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Home My WebLink AboutResolutions - 2024.01.18 - 40918 January 18, 2024 RESOLUTION #2023-3562 _ 24-5 Sponsored By: Gwen Markham Board of Commissioners - White Lake Township Corridor Improvement Authority Plan Chair and Members of the Board: WHEREAS the Oakland County Board of Commissioners strongly supports the economic growth of Oakland County; and WHEREAS one of the tools used to promote economic growth is Tax Increment Financing used in conjunction with Corridor Improvement Authorities (CIAs); and WHEREAS to review requests from the County's cities, villages, and townships to establish DDAs, CIAs and LDFAs, the Board of Commissioners, pursuant to MR # 21477 updated the Policy for the Tax Increment Financing (TIF) District Review Policy Ad Hoc Committee (TIF Review Committee) to consider when evaluating and making recommendations to the Finance Committee on the County's participation in these proposed authorities; and WHEREAS White Lake Township ("Township”) held a public hearing on November 28, 2023, to present its CIA Development and Tax Increment Financing Plan ("TIF Plan"); and WHEREAS the proposed Township TIF plan includes specific programs, projects and strategies designed to revitalize underutilized properties, improve visual appearance and encourage new investment in the development area, which is primarily located along the M-59 corridor in the Township; and WHEREAS the TIF development would involve capture of County taxes such as general operating, county parks and transit millages by the Township; and WHEREAS Act 57 of 2018, being the “Recodified Tax Increment Financing Act” (MCL 125.4101) provides in Sec. 618(5) that the County has a 60 day window from the date of the November 28, 2023 public hearing to opt out of tax capture by passage of a resolution, furthermore, Sec. 618(3) allows the County and the Township an opportunity to enter into an intergovernmental agreement to share a portion of the captured assessed value of the development area upon agreed terms and conditions; and WHEREAS on December 9, 2021, the Board of Commissioners, pursuant to MR # 21477 approved and enacted updates to the Policy for Review and Participation in Downtown Development Authorities, Corridor Improvement Authorities and Local Development Financing Authorities, which policy provides in Section VI that upon creation or expansion of a District utilizing TIF the Chair of the County Board of Commissioners shall “direct that a resolution be initiated in the Finance Committee recommending that the County opt out of capture in the manner provided by Act 57 of 2018 and authorizing Corporation Counsel to enter into negotiations in an attempt to establish a contract permitting capture of the County’s taxes” in accordance with the parameters set forth under Michigan law and the amended TIF Policy; and; WHEREAS the County, consistent with Act 57 of 2018, as well as the revised Policy established by MR # 21477, wishes to exempt its taxes from capture by the White Lake Township Corridor Improvement Authority and direct Corporation Counsel to enter contract negotiations pursuant to that Policy and Sec. 618(3) Act 57 of 2018 (MCL 125.4618, et. seq.). NOW THEREFORE BE IT RESOLVED that pursuant to the relevant provisions of Act 57 of 2018, being MCL 125.4618, et. seq. the Oakland County Board of Commissioners hereby declares its decision and intent to exempt its taxes from capture by the White Lake Township CIA under its proposed TIF plan. BE IT FURTHER RESOLVED that the County authorizes Corporation Counsel to enter negotiations with White Lake Township in an attempt to craft a proposed contract permitting capture of a portion of the County’s taxes, upon certain terms and conditions, and subject to approval by the Board of Commissioners. BE IT FURTHER RESOLVED that if the County determines later that it is advisable to enter into a tax capture sharing agreement with the Township CIA, and if a contract is successfully negotiated, the County may by contract revise its decision to exempt its taxes from capture by the CIA. BE IT FURTHER RESOLVED that the Board of Commissioners requests the County Clerk send a signed copy of this Resolution to the Clerk of White Lake Township. Chair, the following Commissioners are sponsoring the foregoing Resolution: Gwen Markham. Date: January 18, 2024 David Woodward, Commissioner Date: January 19, 2024 Hilarie Chambers, Deputy County Executive II Date: January 24, 2024 Lisa Brown, County Clerk / Register of Deeds COMMITTEE TRACKING 2024-01-09 TIF District Review Policy Ad Hoc - Forward to Finance 2024-01-10 Finance Committee - Recommend to Board 2024-01-18 Full Board - Adopt Motioned by Commissioner Christine Long seconded by Commissioner Robert Hoffman to adopt the attached Resolution: White Lake Township Corridor Improvement Authority Plan. Yes: David Woodward, Michael Gingell, Penny Luebs, Karen Joliat, Christine Long, Robert Hoffman, Philip Weipert, Gwen Markham, Angela Powell, Marcia Gershenson, William Miller III, Yolanda Smith Charles, Charles Cavell, Brendan Johnson, Ajay Raman, Ann Erickson Gault, Linnie Taylor (17) No: None (0) Abstain: None (0) Absent: Kristen Nelson, Michael Spisz (2) Passed ATTACHMENTS 1. PowerPoint Presentation 2. PowerPoint Presentation Summary Version 3. White Lake Township Corridor Improvement Authority Plan 4. Millage Request Report to County Board of Commissioners Prepared by Township Assessor 5. Response to Oakland County’s Request Dated 01-04-2024 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 January 18, 2024, 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 on Thursday, January 18, 2024. Lisa Brown, Oakland County Clerk / Register of Deeds White Lake Township Corridor Improvement Authority Oakland County January 2024 Full Presentation What is a Corridor Improvement Authority? •The Corridor Improvement Authority Act, PA 57 of 2018, part 6, allows authorities (CIA) to be created to improve commercial corridors such as M-59 and major connecting roads. •The White Lake Township Board created the Corridor Improvement Authority on July 18, 2006. •Although a Development and Tax Increment Financing Plan was prepared, it was not adopted, and the Township did not proceed with implementing the CIA. What is a Corridor Improvement Authority? •A CIA is established to implement projects and programs that will stimulate private investment. •Improvement projects and programs must be specific to the area within the CIA boundaries. •The current Township Board has “resurrected” the CIA. •The boundaries of the White Lake Township CIA are illustrated on the following slide. White Lake Township CIA Boundary Map What are the Roles and Responsibilities of the CIA Board? •The Board is composed of the Township Supervisor and four (4) additional members. •The majority (3) of the Board members must have a business interest in the district. •One member must be a resident of or live one half mile from the district What are the Roles and Responsibilities of the CIA Board? •The CIA Board prepares a Development and Tax Increment Financing Plan for recommendation to the Township Board( done on 8/03/23). Board has final approval authority. •All improvements proposed by a CIA are specifically described in the Development and Tax Increment Financing Plan. •CIA Board has latitude in terms of how it implements the Plan but must do so within the parameters set by the Township Board. •Township Board approves the CIA’s annual budget. •Borrowing is typically done with the full faith and credit of the Township and must be approved by the Township Board. How does a CIA raise funds? •A CIA can apply for grants and accept donations, but a principal means of raising funds is through tax increment financing •Once adopted, the CIA is authorized to use Tax Increment Financing (TIF) to implement the Plan •Here’s how TIF works: •A base year (2023) is established, and eligible taxing jurisdictions retain all tax revenues from base year taxable value •Thereafter, a TIF can capture all or a portion of the increase in taxable value over the base year TIF Funds and other Taxing Jurisdictions •Plan purposes to capture 35% of the incremental tax revenue increase across all jurisdictions including its own operating, parks, police and fire department millages. •Other Taxing entities include Oakland County operations, parks and recreation and transportation as well as Huron-Clinton Metro Parks and Oakland County Community College. •Estimated total funding secured over a twenty-year period if all taxing jurisdictions opt-in will be approx. $12 million. •TIF not meant to be a sole resource for projects but a form of matching funds for other sources of public and private funds. •Taxing jurisdictions can “opt out” with 60 days of Township Board public hearing on Development and Tax Increment Financing Plan . TIF Benefits to Taxing Jurisdictions 2023 2033 2043 35% Capture by TIF 65% Retained Tax Revenue over Base Tax Revenue Base Tax Revenue Taxable Values $1,500,000 $1,000,000 $500,000 Year Note: Taxing jurisdictions receives all funds in Orange and Green What is the limitation on the use of TIF revenues? •TIF funds can only be spent in the district and only on projects included in the Development Plan. •Approval of a TIF plan does not authorize the Authority to increase taxes within the CIA area. •Proposed projects and programs are on following pages Projects and Programs Branding 2024-2025 $75,000- $100,000 Branding of the District set the themes of other visual improvements, gateway signage, marketing, and wayfinding so that a consistent message is conveyed. While branding the District should be distinct, it should also tie into Township identification as a “Four Season Playground.” This effort will be undertaken in conjunction with several other Township boards. Entryway and Wayfinding Signage 2027-2029 $250,000- $400,000 The project would include wayfinding that would direct visitors within the district to the Town Center, Gateway district, parks, community buildings, and other points of interest. Wayfinding signage will reflect the theme created through the branding process. To reinforce the identity of the Township and District, identification signage will be erected at key entry points in the Township. Projects and Programs Streetscape Improvements 2030-2032 $2,000,000- $2,500,000 Proposed improvements may include unifying elements via a streetscape plan which would include landscaping of street frontages, public spaces and art, seasonal displays, design elements and sound buffers. A key objective of streetscape improvements is to provide a visual connection between M-59 and other significant roadway corridors such as Elizabeth Lake, Teggerdine and Ormond Roads. Pathway Extensions and Improvements 2028-2032 $3,000,000- $4,000,000 An important objective of the CIA is to improve pathway options throughout the District. Pathways will be improved and extended along the length of M-59 within the District connecting residential areas with commercial and recreational resources. The Township Triangle trail will be completed to connect the Town Center and Library to M-59 and Teggerdine Road. Projects and Programs Traffic Safety Improvements 2025-2035 $2,000,000- $3,000,000 Intersection capacity and safety improvements are needed at Elizabeth Lake and M- 59, at White Banks Boulevard and M-59, at Teggerdine Road and M-59 and at Fisk Road and M-59. Access management is also needed along the more congested commercial areas of M-59. In conjunction with non-motorized improvements, safe pedestrian crossings of M-59 are also needed. Enhanced Transit Stops / TOD / Dedicated Transit Routes 2028-2034 $1,500,000- $2,250,000 White Lake Township is part of the Western Oakland Transportation Authority (WOTA) system, which is expected to be expanding service along M-59 and the Town Center area. Enhanced transit stops with cover and seating will be strategically located to improve ridership. In conjunction with improved transit, the Township will also promote transit-oriented development in conjunction with enhanced transit stops. These stops will be meant to serve dedicated WOTA / SMART routes along the M-59 corridor. Projects and Programs Sewer Extensions 2028-2035 $1,500,000- $3,000,000 There are areas within the district that lack adequate sanitary sewer-service. This project would include extension and / or upgrading of sewers into underserved and unserved areas. Water Extension / System Improvement 2028-2034 $1,500,000- $3,000,000 As with sanitary sewers, there are areas within the district which lack adequate drinking water. This project would include extension and / or upgrading of the water service into underserved and unserved areas. System improvements are also needed to upgrade fire flows and capacity with additional pumping and booster stations. Improvements to the Twin Lakes Wellhouse including filtration and maintenance facilities will be considered for this fund. Projects and Programs Economic Development Assistance 2024-ongoing $1,500,000- $2,000,000 Provide economic development assistance targeted at substandard or underutilized including façade improvements, improvements to site circulation and access management (addressing vehicle-pedestrian safety conflicts) and utility tap fee assistance. The latter may be provided to new or expansion of existing uses in sewered areas or in areas where sewer service will be extended. Property / Easement Acquisition 2025-2035 $3,000,000- $4,000,000 To implement the specific projects set forth in this plan, it may be necessary to acquire property in either fee simple or by easement. This will be coordinated via the necessary agencies such as the Department of Environmental, Great Lakes and Energy (EGLE), Michigan Department of Transportation (MDOT) and any other necessary organizations. Permits and/or entitlements will be acquired where needed. Projects and Programs Administrative, auditing, operating & consultation 2024-2043 $500,000- $600,000 The CIA will incur annual administrative, auditing, and operating costs which may also include planning, legal, engineering, and promotion consultation. These expenses are not anticipated to exceed $25,000-$40,000 per year and will be reflected in the annual budget of the Authority, as approved by the Township Board. Sources and Summary Proposed Project Cost CIA Share Year Fund Sources Branding $75,000-$100,000 $75,000-$100,000 2024-2025 1 Entryways / Wayfinding $250,000-$400,000 $250,000-$400,000 2027-2029 1, 4, 5 Streetscape Improvements $2,000,000-$2,500,000 $1,000,000-$1,500,000 2030-2032 1, 4 Pathway Extension / Improvements $3,000,000-$4,000,000 $1,000,000-$1,500,000 2028-2032 1, 2, 4 Traffic Safety Improvements $2,000,000-$3,000,000 $500,000-$1,000,000 2025-2035 1,2, 4 Enhanced Transit Stops / TOD / Dedicated Transit Routes $1,500,000-$2,250,000 $500,000-$850,000 2028-2034 1, 2, 4, 5 Sewer Extension $1,500,000-$3,000,000 $1,500,000-$2,000,000 2028-2035 1, 3, 4 Water Extension / System Improvements $1,500,000-$3,000,000 $1,500,000-$2,000,000 2028-2034 1, 3, 4 Economic Development Assistance $1,500,000-$2,000,000 $1,500,000-$2,000,000 2024-Ongoing 1 Property / Easement Acquisition $3,000,000-$4,000,000 $3,000,000-$4,000,000 2025-2035 1 Administrative, auditing, operating & consultation $500,000-$600,000 $500,000-$600,000 2024-Ongoing 1 Estimated Totals $16,825,000- $24,850,000 $11,325,000- $15,950,000 1 = Annual Tax Increment 2 = Tax Increment Bonds 3 = Township Funds (either General or Dedicated) 4 = State and Federal Grants 5 = Private donation Questions? White Lake Township Corridor Improvement Authority Oakland County January 2024 Summary Presentation Corridor Improvement Authority •The White Lake Township Board created the Corridor Improvement Authority on July 18, 2006. •Although a Development and Tax Increment Financing Plan was prepared, it was not adopted, and the Township did not proceed with implementing the CIA. •The current Township Board has “resurrected” the CIA. •The boundaries of the White Lake Township CIA are illustrated on the following slide. White Lake Township CIA Boundary Map TIF Funds and other Taxing Jurisdictions •Plan purposes to capture 35% of the incremental tax revenue increase across all jurisdictions including its own operating, parks, police and fire department millages. •Other Taxing entities include Oakland County operations, parks and recreation and transportation as well as Huron-Clinton Metro Parks and Oakland County Community College. •Estimated total funding secured over a twenty-year period if all taxing jurisdictions opt-in will be approx. $12 million. •TIF not meant to be a sole resource for projects but a form of matching funds for other sources of public and private funds. •Taxing jurisdictions can “opt out” with 60 days of Township Board public hearing on Development and Tax Increment Financing Plan . TIF Benefits to Taxing Jurisdictions 2023 2033 2043 35% Capture