HomeMy WebLinkAboutResolutions - 2024.05.22 - 41244
AGENDA ITEM: White Lake Township Corridor Improvement Authority Plan
DEPARTMENT: Board of Commissioners
MEETING: Board of Commissioners
DATE: Friday, June 7, 2024 8:55 PM - Click to View Agenda
ITEM SUMMARY SHEET
COMMITTEE REPORT TO BOARD
Resolution #2024-4014 _ 24-42
Motion to adopt the attached suggested resolution.
ITEM CATEGORY SPONSORED BY
Resolution Gwen Markham
INTRODUCTION AND BACKGROUND
BUDGET AMENDMENT REQUIRED: No
Committee members can contact Michael Andrews, Policy and Fiscal Analysis Supervisor at
248.425.5572 or andrewsmb@oakgov.com or the department contact persons listed for additional
information.
CONTACT
William DeBiasi, Assistant Corporation Counsel Senior
ITEM REVIEW TRACKING
Aaron Snover, Board of Commissioners Created/Initiated - 5/22/2024
David Woodward, Board of Commissioners Approved - 5/22/2024
Hilarie Chambers, Executive's Office Approved - 6/3/2024
Lisa Brown, Clerk/Register of Deeds Final Approval - 6/6/2024
AGENDA DEADLINE: 06/07/2024 6:00 PM
ATTACHMENTS
1. TAX SHARING AGREEMENT White Lake CIA 050724
2. White Lake Township Corridor Improvement Authority Plan 04-03-24
3. Millage Request Report to County Board of Commissioners Prepared by Township Assessor-1
4. Response to Oakland County’s Request Dated 01-04-2024-1
COMMITTEE TRACKING
2024-04-03 Tax Increment Financing District Review Policy Ad Hoc - canceled
2024-05-14 Tax Increment Financing District Review Policy Ad Hoc - Forward to Finance
2024-05-15 Finance - Recommend to Board
2024-05-22 Full Board - Adopted, as amended
Motioned by: Commissioner Gwen Markham
Seconded by: Commissioner Robert Hoffman
Yes: David Woodward, Penny Luebs, Gwen Markham, Angela Powell, Marcia Gershenson,
William Miller III, Yolanda Smith Charles, Charles Cavell, Brendan Johnson, Ajay Raman, Ann
Erickson Gault, Linnie Taylor (12)
No: Michael Spisz, Christine Long, Robert Hoffman, Philip Weipert (4)
Abstain: None (0)
Absent: Karen Joliat, Michael Gingell (2)
Passed
June 7, 2024
RESOLUTION #2024-4014 _ 24-42
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 IncrementFinancing (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, support public transit,
utilize green infrastructure, expand non-motorized connections 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 on January 18, 2024, the Board of Commissioners, pursuant to MR # 24-5 declared its
decision and intent to exempt its taxes from capture by the White Lake Township CIA under its
proposed TIF plan and authorized 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 Economic Development Department and Corporation Counsel, working with
White Lake Township, prepared a Tax Sharing Agreement Between the County of Oakland, White
Lake Township, and the White Lake Township Corridor Improvement Authority, the “Agreement”; and
WHEREAS the Agreement specifies the County millages that may be captured, the number of years
County tax can be captured, the percent of incremental increase of tax that can be captured, the
individual millage and total maximum dollar amount of capture, the allowable uses and projects the
capture can be used for, and the reporting requirements required by Oakland County, and
WHEREAS, the “Agreement” is consistent with the requirements for such Agreements set forth in the
recently amended TIF Ad Hoc Review Committee Policy, particularly Section XII of that policy, and
WHEREAS, the Agreement serves the purposes of both Oakland County and White Lake Township
in that it promotes the development and revitalization of the M-59 corridor, among other projects,
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 rescinds its
decision and intent to exempt its taxes from capture by the White Lake Township CIA under its
proposed TIF plan as expressed in MR #_XXXX, contingent upon the adoption by the Oakland
County Board of Commissioners of the Agreement, and
BE IT FURTHER RESOLVED that the County authorizes the annual capture of 35 percent of the
incremental increase in taxes generated from the general operating and county parks millages by the
White Lake Township CIA for the purposes expressed therein as described more fully in the
“Agreement”.
