Dear DDA —

I read in the VOICE today that you are requesting input from the “silent majority” regarding DDA activities. Please be assured that I am fully supportive of DDA actions that will improve traffic flow and safety in Commerce Township.

My family has lived in Commerce for five years. My daily commute takes me from the Huron Valley Hospital area through the 14 Mile/M-5 intersection where I access the freeways via M-5. It takes me just as long to travel eight miles through the township as it does to travel the remaining 27 miles of my commute on I-275 and I-96. Things are a little better since M-5 was extended to Pontiac Trail, but Welch and Haggerty cannot handle the volume dumped on them from M-5 in the afternoons. I’d love to live closer to M-5, but that isn’t possible given the difference in property values.

I think the Martin Road extension is a good start, especially for developing a commercial center for the township. However, this is not a viable solution for reducing traffic congestion on other roads. We need a major north-south road to connect M-5 to M-59. Isn’t there a master plan that calls for buying up property and rights-of-way over a period of 20-30 years? It seems to me that the DDA or some other local government body could have been buying up land slowly. This might have mitigated the opposition to a major road through the area.

By the way, I voted against the township library proposal in the last election. As a taxpayer, I needed more information about why Commerce needed to develop its own library rather than continue to use libraries in Milford, West Bloomfield, Walled Lake and Wixom. Seems to me that library proposal will just increase taxes and duplicate services already provided through our contracts with other communities.

— Mike Overson, Commerce Township

Dear Mike Overson –

Thank you taking the time and effort to express your feelings on the work of the DDA and some of the issues that confront our community.

Both the Oakland County Road Commission and the Southeastern Michigan Council of Governments have listed the improvement of Union Lake and Williams Lake roads as a top priority. However, those improvements, though sorely needed, are waiting for both funding and approval from our neighboring communities of West Bloomfield, Waterford and White Lake. All three have adopted resolutions opposing the needed improvements to Haggerty, Union Lake and Williams Lake roads. Prior to the 2000 election, all three communities had not only supported the improvements, but had commissioned a study on ways to improve that traffic corridor.

The current DDA boundary is from 14 Mile Road to Richardson Road which prevents the DDA from taking an active role in Union Lake Road improvements. Your suggestion about the current acquisition of ROW for future road improvements is a very sound and practical approach to reduce future costs and possible relocation of residents and businesses. Our community would be well served by such a program. The current trend in government in Oakland County is not that far-sighted and funding for such a program does not currently exist.

Your thoughts on the library funding parallel those of former Township Supervisor Robert H. Long who had originally set up the library operation with Milford, Walled Lake and West Bloomfield. While the arrangement was beneficial to Commerce residents, the other communities were paying much more for the same services; both on a per capita basis as well as on a millage basis. Pressure from the serving communities required Commerce to pay much more, or to set up its own library system. This system would in time serve not only Commerce, but become a member of a reciprocal library system. In 2004, Milford had already terminated service to Commerce residents. With the benefit of the DDA ownership of buildings that could serve as a base for a local library system, the township was able to begin a library system with the 2004 millage levy. The goal is to provide our citizens with an excellent library system at a very reasonable cost and to be a member of the regional library family.

Again, thank you for your insight and observations and I look forward to working with you to benefit our community as it moves forward in its awkward growing pains.

— Wynn Berry, DDA Director

Mr. Berry —

It was a pleasure speaking with you earlier this week. I had a brief opportunity to speak with Mr. Zoner last year regarding upcoming library development. Both of you are very informative and willing to share information. I appreciate that. Thank you.

If you could add me to your contact list, it would be great to receive more information regarding the upcoming development of the township. I try my best to read the Commerce newsletter, Spinal Column and visit the township web site. I am interested in the development of the township and sometimes the information is difficult to come across.

Thank you again for your time and sharing your email address, I look forward to talking with you in the future.

— C. Monaghan, Commerce Township

Mr. Berry —

My family and I are “current and future” residents of Commerce Township, (we currently live on Lower Straits Lake and are building a new house in the Birkdale Pointe sub-division) having moved here after living in other areas of Michigan. Truthfully, I note that the image of the township, particularly in its southern and eastern parts, has improved considerably as new and better “lifestyle” and shopping options have been developed here. Commerce Township’s reasonable property taxes, good schools and affordable housing (even with developments such as Birkdale Pointe) make it very attractive.