by TIF 65% Retained Tax Revenue over Base Tax Revenue Base Tax Revenue Taxable Values $1,500,000 $1,000,000 $500,000 Year Note: Taxing jurisdictions receives all funds in Orange and Green Projects and Programs Branding 2024-2025 $75,000- $100,000 Branding of the District set the themes of other visual improvements, gateway signage, marketing, and wayfinding so that a consistent message is conveyed. While branding the District should be distinct, it should also tie into Township identification as a “Four Season Playground.” This effort will be undertaken in conjunction with several other Township boards. Entryway and Wayfinding Signage 2027-2029 $250,000- $400,000 The project would include wayfinding that would direct visitors within the district to the Town Center, Gateway district, parks, community buildings, and other points of interest. Wayfinding signage will reflect the theme created through the branding process. To reinforce the identity of the Township and District, identification signage will be erected at key entry points in the Township. Projects and Programs Streetscape Improvements 2030-2032 $2,000,000- $2,500,000 Proposed improvements may include unifying elements via a streetscape plan which would include landscaping of street frontages, public spaces and art, seasonal displays, design elements and sound buffers. A key objective of streetscape improvements is to provide a visual connection between M-59 and other significant roadway corridors such as Elizabeth Lake, Teggerdine and Ormond Roads. Pathway Extensions and Improvements 2028-2032 $3,000,000- $4,000,000 An important objective of the CIA is to improve pathway options throughout the District. Pathways will be improved and extended along the length of M-59 within the District connecting residential areas with commercial and recreational resources. The Township Triangle trail will be completed to connect the Town Center and Library to M-59 and Teggerdine Road. Projects and Programs Traffic Safety Improvements 2025-2035 $2,000,000- $3,000,000 Intersection capacity and safety improvements are needed at Elizabeth Lake and M- 59, at White Banks Boulevard and M-59, at Teggerdine Road and M-59 and at Fisk Road and M-59. Access management is also needed along the more congested commercial areas of M-59. In conjunction with non-motorized improvements, safe pedestrian crossings of M-59 are also needed. Enhanced Transit Stops / TOD / Dedicated Transit Routes 2028-2034 $1,500,000- $2,250,000 White Lake Township is part of the Western Oakland Transportation Authority (WOTA) system, which is expected to be expanding service along M-59 and the Town Center area. Enhanced transit stops with cover and seating will be strategically located to improve ridership. In conjunction with improved transit, the Township will also promote transit-oriented development in conjunction with enhanced transit stops. These stops will be meant to serve dedicated WOTA / SMART routes along the M-59 corridor. Projects and Programs Sewer Extensions 2028-2035 $1,500,000- $3,000,000 There are areas within the district that lack adequate sanitary sewer-service. This project would include extension and / or upgrading of sewers into underserved and unserved areas. Water Extension / System Improvement 2028-2034 $1,500,000- $3,000,000 As with sanitary sewers, there are areas within the district which lack adequate drinking water. This project would include extension and / or upgrading of the water service into underserved and unserved areas. System improvements are also needed to upgrade fire flows and capacity with additional pumping and booster stations. Improvements to the Twin Lakes Wellhouse including filtration and maintenance facilities will be considered for this fund. Projects and Programs Economic Development Assistance 2024-ongoing $1,500,000- $2,000,000 Provide economic development assistance targeted at substandard or underutilized including façade improvements, improvements to site circulation and access management (addressing vehicle-pedestrian safety conflicts) and utility tap fee assistance. The latter may be provided to new or expansion of existing uses in sewered areas or in areas where sewer service will be extended. Property / Easement Acquisition 2025-2035 $3,000,000- $4,000,000 To implement the specific projects set forth in this plan, it may be necessary to acquire property in either fee simple or by easement. This will be coordinated via the necessary agencies such as the Department of Environmental, Great Lakes and Energy (EGLE), Michigan Department of Transportation (MDOT) and any other necessary organizations. Permits and/or entitlements will be acquired where needed. Projects and Programs Administrative, auditing, operating & consultation 2024-2043 $500,000- $600,000 The CIA will incur annual administrative, auditing, and operating costs which may also include planning, legal, engineering, and promotion consultation. These expenses are not anticipated to exceed $25,000-$40,000 per year and will be reflected in the annual budget of the Authority, as approved by the Township Board. Sources and Summary Proposed Project Cost CIA Share Year Fund Sources Branding $75,000-$100,000 $75,000-$100,000 2024-2025 1 Entryways / Wayfinding $250,000-$400,000 $250,000-$400,000 2027-2029 1, 4, 5 Streetscape Improvements $2,000,000-$2,500,000 $1,000,000-$1,500,000 2030-2032 1, 4 Pathway Extension / Improvements $3,000,000-$4,000,000 $1,000,000-$1,500,000 2028-2032 1, 2, 4 Traffic Safety Improvements $2,000,000-$3,000,000 $500,000-$1,000,000 2025-2035 1,2, 4 Enhanced Transit Stops / TOD / Dedicated Transit Routes $1,500,000-$2,250,000 $500,000-$850,000 2028-2034 1, 2, 4, 5 Sewer Extension $1,500,000-$3,000,000 $1,500,000-$2,000,000 2028-2035 1, 3, 4 Water Extension / System Improvements $1,500,000-$3,000,000 $1,500,000-$2,000,000 2028-2034 1, 3, 4 Economic Development Assistance $1,500,000-$2,000,000 $1,500,000-$2,000,000 2024-Ongoing 1 Property / Easement Acquisition $3,000,000-$4,000,000 $3,000,000-$4,000,000 2025-2035 1 Administrative, auditing, operating & consultation $500,000-$600,000 $500,000-$600,000 2024-Ongoing 1 Estimated Totals $16,825,000- $24,850,000 $11,325,000- $15,950,000 1 = Annual Tax Increment 2 = Tax Increment Bonds 3 = Township Funds (either General or Dedicated) 4 = State and Federal Grants 5 = Private donation Questions? Development Plan and Tax Increment Financing Plan for the White Lake Township Corridor Improvement Authority White Lake Township Corridor Improvement Authority 2023 White Lake Township CIA Development & TIF Plan Recommended by the Corridor Improvement Authority Board on: August 3, 2023 Adopted by White Lake Township Board on: White Lake Township CIA Development & TIF Plan ACKNOWLEDGEMENTS Township Board Rik Kowall Andrea Voorheis Anthony Noble Liz Smith Michael Powell Mike Roman Scott Ruggles Corridor Improvement Authority Board Rik Kowall Debbie Lennis Jim Christopher Rick Wakalet Tony Madaffer Citizens Advisory Council Kristiana Kaufmann John M. Newberry Dale (Boomer) Ulman Sandra Ulman Shawn Austin Mary Kotcher Bruce Johnson Township Staff Sean O’Neil, Community Development Director Justin Quagliata, Staff Planner Assisted by: Carlisle/Wortman Associates, Inc. Ann Arbor, MI White Lake Township CIA Development & TIF Plan This page intentionally left blank. White Lake Township CIA Development & TIF Plan TABLE OF CONTENTS Section 1 Introduction Introduction 7 Purpose of CIA Act 7 Actions of the Township to Date 8 Content of the Plan 9 Section 2 Development Plan Description of Development Area 10 Existing Streets and Public Facilities 12 Existing and Proposed Land Uses 12 Zoning 18 Vision Statement 21 Goals and Priorities 21 Description of Improvements 22 Location, Extent, Character, Estimated Cost, and Timeline of Improvements 23 Statement of Construction 26 Open Space 26 Development Area Ownership and Tenure 26 Zoning Changes and Changes in Streets, Street Levels, Intersections, and Utilities 26 Proposed Method of Financing the Development 26 Lease, Sale, or Conveyance of Development 30 Residential Population and the Displacement of Persons 30 Development Area Citizens Advisory Council 31 Section 3 Tax Increment Financing Plan Introduction 32 Explanation of the Tax Increment Procedures 32 Projection of Captured Assessed Values and Revenues 33 Use of Tax Increment Revenues 35 Statement of the Estimated Impact of Tax Increment Financing on Taxing Jurisdictions 36 Justification of the Tax Increment Financing Plan 36 Appendices 37 1. Parcel List of CIA Development Area 2. Historical Percent Change Real Property 3. White Lake Township Estimated Tax Capture of Corridor Improvement Authority White Lake Township CIA Development & TIF Plan 6 List of Figures FIGURE 1 CIA Development Area and CIA Authority Boundary 11 FIGURE 2 Existing Land Uses 14 FIGURE 3 Planning Areas 15 FIGURE 4 White Lake Future Land Use 16 FIGURE 5 Corridor Improvement Area Existing Zoning 17 List of Tables TABLE 1 Major Road Data 12 TABLE 2 Proposed CIA Projects 23 TABLE 3 Summary of Proposed Development Activities 28 TABLE 4 Millage Capture 33 TABLE 5 Estimated TIF Capture 2024 - 2043 35 White Lake Township CIA Development & TIF Plan 7 Section 1 Introduction The Charter Township of White Lake, located in Oakland County, is bordered on the east by Waterford Charter Township, on the north by Springfield Charter Township, on the west by Highland Charter Township, and on the south by Commerce Charter Township. The current population is 30,950 (2020 Census). The White Lake Township Corridor Improvement Authority (CIA) was created by the Township Board in October 2006. The CIA is governed by a Board of Directors whose primary purpose is to correct and prevent deterioration and promote economic growth within White Lake Township’s principal business district. Other purposes of a CIA include reversing declining property values, improving the overall business climate, and increasing employment opportunities. A primary benefit of forming the CIA is the ability to capture the incremental increase in the property taxes that result from improvements in the development area. Local school taxes are not captured by the Authority. The captured revenues are used to finance public improvement projects within the development area, as a means for jump-starting economic growth. A Corridor Improvement Plan is one tool the CIA relies on for achieving its purposes. The goals, objectives and recommended actions presented in this document are intended to plan and prioritize projects, such that the development, redevelopment and other improvements within the corridor occur in an o rderly manner. Recommendations also ensure improvements match the available revenues and can enable the C IA to become eligible for other funding sources. The Plan was prepared in accordance with the Recodified Tax Increment Financing Act of 2018, Part 6 Corridor Improvement Authorities, which is the successor act to PA 280 of 2005. PURPOSE OF CIA ACT Both Part 6 of PA57 of 2018 (the “Act” or “Act 57”) and successor PA 280 of 2005 were enacted to provide a new community development tool designed specifically for the commercial corridors of Michigan. The Act allows communities to create “Corridor Improvement Authorities” with special powers, conditions, and criteria unique to commercial corridors. One of the chief features of a CIA is the ability to fund infrastructure improvements using tax increment financing, discussed more in depth later in this report. The Act is intended to combat the deterioration of existing business districts and promote economic development efforts within the development area. Communities are permitted to create as many CIA’s as they wish, provided no single parcel is located within more than one CIA development area. Another distinction of a CIA is the ability for municipalities to develop a single CIA development area for a corridor that is located in more than one community. Such benefits as continuity of appearance, uniformity of improvements and land use regulations, and cooperative traffic management are all potential benefits of multi-jurisdictional CIA’s development areas. The CIA is granted specific powers and duties to empower it to accomplish its mission. These include, but are not limited to, the following: White Lake Township CIA Development & TIF Plan 8 PURPOSE OF THE CIA ACT (CONT) • Acquire and construct public facilities, and improve public facilities to comply with barrier-free design requirements; • Conduct analysis of economic changes in the development area along with impacts of metropolitan growth on the development area; and develop long range plans (in coordination with planning/building department) to halt deterioration of property values and promote economic growth; • Implement any plans of development which achieve the purposes of the Act; • Make and enter into contracts and acquire, own, convey, dispose of or lease all or part of land, real or personal property, or interests in property, grant or acquire licenses, easements, and options; • Improve land, construct, re-construct, rehabilitate, restore, and preserve, equip, improve, maintain, repair, and operate any building, including multiple-family dwellings, of any public or private person or combination thereof; • Accept grants and donations of property, labor, or other things of value and fix, charge, and collect fees, rents, and charges for the use of any facility, building or property under its control; and, • Conduct market research and public relations campaigns, develop, coordinate, and conduct retail and institutional promotions, and sponsor special events and related activities. ACTIONS OF THE TOWNSHIP TO DATE The White Lake Township Corridor Improvement Authority was originally established on October 17, 2006, when the Township Board adopted a Corridor Improvement Authority Ordinance. Although a Corridor Improvement Plan was prepared, the Township Board took no further action to formalize the Authority. The CIA remained inactive until the latter part of 2022 when the Township Board moved to resurrect the CIA and hired a consultant to begin the process of updating the Development and Tax Increment Financing Plan for the Corridor. On January 17, 2023, the Township Board approved the Township Supervisor’s recommendations and appointed a five-person Corridor Improvement Authority Board. Minor amendments to the Corridor Improvement Authority Ordinance were adopted by the Township Board on May 16, 2023. With more than one hundred residents in the Development Area, the Township Board also established a Citizens Advisory Council (CAC). The boundaries of the CIA development area are identified in Figure 1 found on Page 11 which follows, and the parcel list is in Appendix 1. White Lake Township CIA Development & TIF Plan 9 CONTENT OF THE PLAN The CIA Plan consists of two (2) components required by Part 6 of Act 57, as amended: the Development Plan and the Tax Increment Financing Plan. The Development Plan includes specific programs, projects, and strategies the CIA intends to pursue for the revitalization of underutilized properties, improve visual appearance, and encourage new investment in the development area. The Tax Increment Financing (TIF) Plan provides the legal foundation for funding these improvements within the development area. White Lake Township CIA Development & TIF Plan 10 Section 2 Development Plan DESCRIPTION OF DEVELOPMENT AREA Designation of Boundaries of the Development Area in Relation to Highways, Streets, Streams, or Otherwise The White Lake Township CIA has been given the authority by the Township Board to operate within the boundaries identified in Figure 1. In general, the Corridor District includes all properties with frontage along M-59 (Highland Road) from the boundary of Highland Charter Township to the west and Waterford Charter Township to the east. The development area abuts several land use designations and is located within the areas identified in the Township Master Plan as the Highland West, Lakes Village and Highland East Planning Areas. These areas are connected via the M-59 Corridor and shown on Figure 3. White Lake Township CIA Development & TIF Plan 11 FIGURE 1. CIA Development Area and CIA Authority Boundary White Lake Township CIA Development & TIF Plan 12 Existing Streets and Public Facilities The predominant roadway within the development area is M-59 (Highland Road) with prominent intersections at Teggerdine Road, Ormond Road, and Elizabeth Lake Road. M-59 is a state trunkline under the administration of the Michigan Department of Transportation (MDOT). Teggerdine Road, Elizabeth Lake Road and Ormond Road all serve as primarily north / south collectors and minor arterials as shown below. Interstate and Highway access is supported by US-23 to the west and I-75 to the north. The National Functional Classification System designates majors roads within the development area as: • M-59 / Principal