Dear Fellow Citizens:

It is with great pride in our community that I welcome you to the first issue of The Commerce Township Voice.

As Commerce Township Downtown Development Authority (DDA) director, it is important that I take the time to communicate some of the benefits of the plans and aspirations of the DDA and continue to instill a sense of pride in our community.  We want you to know that the DDA had and will have a progressive leadership role in enhancing the quality of life in our community. The work of the DDA is for the economic and environmental enhancement of the overall community and brings benefit to all of our Township.

The primary goal and objective of the DDA is to promote the economic health and stability of the Township.  Our mission is to improve the long-term economic viability, environmental integrity and overall vitality of our community for both the citizens and businesses in the area.

This newsletter has been initiated to bring you up to date information on the current DDA plans and to solicit your reaction to our efforts.  A new Web site will be launched in the next few weeks with information about the DDA, its issues, history and accomplishments. Look for a feedback email program with the site.  If your business has a website and you would like to provide a link to the DDA website, please call 248.851.3993.

I‘m delighted to have this open dialogue with you, e-mail me at: COMMTWPDDA@aol.com or write me at Commerce DDA, Commerce Township Hall, 2840 Fisher Avenue, Commerce Township, MI 48390. You can also reach me directly by phone at 248.895.4956.

Sincerely,

E. Wynn Berry
DDA Director

The Last 20 Years — Accomplishments of The Commerce Township Downtown Development Authority: 1984–2004

1984 : DEVELOPMENT

In 1984, 50% of the total land within the downtown district was identified as “vacant” land inside all zoning categories. Seventeen percent of the remaining land within the downtown district was designated for recreational use. Only 25% of the land, which was designated for commercial or industrial use in the master plan, was being used for those purposes.

From the 1950’s onward, development occurred throughout the Township. Light industrial property developed along Haggerty, Maple, Richardson, Oakley Park and Martin roads. However, the lack of strong utility infrastructure and the distance from the interstate system put Commerce Township at a competitive disadvantage with neighboring communities, which was reflected in the relative drop in the value of industrial properties. Shortly after the adoption of the initial plan in 1984, the DDA began the design and installation of a water system in the DDA. The system is designed to serve the entire township.

In the 20 years since the DDA was established, the number of residents in the downtown district has significantly increased. The estimated population in the downtown district in 1984 was approximately 90 residents. In 2003, the population had grown to more than 600.

Once the water system was well along, the DDA then negotiated for the sale of a moth balled sewer plant on Welch Road. The DDA then began the design and installation of a sewer system in the DDA. The Plan for the sewer system is designed to service the entire township and approximately 75% of White Lake Township.

The northwest corner of 14 Mile and Haggerty Roads was beginning to be developed in the late 1980’s, and with the advent of sewer and water continues as a first class, big box commercial development today.

1989 : FIRST AMENDMENT

The First Amended Development Plan was approved in March 1989. The project plan to construct a sewer system in the DDA along Laura Lane, Maple, West Oakley Park, Crumb, 14 Mile, Walnut Lake, Martin and Richardson Roads, as well as along Haggerty from Richardson to 14 Mile including some additional water mains.

A delay in progress occurred early in 1989 with discovery of an endangered species of fish, the red side dace, within Seely Drain. The DDA worked with the Michigan Department of Natural Resources and the Oakland County Public Works Department to develop a solution.

Despite the delays, the DDA began constructing sanitary sewers in 1990 and an addition to the wastewater treatment plant in 1995 with the remaining water and sewer systems completed in 1999.

By 1999, a great deal of progress occurred. With the advent of the construction of the M-5 connector from Novi north through Commerce, roughly parallel with Haggerty Road, much of the traffic that had used Haggerty Road and Novi Decker Roads to go north, now used M-5, with the abrupt terminus of M-5 at Pontiac Trail. Traffic snarls at rush hour became a common occurrence. Many of you who have tried at rush hour to exit or get onto M-5 from 14 Mile, 15 Mile or Pontiac Trail Roads are all too familiar with the scene. Huge delays are common at Pontiac Trail and Haggerty Roads as well as Pontiac Trail at Welch Road. Residential development within the Town-ship and surrounding communities has been expanding to the north and west for some time. Commercial activity has been increasing for some time and continues.

