required number of trees and shrubs • Where existing or created lagoons and drainage swales will occupy a substantial portion of the required greenbelt, additional depth may be required to achieve the intent of this section. • Any area not otherwise planted shall be sodded. • The minimum planted size for each plant type within a required greenbelt shall meet the minimum specifications cited in the City of Novi Landscape Design Manual. 2. Specific Requirements • The required greenbelt shall be established in accordance with the following table, based on the corridor segment in which the property Is located, In addition, the requirements of Ordinance 18.283 shall apply; provided, the following table shall supersede the provisions of Table 5.5.3.13.11.f., as applicable. • For areas where overhead utilities preclude planting large trees, three (3) sub -canopy trees shall be provided for each one (1) required canopy tree. The minimum total mature canopy width of the sub -canopy trees shall equal or exceed 25 feet. • Vehicular entrances shall be defined using a mixture of trees, shrubs and groundcover that will create a sense of arrival and highlight the driveway. Clusters of flowering and other low ornamental plant species is strongly encouraged to denote the driveway while preserving vehicular sight lines. A minimum of 200 square feet shall be planted on each side of the entrance drive. • Sub -canopy trees may be in an Informal or formal arrangement. • A wall may be used instead of a berm, if permitted by the Planning Commission. If a wall is erected In front of parking areas, a reduction of up to 33% of the required greenbelt plantings may be permitted; provided, no reduction to the number of required canopy trees nor more than 33% of required evergreens shall be allowed. • Freestanding walls shall be constructed of masonry or concrete with all exterior sides of face brick with a suitable cap. • An ornamental fence with shrubs'and brick piers may be used in lieu of a berm, if approved by the Planning Commission. • View channels into the site are to be used for safety visibility. Sight lines to the building address shall be retained for approaching vehicles at an approximate angle of 20-40 degrees. • Tree requirements establish the quantity per linear footage of various trees along the right- of-way (ROW). They are not intended to dictate exact placement on the site within the greenbelt. Creative landscape design, including clustering, is encouraged; provided, the intent of the greenbelt requirement is satisfied. • Trees shall not be permitted within the 25 -foot corner clearance zone at any intersection. • Sidewalks. Sidewalks shall be constructed according to City standards along the entire frontage of any property on which a new development is being built or on which an existing building Is being modified, as specified in Section 2.13. of this district. • Parking Setbacks. Off-street parking areas, if allowed within a front yard, shall be set back a distance at least equal to the minimum required greenbelt for the street segment; provided, parking in the front setback shall not be permitted within the Mixed Business segment of the corridor. • Access Management. Control over the number and location of access points along the Grand River Corridor is necessary to reduce congestion, improve safety, maintain acceptable flow and minimize confusion. Experience has shown that implementation of these regulations will minimize traffic congestion and crashes, while creating more attractive, functional, and economically viable places. Therefore, the standards of this section shall apply to all development having frontage on and direct access to Grand River Avenue, as specified in Section 2, Applicability. The access management and driveway standards contained in this section shall be required In addition to, and, where permissible, shall supersede, the requirements of the Road Commission for Oakland County (RCOC). Sidewalks. Sidewalks shall be constructed according to City standards along the entire frontage of any property on which a new development is being built or on which an existing building is being modified, as specified in Section 2.13. of this district. Parking Setbacks. Off-street parking areas, if allowed within a front yard, shall be set back a distance at least equal to the minimum required greenbelt for the street segment; provided, parking in the front setback shall not be permitted within the Mixed Business segment of the corridor. Access Management. Control over the number and location of access points along the Grand River Corridor is necessary to reduce congestion, improve safety, maintain acceptable flow and minimize confusion. Experience has shown that Implementation of these regulations will minimize traffic congestion and crashes, while creating City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 26 more attractive, functional, and economically viable places. Therefore, the standards of this section shall apply to all development having frontage on and direct access to Grand River Avenue, as specified In Section 2, Applicability. The access management and driveway standards contained in this section shall be required in addition to, and, where permissible, shall supersede, the requirements of the Road Commission for Oakland County (RCOC). 