Arterial • Teggerdine Road / Collector • Elizabeth Lake Road / Minor Arterial • Ormond Road / Minor Arterial Public Facilities include the White Lake Township Hall and Police Department, Library, three Fire Stations, the Dublin Community Senior Center, six Township parks, Town Center, and several urgent care centers. The nearest major hospital is Detroit Medical Center Huron Valley-Sinai Hospital which is approximately two miles south of the Township’s southern border. TABLE 1: Major Road Data Road Segment Traffic Volumes / Average Daily Trips (ADT) M-59 / Highland Road Teggerdine Rd. intersection 32,800 (2019) Elizabeth Lake Rd. intersection 31,300 (2015) Ormond Rd. intersection 17,300 (2021) Source: SEMCOG AADT Traffic Tool Existing and Proposed Land Uses M-59 is a major entry point to White Lake Township from areas to the east and west. Historically, uses along the corridor have been commercial / office, institutional, industrial, agricultural, mobile home parks, multi-family, and various densities of single family residential. Undeveloped land still exists along portions of the corridor as shown in Figure 2. Commercial use varies from big box and retail mall establishments to local business services. Portions of the corridor are utilized by public facilities and religious institutions. Residential uses range in the form of single and multiple-family residential as well as mobile home parks. Industrial uses are sparce and of lighter intensities. In general, the condition of all uses along the corridor look to be either newer development in good condition or older/original development showing signs of age. White Lake Township CIA Development & TIF Plan 13 The Township Master Plan places greater emphasis on planned uses along M-59 as well as sustainable development practices, natural feature conservation, infrastructure, and open space throughout the Township. The Master Plan also segments the community into several Planning Areas as shown on Figure 3. Within these Planning Areas are specific Area Plans which are created to highlight certain locals within the greater community that provide unique opportunities to spur economic development, correct blight or fill specific communal needs. These Area Plans, titled Four Towns, Lakes Town Center, Pontiac Lake Gateway, and Elizabeth Lake Road / Union Lake Road. The Master Plan outlines where there are areas for development and redevelopment opportunities, provides specific recommendations and encourages new investment that will gradually shape the appearance and character of the Township. Regarding the development area, the current Master Plan recognizes the need for more uses to accommodate the higher demand for investment along the M-59 corridor. Figure 4 presents the future land use concepts within this geography as shown in the Township Master Plan. White Lake Township CIA Development & TIF Plan 14 FIGURE 2. Existing Land Uses White Lake Township CIA Development & TIF Plan 15 FIGURE 3. Planning Areas White Lake Township CIA Development & TIF Plan 16 FIGURE 4. White Lake Future Land Use White Lake Township CIA Development & TIF Plan 17 FIGURE 5. Corridor Improvement Development Area Existing Zoning White Lake Township CIA Development & TIF Plan 18 Zoning There are numerous existing zoning districts represented in the Development Area, as illustrated in Figure 5. The following describes the purpose and intent of each designation represented in the Development Area. ▪ AG / Agricultural – The Agricultural District is established as a district in which the principal use of land is for farming, dairying, forestry operations and other agricultural activities. The intent of this article is to protect land needed for agricultural pursuits from encroachment by untimely and unplanned residential, commercial, or industrial development. ▪ SF / Suburban Farms - The Suburban Farms District was created to establish areas of the Township for single family residences in a rural environment characterized by low densities and significant open spaces. ▪ R1-B, C&D / Single Family - The Single-Family Residential Districts are established as districts in which the principal use of land is for single family dwellings, located in neighborhoods that include open space and that preserve sensitive natural environmental features. ▪ MHP / Mobile Home Park - The Mobile Home Park District is for areas of the Township suitable for mobile home parks. For the Mobile Home Park District, in promoting the general purpose of this ordinance, the specific intent of this Article is: A). To require adequate space and facilities for healthy living conditions for occupants of such mobile home parks so as to maintain the residential character of the area. B). To require all such districts to have access to a major thoroughfare for easy accessibility. C). To ensure suitable water and sewer facilities would be provided in accordance with state, county and township health regulations and statutes. D). To provide for the development of mobile home parks for long-term residential use. ▪ RM-1 / Attached Single Family - The Attached Single-Family Residential District is designed to permit various attached single-family dwellings including row or townhouse dwellings and two-family or duplex dwellings. These areas should be located near shopping, community services and facilities, and major roads for good accessibility. ▪ RM-2 / Multiple Family Residential - The Multiple-Family Residential District is designed to permit a more intensive residential use of land with various types and sizes of multiple-family dwellings, two- family dwellings, apartments and convalescent or nursing homes. These areas should be located near shopping, community services and facilities, and major roads for good accessibility. ▪ PD / Planned Development – The Planned Development District is intended to provide for the location and various types of planned land use on large parcels held in common ownership and includes such alternate terms as cluster zoning, planned development, community unit plan, planned residential development and other similar terminology. Uses planned may include single- family detached housing, single-family attached housing, multiple-family housing, local commercial business, office uses, and similar activities. The PD District is intended to result in a unique, planned development that includes such techniques as open space preservation. A public hearing shall be held prior to formal consideration of the PD. White Lake Township CIA Development & TIF Plan 19 ▪ NB-O / Neighborhood Office - The Neighborhood Office District permits those office and service uses which are compatible in intensity and character with nearby residential areas. The intent of this article is to encourage well-designed office buildings, employing high quality architecture, in a professionally landscaped setting, as well as uses which will not cause large volumes of traffic, traffic congestion, or parking problems. These uses will be designed and constructed to fully complement and enhance the adjoining or nearby residential areas. ▪ LB / Local Business - The Local Business District is intended to be that district permitting retail business and service uses which are needed to provide for the day-to-day needs of the nearby residential areas. The specific intent of the Local Business District is: A). To encourage the concentration of local business uses in certain strategic locations to the mutual advantage of both the consumers and merchants and to avoid the continuance of marginal strip business development along major streets. B). To prohibit uses that would create hazards, offensive and loud noises, dust, dirt, smoke, odor, glare, vibrations, or excessive truck traffic. ▪ GB / General Business - The General Business District, as established in this article, is intended to permit a wider range of business activities than those permitted in the Local Business and Restricted Business districts. The specific intent of this article is to allow those uses which would not only serve nearby residential areas, but also the entire community’s comparison business, offices, services, and automotive service needs, including open-air sales and uses requiring location on a major highway or street. These uses would generate larger volumes of vehicular traffic, would need more off-street parking and loading, and would require more detailed planning to provide an appropriate transition between such districts and adjacent residential areas. ▪ PB / Planned Business - The PB Planned Business District is primarily a commercial district intended to permit, with Township approval, private and/or public development in a coordinated and cohesive arrangement which may be more difficult to achieve under more conventional, piecemeal development designed to conform with standard zoning requirements. To that end it becomes possible to permit greater flexibility in the types of land uses, land use arrangements and development requirements than would otherwise apply. It is further intended that the PB District be located along major thoroughfares, such as M-59, as opposed to locations in residential neighborhood areas where conflicts of land uses may arise more easily. Development standards, as approved in a development plan, in this district shall result in a project that is superior to one constructed under standard zoning requirements and shall be mutually acceptable to the applicant(s) and the Township. Therefore, any PB Plan shall be substantially consistent with the Township Master Plan, desirable principals of land use planning, zoning ordinance standards and other applicable development requirements. To achieve these objectives, approval of a PB development requires approval of both a Site Plan and PB Agreement which sets forth specific physical, functional, amenity and design features and other related requirements considered essential to the development. ▪ PG / Pontiac Lake Gateway - The Pontiac Lake Gateway sub-district is intended to create a unique gateway into White Lake Township, enhancing the views of Pontiac Lake and White Lake Oaks Golf Course and reinforcing the appeal of the Township as a “four seasons playground.” Properties located in this area, adjacent to the state trunkline, may accommodate greater height and more intense land activity than elsewhere in this otherwise low-density community. This district will allow flexibility in the redevelopment of property along Highland Road (M-59), encourage pedestrian‐ oriented design, provide a unique identity to this region of the Township, and be compatible with existing residential, institutional, and recreational uses. White Lake Township CIA Development & TIF Plan 20 ▪ ROS / Recreation and Open Space - The Recreation and Open Space District is intended to provide areas for the development of public and private outdoor recreation facilities and open space preservation uses. The intent of the Recreation and Open Space District is: to encourage recreational uses of an outdoor nature that will take full advantage of the land in its natural state; and to encourage those large outdoor recreation uses that could not easily be provided in the already urbanized portions of White Lake Township and the metropolitan area. ▪ LM / Light Manufacturing - The LM, Light Manufacturing District is established as a district in which the principal uses allowed are light manufacturing, fabrication, processing, wholesale activities or warehousing activities. The intent of this article is to control nuisance effects of warehousing, wholesale activities, open storage, and light industry such as smoke, noise, odor, dust, dirt, glare, vibrations, and other adverse effects so that such uses could be compatible with other nearby land uses such as commercial or residential. The light manufacturing district encourages uses to locate on major highways so that traffic generated by these uses would not utilize local residential streets. White Lake Township CIA Development & TIF Plan 21 VISION STATEMENT Public investment brought about by the Corridor Improvement Authority will attract private development and redevelopment that promotes the White Lake Township “Four Season’s Playground” concept. The M-59 / Highland Road Corridor will become a destination for world-class recreational opportunities. The uses along the corridor act as a lifeline to the community’s many lakes, natural areas, and parks. Residents and visitors know when they’ve arrived in White Lake, because of the consistent use of high-quality, unique materials and environmentally friendly landscaping that reflects a hardy resort atmosphere. An interconnected network of pathways and equestrian trails draw people to the out-of-doors. Distinct nodes of activity will feature retail, dining, entertainment, or lodging experiences, while providing employment and an increased tax base. Enhanced transit stops and transit-oriented development will support the long-term development and sustainability of the corridor. GOALS AND PRIORITIES The overall goal of the White Lake Township Corridor Improvement Authority is to improve and encourage the long-term economic viability of the development area. The projects and improvements outlined in this Development Plan are designed to nurture the necessary physical, economic, and social environment which will enable White Lake Township to protect existing investment, attract new development, and stimulate the revitalization of properties within the development area. Furthermore, the goal is to foster a mix of uses that both serve the surrounding neighborhood and attract regional visitors to the Township. Physical Environment ▪ Support infrastructure improvements necessary to ensure that existing businesses can expand, and new businesses develop in the development area. ▪ Promote environmental awareness in the design and implementation of improvements. ▪ Encourage good design, architectural compatibility, color coordination, high-quality materials, consistent building orientation, and façade articulation that contribute to a cohesive and inviting corridor. ▪ Promote streetscape improvements, outdoor seating areas, pathways, bike racks and other measures that will make the development area a comfortable place to visit and will encourage the neighborhood residents to walk or bike to commercial offerings. ▪ Create new opportunities for transportation options linking residential communities with public and recreational facilities. ▪ Incorporate enhanced facilities that will serve transit and identify nodes for transit-oriented development. White Lake Township CIA Development & TIF Plan 22 Economic Environment ▪ Undertake projects and programs which are designed to create a corridor with a competitive advantage that is attractive to owners and investors and offers quality customer environment and healthy business mix. ▪ Support financing of projects by leveraging TIF dollars with Federal and State grants, State tax incentives, Township funds and private investment. ▪ Retain the economically viable businesses which presently exist and encourage their expansion. ▪ Provide economic development support to businesses and potential developers. Social Environment ▪ Promote a positive and welcoming image of the corridor that fosters cooperation between the public and private sector. ▪ Distribute promotional materials and maintain online resources and tools for living, working, and doing business in the district. DESCRIPTION OF IMPROVEMENTS The Development Plan for the White Lake Township Corridor Improvement Authority includes projects and programs which will fulfill the priorities and objectives of this Plan. The following projects directly impact the physical environment to increase investment in the development area, improve the visual image of the development area, and enhance the overall economic and social environment. The programs are intended to create a stable economic and social environment for sustained investment in the development area. Projects and Programs ▪ Branding ▪ Development area entryways and wayfinding. ▪ Streetscape improvements including landscaping, trees, flower planters, plazas, trash receptacles, and other amenities. ▪ Pathways and pedestrian improvements including sidewalks, bike racks, pedestrian lighting, and seating. ▪ Enhanced transit stops / TOD / Designated Transit Routes. ▪ Traffic safety improvement. ▪ Extension of sewer and water utilities to unserved areas including tap fee assistance. White Lake Township CIA Development & TIF Plan 23 ▪ Economic development assistance including façade improvement programs, site circulation, access management, and utility tap fee assistance, particularly focused on redevelopment of substandard and underutilized properties. ▪ Property / Easement Acquisition needed to implement anticipated improvements. The duration of this program will be for twenty (20) years and will conclude with a final capture of tax increment