1998 : SECOND AMENDMENT

The Second Amended Development Plan was adopted in July of 1998 with proposed changes in land use prompted by the occurring progress. The new improvements included:
• Plan to relieve the congestion on Haggerty Road.
• Creation of a technological, commercial and an industrial park.
• Construction of aesthetic improvements, including the construction of pedestrian and bike pathways along Haggerty Road.
The improvements to the roadways in the Second Amended Plan would include utility infrastructure, replacement of signage, and the afore mentioned construction of walkways and bike pathways.

The DDA’s activities between 1998 and 2002 focused on relieving the traffic congestion of the area around Pontiac Trail, Haggerty Road, 14 Mile Road, 15 Mile Road and Richardson Road, as well as, exploring the acquisition and the development of land to enhance the economic vitality of the Township. In 2001, the Township acquired two parcels of land, one at the southwest corner of Oakley Park Road and Haggerty Road, and one about 2,000 feet south of Oakley Park Road to be used for right-of-way and storm water detention with the excess land to be sold for development according to the master plan.

With the completion of M-5 to Pontiac Trail , the traffic problem became apparent and in 2003, the Township sold its option rights to 47 acres at M-5 and Pontiac Trail owned by the Huron Clinton Metropolitan Park Authority to the DDA. The extra funds from the sale to the DDA enabled the Township to purchase the approximately 70 acre Dodge Park property, adjacent to 49 acres already acquired by the Township and keep the land available for recreational use. By controlling to whom land is sold, placing restrictions and conditions on development, the DDA, along with the Planning Commission and the Township Board of Trustees, can manage the impact of future development in the area on traffic, fragile environmental conditions and surrounding neighborhoods.

2003 : THIRD AMENDMENT

On June 11, 2003, the Township adopted the Third Amended Development Plan. Improvements to Pontiac Trail near M-5 and the relocation and construction of aesthetic improvements are part of the plan. A traffic study requested by the DDA determined the need and means for alleviating massive traffic congestion at the M-5/Pontiac Trail intersection. Also included in the plan is construction of new municipal facilities, improvements to Haggerty Road from Union Lake Road to 14 Mile Road, additional public and/or private roads, and other infrastructure improvements to accommodate existing and emerging development, preservation of wetlands and the creation of parks.

In addition to bringing these good works to fruition, the DDA is overseeing development of El Dorado Golf Course and the Links at Pinewood to create 80 to 90 acres of open space, the creation of a lifestyle center and the extension of Martin Road. Management of these tasks, as well as the recent Planned Unit Development Amendment to the Zoning Ordinance will further ensure a prosperous and environmentally sound development of the land.

DDA Tackles a Tough Project for the Community

Why is this project so important to the Commerce Township? Because statistics tell us we have to affect the changes we desperately need or our community will stagnate in a sea of vehicles and slip backward economically. As a result we will see higher taxes, a need for more services and a reduction in tax base.

The problem is that traffic congestion is here. The problem is that no one predicted what would happen in the year 2000 back in the late teens and early 1920’s — when most all of the land around Union Lake was developed on 50 foot lots for summer cottages. The problem is, we now have to devise a way to move all of the traffic through our roads, and still deal with those challenges created in the 1920’s. The question is — will we solve the problem or just sit here and watch our community strangle to death in traffic snarls created by 1920 roads trying to handle 2004 traffic loads? DDA area is shaded as shown on map.

Early Residents Inspire DDA Progress

In 1950, the population of Commerce Township was 7,421, encompassing all of what is now Commerce Township plus the Village of Wolverine, the City of Walled Lake and the northern four square miles of the City of Wixom. In the years 1954, 1955 and 1956, the Village of Wolverine, the City of Walled Lake and the City of Wixom each incorporated, separating themselves from the Township of Commerce, reducing the Township from over 36 square miles to just over 28 square miles today. In the 2000 census, Commerce Township’s population was 30,349 persons; 4,415 in Wolverine Lake Village; 6,713 in Walled Lake; and approximately 9,520 in the four square mile portion of Wixom, originally lying in Commerce Township, for a total of 51,087 persons — a growth of almost 700% in 50 years.