BE IT FURTHER RESOLVED that the County prohibits the annual capture of the County transit
millage by the White Lake Township CIA.
BE IT FURTHER RESOLVED that the County authorizes the Chair of the Oakland County Board of
Commissioners to sign the Tax Sharing Agreement Between the County of Oakland, White Lake
Township, and the White Lake Township Corridor Improvement Authority subsequent to the
“Agreement” being approved by the White Lake Township Board and White Lake Township CIA
Board.
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: May 22, 2024
David Woodward, Commissioner
Date: June 03, 2024
Hilarie Chambers, Deputy County Executive II
Date: June 06, 2024
Lisa Brown, County Clerk / Register of Deeds
COMMITTEE TRACKING
2024-04-03 Tax Increment Financing District Review Policy Ad Hoc - canceled
2024-05-14 Tax Increment Financing District Review Policy Ad Hoc - Forward to Finance
2024-05-15 Finance - Recommend to Board
2024-05-22 Full Board - Adopted, as amended
Motioned by Commissioner Gwen Markham seconded by Commissioner Robert Hoffman to adopt as
amended the attached Resolution: White Lake Township Corridor Improvement Authority Plan.
Yes: David Woodward, Penny Luebs, Gwen Markham, Angela Powell, Marcia Gershenson,
William Miller III, Yolanda Smith Charles, Charles Cavell, Brendan Johnson, Ajay Raman, Ann
Erickson Gault, Linnie Taylor (12)
No: Michael Spisz, Christine Long, Robert Hoffman, Philip Weipert (4)
Abstain: None (0)
Absent: Karen Joliat, Michael Gingell (2)
Passed
ATTACHMENTS
1. TAX SHARING AGREEMENT White Lake CIA 050724
2. White Lake Township Corridor Improvement Authority Plan 04-03-24
3. Millage Request Report to County Board of Commissioners Prepared by Township Assessor-1
4. Response to Oakland County’s Request Dated 01-04-2024-1
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 June
7, 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 Friday, June 7, 2024.
Lisa Brown, Oakland County Clerk / Register of Deeds
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TAX SHARING AGREEMENT BETWEEN THE
COUNTY OF OAKLAND, WHITE LAKE TOWNSHIP, AND THE WHITE LAKE
TOWNSHIP CORRIDOR IMPROVEMENT AUTHORITY
THIS TAX SHARING AGREEMENT ("Agreement") is entered into this ____day of
____________, 2024 between the COUNTY OF OAKLAND ("County"), 1200 North Telegraph
Road, Pontiac, Michigan, 48341, the TOWNSHIP OF WHITE LAKE ("Township"), 7525
Highland Road, White Lake, Mi. 48383-2900, and the WHITE LAKE TOWNSHIP CORRIDOR
IMPROVEMENT AUTHORITY ("CIA"). In this Agreement, the County, the Township, and the
CIA may be referred to individually as a “Party” and collectively as the "Parties."
On or about October 17, 2006, the White Lake Township Board adopted a Corridor
Improvement Authority Ordinance in response to the fact that the Township did not have a
traditional downtown district, and the Township desired to stimulate development and make
improvements to major arterial connectors in the Township, primarily the M-59 corridor.
After passage of the Ordinance an original Corridor Improvement Plan was prepared, but
the Township Board took no further action to formalize the Authority at that time. In 2022,
the Township Board began the process of updating the Tax Increment Financing (“TIF”) plan
and the Corridor Improvement Plan (“Plan”). On January 17, 2023, the Township Board
appointed a five-person Corridor Authority Improvement Board. On November 28, 2023, the
Township held a public hearing as required by MCL 125.4101, et. seq, being the Recodified
Tax Increment Financing Act, Act 57, Public Acts of Michigan, 2018 (“Act 57”). One of the
purposes of Act 57 is to permit a municipality to finance improvements in a designated
“development area” as defined by Sec. 602 of the Act (MCL 125.4602, et.seq.) by capturing
the property taxes levied on any incremental increase in property values within that
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development area. This process is commonly referred to as “Tax Increment Financing” or
TIF.