revenues on December 31, 2043, and expenditure of those revenues by December 31, 2044. Projects and programs will be undertaken based on the ability of the CIA to finance such. It is recognized by the CIA that the projects listed may be beyond the scope of the CIA to complete with its own limited resources. Public-private partnerships as well as State and Federal grant assistance may be necessary to implement all of the above-mentioned items. LOCATION, EXTENT, CHARACTER, ESTIMATED COST, AND TIMELINE OF IMPROVEMENTS The CIA is positioned to fund small scale improvements as well as projects related to marketing, planning, and operations. There are no plans for large scale construction projects; however, the CIA may provide economic development services and support to private redevelopment, particularly where other funding can be leveraged. The following projects on Table 2 represent the scope of potential projects that will accomplish the objectives of the CIA and the Development Plan and Tax Increment Financing Plan. A description of each project is provided below as well as the estimated cost and year of completion. TABLE 2: Proposed CIA Projects Branding 2024 – 2025 $75,000 - $100,000 A branding process creates a distinct identity to be established for the District as the Township and CIA promotes the area as a community center and an area of regional appeal and business attraction. Branding of the District will also set the themes of other visual improvements, gateway signage, marketing, and wayfinding so that a consistent message is conveyed. While branding the District should be distinct, it should also tie into Township identification as a “Four Season Playground.” This effort will be undertaken in conjunction with several other Township boards. Entryway and Wayfinding Signage 2027-2029 $250,000 - $400,000 The project would include wayfinding that would direct visitors within the district to the Town Center, Gateway district, parks, community buildings, and other points of interest. Wayfinding signage will reflect the theme created through the branding process. To reinforce the identity of the Township and District, identification signage will be erected at key entry points in the Township. White Lake Township CIA Development & TIF Plan 24 Streetscape Improvements 2030-2032 $2,000,000 - $2,500,000 This project involves enhancements to the streetscaping, including gateway improvements in the Development Area. Proposed improvements may include unifying elements via a streetscape plan which would include landscaping of street frontages, public spaces and art, seasonal displays, design elements and sound buffers. A key objective of streetscape improvements is to provide a visual connection between M-59 and other significant roadway corridors such as Elizabeth Lake, Teggerdine and Ormond Roads. Pathway Extensions and Improvements 2028 - 2032 $3,000,000 - $4,000,000 An important objective of the CIA is to improve pathway options throughout the District. Pathways will be improved and extended along the length of M-59 within the District connecting residential areas with commercial and recreational resources. The Township Triangle trail will be completed to connect the Town Center and Library to M-59 and Teggerdine Road. Traffic Safety Improvements 2025 - 2035 $2,000,000 - $3,000,000 Intersection capacity and safety improvements are needed at Elizabeth Lake and M- 59, at White Banks Boulevard and M-59, at Teggerdine Road and M-59 and at Fisk Road and M-59. Access management is also needed along the more congested commercial areas of M-59. In conjunction with non-motorized improvements, safe pedestrian crossings of M-59 are also needed. Enhanced Transit Stops / TOD / Dedicated Transit Routes 2028-2034 $1,500,000 - $2,250,000 White Lake Township is part of the Western Oakland Transportation Authority (WOTA) system, which is expected to be expanding service along M-59 and the Town Center area. Enhanced transit stops with cover and seating will be strategically located to improve ridership. In conjunction with improved transit, the Township will also promote transit-oriented development in conjunction with enhanced transit stops. These stops will be meant to serve dedicated WOTA / SMART routes along the M-59 corridor. White Lake Township CIA Development & TIF Plan 25 Sewer Extensions 2028 - 2035 $1,500,000 - $3,000,000 There are areas within the district that lack adequate sanitary sewer-service. This project would include extension and / or upgrading of sewers into underserved and unserved areas. Water Extension / System Improvement 2028 - 2034 $1,500,000 - $3,000,000 As with sanitary sewers, there are areas within the district which lack adequate drinking water. This project would include extension and / or upgrading of the water service into underserved and unserved areas. System improvements are also needed to upgrade fire flows and capacity with additional pumping and booster stations. Improvements to the Twin Lakes Wellhouse including filtration and maintenance facilities will be considered for this fund. Economic Development Assistance 2024-ongoing $1,500,000- $2,000,000 Provide economic development assistance targeted at substandard or underutilized including façade improvements, improvements to site circulation and access management (addressing vehicle-pedestrian safety conflicts) and utility tap fee assistance. The latter may be provided to new or expansion of existing uses in sewered areas or in areas where sewer service will be extended. Property / Easement Acquisition 2025 - 2035 $3,000,000 - $4,000,000 To implement the specific projects set forth in this plan, it may be necessary to acquire property in either fee simple or by easement. This will be coordinated via the necessary agencies such as the Department of Environmental, Great Lakes and Energy (EGLE), Michigan Department of Transportation (MDOT) and any other necessary organizations. Permits and/or entitlements will be acquired where needed. Administrative, auditing, operating & consultation 2024 - 2043 $500,000 - $600,000 The CIA will incur annual administrative, auditing, and operating costs which may also include planning, legal, engineering, and promotion consultation. These expenses are not anticipated to exceed $25,000 - $40,000 per year and will be reflected in the annual budget of the Authority, as approved by the Township Board. White Lake Township CIA Development & TIF Plan 26 STATEMENT OF CONSTRUCTION Construction of the projects proposed above will be accomplished during construction seasons. OPEN SPACE It is anticipated open space features may be incorporated as part of the entryway and streetscape improvements and at strategic locations within the development area. Where applicable, green infrastructure to manage stormwater will be incorporated in both open space and project design. DEVELOPMENT AREA OWNERSHIP AND TENURE It may be necessary for property to be acquired either through fee simple purchase or easement acquisition to implement the overall purpose or specific projects within the plan. If the CIA acquires land for roads or improvements, the necessary rights-of-way will be dedicated to either the Township or the appropriate County or State entity. ZONING CHANGES AND CHANGES IN STREETS, STREET LEVELS, INTERSECTIONS, AND UTILITIES Most of the land within the CIA development area is zoned for commercial use. The Township Master Plan contemplates allowing mixed-use within the development area, including transit-oriented development. The Township is committed to reflecting both concepts in revisions to their Master Plan. As a result, there is the potential for additional residential development within both mixed-use and transit-oriented developments. It is anticipated that public utilities will be extended, and improved in the Development Area, as needed. It may also be necessary to loop water lines as developments are made. As the specific areas are redeveloped, it may also be necessary to re-route or construct new utilities to service the new buildings. PROPOSED METHOD OF FINANCING THE DEVELOPMENT Projected improvements and their anticipated costs are shown in Table 3. These projects are set to occur over a period of approx. twenty years. This program will shift as developments are finalized and financing is secured. The estimated cost of the specific projects anticipated in this Development Plan is approximately $16,825,000 to $24,850,000, as summarized in Table 3. Table 5 anticipates that the CIA will capture approximately $12,273,133 from TIF sources. Approximately $11,325,000 to $15,950,000 is planned to be expended using TIF funds by the CIA towards projects outlined in Table 2 and 3. It should be noted that all expenses and revenues discussed in these sections are estimates that attempt to account for inflation over time and potential changes in the scope of projects. As capture commences and project bids are reviewed, annual CIA budgets will be adjusted accordingly. Pursuant to Part 6 of Act 57, as amended, the costs of development may be financed by private contributions or donations received by the CIA, Federal and State grants, tax increment financing revenues, revenue bonds issued pursuant to Act 94 of 1933, as amended, general obligation bonds issued by the Township payable from the anticipated tax increment revenues available for payment of debt service on such bond, tax increment bonds issued by the CIA pledging solely the tax increments, other revenues of the CIA, and other dedicated Township funds. White Lake Township CIA Development & TIF Plan 27 Tables 4 and 5 in the Tax Increment Financing Plan indicate the sources of income available to the CIA to pay the costs of the development and the estimated amounts of each source, based on captured assessed value of property within the District. It is unlikely that all projects can be financed from revenues received by the CIA. Therefore, the TIF and millage funds should be used to leverage funding from other sources. The various available methods of financing the CIA may seek to use are described in the following text. White Lake Township CIA Development & TIF Plan 28 TABLE 3: Summary of Proposed Development Activities Proposed Project Cost CIA Share Year Anticipated Method of Financing Branding $75,000 - $100,000 $75,000 - $100,000 2024 - 2025 1 Entryways / Wayfinding $250,000 - $400,000 $250,000 - $400,000 2027 - 2029 1, 4, 5 Streetscape Improvements $2,000,000 - $2,500,000 $1,000,000 - $1,500,000 2030 - 2032 1, 4 Pathway Extension / Improvements $3,000,000 - $4,000,000 $1,000,000 - $1,500,000 2028 - 2032 1, 2, 4 Traffic Safety Improvements $2,000,000 - $3,000,000 $500,000 - $1,000,000 2025 - 2035 1,2, 4 Enhanced Transit Stops / TOD / Dedicated Transit Routes $1,500,000 - $2,250,000 $500,000 - $850,000 2028 – 2034 1, 2, 4, 5 Sewer Extension $1,500,000 - $3,000,000 $1,500,000 - $2,000,000 2028 - 2035 1, 3, 4 Water Extension / System Improvements $1,500,000 - $3,000,000 $1,500,000 - $2,000,000 2028 - 2034 1, 3, 4 Economic Development Assistance $1,500,000- $2,000,000 $1,500,000- $2,000,000 2024 – Ongoing 1 Property / Easement Acquisition $3,000,000 - $4,000,000 $3,000,000 - $4,000,000 2025 - 2035 1 Administrative, auditing, operating & consultation $500,000 - $600,000 ($25,000 - $30,000 per year) $500,000 - $600,000 2024 - Ongoing 1 Estimated Totals $16,825,000 - $24,850,000 $11,325,000 - $15,950,000 1 = Annual Tax Increment 2 = Tax Increment Bonds 3 = Township Funds (either General or Dedicated) 4 = State and Federal Grants 5 = Private donation White Lake Township CIA Development & TIF Plan 29 White Lake Township Limited Tax General Obligation Bonds Issued Pursuant to Section 216 of Act 57, as amended. Section 216(1) of Act 57 permits the Township to issue general obligation bonds, which pledge CIA revenues as additional security. Section 216(2) permits the CIA to issue bonds payable solely from tax increment revenues. Currently, neither the Township nor the CIA have outstanding bonds issued under Section 216 of Act 57. It is anticipated the CIA or Township will incur no more than $9,000,000 in bonded indebtedness under this Plan. White Lake Township CIA Development & TIF Plan 30 Special Assessment/General Obligation Bonds The Township may also issue special assessment bonds along or in combination with general obligation bonds to finance all or part of the projects identified in this plan. The size of such bond issues would depend on the project included and the portion of each such project to be financed from special assessments and the portion, if any, to be financed from general funds. Payment of such special assessment bonds would be from the proceeds of the special assessment rolls consisting of the lands specially benefitted by the project. Payment of the general obligation bonds would be from the general fund of the Township derived from the proceeds of taxes levied upon all property within the Township. State and Federal Grant Programs The Township will also assist the CIA in pursuing relevant State and Federal transportation, environmental, economic development, and community enhancement grants that either are or may become available. Supplemental sources of funding will be necessary to fully complete all the projects outlined in this plan. Private Contributions The CIA may also accept private contributions from individuals, corporations, and foundations. LEASE, SALE, OR CONVEYANCE OF DEVELOPMENT All public improvement projects undertaken as part of this Plan will remain in public ownership for the public benefit. It is anticipated certain lands may be acquired and later sold to commercial developers who are willing to build a project acceptable to the Authority. There are no known direct beneficiaries at this time. To the extent that certain projects, such as the provision of public parking facilities, will benefit a set of businesses, efforts will be made to capture such benefit through special assessments and development agreements. RESIDENTIAL POPULATION AND THE DISPLACEMENT OF PERSONS There is no anticipated displacement or relocation required for this Plan. However, if there is the need for relocation of any individuals, the CIA, when required, will provide for the cost of relocation and reimbursement of expenses in accordance with the Federal Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970. The relocation of any families, individuals, or businesses shall also be carried out in accordance with the statutory requirements and provisions of State of Michigan Act No. 227 of the Public Acts of 1972, being sections 213.321 to 213.332 of the Michigan Compiled Laws. White Lake Township CIA Development & TIF Plan 31 DEVELOPMENT AREA CITIZENS ADVISORY COUNCIL If a Development Area has one hundred (100) or more residents residing within it, a Development Area Citizens Advisory Council (CAC) must be appointed at least ninety (90) days before the public hearing on the Plan. The Citizen Advisory Council was appointed by the Township Board ninety (90) days prior to the adoption of the Plan. In a joint meeting with the CIA Board on August 3rd, 2023, the CAC recommended approval of the Plan. White Lake Township CIA Development & TIF Plan 32 Section 3 Tax Increment Financing Plan INTRODUCTION This Tax Increment Financing Plan is established to make possible the financing of the public improvements necessary or desirable for the Corridor Improvement Authority Development Area in accordance with the Development Plan for that area. EXPLANATION OF THE TAX INCREMENT PROCEDURES The Corridor Improvement Authority enabling legislation, Act. No. 57 of the Public Acts of 2018 enables Corridor Improvement Authorities (CIA) to undertake a broad range of development area improvement activities which will contribute to the economic growth and the halting of deterioration of property values in the designated development area. These improvement activities include, but are not limited to, the following: plan and propose the construction, renovation, repair, remodeling, rehabilitation, restoration or reconstruction of public facilities or buildings; development of long-range plans; and otherwise implement any plan for development in the development area necessary to achieve the purpose of the enabling statute. To provide the Authority with the means of financing the planning and implementation of development proposals, the statute affords the opportunity to undertake tax increment financing or development programs. These programs must be identified in a Tax Increment Financing Plan which has been approved by the governing body of a municipality. Simply stated, tax increment financing permits the Authority to capture tax revenues attributable to the increase in value of real and personal property located within an approved development area. The increases in property value may be attributable to new construction, rehabilitation, remodeling, alterations, additions, or to such other factors the assessor