1. Requirements in General. • All driveways serving and access roads shall comply with the requirements of this section. • Driveways shall be located to minimize interference with the free movement of traffic, to ensure adequate sight distance, and to provide the most favorable driveway grade. • Driveways, including the radii, but not including right turn lanes, passing lanes and tapers, shall be located entirely within the right- of -way frontage, unless otherwise approved by the City or the Road Commission of Oakland County (RORC), as applicabie, and upon written certification from the adjacent property owner agreeing to such encroachment. • A single means of direct or indirect access shall be provided for each separately owned parcel. Where possible, this access shall be by way of a local street, intersecting street, shared driveway or a marginal access (service) drive. Where it is not possible to provide shared or alternate access, direct access may be provided to an individual lot or parcel by a single driveway. • A Traffic Impact Study, as required by the City of Novi Site Plan and Development Manual, shall be submitted in conjunction with any site plan required by Section 6.1 of the Zoning Ordinance. 2. Access Controls. The following requirements apply to all properties with frontage on and direct access to Grand River Avenue: • Direct Access. The number of driveways shall be the minimum necessary to provide reasonable access for regular traffic and emergency vehicles, while preserving traffic operations and safety along the corridor. No more than one (1) driveway (or a one-way pair) shall be allowed per property, unless appropriate documentation is provided demonstrating the need for additional driveways, subject to compliance with the following: o One (1) additional two-way driveway may be allowed for properties with a continuous frontage of over 500 feet, and one (1) additional two-way driveway for each 300 feet of frontage in excess of 1,000 feet, if the Planning Commission determines there are no other reasonable alternate access opportunities. o Two (2) one-way driveways (a one-way pair) may be permitted along a frontage of at least 125 feet; provided, the driveways do not interfere with operations at other driveways or along the street. • Indirect Access. The use of shared driveways, service roads, and cross access, in conjunction with driveway spacing, is intended to preserve traffic flow along the corridor and minimize traffic conflicts, while retaining reasonable access to the property. Where the Planning Commission determines that reducing the number of access points may have a beneficial impact on traffic operations and safety while preserving the property owner's right to reasonable access, a shared driveway, access from a side street, or a service drive or frontage road connecting two (2) or more properties or uses may be required. In particular, service drives, frontage roads, or parking lot maneuvering lane connections between lots or uses may be required in the following cases: o Where the driveway spacing standards of this section cannot be met; o When the driveway could potentially interfere with traffic operations at an existing or potential traffic signal location; o The site is along a segment of the corridor where there is congestion or a relatively high number of crashes; o The property frontage has limited sight distance; or o The Fire Chief recommends a second means of emergency access. 3. Access Conflicts with Major Intersections. Driveways shall be located and designed to minimize interference with the operation of ieft4urn lanes at arterial street Intersections along the corridor. 4. Spacing Between Driveways. The minimum spacing between two (2) driveways on the same side of the street shall be based upon posted speed limits along the parcel frontage. The minimum distances indicated in the table below are measured from centerline to centorllne. For sites with Insufficient street frontage to meet these criterion, the Planning Commission may require construction of: a driveway to a side street, a shared driveway with an adjacent property, a driveway along the property line farthest from the other driveway, or a service drivelfrontage road. 5. Driveway Spacing from Intersections. A proposed driveway shall be located as far as practicable from an intersection, either adjacent to It or on the opposite side of the street. The distance may be set on a case-by-case basis by the Planning Commission during site plan review, but not less than the separation distances listed below (DRIVEWAY SPACING STANDARDS). For sites with Insufficient street City of Novi -Grand River Corridor Improvement Authority Development Plan —November 2018 27 frontage to meet the above criterion, the Planning Commission may require: construction of the driveway along an intersecting street, a shared driveway with an adjacent property, a driveway along the property line farthest from the intersection, or a service/ frontage road. 6. Driveway Offsets. To reduce left- turn conflicts, new driveways shall be aligned with driveways or streets on the opposite side of the street where possible. If alignment is not possible, driveways shall be offset a minimum of 250. Longer offsets may be required, depending on the expected inbound left -turn volumes of the driveways or sight distance limitations. 