The Plan adopted by the Township primarily addresses the M-59 corridor which is
the only principal arterial East/West connector through the Township and is a gateway into
the central portion of the community. The Plan includes several specific programs, projects
and strategies designed to revitalize underutilized properties, improve visual appearance and
encourage new development in the development area. A copy of the Plan is attached as
Exhibit A.
Sec. 618(5) of Act 57 provides that the County has 60 days from the date of the
November 28, 2023 public hearing to opt out of capture of County taxes by passage of a
resolution to that effect and 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. A
resolution to that effect was passed by the Oakland County Board of Commissioners on
January 26, 2024.
The Parties agree that the Plan is a desirable and appropriate means of achieving the
purposes of halting property value deterioration and increasing property values where
possible in the development area, eliminating the causes of that deterioration; and
promoting economic growth. Further, the Parties wish to enter into this Sharing Agreement,
whereby each Party to this Agreement would be entitled to share in a portion of the
incremental increase in tax revenue of the district as permitted by Act 57, in the manner set
forth in this Agreement. The ad valorem property taxes levied on the subject properties are
included in Exhibit A, Appendix 3.
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Now, therefore, the Parties agree as follows:
1. In accordance with the following conditions, County agrees to allow the tax increment
revenue generated by its Operating and Parks and Recreation millages to be captured
from the properties listed in Exhibit A, Appendix 1, or any future divisions of such
properties for the limited purpose of paying County's Pro-rata Share of the funding
required for the Township Development Plan (Exhibit A, Appendix 3).
(a)"County's Pro-rata Share" is defined as County's proportionate share, as stated within
Exhibit A, Appendix 3, of the combined millage funds captured by the CIA from all
participating taxing jurisdictions, which include: County of Oakland Operating
millage, County of Oakland Parks and Recreation millage, White Lake Township,
Oakland Community College and the Huron-Clinton Metropolitan Authority and any
applicable future taxing jurisdictions that may be created after the date of this
Agreement. The Parties agree that the County of Oakland Transit millage is expressly
excluded from capture. With respect to the levy of any new additional millage by the
County, increases to an existing millage, or millage increases to restore amounts
reduced by the Headlee Amendment, or any new additional millage approved by
County electors after the date of this Agreement, such millages shall be exempt from
this Agreement unless the County Board of Commissioners, in its sole discretion,
adopts a Resolution submitting such additional millages to this Agreement for capture
by the CIA.
(b)The Plan is projected to cost approximately $16,825,000 - $24,850,000 over 20
years.
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(c)The County’s Pro-Rata Share of the captured millage funds (as also set forth in
Exhibit A, Appendix 3) shall be as follows:
(i) Oakland County Operating: 35%
(ii) Oakland County Parks and Recreation: 35%
The total dollar amount limitation on capture of Oakland County operating millage shall
be $2,806,089 and Parks and Recreation millage shall be $242,597 for a maximum total
County capture amount by the CIA under this Plan of $3,048,686.
If the total dollar amount of capture is reached during the term of this Agreement,
regardless of the stated duration of the Plan, the contract will automatically terminate
and no further capture by the CIA shall occur. Likewise, capture will cease immediately
upon the date of termination of the Plan, as expressed in subsection (d) below,
regardless of whether the total dollar amount of allowed capture has been achieved. All
excess capture shall be refunded to the County by the CIA as provided in Section 4
below.
(d)The duration of the Plan shall be limited to 20 years.