may deem appropriate. At the time the CIA Ordinance establishing the Tax Increment Financing Plan is approved, the sum of the most recently assessed values, i.e., the values as finally equalized by the State Board of Equalization, of those taxable properties located within the development area, is established as the “Initial Assessed Value.” Property exempt from taxation at the time of determination of the Initial Assessed Value shall be included as zero on the date of adoption of this Plan. The local taxing jurisdictions consist of the White Lake Township Operating & Parks, Township Police, Township Fire, Library (minus debt) Oakland County Operating, Oakland County Parks & Rec, Oakland County Transportation, Oakland Community College, and the Huron-Clinton Metropolitan Authority. As a result of Proposal A passed in March 1994, local school districts, intermediate school districts, and the State of Michigan are no longer included as part of the capture. In each subsequent year, the total assessed value of real and personal property within the district is termed the “Current Assessed Value.” White Lake Township CIA Development & TIF Plan 33 The difference between any one (1) year period between the Current Assessed Value and the Initial Assessed Value is the “Captured Assessed Value.” During that period which the TIF Plan is in place, local taxing jurisdictions continue to receive ad valorem taxes based on the Initial Assessed Value. Taxes paid on the Captured Assessed Value in allotted years after the establishment of the TIF Plan, however, are payable to the CIA for the purposes established in the Tax Increment Financing Plan. For the White Lake Township Corridor Improvements Authority Tax Increment Financing Plan, the initial assessed value will be the assessed value of all real and personal property in the Development Area as of December 31, 2023, and equalized by the State in May of 2024. The initial taxable value of Development Area is estimated to be $123,684,420, which includes both real and personal property. The Township Assessor does not anticipate significant growth in personal property due to the characteristics of land use in the Township and increased availability of exemptions from the State of Michigan. The tax levy of all taxing jurisdiction in 2023 is 16.7946 mills. Under the Tax Increment Financing Plan, the tax levy on the entire capture assessed valuation is to be utilized by the CIA in the manner as hereinafter set forth. PROJECTION OF CAPTURED ASSESSED VALUES AND REVENUES The Tax Increment Financing Plan is based on the redevelopment or revitalization of desired properties within Development Area. As noted in the Development Plan, there are areas available for commercial expansion and the CIA may support these large redevelopment projects by providing economic development services or applying for State and Federal grants. However, most projects will focus on supporting existing businesses via branding, gateways, signage improvements, utility extensions, safety path extensions and improvements, traffic improvements, and streetscape improvements. CIA projects will also enhance the overall physical and economic environment of the corridor to promote revitalization and investment. The taxing jurisdictions and their respective millages subject to capture are presented in Table 4. TABLE 4: Millage Capture Millage Name Ad Val Rate White Lake Township Operating (inc. Twp. Parks and Recreation) 1.1884 Township Police 4.6871 Township Fire 2.9032 Library (minus debt) 1.0581 Oakland County Operating 3.9686 Oakland County Parks & Rec. .3431 Oakland County Transport .95 Huron Clinton Metro Auth. .2070 Oakland Community College 1.4891 Total 16.7946 White Lake Township CIA Development & TIF Plan 34 The Township has taken a somewhat unique approach by proposing only a 35% capture of taxes for the TIF. Such an approach allows all taxing jurisdictions to enjoy a substantial benefit in the economic growth of the development area. Based on the projected growth outlined in the Development Plan and the existing tax rate of 16.7946 to be captured, the anticipated revenues are summarized in Table 5. Detailed estimates of the impact on tax capture for each taxing jurisdiction are provided in Appendix 3. This projection is based on current tax rates. Possible factors leading to the deviation from current values are below: 1. If other taxing districts that are subject to capture in the Development Area raise their millage, more revenues will be raised for the Corridor Improvement Plan. 2. An annual inflation growth rate of 3% has been projected for each year and is reflected in Table 5. To develop this estimate, taxable value increases were reviewed over a ten-year period beginning in 2014 and ending with anticipated values from 2024. This review is shown in Appendix 2. The result was an average real property taxable value increase of 4.92% over the ten-year span. Using conservative parameters, 3% was chosen to inform the projections. Proposal A, adopted in March 1994, limits the annual assessment increase for each property parcel in the State of Michigan to 5% or the inflation rate, whichever is less. When property is sold or transferred, the tax assessment is adjusted to current values. White Lake Township CIA Development & TIF Plan 35 TABLE 5: Estimated TIF Capture 2024 – 2043 Year Capture 2024 $29,017 2025 $132,381 2026 $230,029 2027 $330,606 2028 $434,201 2029 $467,427 2030 $501,650 2031 $536,899 2032 $573,206 2033 $610,602 2034 $649,120 2035 $688,794 2036 $729,658 2037 $771,747 2038 $815,100 2039 $859,753 2040 $905,745 2041 $953,118 2042 $1,001,911 2043 $1,052,169 Total Est. $12,273,133 USE OF TAX INCREMENT REVENUES The tax increment revenues generated within the development area, pursuant to the Development Plan as it now exists or is hereafter amended, shall be used according to the budget of the Authority as approved by Township Board in accordance with the following: - First, to pay the administrative, auditing, and operating expenses of the CIA and the Township for the development area, including planning, legal, engineering and promotion to the extent provided in the annual budget of the Authority, as approved by the Township Board. - Second, to pay for projects and ongoing programs identified in the Development Plan. - Third, any tax increment receipts more than those needed under the preceding paragraphs would be used for future development activities within the development area, as defined in the Development Plan. Expansion or contraction of the development area is possible pursuant to an amendment or modification of the Development Plan and Tax Increment Financing Plan via applicable provisions of Act 57 and other laws. White Lake Township CIA Development & TIF Plan 36 STATEMENT OF THE ESTIMATED IMPACT OF TAX INCREMENT FINANCING ON TAXING JURISDICTIONS The primary overall impact of the Plan is anticipated increased economic activity within the development area. This increase in activity will, in turn, generate additional tax revenue to local taxing jurisdictions through increases in assessed valuation of real and personal property, improved residential neighborhoods, and from increased personal income from new employment within the development area. To the extent the current assessed value equals the initial assessed value, the taxing jurisdictions would always receive the tax revenues they would have received prior to the adoption of this Plan. The local taxing jurisdictions shall, therefore, suffer no loss of current tax revenues. The debt retirement millages for any local taxing jurisdiction within the development area will also remain with those taxing jurisdictions. It is anticipated the development activities of the Corridor Improvement Authority, financed in whole or in part by tax increment revenues, will produce a positive, material effect on the assessed values of property within, and in, the proximity of the development area and will ultimately result in the eventual collection of greater real and personal property tax revenues than would otherwise have been available. The CIA proposed all the eligible taxes, minus those presently collected for debt service retirement, subject to any agreements with the various taxing units, levied on the captured assessed value within the district, be used by the Authority to the extent needed from year-to-year to accomplish the purpose of this Plan. JUSTIFICATION OF THE TAX INCREMENT FINANCING PLAN This Tax Increment Financing Plan is based upon the premise that the anticipated increase in development would not occur without the public improvements projected in the Development Plan. Since 2020 private investment within the development area has stagnated. Portions of commercial properties remain vacant or underutilized with higher than desired rates of business turnover. Without the benefits that would result from implementation of the Development Plan, the loss of value and taxes is projected to continue. The basic premise of this Plan is that private development would not take place without public investment. Therefore, the short-term investment made by the taxing units in foregoing initial growth in tax revenues is repaid by the long-term benefit of substantially greater taxes, improved neighborhoods, and increased employment realized from a significantly stronger commercial tax base. White Lake Township CIA Development & TIF Plan 37 Appendices Appendix 1 Parcel List of CIA Development Area Appendix 2 Historical Percent Change Real Property Appendix 3 Estimates of TIF Capture White Lake Township CIA Development & TIF Plan 38 Appendix 1: Parcel List of CIA Development Area 12‐09‐476‐005 12‐13‐351‐004 12‐13‐376‐004 12‐13‐376‐010 12‐13‐376‐011 12‐13‐376‐012 12‐13‐376‐014 12‐13‐376‐015 12‐13‐451‐011 12‐13‐454‐005 12‐13‐454‐006 12‐13‐454‐013 12‐13‐454‐015 12‐13‐454‐018 12‐13‐454‐019 12‐13‐454‐046 12‐13‐454‐047 12‐13‐455‐008 12‐13‐455‐009 12‐13‐455‐017 12‐13‐455‐020 12‐13‐455‐021 12‐13‐455‐024 12‐13‐476‐001 12‐13‐476‐003 12‐13‐476‐004 12‐13‐476‐007 12‐13‐476‐008 12‐13‐476‐009 12‐13‐476‐010 12‐13‐477‐002 12‐13‐478‐001 12‐13‐478‐003 12‐13‐478‐007 12‐13‐478‐008 12‐14‐300‐019 12‐14‐451‐002 12‐14‐451‐003 12‐14‐476‐002 12‐14‐476‐007 12‐14‐476‐009 12‐14‐476‐010 12‐14‐476‐011 12‐14‐476‐012 12‐14‐476‐013 12‐14‐476‐015 12‐16‐176‐001 12‐16‐176‐002 12‐16‐200‐023 12‐16‐200‐024 12‐16‐200‐025 12‐21‐176‐009 12‐16‐301‐011 12‐19‐101‐016 12‐19‐101‐017 12‐19‐101‐021 12‐19‐101‐023 12‐19‐101‐024 12‐19‐101‐025 12‐19‐101‐027 12‐19‐101‐028 12‐19‐101‐033 12‐19‐101‐034 12‐19‐101‐035 12‐19‐101‐036 12‐19‐101‐037 12‐19‐201‐001 12‐19‐201‐003 12‐19‐201‐006 12‐19‐201‐011 12‐19‐201‐012 12‐19‐226‐006 12‐19‐226‐007 12‐19‐276‐002 12‐19‐276‐003 12‐19‐276‐006 12‐19‐276‐007 12‐19‐276‐008 12‐19‐276‐009 12‐20‐101‐003 12‐20‐126‐005 12‐20‐126‐006 12‐20‐151‐006 12‐20‐151‐007 12‐20‐151‐008 12‐20‐176‐001 12‐20‐226‐003 12‐20‐251‐019 12‐20‐251‐020 12‐20‐276‐005 12‐20‐276‐013 12‐20‐276‐014 12‐20‐276‐020 12‐20‐276‐023 12‐20‐276‐024 12‐20‐276‐025 12‐20‐276‐026 12‐20‐276‐027 12‐20‐276‐028 12‐20‐276‐029 12‐20‐276‐030 12‐20‐276‐034 12‐20‐276‐035 12‐20‐276‐036 White Lake Township CIA Development & TIF Plan 39 12‐21‐176‐010 12‐21‐176‐011 12‐21‐176‐012 12‐21‐176‐013 12‐21‐176‐014 12‐21‐176‐015 12‐21‐176‐016 12‐21‐176‐017 12‐21‐176‐018 12‐21‐176‐019 12‐21‐176‐020 12‐21‐176‐021 12‐21‐176‐022 12‐21‐176‐023 12‐21‐176‐024 12‐21‐176‐025 12‐21‐176‐026 12‐21‐176‐027 12‐21‐176‐028 12‐21‐176‐029 12‐21‐176‐030 12‐21‐176‐031 12‐21‐176‐032 12‐21‐176‐033 12‐21‐176‐034 12‐21‐176‐035 12‐21‐176‐036 12‐21‐176‐037 12‐21‐176‐038 12‐21‐176‐039 12‐21‐176‐040 12‐21‐176‐041 12‐21‐176‐042 12‐21‐176‐043 12‐21‐176‐044 12‐21‐176‐045 12‐21‐176‐046 12‐21‐176‐047 12‐21‐176‐048 12‐21‐176‐049 12‐21‐176‐050 12‐21‐176‐051 12‐21‐176‐052 12‐21‐176‐053 12‐21‐176‐054 12‐21‐176‐055 12‐21‐176‐056 12‐21‐176‐057 12‐21‐176‐058 12‐21‐176‐059 12‐21‐176‐060 12‐21‐176‐061 12‐21‐326‐012 12‐20‐300‐003 12‐20‐300‐011 12‐20‐300‐018 12‐20‐300‐021 12‐20‐300‐022 12‐20‐300‐023 12‐20‐300‐024 12‐20‐401‐004 12‐20‐401‐005 12‐20‐402‐003 12‐20‐426‐003 12‐20‐427‐004 12‐20‐427‐006 12‐20‐427‐008 12‐20‐427‐009 12‐20‐427‐010 12‐20‐427‐011 12‐20‐451‐005 12‐20‐451‐006 12‐20‐451‐010 12‐21‐100‐002 12‐21‐100‐003 12‐21‐100‐004 12‐21‐100‐005 12‐21‐100‐006 12‐21‐100‐011 12‐21‐100‐013 12‐21‐100‐014 12‐21‐100‐025 12‐21‐100‐026 12‐21‐100‐043 12‐21‐100‐045 12‐21‐100‐046 12‐21‐100‐047 12‐21‐100‐049 12‐21‐100‐050 12‐21‐100‐053 12‐21‐100‐054 12‐21‐100‐055 12‐21‐100‐057 12‐21‐100‐066 12‐21‐100‐071 12‐21‐100‐072 12‐21‐100‐073 12‐21‐100‐074 12‐21‐100‐075 12‐21‐176‐001 12‐21‐176‐002 12‐21‐176‐003 12‐21‐176‐004 12‐21‐176‐005 12‐21‐176‐006 12‐21‐176‐007 White Lake Township CIA Development & TIF Plan 40 12‐21‐326‐014 12‐21‐326‐015 12‐21‐326‐016 12‐21‐401‐019 12‐21‐402‐022 12‐21‐402‐025 12‐21‐403‐001 12‐21‐403‐012 12‐21‐406‐038 12‐21‐426‐001 12‐21‐426‐006 12‐21‐426‐007 12‐21‐426‐008 12‐22‐126‐002 12‐22‐151‐002 12‐22‐151‐007 12‐22‐151‐011 12‐22‐151‐012 12‐22‐151‐013 12‐22‐151‐016 12‐22‐151‐017 12‐22‐152‐001 12‐22‐176‐003 12‐22‐176‐004 12‐22‐176‐005 12‐22‐176‐006 12‐22‐176‐007 12‐22‐176‐008 12‐22‐177‐003 12‐22‐177‐006 12‐22‐177‐007 12‐22‐177‐008 12‐22‐177‐009 12‐22‐177‐010 12‐22‐177‐014 12‐22‐177‐016 12‐22‐177‐025 12‐22‐177‐026 12‐22‐178‐002 12‐22‐226‐005 12‐22‐226‐008 12‐22‐226‐009 12‐22‐226‐010 12‐22‐226‐011 12‐22‐227‐011 12‐22‐251‐003 12‐22‐251‐004 12‐22‐251‐009 12‐22‐251‐010 12‐22‐251‐014 12‐22‐251‐015 12‐22‐251‐016 12‐23‐101‐011 12‐21‐176‐008 12‐21‐176‐062 12‐21‐176‐063 12‐21‐176‐064 12‐21‐176‐065 12‐21‐176‐066 12‐21‐176‐067 12‐21‐176‐068 12‐21‐176‐069 12‐21‐176‐070 12‐21‐176‐071 12‐21‐176‐072 12‐21‐176‐073 12‐21‐176‐074 12‐21‐176‐075 12‐21‐176‐076 12‐21‐176‐077 12‐21‐176‐078 12‐21‐176‐079 12‐21‐176‐080 12‐21‐176‐081 12‐21‐251‐001 12‐21‐251‐002 12‐21‐251‐003 12‐21‐251‐004 12‐21‐251‐005 12‐21‐251‐006 12‐21‐251‐008 12‐21‐251‐023 12‐21‐251‐024 12‐21‐251‐025 12‐21‐251‐028 12‐21‐252‐011 12‐21‐252‐012 12‐21‐252‐013 12‐21‐252‐014 12‐21‐276‐004 12‐21‐276‐005 12‐21‐276‐008 12‐21‐276‐009 12‐21‐276‐010 12‐21‐276‐011 12‐21‐276‐012 12‐21‐276‐013 12‐21‐276‐014 12‐21‐276‐023 12‐21‐278‐010 12‐21‐278‐011 12‐21‐301‐004 12‐21‐301‐005 12‐21‐301‐032 12‐21‐326‐004 12‐21‐326‐006 White Lake Township CIA Development & TIF Plan 41 12‐23‐101‐012 12‐23‐101‐014 12‐23‐101‐015 12‐23‐126‐004 12‐23‐126‐005 12‐23‐126‐006 12‐23‐127‐001 12‐23‐128‐001 12‐23‐128‐012 12‐23‐128‐026 12‐23‐128‐028 12‐23‐128‐029 12‐23‐128‐030 12‐23‐129‐008 12‐23‐129‐018 12‐23‐151‐001 12‐23‐151‐002 12‐23‐151‐003 12‐23‐152‐001 12‐23‐152‐002 12‐23‐201‐001 12‐23‐201‐002 12‐23‐201‐008 12‐23‐201‐009 12‐23‐201‐010 12‐23‐201‐011 12‐23‐202‐001 12‐23‐202‐004 12‐23‐202‐006 12‐23‐202‐008 12‐23‐226‐002 12‐23‐226‐003 12‐23‐226‐005 12‐23‐227‐001 12‐23‐227‐003 12‐23‐227‐006 12‐23‐227‐007 12‐23‐227‐008 12‐23‐227‐009 12‐23‐227‐010 12‐23‐227‐011 12‐23‐227‐012 12‐23‐227‐013 12‐23‐228‐001 12‐24‐126‐001 12‐24‐126‐002 12‐24‐126‐003 12‐24‐126‐004 12‐24‐126‐005 12‐24‐126‐009 12‐27‐100‐014 12‐28‐226‐001 12‐23‐101‐010 12‐21‐326‐009 12‐22‐251‐017 12‐22‐251‐018 12‐22‐251‐019 12‐22‐251‐020 12‐22‐251‐021 12‐22‐251‐022 12‐22‐251‐023 12‐22‐251‐024 12‐22‐251‐025 12‐22‐251‐026 12‐22‐251‐027 12‐22‐252‐011 12‐22‐252‐014 12‐22‐252‐017 12‐22‐252‐019 12‐22‐252‐020 12‐22‐252‐021 12‐22‐252‐022 12‐22‐252‐023 12‐22‐276‐002 12‐22‐276‐003 12‐22‐276‐004 12‐22‐279‐001 12‐22‐279‐004 12‐22‐279‐005 12‐22‐279‐006 12‐22‐279‐008 12‐22‐301‐007 12‐22‐301‐009 12‐22‐301‐010 12‐22‐301‐012 12‐22‐301‐013 12‐22‐301‐014 12‐22‐301‐015 12‐22‐326‐004 12‐22‐326‐005 12‐22‐326‐014 12‐22‐326‐018 12‐22‐326‐024 12‐22‐326‐025 12‐22‐326‐026 12‐22‐351‐006 12‐22‐401‐034 12‐23‐101‐001 12‐23‐101‐002 12‐23‐101‐003 12‐23‐101‐004 12‐23‐101‐005 12‐23‐101‐006 12‐23‐101‐007 12‐23‐101‐008 12‐23‐101‐009 White Lake Township CIA Development & TIF Plan 42 Appendix 2: Historical Percent Change Real Property Year Prior Year's Taxable Value Current Year's Taxable Value % Change 2014 Comparison 903,891,530 926,341,810 2.48% 2015 Comparison 926,341,810 955,486,460 3.15% 2016 Comparison 955,486,460 981,439,960 2.72% 2017 Comparison 981,439,960 1,025,833,710 4.52% 2018 Comparison 1,025,833,710 1,078,549,040 5.14% 2019 Comparison 1,078,549,040 1,139,844,130 5.68% 2020 Comparison 1,139,844,130 1,195,930,760 4.92% 2021 Comparison 1,195,930,760 1,244,632,260 4.07% 2022 Comparison 1,244,632,260 1,326,390,710 6.57% 2023 Comparison 1,326,390,710 1,430,154,920 7.82% 2024 Comparison 1,430,154,920 1,530,265,764 7.00% Average % Change 4.92% Historical Percent Change Real Property - White Lake Township Appendix 3: White Lake Township Estimated Tax Capture of Corridor Improvement Authority POTENTIAL PROJECT VALUE: 2024 Commercial / Retail Development 1,500,000 2025 Commercial / Retail Development Mixed-Residential Development 14,000,000 2026 Mixed-Residential Development 12,500,000 2027 Mixed-Residential Development 12,500,000 2028 Mixed-Residential Development 12,500,000 *The above table reflects 2024-2028 anticipated developments’ taxable value in addition to annual 3% normal taxable value increase. 