I am also a firm supporter of the development of the M-5 corridor, including the extension of Martin Road. It’s about time something was done to improve traffic flow and relieve congestion.

Regarding the development, though, I wonder whether the DDA is too focused on retail, and not enough on the kind that foster a real boost to the non-residential tax base. I refer, of course, to industry. I don’t suggest that we look for an automotive company or supplier to set up shop with an assembly plant. Rather, why not consider how we could participate in, and promote the growth of the Life Sciences Corridor? Or, perhaps, other high-tech industries that are not so beholden to the boom-and-bust cycles of the automotive industry? Considering the zoning for light industry on the northern border of the proposed Martin Road extension, a logical next step would be to create a no-kidding technology park there that is attractive to non-automotive industries. I can tell you, as one who has spent my entire career in tech companies, that the location of a “lifestyles” area within walking distance, with a myriad of dining options for lunch, would be very welcome.

Our governor wants to make Michigan a “cool” place for companies to set up shop. It would seem that the natural, forested beauty of Commerce Township, together with all of its other, aforementioned attributes, should be Exhibit A.

Your thoughts?

— Scott Dewicki, Commerce Township

Dear Scott Dewicki —

Thank you for your thoughtful letter.

Your suggestion of a technology park is a great idea. The largest single parcel of land that might be used for that purpose is the Detroit Gun Club. In prior discussions with them, they have said they were unwilling to move.

Our next best option would be the conversion of obsolete buildings on Haggerty Road, once it is widened to five lanes. Land value increases would make such use and conversions in buildings economically appealing.

We will need some help in leadership and advice on the best way to attract these industries. I would love a nanotechnology center here as I believe it will be the future technology leader. However, we do not have a university here to help in such an endeavor. I would appreciate further suggestions and ways to plan for such a park. There are several under-utilized parcels along Martin Road and M-5 that could be converted if we had some significant technology users.

The DDA is about to embark upon a new zoning ordinance that will prescribe in visual detail the way we want our community to look and feel in 15 – 20 years from now. Part and parcel of the plan is to have great looking buildings with strong exterior appeal and on the inside that can be used for many uses as times and technology change, from office to technology to commercial to light manufacturing.

I look forward to hearing back from you and your input on our future.

— Wynn Berry, DDA Director

Dear Commerce Township Downtown Development Authority —

Having read your most recent newsletter, I must express my concern with the condescending tone of some of the articles. As I must travel back and forth from Southfield for work every day, I am well aware of the massive traffic problems faced by the township in the M-5/Haggerty/Pontiac Trail area. However, extending those problems a mile or so north to Richardson/Union Lake Roads does not seem like an intelligent solution. As a resident of the Emerald Pines subdivision off of Richardson Road near Newton, I am not looking forward to having to deal with the same traffic problems that currently plague Pontiac Trail every morning and evening rush hours.

More importantly, what do you think will happen to the property values of the subdivisions on Richardson when access to the subs becomes next to impossible because another 5,000 – 7,000 cars will be using Richardson every day? Like most homeowners, my house is my biggest investment and I cannot afford to see its value dwindle. In your newsletter, you include an article that decries people who use the NIMBY argument to try and stop “progress”. In this case, however, it is more than justified.

Moving a problem to a new location is not the same thing as solving the problem!! With this proposed project, we are going to have the same traffic problems at Union Lake/Richardson that we now have on Pontiac Trail.

This township needs to sit down with Oakland County and figure out how they plan to connect M-5 with M-59 so that a viable final solution can be worked out. Until then, moving the problem one mile at a time will only serve to infuriate the residents who are directly affected and delay the implementation of an effective and fair resolution to this situation.

I firmly oppose the current plan being enacted by the Commerce Township DDA, and I will urge all residents in the immediate area to let the Authority know that you wish to question the wisdom of the members’ decision.

— Mike Diegel, Commerce Township

Dear Mike Diegel —

Thank you for your letter regarding the VOICE. I appreciate your time and effort in expressing your concerns regarding the DDA plan for traffic improvement.