7. Measuring Driveway Spacing and Offsets. For the purposes of determining the distances between driveways, their offsets to one another, and the spacing to intersections, the measurement shall be based on extending the centerlino of the driveway(s) out to the center of the traveled portion of the street, and measuring along the center of the street. 8. Modifications of Requirements • Given the variation in existing physical conditions along Grand River Avenue, modifications to the spacing and other requirements above may be permitted as part of the site plan review procedure. The Planning Commission shall consider the criteria in Subsection 8.b. when determining if there is a need for modification, in the following circumstances, and the degree to which any modification is necessary. o The modification will allow an existing driveway to remain that does not meet the standards of this section but that has, or is expected to have, very low traffic volumes (less than 50 in- and out -bound trips per day) and is not expected to significantly impact safe traffic operations. o The use is expected to generate a relatively high number of trips and an additional driveway will improve overall traffic operations. o Practical difficulties exist on the site (sight distance limitations, existing development, topography, unique site configuration or shape) that make compliance unreasonable, or existing off-site driveways make it impractical to fully comply with the standards. o Because of restricted turning movements, the driveway does not contribute to congestion or an unsafe situation. • The Planning Commission may waive certain requirements of this section upon consideration of the following: o The proposed modification is consistent with the general intent of the standards of this section, the recommendations of the Novi Master Plan, and, if applicable, published RCOC guidelines. o Driveway geometfics have been improved to the extent practical to reduce impacts on traffic flaw. There is no other reasonable alternative means of access. o Parcel frontage is insufficient to meet the dimensional standards. o Shared access has been provided, or the applicant has demonstrated it is not practical. o Such modification is the minimum necessary to provide reasonable access, will not impair public safety or prevent the logical development or redevelopment of adjacent sites, and is not simply for convenience of the development. • The Planning Commission may determine additional driveways are justified due to the amount of traffic generated by the use, without compromising traffic operations along the street, based upon a traffic Impact study submitted by the applicant. Similarly, they may determine that additional driveways are required due to community interest, such as emergency vehicle access or to avoid unduly concentrating traffic into or out of the site at a single location. City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 01 MINIMUM EIS ELT PLANING REQUIREMENTS Corridor Segments Requirements Mixed Employment nt urisrt�e cN l Mixed Activit tenter fore uslness In. Ieptlt It. 2S 0 Deciduous Canopy Trees Large Evergreen _ 1 Trees* Deciduous Sub- 3 cano Trees' Shrubs See footnote Berms, Iland As required In Table S,53,&] f, fences lilt be rr ea8lited troto the €row legit (toni th`i d:erktei in ofGiant) Met Avenue, velklievet 6 gteiter, "a Ou'll to the for the applit ible ioning district. N patklo stmll ht ptlroitts it) the taont yard, ' Niiti bev te(jrrited per SO feet of lrriittage (ift^Atitrretl Am% the fitant props-Ity line. r The Plairmirth* tanlolisstoti "lay perttiit shrubs to tit, ti ed it] fieu of a befro, will of !here to suer rt' fi rkltr8lrits ri ri rst to tie g re nlii�lt. in suO tate, a double racer; stAilgeted Olt tit) hedge, or oiherwiew, approved roritinotitai grot.filing,of rivetgreirn 5htubi Ouill ho planted ,ilonif tho edg(* of the parking lot vilth sprOr^si ('apAble of bviog rtr,1lill 4ine sat j t t rev (t) lrrtrt height Within two J2) ye is of planting, shrub, tri ho nt of pairkiri8 Jivpis Owlt provit t° triinirreirti strvviliti op»itily° of 90% it) wintet rld f tit sttnl ter, If M i (MOV"SPACING t l (] r D SSSS City of Novi - Grand River Corridor Improvement Authority Development Plan—November 2018 Appendix E 29 Projects Activity Cost Estimate Implementation and Priority Catalyst Projects Sidewalk completion $600,000-8.00;000 High Priority • Complete gaps in sidewalk north and..:. south'a1cing the full length of the corridor Ring Road -Crescent Blvd. $5,133';370 High Priority • 650ft. 4 -lane Blvd., 650tt industrial spur $300,00Q4350.00 High Priority..: rd., and bridge.over.the Rouge River 2018 Estimates Ring Road -Flint Street .. $2,134W5 .. High Priority • Road alignment and road redesign 2018 Estimates $300,000-$500,000 Medium Priority Parking Garage KE 00,0007$10;000,0.00 Low Priority • Increased business growth along Novi rd. and Grand River warrants a parking.: Medium Priority garage wlthin.the Main Street. Estimate. 