(e)The base year to be used to calculate capture shall be: 2023
(f)White Lake Township, the CIA and County acknowledge that the total anticipated
expenditure is an approximation only. The Project shall be subject to applicable public
bid procedures and the final cost will be adjusted accordingly. However,
notwithstanding the above acknowledgments, White Lake Township and the CIA
agree that County's participation shall not exceed the amount or percentages of
capture expressed in subsection (c), above, of this Agreement, or the total number
of years of duration of the Plan described in subsection (d), above.
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(g) In no event shall the capture from County’s millage be used to bury electric utility
lines, for land acquisition, municipal facilities used to house White Lake Township’s
departments or operations, or for event and marketing materials not directly related
to the implementation of projects approved within the Plan.
(h) The elected or appointed officials of the Township, Township employees or their
immediate family members, whether in their individual capacity or as officers,
members, trustees, principals or employees of a legal entity shall not engage in a
business transaction relating to property in the CIA/TIF District, which he or she may
profit from because of his or her official position, authority or relationship or through
benefit of confidential information which he or she may have obtained by reason of
such position, authority or relationship. This provision does not prohibit members of
the governing body of the Authority from having an ownership or business interest
in the CIA/TIF District. Any plans by the Authority to purchase property in the CIA/TIF
District from elected or appointed officials of the Township, Township employees, or
their immediate family members whether in their individual capacity or as officers,
members, trustees, principals, or employees of a legal entity shall be immediately
disclosed in writing to the County. “Immediate Family” shall be defined as Township
elected or appointed officials or employees, their present or former spouse(s),
parents, siblings or children.
(i) County capture shall not be used to accumulate funding to attract a developer to
invest in the CIA.
(j) The CIA must provide the Oakland County Board of Commissioners and the Oakland
County Economic Development Department with the following financial information:
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1) Copies of any financial information or reports that are required to be submitted
to the Michigan Department of Treasury set forth under Part 9 of Act 57, being
MCL 125.4901, et. seq., specifically MCL 125.4911, as may be amended.
2) Within three (3) months after the end of the CIA’s fiscal year, copies of any other
financial information or documentation of development within the CIA as may be
deemed necessary in the discretion of the Oakland County TIF Ad Hoc Review
Committee (“TIF Ad Hoc Review Committee”). This information may include, but
is not limited to, the following items:
(i) The amount of taxes captured by the Authority.
(ii) The amount of private sector investment received.
(iii) The number of buildings rehabilitated the square footage per building
rehabilitated and the amount spent per building.
(iv) The amount of new construction including the dollar amount spent and the
square footage added.
(v) The number of new businesses locating in the CIA.
(vi) The number of new jobs created, and
(vii) The increase/decrease in taxable value.
3) A narrative report, submitted annually to the Oakland County Board of
Commissioners and the Oakland County Economic Development Department,
providing up to date information on the progress of each project enumerated in
the Plan, including the amount spent on each project, a list of those projects
which have been completed, the current status of those projects pending
completion, and a description of and explanations for any significant deviations
from the Plan document in terms of scope, cost, construction commencement or
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anticipated completion date(s) of any projects. The report shall also contain a
summary of current budget information, including Initial and Capture Assessed
Value, Revenues, Expenditures, Capital Improvement Bonds/ Financing and Fund
Balance. The CIA shall also provide to the Oakland County Economic
Development Department any additional information it deems necessary with
respect to those items described in this section.
(k) When requested by the County, appropriate representative(s) of the Township
and/or CIA shall appear before the TIF Ad Hoc Review Committee within the first two
(2) years after the date of execution of this contract, and annually thereafter, to
discuss the status of the Plan, the financial information referenced in subsection (j),
above, and to discuss the TIF district’s current return on investment.
(l) Appropriate representative(s) of the Township and/or the CIA shall appear before
the TIF Ad Hoc Review Committee at the first reasonable opportunity, but not later
than 30 calendar days prior to the creation or expansion of other TIF districts, to
advise the Committee of any other TIF districts created or expanded after the date
of this Agreement.