35% 35% 35% 35% 35% 35% 35% 35% 35% Capture of Capture of Capture of Capture of Capture of Capture of Capture of Capture of Capture of Assumed Percent of Growth*: 3.00% Township Operating & Parks (1.1884) Township Police (4.6871) Township Fire (2.9032) Library minus debt (1.0581) County Operating (3.9686) County Parks & Rec (.3431) County Transport (.95) Huron Clinton Metroparks (.2070) Oakland CC (1.4891) Tax Year Taxable Value of Real Property Taxable Value of Personal Property Captured TV Over Base Year 0.41594 1.64049 1.01612 0.37034 1.38901 0.12009 0.33250 0.07245 0.52119 Estimated Annual TIF Revenue 2023 114,549,250 9,135,170 0 0 0 0 0 0 0 0 0 0 2023 2024 119,485,728 9,135,170 4,936,478 2,053 8,098 5,016 1,828 6,857 593 1,641 358 2,573 29,017 2024 2025 137,070,299 9,135,170 22,521,049 9,367 36,945 22,884 8,340 31,282 2,704 7,488 1,632 11,738 132,381 2025 2026 153,682,408 9,135,170 39,133,158 16,277 64,197 39,764 14,492 54,356 4,699 13,012 2,835 20,396 230,029 2026 2027 170,792,881 9,135,170 56,243,631 23,394 92,267 57,150 20,829 78,123 6,754 18,701 4,075 29,313 330,606 2027 2028 188,416,667 9,135,170 73,867,417 30,724 121,178 75,058 27,356 102,603 8,870 24,561 5,352 38,499 434,201 2028 2029 194,069,167 9,135,170 79,519,917 33,076 130,451 80,802 29,449 110,454 9,549 26,440 5,761 41,445 467,427 2029 2030 199,891,242 9,135,170 85,341,992 35,497 140,002 86,718 31,605 118,541 10,248 28,376 6,183 44,479 501,650 2030 2031 205,887,979 9,135,170 91,338,729 37,991 149,840 92,811 33,826 126,870 10,968 30,370 6,617 47,604 536,899 2031 2032 212,064,619 9,135,170 97,515,369 40,561 159,972 99,087 36,113 135,450 11,710 32,424 7,065 50,824 573,206 2032 2033 218,426,557 9,135,170 103,877,307 43,207 170,409 105,552 38,469 144,287 12,474 34,539 7,526 54,139 610,602 2033 2034 224,979,354 9,135,170 110,430,104 45,932 181,159 112,210 40,896 153,389 13,261 36,718 8,001 57,555 649,120 2034 2035 231,728,735 9,135,170 117,179,485 48,740 192,231 119,068 43,396 162,763 14,071 38,962 8,490 61,072 688,794 2035 2036 238,680,597 9,135,170 124,131,347 51,631 203,636 126,132 45,970 172,420 14,906 41,274 8,993 64,695 729,658 2036 2037 245,841,014 9,135,170 131,291,764 54,609 215,382 133,408 48,622 182,366 15,766 43,655 9,512 68,427 771,747 2037 2038 253,216,245 9,135,170 138,666,995 57,677 227,481 140,902 51,353 192,610 16,652 46,107 10,046 72,271 815,100 2038 2039 260,812,732 9,135,170 146,263,482 60,837 239,943 148,621 54,166 203,161 17,564 48,633 10,597 76,230 859,753 2039 2040 268,637,114 9,135,170 154,087,864 64,091 252,779 156,572 57,064 214,030 18,504 51,234 11,164 80,308 905,745 2040 2041 276,696,228 9,135,170 162,146,978 67,443 266,000 164,761 60,049 225,224 19,471 53,914 11,748 84,509 953,118 2041 2042 284,997,114 9,135,170 170,447,864 70,896 279,617 173,195 63,123 236,754 20,468 56,674 12,349 88,835 1,001,911 2042 2043 293,547,028 9,135,170 178,997,778 74,452 293,643 181,883 66,289 248,630 21,495 59,517 12,968 93,291 1,052,169 2043 TOTAL 868,457 3,425,232 2,121,596 773,237 2,900,168 250,730 694,240 151,271 1,088,202 12,273,133 MichiganDepartmentofTreasury614(Rev.2/22)ORIGINALTO:CountyClerk(s)COPYTO:EqualizationDepartment(s)COPYTO:Eachtownshiporcityclerk2023TaxRateRequest(Thisformmustbe completedandsubmittedonorbeforeSeptember30,2023)MILLAGEREQUESTREPORTTOCOUNTYBOARDOFCOMMISSIONERSThisformisissuedunderauthorityofMCLSections211.24e,211.34and211.34d.Filingismandatory;Penaltyapplies.L-4029Carefullyreadtheinstructionsonpage2. OAKLANDCounty(ies)WheretheLocalGovernmentUnitLeviesTaxes2023TaxableValueofALLPropertiesintheUnitasof5-22-2023.1,479,500,110 LocalGovernmentUnitRequestingMillageLevyWHITELAKETOWNSHIPForLOCALSchoolDistricts:2023TaxableValueexcludingPrincipalResidence,QualifiedAgricultural,Qualified Forest,IndustrialPersonalandCommercialPersonalPropertiesifamillageisleviedagainstthem. YoumustcompletethisformforeachunitofgovernmentforwhichapropertytaxThefollowingtaxrateshavebeenauthorizedforlevyonthe2023taxroll.islevied.Penaltyfornon-filingisprovidedunderMCLSec211.119. (1)Source(2)PurposeofMillage(3)DateofElection(4)OriginalMillageAuthorizedbyElection,Charter,etc.6)"(6)20222023MillageRateCurrentYearPermanently"Headlee"ReducedbyMillageMCL211.34dReduction"Headiee"Fraction(7)2023MillageRatePermanentlyReducedbyMCL211.34d“Headlee”(8)Sec211.34TruthinAssessingorEqualizationMillageRollbackFraction(9)MaximumAllowableMillageLevy"(10)(11)MillageMillageRequested RequestedtobetobeLeviedLeviedJuly1Dec.1(12)ExpirationDateofMillageAuthorized VOTEDPOLICE8/2/20224.03714.03711.00004.03711.00004.03714.037112/31/2031 VOTEDFIRE28/2/20221.87921.8792 1.00001.87921.00001.87921.879212/31/2031 VOTEDFIRE8/2/20220.67400.67401.00000.67401.00000.67400.674012/31/2031 VOTEDPARKS&REC11/6/20180.30000.28451.00000.28451.00000.28450.284512/31/2023 VOTEDOPERATING8/2/20224.00001.00001.00001.00001.00001.00001.000012/31/2031 ALLOCATEDOPERATING1.41000.90391.00000.9039 1.00000.90390.9039NOEXP VOTEDLIBRARY14/15/19750.3000 0.1920 1.00000.1920 1.00000.19200.1920NOEXP VOTEDLIBRARY28/2/20220.50000.50001.0000 0.50001.00000.50000.500012/31/2029 VOTEDLIBRARY38/7/20180.38610.36611.00000.36611.00000.36610.366112/31/2025 VOTED LIBRARYDEB]8/2/2016N/A N/A1.0000N/A 1.00000.3603 0.3603 12/31/2037 Preparedby DavidMHieber TelephoneNumber248-698-3300ext117 TitleofPreparerTownshipAssessorDate2423 CERTIFICATION:Astherepresentativesforthelocalgovernmentunitnamedabove,wecertifythattheserequestedtaxlevyrateshave beenreduced,ifnecessarytocomplywiththestateconstitution(Article9,Section31),andthattherequestedlevyrateshavealsobeenreduced,ifnecessary,tocomplywithMCLSections211.24e,211.34and,forLOCALschooldistrictswhichlevyaSupplemental(HoldHarmless)Millage,380.1211(3).Wctero LocalSchoolDistrictUseOnly.Completeifrequestingmillagetobelevied.SeeSTCBulletin2of2023forinstructionsoncompletingthissection. PrintNamePrintName AnthonyLNoble,TownshipClerkRikKowall,TownshipSupervisor TotalSchoolDistrictOperatingRatestobeLevied(HH/SuppandNHOperONLY)Rate *UnderTruthinTaxation,MCLSection211.24e,thegoverningbodymaydecidetolevyaratewhichwillnotexceedthemaximumauthorizedrateallowedincolumn9.TherequirementsofMCL211.24emustbemetpriortolevyinganoperatinglevywhichislargerthanthebasetaxrateA050AForPrincipalResidence,QualifiedAg,QualifiedForestandIndustrialPersonal ForCommercialPersonal White Lake Charter Township M-59 (Highland Road) Corridor Improvement Authority Response to Oakland County’s Policy for review and participation in the White Lake Township Corridor Improvements Authority Tax Capture January 4th, 2024 Carlisle/Wortman Associates, Inc. 01/04/2024 2 Table of Contents Introduction 3 Creation of the CIA 4 Activities of the CIA 4 Response to Oakland County Criteria 4 Requirements for All TIF Plans 4 Guidelines for Reviewing CIA Proposals 7 Appendices Appendix A: White Lake Township Estimated Capture of Corridor Improvement Authority 17 Appendix B: Proposed Projects List 18 Appendix C: Pictures of Corridor 22 Maps Map 1: Corridor Improvement Authority Boundary 25 Map 2: Existing Land Use 26 Map 3: Zoning 27 Carlisle/Wortman Associates, Inc. 01/04/2024 3 White Lake Charter Township Corridor Improvement Authority Introduction The potential of M-59 as a Township thoroughfare of commerce has been recognized over several decades as population gains have been modest but consistent. As a result, White Lake Township has devoted a significant amount of time, attention and dollars towards the improvement of the M-59 Corridor. The M-59 Corridor is one of the most important areas in White Lake Township. As the only principal arterial and primary East/West connector through the Township, M-59 serves as a gateway into the central portion of the community. While not within Township boundaries, M- 59 intersects with US 23 to the West and several other principal and minor arterial roads to the East. The M-59 Corridor runs approximately through the center of the Township and is the primary means of access to commercial, industrial, residential and recreational activities. While Township officials have worked to proactively plan and invest in the corridor, the intent of the CIA is to diversify the resources available to stave off declining property values, address obsolete and weathered uses, improve and/or add infrastructure and incentivize private investment. Appendix C provides images highlighting some of the existing but deteriorated and under-utilized portions of the district. Some of the investments meant to revitalize these areas are highlighted in the Development Plan and shown below: • District Branding • Wayfinding • Streetscape Improvements • Pathway Extensions and Improvements • Traffic Safety Improvements • Enhanced Transit Stops / TOD / Dedicated Transit Routes • Water and Sewer Extensions and Improvements • Economic Development Assistance • Property and/or Easement Acquisition These improvements are meant to foster a cohesive and attractive streetscape, walkable and safe neighborhoods, and a mix of uses. In addition, this planning will facilitate a comprehensive and coordinated approach to providing public infrastructure. This Infrastructure will include improvement to transit and utilities, but also service the new Township Hall, Public Safety and Library facilities along the corridor. With some known and/or anticipated development interest along the corridor, the opportunity now exists to take advantage of the tax increment structure to maximize the base capture rate. This will ensure the maximization of financing available to promote further development and Carlisle/Wortman Associates, Inc. 01/04/2024 4 redevelopment as well as provide a dedicated source of match or contributory funding from other governmental, non-profit or for-profit sources. Creation of the CIA With no established traditional downtown, White Lake pursued the creation of a CIA. The White Lake Township Corridor Improvement Authority was originally established on October 17, 2006, when the Township Board adopted a Corridor Improvement Authority Ordinance. Although a Corridor Improvement Plan was prepared, the Township Board took no further action to formalize the Authority. The CIA remained inactive until the latter part of 2022 when the Township Board moved to resurrect the CIA and hired a consultant to begin the process of updating the Development and Tax Increment Financing Plan for the Corridor. On January 17, 2023, the Township Board approved the Township Supervisor’s recommendation s and appointed a five-person Corridor Improvement Authority Board. Minor amendments to the Corridor Improvement Authority Ordinance were adopted by the Township Board on May 16, 2023. With more than one hundred residents in the Development District, the Township Board also established a Citizens Advisory Council (CAC). Activities of the CIA The establishment of a CIA and the use of TIF to fund its progress require a development plan which sets forth the objectives for the improvement of the CIA District, a schedule of implementation, anticipated revenues, and procedures for the spending of revenues. The Authority has focused its attention on identifying those public improvements that are needed in the Development Area and which, if provided will result in the enhancement of existing business activity and stimulation of new private investment that is in keeping with the policies of White Lake Township. These improvements and programs are outlined in detail in Appendix B. Response to Oakland County Criteria The following is the Township’s response to Oakland County’s policy for review and participation in Corridor Improvements Authority Tax Capture. Requirements for All TIF Plans 1. The TIF Plan shall include all property classes (real and personal property) in the total capture, unless otherwise provided by law. Using up to date records from the Township assessors office, all property classes shall be assessed and taxed accordingly for the purpose of tracking increases over the base year and allocating the agreed precent increase to the CIA. Carlisle/Wortman Associates, Inc. 01/04/2024 5 2. The Applicant must provide financial projections that demonstrate a positive return on investment of County incremental taxes proposed for capture as well as improvement of employment and the taxable value of the District. The projects shall attempt to include details on the projected number and types of new and retained jobs and a projection of tax base growth for the entire capture period. The TIF Review Committee may request the County’s Equalization Division to conduct a review of the Applicants projections. Employment According to the International Monetary Fund, for every $1 million dollars invested in infrastructure, approximately five long-term jobs are created. Utilizing TIF funds alone, an average of 60 new jobs would be created. When factoring other leveraged dollars to complete the projects listed in this report, an average of an additional 36 jobs can be expected. The Economic Policy Institute provides job multiplier information across industry sectors. Using an average multiplier of three (3) across the construction, retail, transportation, food service and commercial real estate industries, there is potential for an additional 320 jobs to be generated by the CIA’s activities. Tax Base Using Oakland County’s 2021 average annual wage of $71,131, it can be expected that these new positions will result in roughly $30 million dollars in Economic Impact to the area in the form of wages, and $1.25 million in state and local taxes along with the multiplier effect of these dollars moving through the local economy. The Township Assessor has estimated that currently anticipated projects along the corridor are projected to increase taxable values by $53 million over the next four years. These specific projects are listed below. This coupled with other unknown but anticipated private investment will aid in the modest projection of a 250% increase in property tax values over the twenty-year span of the Authority. Appendix A provides the anticipated capture from all solicited taxing entities as well as the year over year increase in district property values. Anticipated Projects • Culvers / 3,000 sqft / Food Service • Sonic / 2,000 sqft / Food Service • Avalon Retail Panera & Black Rock / 13,000 sqft / Food Service • Car Wash / 4,500 sqft / General Service • Avalon Apartments / 360,000 sqft / Multi-Family Residential Carlisle/Wortman Associates, Inc. 01/04/2024 6 3. The Applicant must disclose any agreements, proposed agreement, or opt outs by other taxing entities and any voted millages that would impact the amount of lawfully captured tax revenue. White Lake Township has committed 35% of capture from its operating, parks, police and fire funds. The White Lake Township Library Board has voted to opt-out of capture. No other jurisdictions other than Oakland County have opted out. 4. The Applicant must disclose the dollar amount of capture by all TIF Authorities in its jurisdiction. There are currently no other TIF authorities within White Lake Township. 5. The Applicant must explain its plan to inform investors and businesses in the District about the services available from the Oakland County Economic Development Department. Once the CIA commences capture and operating activities, White Lake Township will include information regarding resources available through the County’s economic development department on various forms of media and community updates. Information will also be provided in the Township Hall, Library and other community facilities. To further promote the county’s initiatives, White Lake would assist in facilitating any type of community outreach meetings or programs the department would consider beneficial to its development goals. 6. The city, village or township which created the Authority must adopt/amend its community master plan to accurately incorporate the TIF Plan. The White Lake Township 2024 Master Plan is in its final phase of development. To incorporate the importance of the CIA and the Development Plan, the Master Plan draft recognizes the CIA under the Economic Development section of the Plan. A brief history of the CIA and the role it will play in promoting development along M-59 is outlined in the Master Plan draft as well as a table describing the specific projects and their approximate timing. 