200 parking s aces, Total $14,367,445-$18,067,445 Activity Cost Estimate Implementation and Priority Streetseape Projects & Strategies Pocket Park/Green space : $600,000-800,000: Medium: Priority :. .. , Identify strategic unbuildable..locations to purchase for pocket parks or green spaces along the corridor, Gateway signage $300,00Q4350.00 High Priority..: • Novi welcome signs along.entrances to the corridor. • Develop landscaping gardens. around signs. Wayfinding Signage $300,000-$500,000 Medium Priority • Signage along the corridor for wayfinding to key attractions throughout the city. Beautification Program$100,000-$150,000 Medium Priority + Work with the Novi Beautification Commission to upkeep gateway sign landscaping. Total $1,300,000-$1,800,000 City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 30 Activity Cost Estimate Implementation and Priority Mobility Projects Pedestrian Crossing Improvements. $800;000-$1,000,000.: High Priority • Improve crosswalks; stamped concrete .crosswalk indicators, improve crosswalk signals. visible crosswalk signage. Bike Share Program $100,0.00-$150,000 Low Priority.:; + Mobile bike share stations along eorfidor - Bus Shelters & Signage $500;000-$800;000 Low Priority • Development and maintenance of bus shelters in the event of Smart transit Rideshafe Program $500,000-$750,000 Low Priority • Research and develop a rideshare $25,000450,000 High Priority program along the corridor utilizing transportation companies like Uber/hyft. • Supplement cost to encourage: utilization of system. $11000,000-$2,000,000 Low Priority Total $1,900,000-$2,700,000 Activity Cost Estimate Implementation and Priority Economic Development. Fagade grant & Sign Grant Program. $600,000-$800,000 Low Priority • Matching grant program to facilitate the . rehabilitatlon. and redevelopment of :. . aging storefronts, Assist business owners with renovation of sign grant . incentive. - Create Business Co working space $500,000-$1,000,000 Low Priority Focus on emerging sectors to introduce to low cost co -working space within the core of the corridor. Site Selection/Promotion $25,000450,000 High Priority • Promote and market available parcels along.the corridor to. potential developers and.companles Property Acquisition $11000,000-$2,000,000 Low Priority + Purchase properties to market for development... - CatalystProject.Incentive. Program $800,000-$1,000,000 Medium Priority • Design cash Incentive program to assist in the development of.strateglc areas along the corridor for future development Total $2,925,000-$4,850,000 City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 31 Activity Cost Estimate Implementation and Priority Administration Administration $300,0007$800,000 Medium Priority • Additional staff or professional services.. may be needed to administer programs as needed which could include, legal, . consulting, planning, engineering, and marketing. Total $300,000-$800,000 Project Total $20,792,446-$28,217,445 Note: The Development Plan Projects and Improvements list includes more projectsfimprovements beyond the projected CIA revenues. Where CCI revenues cannot be identified the Authority will work to fund efforts through other sources such as grants, donations, special assessments, and other public and/or private sources subjects to the approval by the City Council where required. Implementation of this project list will be dependent on actual revenues realized. The projected CIA revenue will be focused on the high priority projects and then work toward the low priority projects. To the extent the CIA projections are higher than the revenue actually collected, funding levels for the projects may be reduced, or low priority dropped. To the extent revenue generated from the CIA exceeds the projections in the plan and/or other revenue sources result in additional revenues, they will be dedicated toward the projects in the same manner. Implementation strategies may be pursued in response to changes in the economic conditions of the corridor or in other aspects of the corridor that may occur over time. If any such implementation strategies require amendments of the development plan, such amendments shall be implemented only after approval by City Council in the manner required by law. City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 32 Appendix F ESTIMATED TAX INCREMENT REVENUE TOTALS FereggstaD An6uif: Ing ,(140nl hropa7lyQ: ' 1415- 1.916 T 018 1.918 7.01$ .:1,D1B _ _.', 1,015, 1,o1S, 1.DI5. � 1,016 20187 ... ble Value 2018 aEV IB4s3 V-1 2019 2020 2621 7022 2023 2024 2026 2025 2027 2028 REAL PROP. ESTIMATED TV: 