Your suggestion for meetings with Oakland County is one that both the Township and the DDA have been involved in for quite some time. Several studies have been completed for moving traffic through the Lakes area. The Southeastern Michigan Council of Governments has for years had the improvement of Union Lake Road as a priority and the Oakland County Road Commission has listed the widening of Union Lake Road as a top priority. The DDA has met with county and state officials to help solve this problem. Funding the improvements has been the problem. If any progress at all is to be made on a timely basis the DDA must get the improvement process started. The DDA plan has been made in conjunction with the county and with their full cooperation.

Our traffic consultants, Metro Transport, estimate that the DDA plan, which includes bringing Haggerty Road to five lanes and the extension of Martin Road along with adding traffic lanes to Pontiac Trail to Welch Road, will relieve traffic congestion in the M-5/Pontiac Trail areas. In addition, much of the traffic trying to travel north and west will now have a less congested route.

I have asked our traffic consultants to do an additional origins and destination study to determine the most probable route of travel once the DDA improvements are complete. I believe this analysis will indicate that the additional travel on your portion of Richardson Road will be a small fraction of the estimated 5,000-7,000 cars daily you have assumed will be the case.

I did ask both the Oakland County Road Commission and Metro Transport about your assumption that your property value would decrease due to the DDA traffic improvements and their reply was that to the contrary your values would not be negatively affected by the proposed improvements.

It is my personal hope and plan that improving traffic flow through our community will have a beneficial effect on both our property values and quality of life.

Thank you again for your time and your thoughts.

— Wynn Berry, DDA Director

Dear Mr. Berry —

Thank you for soliciting the public’s opinion regarding Commerce Township’s traffic concerns and economic growth. It is very reassuring that you seek the “silent majority’s” input. As active members in the community through various activities such as serving on our subdivision’s board and as an officer of the Northwest County’s Mothers and More group, our family feels that we understand what our neighbors want for our community.

It is our understanding that most people support the widening of Haggerty Road to five lanes as well as accommodating most of our current traffic concerns. We do, however, have a severe case of NIMBY. When I asked neighbors why they moved out to this area, their response was the same as mine: to get away from developed areas such as Rochester, Novi, ect. so we can enjoy a more country-type of lifestyle. I think the biggest misconception that our government may have is the feeling that the community wants growth when really what we want is a “small town”.

We believe that if we can control the township’s growth, that we can minimize the need for wider roadways within the town. Our main concern is to stop vacant/farmland from becoming a subdivision where the houses are close together and all look alike. We do not want to live in a Rochester, which translates into not wanting Wal-Mart, Meijer or any other chain store. We feel that we already have convenient shopping; there is not a need to have more.

Another concern that we have is regarding growth and increased taxes. Most people believe that an increased population, including the presence of commercial industries translates into an increase in tax need as opposed to a tax cut. The more complex an infrastructure, the more costly it is to maintain. Many cities exemplify this example, most recently Clarkston and Auburn Hills, where some of our neighbors have ties in those areas.

We are interested in your reaction to our thoughts. We appreciate your time and effort to listen to our wants and needs for the Township.

— Ken and Julie, Commerce Township

Dear Ken and Julie —

Thank you for taking the time and effort to write and express your thoughts observations and views on our community.

The DDA has engaged Metro Transport, a nationally recognized traffic consultant, to analyze the traffic congestion problems in the DDA area. While the study was fairly localized, the conclusions reached were of a broader scope. A large percentage of the traffic in Commerce is traffic passing through Commerce on its way to other communities. So while Commerce is about 90 percent built up, the traffic passing through Commerce will continue to increase as our neighboring communities continue to grow. We are still operating with a road system that, except for M-5, was developed in the 1920s. Allowing traffic to move in a more timely and efficient manner will be of benefit to Commerce residents.

Although originally about 38 and ¾ square miles, Commerce today is slightly over 28 square miles as a result of Wolverine Lake, Walled Lake and Wixom incorporating out of the original township. A large portion of the 28 square miles is in lakes and in public lands owned by the State of Michigan as park lands. Some of these state lands are currently being reviewed by the state for possible disposal. I would encourage you as a citizen who loves our open space to seek support from both the state and county to preserve this land as open space. The Township owns over one square mile of land used as parks and open space. The Township, in cooperation with the DDA has added over 100 additional acres to be used for open space and recreational purposes.