2. The CIA shall use County captured funds only for “permitted projects” in the TIF district.
“Permitted projects” are those described in Exhibit A, Table 2 and summarized in Table
3. Included in the descriptions of the “permitted projects” described in Exhibit A shall
be the following components:
(a)Streetscape Improvements shall include consideration of green infrastructure
and additional streetscape elements incorporated into enhanced transit stops.
(b)Pathway Extensions and Improvements shall include consideration of
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connections to enhanced transit stops.
(c)Traffic Safety Improvements shall include consideration of transit vehicle
movement and access to enhanced transit stops.
(d)Enhanced Transit Stops / TOD / Dedicated Transit Routes shall include
consideration of streetscape improvements, pedestrian connections, bike storage
areas, dedicated parking and transit vehicle movement and access.
(e)Economic Development Assistance shall include consideration of support for
Transit Orientated Development at Enhanced Transit Stops.
(f)Administrative, auditing, operating & consultation shall include working with
the County Planning Division to identify a target area within the CIA and
participation in the Main Street Oakland County program at the Allied Level.
In the event that cost considerations require a deviation to the Plan by the CIA which
results in the elimination of a “permitted project” or a significant change in the scope of
any “permitted projects” funded by County capture, the CIA may request approval from
the Board of Commissioners for the allocation of additional funding necessary to initiate
or complete such project. The elimination or modification of a “permitted project” to
accommodate a lack of necessary funding shall not trigger the County’s right for set-off
from the Delinquent Tax Revolving Fund provided for in Section 4 of the Agreement.
However, in the event it is determined that there has been an excess capture of County
millage due to an elimination or significant modification to a “permitted project”, or that
funds were used for a purpose other than a “permitted project”, the excess capture of
County taxes must be refunded by the CIA/TIF to the County with interest at the rate of
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prime plus one (1) percent. Such refund may be enforced in the manner provided in
Section 4, below in addition to any other legal remedies.
3.The CIA and the Township shall submit to County's Economic Development Department
and the TIF Ad Hoc Review Committee any proposed modification or amendments to the
CIA Development Plan and Tax Increment Financing Plan.
4.The Township and the CIA agree that they will in good faith notify the County of capture
in excess of the amounts permitted by this Agreement, including any funds remaining in
the CIA Fund Balance that was captured from County millages, at the conclusion of the
Plan Duration established in Section 1(d), above. If upon written notice from County,
the CIA and the Township fail to tender over to County the excess retained tax increment
revenue, then without waiving any legal claims under this Agreement, County shall be
entitled to reduce, set-off, and permanently retain any amount due to the Township from
the County's Delinquent Tax Revolving Fund ("DTRF") by any such amount then still due
and owing to County pursuant to this Agreement at the time the County distributes funds
to the Township from the DTRF.
5.Prevailing Wage. The Township and the CIA shall require its contractors,
subcontractors, and all other contractors and subcontractors (collectively referred to as
the “Township Contractors”) who perform any work on the “permitted projects”
expressed in Section 2, above, to pay all skilled and unskilled tradespersons, mechanics,
and laborers, including but not limited to carpenters, electricians, plumbers, cement
masons, workers, helpers, assistants, and apprentices (collectively referred to as
“Construction Workers”) employed on the site of any of the “permitted projects” under
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this Agreement not less than the wages and benefits prevailing in Oakland County,
Michigan.
6.Amendment. The Parties agree that no modification of this Agreement, or any Exhibits
or Amendments hereto, shall be of any force or effect unless such amendment is dated,
reduced to writing, executed by all Parties and attached to and made a part of this
Agreement. No services shall be commenced, and no costs or obligations incurred in
anticipation of an amendment by any of the Parties until such amendment has been
executed and made a part of this Agreement.
7.Assignment. This Agreement shall not be assigned, transferred or conveyed.
8.Applicable laws. This Agreement shall be governed, interpreted and enforced by the
laws of the State of Michigan, excluding Michigan’s conflict of laws principles. Any action
brought to enforce, interpret, or decide any provision of this Agreement or any claim
arising under this Agreement shall be brought in the Sixth Judicial Circuit Court of the
State of Michigan, the 50th District Court of the State of Michigan or the United States
District Court for the Eastern District of Michigan, Southern Division, as dictated by the
applicable jurisdiction of the Court. Except as otherwise required by law, venue is proper
in the Courts set forth above.