202135,660 205,167695 208245210 211,368,608 214.538,422 217.757,513 221.923,876 224,339,234 227,704,322 231,119,887 234,596,686 PERSONAL PROP. ESTIMATED TV: 28428890 288553,293 29,286,993 29,725384 30,171,266 39,823,834 31083191 31548,439 32,022,681 32,503,021 32,990,560 AGOREOATE TAXABLE VALUE: 230,682,680 234,029,988 237,531,303 241,094,273 244,710,687 245,301,347 252,107,067 25B.MB,673 259,727,000 263,622,008 267.677252 CAPTURED TAXABLEvALUE OVER BASE YEAR: 3,450,436 6,866,753 10,531,723 14,146,137 17818,797 21544,517 25,326,123 29,164,493 33.000,358 37,014,702 EST. VALUE PDTENTIAL PROJECTS: 14,472,209 33,035,251 48,054,817 80,850,750 81,865011 62,792,906 0.734,881 64696,804 65,661.268 66,648,187 CAPTURED TV INCLUDING POTENTIAL PROJECTS: 1T,930,647 40,007,004 60,486,840 75,090,967 70,683,608 84,]3],804 B0,061,004 93,ed6,366 06,721,626 103,680,869 60• MIF. Rate Mill- Rale JO ad v v " " D.CDE26860 04105378 Nvvl Clty" $94,473 $210,709 $318,682 S395 6BI $419838 $444,367 $469.245 $494,595 $602,335 $627,468 0.00202000 O,D0404 OaH.Od Co, Op- $35,220 $80,814 $122.183 $151,700 $16'961 $170362 $179,903 $1a9,586 $199,418 $209,395 0.0007715E O.CD15431 OCC $13,834 $3D,657 $48,688 $57,943 $61,400 365871 $6'715 $72,414 $76,109 $78,980 0.0061174E 0.0002348 OC Parka $2.106 54,899 $7,104 50820 $9358 $9,895 $10,480 $11,023 $11,595 31?175 0.0061064E 04002129 Oak. C.. HCMA $7909 $4289 $6,439 $7991 $8,402 $8,978 $9,481 39.991 $10,508 $11035 FORECAST TAXES CAPTURED, INCL POTENTIALFROJECT6: $148,542 $331,429 $901,086 SB22,133 5880,121 $606,673 $737,604 $777,521 $800,025 $840,062 ESTIMATED TAX INCREMENT REVENUE TOTALS Em40ehed Annual = '. fnclsis61n.1V _ In. elp paRyH -, 101S.,.. 1.016 -� 1018 ..- 101s :11015 :1.015;-:;915, -I OIs ,1.01$ 1016. 2018 Ta6AMa VAlue 2018 SEV BaSe Y -I 2028 2030 2091 2022 2033 2034 1086 2036 2037 2036 REAL PROP. ESTIMATED TV: 202,135,6W 238,105,488 241,677868 245,302,224 246,981,758 252,716,484 256,607,231 260,354,840 284,260,162 288,224,065 272,247,426 PERSONAL PROP, F"MATED TV: 20,426890 33485425 33961706 34497522 35014985 35510209 36,,0]3313 36,614,412 37163028 37721083 38286099 AGGREGATE TAXABLE VALUE: 230,662,560 271,590,911 275,634,774 279,799,746 283,995742 288,258,693 292,560544 295989,252 301,423,791 305,945145 310534,325 CAPTURED TAXABLE VALUE OVER BASE YEAR: 41.020,361 45.102,224 49,237.190 53,439,182 67694,143 65017,984 66,400,702 7001241 75,30?590 78,071,776 EST. VALUE POTENTIAL PROJECTS: 676458SD 68,60D,568 6900,477 70,735634 71,796,871 72,873,824 73,066,932 78,076,436 76,202,582 77,345,621 CAPTURED TV INCLUDING POTENTIAL PROJECTS: 108,674,241 113,702162 119,027,976 174,17026 120AB1.016 124,881,919 140,373,624 145,837AINI 151,8116,1B0 157,317,398 EJI}i •' •' ^ '" "• TOTALS Mlll.ne Rale M111ane Rale 0.00626890 0.0105876 Ja,l.dlcllvn Novi City. $552,870 3576,671 $605,152 3631827 5658,902 SB0G394 $714277 $742,589 S771.320 $000,491 $10,620,182 0.00202000 0.00404 004.M C.. Opm $219,522 5229,801 $240,234 DsJ' 3 S26t,572 $272,461 $283,555 3294,704 $306,202 3317,781 54,177,309 0.00077166 00015431 BCC 383,848 587774 $91,759 $95603 599,909 $104,0]8 $108,305 $112,598 $115,958 $121378 $1,895,648 0.00011746 0.0002349 OC Parka $12,769 373,361 $13,966 $14584 515.209 515,843 $18.467 317,140 $17,804 318.417 3242,664 0.00010646 0,9002129 Odk, C._HCMA 511568 512110 312800 313210 $13,784 314359 $44,243 315535 $10138 $10746 $2201]0 FORECAST TAXES CAPTURED, INCL POTENTIAL PROJEC76: 8880,680 6921,817 SB63,T72 51,008,268 51,040,3T6 51,083,143 51,137,667 31,182,857 31,229,424 51,274,677 318,868,067 ASSUMPTIONS: Real and Personal Property Taxable Value forecasted to increase 1.5% annually after base year. ** Years 2027 and later, 50% of the Novi City millage rate drops to 0.0050884, due to retired debt. Captured taxes are based on 50% of millage rates. The estimated value of potential projects forecasted to Increase 1.5% annually beginning in year 2024. CITY OF NOVI City of Novi - Grand River Corridor Improvement Authority development Plan -November 2018 33 GRAND RIVER CORRIDOR IMPROVEMENT AUTHORITY BYLAWS AND RULES OF PROCEDURE ARTICLE I PURPOSE The Grand River Corridor Improvement Authority (the "Authority") was formed under the terms of Act 280 of the Public Acts of 2005, as amended (the "Act") and by Resolution adopted by the City of Novi City Council on December 4, 2017, as it may be amended from time to time (the "Resolution"). Pursuant to the Resolution and Act, the Authority is under the supervision and control of a board (the "Authority Board"). The Authority exists to exercise those duties and powers provided under the Act, subject to the Resolution. These Bylaws and Rules of Procedure ("Bylaws") are adopted for the purposes of establishing the membership and organization of the Authority Board, rules and procedures for the conduct of Authority Board meetings, and a means whereby the duties conferred upon the Authority Board may be effectively exercised. ARTICLE If MEMBERS Section 1. Members; Eligibility. The Authority Board shall consist of the number of members set forth in the Resolution. Membership shall