What may be surprising to many is that fifty percent of the land platted for development in Commerce Township occurred before 1930. In the 1900s, teens and twenties, Commerce Township was a booming resort area with thousands of vacation homes on and around the lakes, many with cottages built on 40, 50 and 60 foot lots. The conversion of these cottages from vacation spots to year round homes began in the depression years and dramatically increased following World War II (1920 population 914; 1930 population 1,789; 1950 population 7,421).

In 1957, the voters of Commerce Township sought to improve the Township‘s roadways by voting two mills per thousand of equalized value for ten years to pave local county roads. The Road Commission of Oakland County agreed to match the funds raised by the two mill assessment. The program was so successful that voters in 1967 voted the two mills in for another ten years to complete the paving projects. The voters’ foresight and commitment to the Township in the 1950’s and 1960’s served everyone well until the 1990’s when the accumulated population growth in Commerce Township and surrounding areas began to cause an overload in the road system that has served the community since the 1930’s. In the last year, the situation has further deteriorated with the construction of M-5, terminating at Pontiac Trail.

The Downtown Development Authority is taking the lead and tackling the most urgent traffic problems and is establishing a strong economic tax and employment base. The DDA will be extending Martin Road south to Pontiac Trail, improving the M-5 / Pontiac Trail intersections to relieve the mile long traffic backups on M-5, Pontiac Trail, Haggerty Road and Welch Roads and is prepared to finance the improvement of Haggerty Road to five lanes from Fourteen Mile Road north to the intersection of Richardson Road and Union Lake Roads.

When 96 acres of the Huron Clinton Metropolitan Authority land from M-5 and Pontiac Trail to South Commerce and Glengary Roads were going to be sold, Commerce Township and the Downtown Development Authority purchased the land, preserving over half of it for recreational use. In addition, both the El Dorado and The Links of Pinewood Golf Courses became available for sale. The Downtown Development Authority purchased the El Dorado Golf Course and has a purchase agreement with the owners of the Links of Pinewood. Along with improving the traffic flow in the M-5 / Pontiac Trail area, a life style shopping center is planned to occupy a portion of the former El Dorado and Huron Clinton Metropolitan Authority land. The Downtown Development Authority is requesting the support of its citizens in these undertakings. These improvements will help, but more improvements in our roadways are needed to move traffic through Commerce in a timely and uncongested fashion. In 1965, a two mill assessment raised $152,000.00 a year while today two mills would raise in excess of $3,200,000.00. We want to continue the progress our early residents strove to achieve and create a better community for those who live here today.

Environmental Impact Studies Slated for Development Areas

As with any significant construction project, environmental challenges must be addressed. Fortunately for Commerce Township the DDA proposed road improvements and development plan is one such that we can provide 80 to 90 acres of open space, passive and active recreational opportunities, along with pedestrian and bike paths creating a tremendous place to live work and enjoy. Roadways must be improved to facilitate a safer and more efficient traffic route while minimizing the environmental impact on socially important community centers, historic sites, wetlands, lakes, woodlots and undisturbed areas.

The recently acquired area around the Huron Clinton Metropolitan Park Authority property, Eldorado golf course and the Links of Pinewood golf course are of significant interest at this time. Understanding these environmentally sensitive areas has necessitated an environmental impact study. Lead by the DDA and Giffels-Webster engineering, Applied Science & Technology, Inc. is performing a study to determine a baseline water quality analysis of surface water coming into the site, and leaving the site under current use. The study will include environmental observations of floodplains, wetlands, watercourses, water quality, woodlands and groundwater. Additional studies will cover noise impact, air quality, threatened and endangered species, historical and archaeological importance, and land use. The intent of these initial studies is to be proactive in defining the surface water quality now, and forecasting what it will be in the future.

The environmental impact of the development is of the DDA properties interest and focus to the Commerce Township DDA. The retention of open spaces, floodplains and wetlands has been carefully planned by the DDA. Recreational activities both passive and active for portions of these areas are being reviewed as well.