7. The Authority utilizes all (100%) of the TIF revenue for redevelopment efforts, i.e. , those activities specifically authorized within the applicable act, including operating expenses of the Authority. All proposed projects outlined in the Plan align with the CIA act and the redevelopment goals of the community. The M-59 corridor throughout White Lake Township requires varied approaches and projects to ensure continued or new investment. The eastern portion of the arterial has dated infrastructure and property types. The western portion Carlisle/Wortman Associates, Inc. 01/04/2024 7 of the corridor is relatively underdeveloped but has potential for expanded services and industries for the benefit of Township and neighboring communities. The CIA and Township are dedicated to equal efforts t owards the renewal and reinvestment of the aging portions of M-59 as well as promoting sustainable, transit-oriented development in the greenfield areas to the west. Development goals were crafted by several committees, township staff, residents, and business owners with the aid of consulting expertise in the field. Captured funds are intended to be used predominately as matching funds or leverage for additional grant dollars and revenue sources. This will assist in the maximization of return on investment for all projects. The only activities provided in the Plan that will solely utilize TIF revenue are Branding, Economic Development Assistance, Property / Easement Acquisition and Administrative Consultation. 8. The proposed plan must meet the standards provided in this Policy. The County’s policies and guidelines were reviewed upon for the development of this Plan. Those criteria will be referenced and reviewed regularly to ensure the Authority acts within the parameters set forth by the County and Public Act. Guidelines for Reviewing CIA Proposals 1. Meets all applicable criteria in the Act and any other relevant legal requirements. PA 57 of 2018 (the Act) a) Be adjacent to or is within 500 feet of a road classified as an arterial or collector according to the Federal Highway Administration manual “Highway Functional Classification – Concepts, Criteria and Procedures” M-59 is classified as a principal arterial road by the Federal Highway Administration. Map 1 demonstrates that the proposed CIA development area boundary encompasses parcels directly adjoining M-59, or which have a physical, economic, or land use relationship to parcels in the Corridor. Six full parcels and three partial parcels are included in the development district but excluded from tax capture due to their geographic location. These parcels are intended to be part of the CIA’s pathways projects connecting the corridor to recreation facilities. There are several parcels that are not directly contiguous to M-59, but are adjacent to Teggerdine Road, a major collector and Elizabeth Lake Road and Ormond Road of which are minor arterials. b) Contain at least 10 contiguous parcels or at least 5 contiguous acres. Carlisle/Wortman Associates, Inc. 01/04/2024 8 Map 1 demonstrates that the draft CIA boundary incorporates a significant area consisting of 422 parcels. The total area of the proposed CIA district, including rights-of-way, is approximately 1,840 acres. c) More than ½ of existing ground floor square footage is commercial real property. M-59 Road in this area is dominated by retail, commercial and light industrial, and exceeds the 50 percent minimum in this regard. A more detailed analysis has been conducted by the Township Assessor who has determined that the total ground floor area of the proposed district is approximately 2,689,503 square feet, of which 2,496,847 square feet or approximately 93 percent is devoted to commercial use. d) Residential, commercial or industrial use has been allowed and conducted for the last 30 years. The development area boundary encompasses parcels that have been zoned and used for a wide variety of residential, commercial and industrial uses for in excess of 30 years. The current White Lake Township Zoning Ordinance was approved in 1956 but has been amended and updated numerous times. The Township has been proactive in providing standards that encourage creative development, recognize and protect the predominant residential nature of the community, and promote development along major throughfares. The Township has also been progressive in providing ordinances allowing for land development in the form of diverse residential and commercial neighborhood uses, Planned Unit Development options and Town Center design and use regulations. The Zoning Ordinance includes a variety of residential, and business (commercial/retail) designations, as well as research-office and light manufacturing classifications. The M-59 Corridor contains a wide range of zoning districts. Zoning is depicted in Map 3. No one designation dominates the corridor making for diverse landscapes and uses. Some of the more prominent zoning categories are R1-C, R1-D (single family housing), Light Manufacturing (LM), Planned Business (PB commercial/retail), General Business (GB) and Planned Development (PD large developments accommodating a variety of uses) The delineation of these Carlisle/Wortman Associates, Inc. 01/04/2024 9 categories is somewhat similar to the designations of the current Future Land Use Plan though with the updating of its Master Plan, revisions will be made to the Future Land Use section. Regardless, future zoning changes will continue to be based on the Master Plan. e) Is presently served by municipal water and sewer. The majority of the development area is located within the established water and sewer district and is mostly served by public water and sewer service. Current infrastructure terminates in the far western portion of the district at Hill Road but the CIA plan addresses the need for the extension of thes e systems to fill the gap in service. The White Lake Township Sanitary Sewer Master Plan calls for the extension of both sanitary pressure/gravity systems as well as pressure/gravity mains to be extended from Hill to the western terminus of the Township. Similar extensions are planned north from M-59 along Ormond Road, Hill Road and a portion of Teggerdine Road. To help facilitate these extensions, the CIA plan calls for use of approximately $3,000,000 to $6,000,0000 funds to assist in these infrastructure expansions. It is anticipated that new development in the areas west of Hill Road will also contribute to the cost of the expansions either via negotiated development agreements or tap fees. f) Is zoned to allow for mixed use that includes high-density residential use. As described above, the district includes a wide variety of zoning categories, including existing Planned Development districts and Planned Business districts. These two designations allow for Planned Unit Development style flexibility and a combination of complementary uses. Below is general information regarding the existing zoning within the M-59 CIA district. ▪ AG / Agricultural – The Agricultural District is established as a district in which the principal use of land is for farming, dairying, forestry operations and other agricultural activities. The intent of this article is to protect land needed for agricultural pursuits from encroachment by untimely and unplanned residential, commercial, or industrial development. ▪ SF / Suburban Farms - The Suburban Farms District was created to establish areas of the Township for single family residences in a rural environment characterized by low densities and significant open spaces. ▪ R1-B,C&D / Single Family - The Single-Family Residential Districts are established as districts in which the principal use of land is for single family Carlisle/Wortman Associates, Inc. 01/04/2024 10 dwellings, located in neighborhoods that include open space and that preserve sensitive natural environmental features. ▪ MHP / Mobile Home Park - The Mobile Home Park District is for areas of the Township suitable for mobile home parks. For the Mobile Home Park District, in promoting the general purpose of this ordinance, the specific intent of this Article is: A. To require adequate space and facilities for healthy living conditions for occupants of such mobile home parks so as to maintain the residential character of the area. B. To require all such districts to have access to a major thoroughfare for easy accessibility. C. To ensure suitable water and sewer facilities would be provided in accordance with state, county and township health regulations and statutes. D. To provide for the development of mobile home parks for long-term residential use. ▪ RM-1 / Attached Single Family - The Attached Single-Family Residential District is designed to permit various attached single-family dwellings including row or townhouse dwellings and two-family or duplex dwellings. These areas should be located near shopping, community services and facilities, and major roads for good accessibility. ▪ RM-2 / Multiple Family Residential - The Multiple-Family Residential District is designed to permit a more intensive residential use of land with various types and sizes of multiple-family dwellings, two-family dwellings, apartments and convalescent or nursing homes. These areas should be located near shopping, community services and facilities, and major roads for good accessibility. ▪ PD / Planned Development – The Planned Development District is intended to provide for the location and various types of planned land use on large parcels held in common ownership and includes such alternate terms as cluster zoning, planned development, community unit plan, planned residential development and other similar terminology. Uses planned may include single-family detached housing, single-family attached housing, multiple-family housing, local commercial business, office uses, and similar activities. The PD District is intended to result in a unique, planned development that includes such techniques as open space preservation. A public hearing shall be held prior to formal consideration of the PD. ▪ NB-O / Neighborhood Office - The Neighborhood Office District, permits those office and service uses which are compatible in intensity and character with nearby residential areas. The intent of this article is to encourage well- designed office buildings, employing high quality architecture, in a professionally landscaped setting, as well as uses which will not cause large Carlisle/Wortman Associates, Inc. 01/04/2024 11 volumes of traffic, traffic congestion, or parking problems. These uses will be designed and constructed to fully complement and enhance the adjoining or nearby residential areas. ▪ LB / Local Business - The Local Business District is intended to be that district permitting retail business and service uses which are needed to provide for the day-to-day needs of the nearby residential areas. The specific intent of the Local Business District is: A. To encourage the concentration of local business uses in certain strategic locations to the mutual advantage of both the consumers and merchants and to avoid the continuance of marginal strip business development along major streets. B. To prohibit uses that would create hazards, offensive and loud noises, dust, dirt, smoke, odor, glare, vibrations or excessive truck traffic. ▪ GB / General Business - The General Business District, as established in this article, is intended to permit a wider range of business activities than those permitted in the Local Business and Restricted Business districts. The specific intent of this article is to allow those uses which would not only serve nearby residential areas, but also the entire community’s comparison business, offices, services and automotive service needs, including open-air sales and uses requiring location on a major highway or street. These uses would generate larger volumes of vehicular traffic, would need more off-street parking and loading, and would require more detailed planning to provide an appropriate transition between such districts and adjacent residential areas. ▪ PB / Planned Business - The PB Planned Business District is primarily a commercial district intended to permit, with Township approval, private and/or public development in a coordinated and cohesive arrangement which may be more difficult to achieve under more conventional, piecemeal development designed to conform with standard zoning requirements. To that end it becomes possible to permit greater flexibility in the types of land uses, land use arrangements and development requirements than would otherwise apply. It is further intended that the PB District be located along major thoroughfares, such as M-59, as opposed to locations in residential neighborhood areas where conflicts of land uses may arise more easily. Development standards, as approved in a development plan, in this district shall result in a project that is superior to one constructed under standard zoning requirements and shall be mutually acceptable to the applicant(s) and the Township. Therefore, any PB Plan shall be substantially consistent with the Township Master Plan, desirable principals of land use planning, zoning ordinance standards and other applicable development requirements. To achieve these objectives, approval of a PB development requires approval of Carlisle/Wortman Associates, Inc. 01/04/2024 12 both a Site Plan and PB Agreement which sets forth specific physical, functional, amenity and design features and other related requirements considered essential to the development. ▪ PG / Pontiac Lake Gateway - The Pontiac Lake Gateway sub-district is intended to create a unique gateway into White Lake Township, enhancing the views of Pontiac Lake and White Lake Oaks Golf Course and reinforcing the appeal of the Township as a “four seasons playground.” Properties located in this area, adjacent to the state trunkline, may accommodate greater height and more intense land activity than elsewhere in this otherwise low-density community. This district will allow flexibility in the redevelopment of property along Highland Road (M-59), encourage pedestrian‐oriented design, provide a unique identity to this region of the Township, and be compatible with existing residential, institutional, and recreational uses. ▪ ROS / Recreation and Open Space - The Recreation and Open Space District is intended to provide areas for the development of public and private outdoor recreation facilities and open space preservation uses. The intent of the Recreation and Open Space District is: to encourage recreational uses of an outdoor nature that will take full advantage of the land in its natu ral state; and to encourage those large outdoor recreation uses that could not easily be provided in the already urbanized portions of White Lake Township and the metropolitan area. • LM / Light Manufacturing - The LM, Light Manufacturing District is established as a district in which the principal uses allowed are light manufacturing, fabrication, processing, wholesale activities or warehousing activities. The intent of this article is to control nuisance effects of warehousing, wholesale activities, open storage, and light industry such as smoke, noise, odor, dust, dirt, glare, vibrations, and other adverse effects so that such uses could be compatible with other nearby land uses such as commercial or residential. The light manufacturing district encourages uses to locate on major highways so that traffic generated by these uses would not utilize local residential streets. g) The community agrees to a) expedite local permitting and inspection process in the development area and b) modify its Master Plan to provide for Carlisle/Wortman Associates, Inc. 01/04/2024 13 walkable, non-motorized interconnections including sidewalks and streetscapes throughout the development area. Looking to promote reinvestment in the M-59 corridor, White Lake is dedicated to committing the necessary resources for responsible and timely development. The current plan for construction of a new Township Civic Facility will aid in this function. Several proposed CIA projects include initiatives relating to non-motorized pathways, sidewalks and streetscapes. Projections provided in the Development Plan show the Authority committing approx. $7,000,000 to $9,500,000 in funding to these types of initiatives. To further support these projects, the 2024 Master Plan draft promotes walkable, non-motorized interconnections, sidewalks and streetscapes throughout the development area and community as a whole. Examples of this support from the draft Master Plan can be found in the Goals & Implementation and Transportation & Mobility sections. Some excerpts from the draft are provided below: • Goals and Implementation ▪ Action Item: Support efforts of the Corridor Improvement Authority to promote a sense of place, connectivity, and various activities in commercial corridors across the Township. ▪ Actin Item: Implement traffic calming techniques along Cooley Lake Road and M-59 (east of Teggerdine Road) to ease commuter congestion en route to outside communities. ▪ Action Item: Address the volume of crashes that take place at intersections along M-59 by improving road safety measures and implementing biking and pedestrian infrastructure. ▪ Action Item: Educate and share information with Township residents about implementation plans for non-motorized infrastructure that includes a signed bicycle route, bicycle lanes, and shared-use paths. ▪ Action Item: Educate and share information with Township residents about public transportation options, including upcoming