Taxes are in many respects determined by the level of services required by residents. Commerce has for years been able to provide services with a minimum tax levy. The Township board has a policy of not increasing the tax rate unless the citizens request the increase by a vote of the people. The goal of the DDA is to provide a stable commercial tax base at the easterly side of the community where the traffic arteries converge. It is also our goal to provide both a service and community identifying base at that location while preserving the open rural atmosphere in the remainder of our community.

Thank you again for your thoughts and feelings regarding our community. I hope to hear from and to work with you in the future on behalf of Commerce.

— Wynn Berry, DDA Director

Dear Mr. Berry —

I would like to thank you for the very informative newsletter your office recently sent out about the developments coming up in Commerce Township. I’ve been a resident of Wolverine Lake for the past three years, and I am very excited every time I drive by the new developments sprouting up all around Commerce. I read the newsletter with great interest and concern, particularly the parts relative to residents resisting projects such as widening roads and extending freeways to alleviate traffic congestion in the area. I commute to Birmingham everyday, and I am quite frustrated by the traffic back-ups I experience in the Commerce area.

I am 100 percent behind your efforts to consult with experts who can make appropriate recommendations for improving these traffic problems. Having worked in economic development a couple of years back, I fully recognize that, in order for the area to grow and prosper, expanding roads is very necessary. I certainly understand other residents’ reluctance to see new or larger roads blot out some of the natural beauty in the area, but I think that the reality is that Commerce is an up and coming area with a growing population that needs to expand its infrastructure in order to support the population. I hope that we’ll be able to do it in a way that is environmentally-friendly and still leaves us some green space to enjoy (one of my favorite things about Commerce), and I think it sounds like your team is taking that into consideration.

I am also delighted with the plans for the new library and additional shopping – the new Lowe’s was a great addition to the community. I would love to see some additional restaurants in the area as well so I could spend more of my time and money right here in my own community.

I just wanted to make sure that you received some positive feedback about your efforts, and that you know that some of us out here are very much behind your economic development efforts.

— Jessica, Wolverine Lake

Dear DDA —

Who do I contact regarding the plans for the library? I am interested in learning about the “system” the library will utilize to interact with other libraries.

I am one of a handful of Commerce Township residents who submitted to paying for Milford library service last year. My decision was based on their TLN system (connection to other local libraries). The West Bloomfield library seems to have a self contained system that does interact very efficiently with other local libraries. As an educator, the books I was in need of were easy to locate and “request” through the TLN system, but ordering books through WB was tedious.

I am again faced with the decision to “pay for services” at Milford, or wait to review the Commerce Township library plans.

Please let me know who holds this information so that we can discuss it. I would be happy to share my observations and perhaps be a volunteer in the library setup process.

Thank you for your efforts. The DDA is doing a hard job, and doing it very well.

— Richelle, Commerce Township

Dear DDA —

I recently received and read the recent DDA newsletter. I am very excited about the road expansion that was described for both M-5 and Haggerty. I am writing this letter in strong support of these expansions. Please continue your efforts at the fastest pace possible. In fact, I would prefer an even more aggressive plan where M-5 would be continued northward to M-59 in a highway configuration similar to what we have between 12 Mile and Pontiac Trail.

Thank you for your efforts,

— Steve Swanson, Commerce Township

Dear Commerce Township —

I would like to express my support for your work in correcting our roads in Commerce Twp. I live off Welsh Rd and I have have to leave 20 minutes earlier than I did before school started due to the increased traffic. I could spend 20 minutes traveling one mile if I leave too late.

Now, as we are all aware, we would like to have things as they were. Whatever that is. However, we also know that is not to be. Commerce Twp, is growing, and our roads adequate for traffic volume in years past are inadequate for today's volume.

When I hear people talk about not developing our roads, I am almost positive they do not drive during the morning or evening rush hour.

Again, thanks for your work pushing these improvements through. We appreciate your help!

— Dan Gertiser, Commerce Township