meet or exceed the minimum requirements of the Act and Resolution. ARTICLE III VOTING Section 1. Votes. Each member of the Authority Board shall be entitled to one vote. Section 2. Eligibility to Vote. No member shall be entitled to vote at any meeting of the Authority Board until the appointment of such member has been approved by the City Council and such member has taken the oath of office. Section 3. Quorum. The presence of four (4) or more members of the Authority Board shall constitute a quorum for the transaction of business. Section 4. Voting. Votes may be cast by a general voice vote, except where a roll call is requested by any member or required by law or other procedures established under these Bylaws. If there is a question as to the number of yea or nay votes a roll call shall be conducted. Section 5. Transaction of Business. Unless otherwise required by law, the Resolution or other procedures established under these Bylaws, a vote of the majority is required for the transaction of all business and decisions of the Authority Board. Section 6. Majority. Unless otherwise required by law, the Resolution or other procedures established under these Bylaws, a "majority" shall be construed to mean more than fifty percent (50%) of the votes cast by members present in person at the time of the vote. City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 34 ARTICLE IV MEETINGS Section 1. Place of Meeting. Subject to the requirements of the Open Meetings Act, meetings of the Authority Board shall be held at the City Civic Center, or such other suitable place convenient to the members as may be designed by the City Manager. Section 2. Rules of Parliamentary Procedure. Meetings of the Authority Board shall be conducted using the most recent edition of Roberts Rules of Order as a guideline in all cases to which they are applicable, provided they are not in conflict with the Act, Resolution, these Bylaws, or the laws of the State of Michigan. Section 3. Meetings and Notice. In accordance with the Michigan Open Meetings Act, the Authority Board, within ten (10) days after its first meeting of each calendar year, shall establish and post a public notice stating the dates, times, and places of its regular meetings for the ensuing year, and shall post a notice of any changes in its schedule of regular meetings. Special meetings of the Authority Board may be called and noticed, per the requirements of the Open Meetings Act, by the Chairperson of the Board or the Mayor of the City. Notice of the time, place and subject matter of all meetings shall be given by telephone, electronic means, personal delivery or mailing the same to each member. Notice of each meeting also shall be provided to the public in compliance with the Michigan Open Meetings Act. It shall be the duty of the Secretary (or other Authority Board officer designated by the Chairperson in the Secretary's absence) to serve and post the notices described in this Section on behalf of the Board. Section 4. Order of Business. The order of business at Authority Board meetings shall be as follows: Roll Call Approval of Agenda Approval of Minutes Unfinished Business New Business Public Comment Board Member Comment Adjournment Section 5. Minutes: Presumption of Notice. Minutes, resolutions, and any other similar record of the proceedings of meetings of members, when signed by the President or Secretary, shall be presumed truthfully to evidence the matters set forth therein. A recitation in a resolution or the minutes of any such meeting that notice of the meeting was properly given shall be prima facie evidence that such notice was given. Section 6. Open Meetings Act and Freedom of Information Act Compliance. The Authority Board is required to comply, in all respects, with the Michigan Open Meetings Act and Freedom of Information Act. ARTICLE V OFFICERS City of Novi - Grand River Corridor improvement Authority Development Plan —November 2018 35 Section 1. Officers. The principle officers of the Authority Board shall be a Chairperson, Vice Chairperson and Secretary, who shall be members of the Authority Board. The members may appoint such other officers from time to time as in their judgment may be necessary. Chairperson. The Chairperson shall be the chief executive officer of the Authority, and shall preside at all meetings of the Authority. The staff liaison designated by the City Manager shall work with the Chairperson to establish the agendas for the meetings of the Authority Board. The Chairperson shall have all of the general powers and duties which are usually vested in the office of the Chairperson of an Authority, including, but not limited to, the power to appoint committees from among the members of the Authority from time to time in the Chairperson's discretion as may be deemed appropriate to assist in the conduct of the affairs of the Authority. The Chairperson shall also perform such other tasks as may be delegated to him or her by decision of the Authority Board or by agreements binding upon the Authority. The Chairperson shall have a vote