Q: What is a DDA?

A: In 1975, the Michigan Legislature created Act 197, which allows communities to establish a Downtown Development Authority. According to the Act, the purpose of a DDA includes:

• Correcting and preventing deterioration in business districts.
• Encouraging historic preservation.
• Authorizing the creation and implementation of development plans in the districts.
• Promoting the economic growth of the districts.
• Creating a Downtown Development Authority Board.

DDAs may raise revenue for physical improvements through several methods, including: tax increment financing, issuing revenue bonds, tax levy, and grants.

The primary goal of the Commerce Township Downtown Development Authority is to promote and preserve the economic health and stability of the Township.

Q: How can I find out more about what the DDA is doing?

A: The DDA board meetings are open to the public. They are held the third Tuesday of every month at noon in the town hall, 2840 Fisher Avenue. You can also learn more about the DDA’s activities through the DDA’s newsletter, The VOICE which is delivered by mail, available at the town hall and also on this web site in the Newsletters section.

Q: When will the Links at Pinewood and El Dorado golf courses cease operation due to its purchase by the DDA?

A: Both courses will cease operation at the end of 2006. The El Dorado Clubhouse is currently being used as the Commerce Township library, which may become the permanent site. Construction will begin on Martin Road in 2007, which will create a connection through the golf courses to Pontiac Trail. The DDA will make the Links at Pinewood Clubhouse available as a Town Hall. A large central portion of the property will remain as open space bordered by residential, commercial, municipal and performing arts venue.

Q: When will construction begin on Martin Road and how will this impact residents?

A: Construction is expected to begin in 2007. Because the road will run through the Links at Pinewood and El Dorado golf courses, the construction impact to residents should be minimal and the reduction of traffic congestion will be quite helpful.

Q: What is the DDA doing to alleviate traffic problems?

A: Construction on an extension of Martin Road to Pontiac Trail is likely to begin in 2007. The extension will help alleviate traffic congestion on Welch Road and Pontiac Trail. Construction is also scheduled for Haggerty Road which will increase its width to five lines. In 2006, Pontiac Trail will be widened from M-5 southwesterly to Welch Road.

Q: What is the DDA doing to maintain the open space and natural beauty of Commerce Township?

A: The development of the Commerce Commons area (the Links at Pinewood and El Dorado golf courses) will begin in 2007 with the construction of the Martin Road extension. Of the 330 acres that will be developed, 70 to 90 acres will remain open space. The DDA is planning to restore many wetlands on the property as well as daylighting Glengary Creek to a more original state. The DDA will also retain many of the natural features of the land including trees and hills.

Q: Why is the Town Hall moving to the Links at Pinewood Clubhouse and when will it be moving?

A: The current Town Hall is quite outdated and too small for the needs of the community. The offer by the DDA of a large new facility for just the cost of the remodeling is a great savings for our tax payers. The specific date to move to the new quarters has not been determined, but is estimated to be in the next two years.

Q: Why does Commerce Township need its own library? Can’t Commerce residents continue to use other cities’ library services?

A: In the past, Commerce Township paid for the use of the West Bloomfield, Milford and Walled Lake libraries. Milford dropped the contract with Commerce in 2003 following the failure of the township’s library millage proposal. In addition, all three contracts required Commerce to set money aside for the purpose of building its own library. This requirement was due to the fact that the amount Commerce paid these communities was less than those communities’ residents were paying. The opportunity presented by the DDA to establish a Commerce library provides an economic and thoughtful way to provide library services for our residents.

Q: Will there be a “lifestyle center” or outdoor mall coming to Commerce? If so, where and when will construction begin?

A: The DDA is currently in discussion with Taubman Centers Inc, a Bloomfield Hills-based development company, about a possible lifestyle center. No decision has been made at this time. The location for the commercial center will be on the southeasterly portion of the DDA property (the Links at Pinewood and El Dorado golf courses). The extension of Martin Road is scheduled to begin there in 2007, so the construction of a commercial center is still a few years away. A lifestyle center is comparable to an outdoor mall, and in this case could be combined with civic uses such as the library and performing arts center. This would create a central meeting place for residents. Attached homes may also be included in this area. The concept of a lifestyle center has found great success locally with The Village of Rochester Hills in Rochester Hills. The Commerce Center will very likely create a new style for such centers.

Q: When will construction on Haggerty Road north of Pontiac Trail begin and how will this impact residents?

A: Construction of Haggerty Road is scheduled to begin after the extension of Martin Road is completed (this project is slated to begin in 2007). The construction will be done in such a way as to create as little disturbance as possible.

Q: What is the DDA’s vision for the arts center and when will construction begin?

A: The DDA’s vision for a performing arts center is evolving and growing as board members discuss options with Commerce residents. The DDA envisions a performing arts center on the DDA property (the Links at Pinewood and El Dorado golf courses). The performing arts center would be near the commercial center, the Town Hall and library to create a central meeting place for residents, influencing the growth of arts and culture in the community.

Q: With so much development, how will the DDA retain the “feel” that Commerce is known for?

A: The first step is to relieve traffic congestion so that citizens can reach their homes in time and enjoy being there. The second step is to create a unique center featuring excellent shopping, a municipal center and cultural opportunities that are missing in the community.

Q: With the properties that the DDA owns, isn’t the DDA becoming too involved in business issues?

A: The purpose of a DDA is to become involved in economic issues. In 1975, the Michigan Legislature created Act 197, which allows communities to establish a Downtown Development Authority. According to the Act, the purpose of a DDA includes: correcting and preventing deterioration in business districts; encouraging historic preservation: authorizing the creation and implementation of development plans in the districts; and promoting the economic growth of the districts. Both the El Dorado and Links at Pinewood golf courses were on the public market for sale when the DDA purchased them in 2004. The purchase presented a valuable opportunity for the DDA to more effectively fulfill the purposes mentioned above. All business is conducted for the growth and betterment of the community.

Q: What is a roundabout and how will it affect traffic flow from Martin Road to M-5? Is it safe?

A: Roundabouts are a common form of intersection control used mostly in Europe and Australia. There are currently only a few hundred in use in the U.S. Some locations include: Vail, CO, Clearwater Beach, FL, Salt Lake City, Utah and Charlotte, NC. These roundabouts have resulted in improved safety, shorter delays, increased capacity, and improved aesthetics. Roundabouts generally create a reduction in the number and severity of accidents. This is because roundabouts require drivers to reduce their speed during the approach, entry, and movement within the roundabout. With typical intersections, many drivers are encouraged by a green or yellow light to accelerate in order to cross the intersection. A roundabout will be constructed at the intersection that will join M-5 with the extension of Martin Road. The roundabout is designed to make a distinction between M-5 and Martin Road and will require drivers who are entering Martin Road from M-5 to slow down.

Q: What is Form-Based Zoning?

A: The DDA is working with township officials to adopt Form-Based Zoning (FBZ) for the entire township. FBZ is a new type of zoning code that gives civic officials and residents greater control over the look of the community. Most zoning codes focus only on the types of businesses or residences allowed in a certain area. FBZ focuses on the form not only of buildings, but also of landscaping and ornamentation such as street lights and benches. Both the DDA and the township plan to use FBZ to maintain Commerce’s small-town atmosphere wherever feasible.