9.Waiver. Waiver of any term or condition of this Agreement must be in writing and
agreed to by all Parties. No written waiver, in one or more instances, shall be deemed
or construed to be a continuing waiver of any term or condition of this Agreement. No
waiver by any Party shall subsequently affect its right to require a strict performance of
this Agreement.
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10.Severability. If a Court of competent jurisdiction finds a term or condition of this
Agreement to be illegal or invalid, then that term or condition shall be considered severed
from the Agreement. All other terms, conditions and provisions of this Agreement shall
remain in full force.
11.Survival of Terms and Conditions. The following terms and conditions shall survive
and continue in full force beyond the termination or cancellation of this Agreement: Sec.
1(c), (d), (e), (f) and (j); Secs. 2, 4, 7, 9, 10, 11, 12 and 13.
12.No Third-Party Beneficiaries. Except as provided for the benefit of the Parties, this
Agreement does not and is not intended to create any obligation, duty, promise,
contractual right or benefit in favor of any other person or entity.
13.Liability; Release. In no event shall the County be liable to any third party or entity
for any consequential, incidental, direct, indirect, special, exemplary, treble, punitive or
any other damages or claims arising out of or related to this Agreement or the Plan. The
Township of White Lake and/or the White Lake Township CIA shall defend and indemnify
the County to the extent permitted by law, from any and all damages and claims
presented or brought forth by any third party, whether anticipated or unanticipated, in
connection with this Agreement.
14.Entire Agreement. This Agreement sets forth the entire agreement between County,
the Township and the DDA and fully supersedes all prior agreements or understandings
between them in any way related to this subject matter. It is further understood and
agreed that the terms and conditions herein are contractual and are not a mere recital
and that there are no other agreements, understandings, contracts, or representations
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between the Parties in any way related to the subject matter hereof, except as expressly
stated herein.
15.County, Township and the DDA warrant that they each have the appropriate authority
to enter into this Agreement and that each of them, and their respective elected officials,
appointed officials, agents, employees, and successors are bound by the respective
signatures below.
FOR AND IN CONSIDERATION of the mutual assurances, promises,
acknowledgments, warrants, representations, and agreements set forth in this Agreement,
and for other good and valuable consideration, the receipt and adequacy of which is hereby
acknowledged, the undersigned hereby execute this Agreement on behalf of the Parties, and
by doing so legally obligate and bind the Parties to the terms and conditions of this
Agreement.
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White Lake Township CIA
By:
Its:
Date:
White Lake Township
By: __________________
Name
Its:
Date: _________________
OAKLAND COUNTY
By: __________________
Its: Chairperson Board of Commissioners
Date: _________________
Development Plan and
Tax Increment Financing Plan
for the White Lake Township
Corridor Improvement
Authority
White Lake Township
Corridor Improvement Authority
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: November 28, 2023
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 Walklet
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 orderly manner.