on all matters before the Authority Board. Vice -Chairperson. The Vice -Chairperson shall preside and exercise the powers of the Chairperson in the Chairperson's absence, and shall perform such other tasks as may be delegated to him or her by decision of the Authority Board or by agreements binding upon the Authority. Secretary. The Secretary, by and through the staff liaison designated by the City Manager to assist the Authority Board, shall cause a record to be kept of the minutes of all meetings of the Authority Board, shall cause a record to be kept of all plans, documents, books and papers approved by and brought before the Authority Board, shall provide copies of all such records to the City Clerk upon request, shall perform such other tasks as may be delegated to him or her by decision of the Authority Board or by agreements binding upon the Authority, and shall in general, perform all duties incident to the office of the Secretary. Section 2. Election. The officers of the Authority Board shall be elected annually by a vote of the majority of the Authority Board members at the first meeting of each calendar year. The term of each officer shall be one (1) year with eligibility for reelection. Section 3. Removal. Upon affirmative vote of a majority of the members of the Authority Board, any officer may be removed either with or without cause, and the officer's successor elected at any regular meeting of the Authority Board or at any special meeting of the Authority Board called for such purpose. No such removal action may be taken, however, unless the matter shall have been included in the notice of such meeting. The officer who is proposed to be removed shall be given an opportunity to be heard at the meeting. If an officer is removed, he or she shall remain City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 W a member of the Authority Board, subject to removal from the Board in the manner provided by the Act. ARTICLE VI FINANCE Section 1. Fiscal Year. The fiscal year of the Authority shall be the same as the City of Novi. The commencement date of the fiscal year shall be subject to change by the Authority for accounting reasons or other good cause. Section 2. Financing Sources. The Authority shall be financed by the capture of tax increment funds as set forth in the Act and such other sources as are permitted under the Act, subject to any limitations set forth in the Resolution or City Charter. Section 3. Budget. After being reviewed by the Authority Board, any budget of the Authority shall be subject to approval by the City Council prior to adoption by the Authority Board pursuant to the Act. Section 4, Reporting. Pursuant to the Act, the Authority Board shall submit an annual report to the City Council and State Tax Commission on the status of any tax increment financing account. The Authority shall report to the City Council on any other matter to the extent the City Council may request or require from time to time. The Authority shall also report to any other state and county agencies required by law or agreement entered into with any such state or county agency. ARTICLE VII AMENDMENTS Section 1. Method. These Bylaws may be amended by the Authority Board, at a duly constituted meeting, by the affirmative vote of a 2/3 majority of the members of the Authority Board. Section 2. Proposed. Amendments to these Bylaws may be proposed by any active member of the Authority Board. Section 3. Meeting. Upon any such amendment being proposed, the proposed amendment may be considered at the same or any subsequent regular meeting or a special meeting called for that purpose. Section 4. City Council Approval. Pursuant to the Act and Resolution, the Authority Board's adoption and any amendment of these Bylaws is subject to approval of the City Council. Accordingly, upon adoption of these Bylaws and any amendments thereof, the Bylaws shall be immediately forwarded to the City Council in care of the City Clerk for approval. Section 5. Distribution. A copy of these Bylaws and each amendment to these Bylaws shall be furnished to every member of the Authority Board after adoption, provided, however, that any amendment adopted in accordance with this Article shall be City of Novi - Grand River Corridor Improvement Authority Development Plan —November 2018 37 binding upon all members irrespective of whether such persons actually receive a copy of the amendment. ARTICLE VIII SEVERABILITY In the event that any of the terms, provisions, or covenants of these Bylaws are held to be partially or wholly invalid or unenforceable for any reason whatsoever, such holding shall not affect, alter, modify, or impair in any manner whatsoever any of the other terms, provisions or covenants of these Bylaws or the remaining portions of any terms, provisions or covenants held to be partially invalid or unenforceable. 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Gl Vii? 155 5G S? { 1 M -01 -ti 5G 9} DG'Gl? ttir5 5 45-C^-017-4'4 5Q SSS Gl-x45_it 513 9 Gl-64Q 165 50 95 01970-q� 7 5G-44.06.1317=075 SD-SB-Qu-017-�55 Sll-,9.131-14e-SSD 513-9�?