changes in operation. • Transportation and Mobility Carlisle/Wortman Associates, Inc. 01/04/2024 14 ▪ Non-Motorized Pathways: The existing pedestrian system is as expected in an area that relies heavily on the automobile as the primary source of transportation: currently, it contains several disconnected sidewalks/pathways. Though about 91% of Township residents primarily use automobiles (cars, trucks, or vans) to commute to work, integrating and increasing non-motorized trails and pathways was recognized as a “high priority” by 32% of survey respondents. To this end, the Parks and Recreation Committee developed a plan for Township-wide system of pathways; the renovation of the M-59 pathway is an essential element of this plan as it will connect future north-south pathways to residential land use in the Township. The 2024–2029 CIP shows $6 million for the renovation of the pathway along M-59, spread over three phases, as a combination of funds from the Township and partner organizations. The CIP also includes $7 million worth of pathway construction along Union Lake Road and Bogie Lake Road. In addition to pathways along the major thoroughfares, the Township has also planned for the development of the “ITC Corridor Four Seasons Trail” which would provide a link between Pontiac Lake State Recreation Area and Highland State Recreation Area, via the M-59 trailway. This route is included in the Oakland County Greenways Plan and includes state and regional financial participation. Construction of the trailway is expected to occur over three phases. ▪ Bicycle Lane: Bicycle lanes are dedicated portions of the roadway designed, striped, and signed to accommodate bicyclists. There are several thoroughfares in White Lake Township that could be designed to accommodate bicycle lanes, including Bogie Lake Road, Elizabeth Lake Road, Teggerdine Road, Union Lake Road, Ormond Road, White Lake Road, and paved portions of Pontiac Lake Road and Fisk Roa d. ▪ Shared-Use Path: Shared-use paths are routes that accommodate two- way “traffic” of non-motorized and pedestrian uses within a single right- of-way separated from the roadway. Frequently, these trails are developed within an easement part of a utility corridor or within an abandoned railroad corridor. Shared-use paths can accommodate a wider spectrum of users than either the signed bicycle routes or bicycle lanes. Shared-use paths are typically wider and separated from motorized traffic, making it safer for walkers, runners, in-line skaters, and bicyclists. Often these trails are used during the winter months for cross -country skiing and snow shoeing. Therefore, the design of this trail system (width, materials, grade, etc.) is critical to accommodate all potential users. In Carlisle/Wortman Associates, Inc. 01/04/2024 15 White Lake Township, proposed pathways along M-59 and the ITC corridor are classified as shared-use paths. The Township should continually aim to integrate trails, sidewalks, and bicycle routes that connect parks and open spaces, recreational facilities, residential neighborhoods, schools, and commercial uses to achieve improved multi-modal access and usability in the community. In addition to the complete street elements identified previously, the Township should be mindful of the following goals as it works to integrate shared- use pathways among existing roads and transportation infrastructure: GOAL 1: Maintain and improve existing pathway segments. GOAL 2: Construct new pathway segments and establish connections between existing segments. GOAL 3: Plan connections to Oakland County Trail System. GOAL 4: Non-motorized access to parks. GOAL 5: Non-motorized access to a future central gathering place. GOAL 6: Individual connectors between neighborhoods and Township parks. The Township can also explore the adoption of a Complete Streets Ordinance, requiring all new roads or improvements to existing roads to consider the inclusion of Complete Street elements. 2. Demonstrates to the TIF Review Committee how it complies with the seven development criteria specified in the Act. The information provided above outlines specific information related to PA 57 of 2018 and the White Lake CIA Plan. Compliance across all requirements of the act is achieved and will be maintained throughout the duration of the CIA. 3. Facilitates the redevelopment and/or revitalization of an existing developed area as opposed to developing a greenfield area or relatively undeveloped areas. The M-59 corridor is built out along several stretches throughout the Township. Some undeveloped lots do exist within the CIA boundaries but are typically nestled between otherwise developed parcels and will support new infill development meant to provide Carlisle/Wortman Associates, Inc. 01/04/2024 16 significant contributions to the TIF. Larger portions of land available for development exist west of Hill Road but development interest in those areas will be lower priority as the CIA board and Township aim to focus investments in built aging sectors of the district. Map 2 provides existing land use information showing the developed and/or vacant areas withing the community. Less than 20 percent of the CIA Development District is vacant. 4. Establishes that single family residential uses do not comprise more than 10% of the existing and/or planned land use of the Authority District. Existing single family residential land use makes up approximately 5 percent of the district. Future single family residential land use is projected to make up approximately 9 percent of the district. 5. Demonstrates that high density residential use does not compromise more than 30% of the existing and/or planned land use of the Authority District. Existing high density residential land use constitutes approximately 3.5 percent of the district. Future high density residential land use is projected to make up approximately 23 percent of the district. 6. If feasible, explains how one or more of the “Emerging Sectors” identified by Oakland County on its website www.advantageoakland.com as an economic growth industry, will benefit from this request. The four sectors outlined by the county via the website are Mobility, Defense, Engineering and Manufacturing. Per the traffic management, transit-oriented development and infrastructure projects cited in the CIA plan, these sectors and/or the individuals they employ would benefit from these initiatives. From both a commuting and logistics perspective, M-59 is a major thoroughfare spanning from Selfridge Air National Guard Base to the western most portions of Metro Detroit development along I-96. Improving both freight and transit mobility along this corridor will aid in the attractiveness and functionality of living or doing business in White Lake. Infrastructure improvements including water and sewer expansions will also aid in all development sectors. High intensity uses such as manufacturing and research and development require these services when conducting site assessments for new or expanded operations. Carlisle/Wortman Associates, Inc. 01/04/2024 17 Appendix A: White Lake Township Estimated Capture of Corridor Improvement Authority 35%35%35%35%35%35%35%35% 3.00%Capture of Capture of Capture of Capture of Capture of Capture of Capture of Capture of Tax Year Taxable Value of Real Property Taxable Value of Personal Property Captured TV Over Base Year Township Operating & Parks (1.1884) Township Police (4.6871) Township Fire (2.9032) County Operating (3.9686) County Parks & Rec (.3431) County Transport (.95) Huron Clinton Metroparks (.2070) Oakland CC (1.4891) 2023 105,726,120 9,129,460 0 0.41594 1.64049 1.01612 1.38901 0.12009 0.33250 0.07245 0.52119 2024 110,397,904 9,129,460 4,671,784 0 0 0 0 0 0 0 0 2025 127,709,841 9,129,460 21,983,721 1,943 7,664 4,747 6,489 561 1,553 338 2,435 2026 144,041,136 9,129,460 38,315,016 9,144 36,064 22,338 30,536 2,640 7,310 1,593 11,458 2027 160,862,370 9,129,460 55,136,250 15,937 62,855 38,933 53,220 4,601 12,740 2,776 19,969 2028 178,188,241 9,129,460 72,462,121 22,933 90,450 56,025 76,585 6,621 18,333 3,995 28,736 2029 183,533,888 9,129,460 77,807,768 30,140 118,873 73,630 100,651 8,702 24,094 5,250 37,766 2030 189,039,905 9,129,460 83,313,785 32,363 127,642 79,062 108,076 9,344 25,871 5,637 40,552 2031 194,711,102 9,129,460 88,984,982 34,654 136,675 84,657 115,724 10,005 27,702 6,036 43,422 2032 200,552,435 9,129,460 94,826,315 37,012 145,979 90,419 123,601 10,686 29,588 6,447 46,378 2033 206,569,008 9,129,460 100,842,888 39,442 155,561 96,355 131,715 11,387 31,530 6,870 49,422 2034 212,766,079 9,129,460 107,039,959 41,945 165,431 102,468 140,072 12,110 33,530 7,306 52,558 2035 219,149,061 9,129,460 113,422,941 44,522 175,597 108,765 148,680 12,854 35,591 7,755 55,788 2036 225,723,533 9,129,460 119,997,413 47,177 186,069 115,251 157,546 13,620 37,713 8,217 59,114 2037 232,495,239 9,129,460 126,769,119 49,912 196,854 121,932 166,678 14,410 39,899 8,694 62,541 2038 239,470,096 9,129,460 133,743,976 52,728 207,963 128,813 176,084 15,223 42,151 9,184 66,070 2039 246,654,199 9,129,460 140,928,079 55,629 219,405 135,900 185,772 16,061 44,470 9,690 69,705 2040 254,053,825 9,129,460 148,327,705 58,618 231,190 143,200 195,751 16,923 46,859 10,210 73,450 2041 261,675,439 9,129,460 155,949,319 61,695 243,329 150,719 206,029 17,812 49,319 10,746 77,306 2042 269,525,703 9,129,460 163,799,583 64,866 255,833 158,463 216,615 18,727 51,853 11,299 81,278 2043 277,611,474 9,129,460 171,885,354 68,131 268,711 166,440 227,519 19,670 54,463 11,867 85,370 71,494 281,975 174,656 238,750 20,641 57,152 12,453 89,584 840,285 3,314,121 2,052,774 2,806,089 242,597 671,719 146,364 1,052,902 Assumed Percent of Growth*: 2023 2024 25,731 2025 121,081 2026 211,030 2027 303,678 2028 399,105 2029 428,548 2030 458,874 2031 490,109 2032 522,282 2033 555,420 2034 589,552 2035 624,708 2036 660,919 2037 698,216 2038 736,632 2039 776,200 2040 816,956 2041 858,934 2042 902,171 2043 946,706 TOTAL 11,126,852 Estimated Annual TIF Revenue 2024 1,500,000 2025 14,000,000 2026 12,500,000 2027 12,500,000 2028 12,500,000 *The above table reflects 2024‐2028 anticipated developments’ taxable value in addition to annual 3% normal taxable value increase. Mixed-Residential Development POTENTIAL PROJECT VALUE: Commercial / Retail Development Commercial / Retail Development Mixed-Residential Development Mixed-Residential Development Mixed-Residential Development Carlisle/Wortman Associates, Inc. 01/04/2024 18 Appendix B: Proposed Projects List The CIA is positioned to fund small scale improvements as well as projects related to marketing, planning, and operations. There are no plans for large scale construction projects; however, the CIA may provide economic development services and support to private redevelopment, particularly where other funding can be leveraged. The following projects represent the scope of potential projects that will accomplish the objectives of the CIA and the Development Plan and Tax Increment Financing Plan. A description of each project is provided below as well as the estimated cost and year of completion. Branding A branding process creates a distinct identity to be established for the District as the Township and CIA promotes the area as a community center and an area of regional appeal and business attraction. Branding of the District will also set the themes of other visual improvements, gateway signage, marketing, and wayfinding so that a consistent message is conveyed. While branding the District should be distinct, it should also tie into Township identification as a “Four Season Playground.” This effort will be undertaken in conjunction with several other Township boards. Years: 2024-2025 Est. Cost: $75,000 - $100,000 Entryway and Wayfinding Signage The project would include wayfinding that would direct visitors within the district to the Town Center, Gateway district, parks, community buildings, and other points of interest. Wayfinding signage will reflect the the me created through the branding process. To reinforce the identity of the Township and District, identification signage will be erected at key entry points in the Township. Years: 2027-2029 Est. Cost: $250,000 - $400,000 Streetscape Improvements This project involves enhancements to the streetscaping, including gateway improvements in the Development District. Proposed improvements may include unifying elements via a streetscape plan which would include landscaping of street frontages, public spaces and art, seasonal displays, design elements and sound buffers. A key objective of streetscape improvements is to provide a visual connection between M- Carlisle/Wortman Associates, Inc. 01/04/2024 19 59 and other significant roadway corridors such as Elizabeth Lake, Teggerdine and Ormond Roads. Years: 2030-2032 Est. Cost: $2,000,000 - $2,500,000 Pathway Extensions and Improvements An important objective of the CIA is to improve pathway options throughout the District. Pathways will be improved and extended along the length of M-59 within the District connecting residential areas with commercial and recreational resources. The Township Triangle trail will be completed to connect the Town Center and Library to M- 59 and Teggerdine Road. Years: 2028-2032 Est. Cost: $3,000,000 - $4,000,000 Traffic Safety Improvements Intersection capacity and safety improvements are needed at Elizabeth Lake and M-59, at White Banks Boulevard and M-59, at Teggerdine Road and M-59 and at Fisk Road and M-59. Access management is also needed along the more congested commercial areas of M-59. In conjunction with non-motorized improvements, safe pedestrian crossings of M-59 are also needed. Years: 2025-2035 Est. Cost: $2,000,000 - $3,000,000 Enhanced Transit Stops / TOD / Dedicated Transit Routes White Lake Township is part of the Western Oakland Transportation Authority (WOTA) system, which is expected to be expanding service along M-59 and the Town Center area. Enhanced transit stops with cover and seating will be strategically located to improve ridership. In conjunction with improved transit, the Township will also promote transit-oriented development in conjunction with enhanced transit stops. These stops will be meant to serve dedicated WOTA / SMART routes along the M-59 corridor. Years: 2028-2034 Est. Cost: $1,500,000 - $2,250,000 Carlisle/Wortman Associates, Inc. 01/04/2024 20 Sewer Extensions There are areas within the district that lack adequate sanitary sewer-service. This project would include extension and / or upgrading of sewers into underserved and unserved areas. Years: 2028-2035 Est. Cost: $1,500,000 - $3,000,000 Water Extension / System Improvement As with sanitary sewers, there are areas within the district which lack adequate drinking water. This project would include extension and / or upgrading of the water service into underserved and unserved areas. System improvements are also needed to upgrade fire flows and capacity with additional pumping and booster stations. Improvements to the Twin Lakes Wellhouse including filtration and maintenance facilities will be considered for this fund. Years: 2028-2034 Est. Cost: $1,500,000 - $3,000,000 Economic Development Assistance Provide economic development assistance targeted at substandard or underutilized including façade improvements, improvements to site circulation and access management (addressing vehicle-pedestrian safety conflicts) and utility tap fee assistance. The latter may be provided to new or expansion of existing uses in sewered areas or in areas where sewer service will be extended. Years: 2024 – Ongoing Est. Cost: $1,500,000 - $2,000,000 Carlisle/Wortman Associates, Inc. 01/04/2024 21 Property / Easement Acquisition To implement the specific projects set forth in this plan, it may be necessary to acquire property in either fee simple or by easement. This will be coordinated via the necessary agencies such as the Department of Environmental, Great Lakes and Energy (EGLE), Michigan Department of Transportation (MDOT) and any other necessary organizations. Permits and/or entitlements will be acquired where needed. Years: 2025-2035 Est. Cost: $3,000,000 - $4,000,000 Administrative, auditing, operating & consultation The CIA will incur annual administrative, auditing, and operating costs which may also include planning, legal, engineering, and promotion consultation. These expenses are not anticipated to exceed $25,000 - $40,000 per year and will be reflected in the annual budget of the Authority, as approved by the Township Board. Years: 2024-2043 Est. Cost: $500,000 - $600,000 Carlisle/Wortman Associates, Inc. 01/04/2024 22 Appendix C: Pictures of Corridor Carlisle/Wortman Associates, Inc. 01/04/2024 23 Carlisle/Wortman Associates, Inc. 01/04/2024 24 Carlisle/Wortman Associates, Inc. 01/04/2024 25 Map 1: Corridor Improvement Authority Boundary Carlisle/Wortman Associates, Inc. 01/04/2024 26 Map 2: Existing Land Use Carlisle/Wortman Associates, Inc. 01/04/2024 27 Map 3: Zoning