Recommendations also ensure improvements match the available revenues and can enable the CIA 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 $11,126,852from 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, Oakland County Operating, Oakland County Parks & Rec,
Oakland County Transportation, Oakland Community College, and the Huron-Clinton Metropolitan
Authority. The White Lake Township Library has opted out of capture. 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 the Development
Area is estimated to be $114,855,580, 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 participating taxing jurisdiction in 2023 is 15.7365 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
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 15.7365
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 15.7365 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 $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 Est. $11,126,852
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
* - Parcel included in Development Area but excluded from TIF Capture
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*
12‐16‐301‐011
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
White Lake Township CIA Development & TIF Plan 39
12‐21‐176‐009
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
12‐20‐276‐036
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
12‐23‐101‐012
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
12‐21‐326‐009
White Lake Township CIA Development & TIF Plan 41
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
12‐22‐251‐017
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
35% 35% 35% 35% 35% 35% 35% 35%
Assumed Percent of Growth*:
Capture of Capture of Capture of Capture of Capture of Capture of Capture of Capture of
3.00%
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)
Tax Year
Taxable
Value of Real
Property
Taxable Value of Personal
Property
Captured TV
Over Base Year 0.41594 1.64049 1.01612 1.38901 0.12009 0.33250 0.07245 0.52119 Estimated Annual TIF Revenue
2023 105,726,120 9,129,460 0 0 0 0 0 0 0 0 0 2023
2024 110,397,904 9,129,460 4,671,784 1,943 7,664 4,747 6,489 561 1,553 338 2,435 2024 25,731
2025 127,709,841 9,129,460 21,983,721 9,144 36,064 22,338 30,536 2,640 7,310 1,593 11,458 2025 121,081
2026 144,041,136 9,129,460 38,315,016 15,937 62,855 38,933 53,220 4,601 12,740 2,776 19,969 2026 211,030
2027 160,862,370 9,129,460 55,136,250 22,933 90,450 56,025 76,585 6,621 18,333 3,995 28,736 2027 303,678
2028 178,188,241 9,129,460 72,462,121 30,140 118,873 73,630 100,651 8,702 24,094 5,250 37,766 2028 399,105
2029 183,533,888 9,129,460 77,807,768 32,363 127,642 79,062 108,076 9,344 25,871 5,637 40,552 2029 428,548
2030 189,039,905 9,129,460 83,313,785 34,654 136,675 84,657 115,724 10,005 27,702 6,036 43,422 2030 458,874
2031 194,711,102 9,129,460 88,984,982 37,012 145,979 90,419 123,601 10,686 29,588 6,447 46,378 2031 490,109
2032 200,552,435 9,129,460 94,826,315 39,442 155,561 96,355 131,715 11,387 31,530 6,870 49,422 2032 522,282
2033 206,569,008 9,129,460 100,842,888 41,945 165,431 102,468 140,072 12,110 33,530 7,306 52,558 2033 555,420
2034 212,766,079 9,129,460 107,039,959 44,522 175,597 108,765 148,680 12,854 35,591 7,755 55,788 2034 589,552
2035 219,149,061 9,129,460 113,422,941 47,177 186,069 115,251 157,546 13,620 37,713 8,217 59,114 2035 624,708
2036 225,723,533 9,129,460 119,997,413 49,912 196,854 121,932 166,678 14,410 39,899 8,694 62,541 2036 660,919
2037 232,495,239 9,129,460 126,769,119 52,728 207,963 128,813 176,084 15,223 42,151 9,184 66,070 2037 698,216
2038 239,470,096 9,129,460 133,743,976 55,629 219,405 135,900 185,772 16,061 44,470 9,690 69,705 2038 736,632
2039 246,654,199 9,129,460 140,928,079 58,618 231,190 143,200 195,751 16,923 46,859 10,210 73,450 2039 776,200
2040 254,053,825 9,129,460 148,327,705 61,695 243,329 150,719 206,029 17,812 49,319 10,746 77,306 2040 816,956
2041 261,675,439 9,129,460 155,949,319 64,866 255,833 158,463 216,615 18,727 51,853 11,299 81,278 2041 858,934
2042 269,525,703 9,129,460 163,799,583 68,131 268,711 166,440 227,519 19,670 54,463 11,867 85,370 2042 902,171
2043 277,611,474 9,129,460 171,885,354 71,494 281,975 174,656 238,750 20,641 57,152 12,453 89,584 2043 946,706
TOTAL
840,285 3,314,121 2,052,774 2,806,089 242,597 671,719 146,364 1,052,902 11,126,852
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.
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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
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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
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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
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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.
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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
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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
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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.
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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
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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
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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
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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
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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
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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
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▪ 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
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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
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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.
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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
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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-
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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
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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
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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
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Appendix C: Pictures of Corridor
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Map 1: Corridor Improvement Authority Boundary
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Map 2: Existing Land Use
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Map 3: Zoning