-01-&SC-707 5159-01-97�G19 SG S° C+D X17 Lc".E SD 54 GG GI2-GG . 54 99 31-145 aCCa 513 SS G�-SDC-GUO 58.99 01-9713--022 50 94 GG 017-iC4 517 -5S -K-[715-1344 5G -S9 G1 -1<}F Si}1 50 S5 Ci -400 "191 5G 99 01-97 3-0?4 561 5S CG u1?-iG5 504DD-GOa-1318-055 561-99 1:1-147-100 5'Q 95 C1-SGG-115 5(? 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ESTI MATE O 7v: 202,1�66D 263,167,596 ?00,245,$10 211,369,800 214,539,42] 217,757.613 224,023,576 224,339,234 227,704,322 231,149,957 2315a6.06 P ER$CUAL PROP, QSTIMATED TV: 25,426,090 79,853,293 29,240,DD3 79,725,349 30,17165 30,623,514 31,003,141 31.549.439 32,022,51 32,'03,021 32,990,566 AGGREGATE TAxABLE VALUE: 230,562,550 254,07O.D85 237,531,3x3 241,094,273 244,719,647 24d,361,347 252,1070677 25,009,673 259,727,063 26352k9Ca 25l,S71,257 CAPTURED TAXABLE VALUE OVER BABE YEAR: 3450,436 8,956,751 13531,773 14,145,137 17,910,797 81544.517 75,326,123 29,194,4`.3 33,660,1 37,D14.702 EST. VALUEPQTENTIAL PRWSCT9'. 14,{72,208 _ 33030,251 4D,B59,017 50,954,750 61,00,051 - 62,702,906 63,734,851 M,550,504 M'MU,260 00,649,187 CAPTURED TV INCLUDING POTENTIAL PRCJEOT6: 17,910,847 40,007,604 60,456,640 25,005,367 79,663,508 841337,504 59,001,004 91,655,350 58,721,626 103'on'sa9 5W M111,06 Ra IM 14q, Rale - JurtsLCon •' 0.00525800 01110.5374 Nvvl Chy^ $94,473 3210.759 1318,692 6305.681 5419,634 5424.357 6-083,24" 5494.5m 3502335 %21.450 0.00202000 0.00404 OaAand Go. Ope6. 538,24➢ 3&0,514 31221183 $151,700 5163061 $170362 3179,903 51&9,508 5159,416 $269,395 0,000T71ss 06015431 OCC $13,934 S30,567 $45,856 $57,943 101,480 55,071 $64,715 $72,414 $78,169 579,900 0.00011745 4IX102349 OC Parka $2,166 54.994 57,104 $0.420 $9,359 54,905 510,440 511,023 511,595 SIZ175 0.00019441 40002129 Oak Cv. HCMA _51,909 54,258 35.439 57.9 3d, 402 60.976 44,4-1 �^ _69,697 316,SC9 511,035 FORECAST TAXES CAPTURED, INCL POTENTIAL PROJECTO: $146,542 5331,454 5501066 $622,138 5666,i21 $608,673 5727,604 5777,521 5500,023 _ 3440,052 ESM?4ATEO TAX MPEMENT REVENUE TOTALS Foretaai JAn-1 - .htcmaavin7V:. 1015._ 1.015 2015 Tatable Value 29185EV (B - Y-) - 20]9 2030 2031 2032 201 2034 20]6 2016 2036 REAL PROP. ESTIMATED W. 2@.175,6Fn 735,10549 241977,056 245,]02,224 21093i,756 252,716,554 256,507231 260,354,540 26426.162 368,224,065 272,247,426 PERSONA1. PROP,EST1MATEOTV: 26, 4266W 51,445,475 63,987700 34,497527 30,014.955 35,540,203 30,073,315 OaA1IJ12 31 $Q.$23 37.721.66; 30,20B,P9te AGGREGNM TAXABLE VALUE: y39,is2960 271590,911 275,664,774 219,733,746 257996,742 256,256,69] 292,560,544 296,9621,252 361,423,791 395,945,145 340,534,325 CAPTURED TAxAeLE VALUE OVER SASLYc F! 41,024,351 45.1D2,n4 99,232,195 53,434,192 57.694,1 43 62,017,504 66,4047W 70.601241 76,387,594 79,571,775 EBT. VALUE POTENTIAL PROJECTS', 67,645,x60 66,460,560 69,69],477 7D,735934 71,79.-71 7Z673,624 23,983,432 73076,0.'!4 76,202542 77,345.621 GAPTURM N MCLUOWG POTENTIAL PROJECTS: 165,674,741 150,702,702 118,927,673 121,170,025 1x-,454,016 134,581,610 140,971,654 145,9]7675 151,505,180 157,31],]96 95,4 TOTALS Gale NillsOe Rale 60.00526600 JOMsdic65i •' ^ - - ^ 0.019 26 Na61 CRY— 6352970 $575,671 5603!52 5031327 $554,002 5055,364 $714,2T7 5742.549 5771,326 "DO 494 510,629,102 0.00202000 0,00ep4 O1kl46d 0. Op". 5219$22 5229,a91 5240,234 5250,523 5261,573 3272,461 $265,555 5284,704 5326,262 5717,701 $4, 1rr,309 .0007716S 0.6015431 OCG 10x.6-5 40 r74 $91.754 495,ON 599,909 5404,076 3105,305 5112.595 $119955 5121,575 51,543,545 0.00011745 0.462349 CC Pa1kt $12.154 513,361 313,066 614,554 515,209 9tn.w 51x,407 917940 $17,6x4 01-,177 $24x,004 --W46 .0002129 Oak, Co. RCNA $11,`_66 112,11Q 112600 51],215 113,754 314359 314,941 515.5x5 515,Tx5 51 746 0220.120 FORECAST 7A & CAPTURED, INCL PVTENML PROJE01x: 5485,660 MAW 596],172 41,606,256 51,099,378 11,093,143 61,137,567 51,182,567 $1226,424 51,274,877 516.066.057 ASSUMPTIONS,. Real and Personal Property Taxable Value forecasted to increase 1.5% annually after base year, v5* Years 2427 and later, 50% of the Novi City millage rate drops to 0,0050884, due to retired debt. Captured taxes are based on 50% Of mlllage rates. The estimated value of potential projects forecasted to increase 1.5% annually beginning in year 2024. CITY Of NOVI City of Novi - Grand River Corridor Improvement Authority Development Plan -November 2018 Resolution #19090 April 18, 2019 Moved by Gingell seconded by Markham the resolutions on the Consent Agenda be adopted with accompanying reports being accepted. AYES: Hoffman, Jackson, Kochenderfer, Kowall, Kuhn, Long, Luebs, Markham, McGillivray, Middleton, Miller, Nelson, Powell, Quarles, Spisz, Taub, Weipert, Woodward, Zack, Gershenson, Gingell. (21) NAYS: None. (0) A sufficient majority having voted in favor, the resolutions on the Consent Agenda were adopted with accompanying reports being accepted. GERALD D. POISSON -CHS ®EPUTY Cot .1� -. A NG PURSUA"' 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 April 18, 2019, 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 Circuit Court at Pontiac, Michigan this 181h day of April, 2019. Av� Lisa Brown, Oakland County