Development ProgramDevelopment Programfor thefor the

HOLLYWOOD HOLLYWOOD ROADROAD

CORRIDORCORRIDOR

Corridor Planning CommitteeCorridor Planning Committee

Planning Committee Members

Ronald Griffin, St. Joseph Charter TownshipRoger Seely, St. Joseph Charter TownshipSteve Tilly, Royalton TownshipWilliam Foust, Royalton TownshipDan Fette, Berrien County Community

Development

Advisors

Tim Fenderbosch, St. Joseph Township ManagerJim Soteriou, Royalton Township ManagerKatie Montoya, Berrien County Community Development Department

Formed January 2007

The CorridorThe CorridorStudy BoundaryStudy Boundary

Planning MissionPlanning Mission

1.1. To provide aTo provide a common voice for the common voice for the planning and economic development planning and economic development marketingmarketing needs of the Hollywood Road Corridor, needs of the Hollywood Road Corridor, located in St. Joseph Charter and Royalton Townships.located in St. Joseph Charter and Royalton Townships.

2.2. Create the opportunity for synergy and cooperation Create the opportunity for synergy and cooperation

between the two Townships and Berrien County tobetween the two Townships and Berrien County to maximize the ability to attract maximize the ability to attract future, new jobs and investmentfuture, new jobs and investment into into the Corridor. the Corridor.

Study ObjectivesStudy Objectives

1.1. Form the basis for mutual Form the basis for mutual coordination of land use coordination of land use planning effortsplanning efforts between the two Townships and when between the two Townships and when required, local governments within the Greater Twin-Cities required, local governments within the Greater Twin-Cities area.area.

2.2. Provide a basis for Provide a basis for coordinated public capital coordinated public capital improvements and infrastructure investmentimprovements and infrastructure investment necessary for development to occur within the Corridor.necessary for development to occur within the Corridor.

3.3. Provide the basis for a Provide the basis for a coordinated multi-coordinated multi-government economic development marketing government economic development marketing efforteffort to attract new development to locate within the to attract new development to locate within the Corridor.Corridor.

4.4. Provide for Provide for unified management for future unified management for future planning and development implementationplanning and development implementation to to maximize current and future development opportunities within maximize current and future development opportunities within the Corridor.the Corridor.

The Study ProcessThe Study Process& Report Contents& Report Contents

Section 1 & 2 –Section 1 & 2 – EXISTING LAND USE,EXISTING LAND USE, MASTER PLAN AND ZONING MASTER PLAN AND ZONING ANALYSISANALYSIS

► Existing Land Use Analysis Existing Land Use Analysis ► Master Plan AnalysisMaster Plan Analysis► Zoning Ordinance Regulations Zoning Ordinance Regulations

AnalysisAnalysis► Analysis of Zoning Ordinance to Analysis of Zoning Ordinance to

Determine EntitlementsDetermine Entitlements

Section 3 -Section 3 - BUILD-OUT ANALYSISBUILD-OUT ANALYSIS► The “Build-Out” Planning ConceptThe “Build-Out” Planning Concept► Assumption EmployedAssumption Employed► Result of Analysis - EntitlementsResult of Analysis - Entitlements► Schedule of DevelopmentSchedule of Development► Conditions and Limitations of AnalysisConditions and Limitations of Analysis

Section 4 -Section 4 - TRANSPORTATION ANALYSISTRANSPORTATION ANALYSIS► MDOT - Different AssumptionsMDOT - Different Assumptions► Results of Transportation ModelingResults of Transportation Modeling► Conclusions Conclusions

The Study ProcessThe Study Process & Report Contents & Report Contents

Section 7Section 7 - - FINANCIAL ANALYSISFINANCIAL ANALYSIS► Sources of Funds for Sources of Funds for

Infrastructure InvestmentInfrastructure Investment► Corridor Improvement AuthorityCorridor Improvement Authority

Financial ModelFinancial Model► Results of Feasibility Analysis Results of Feasibility Analysis

Section 8 –Section 8 – IMPLEMENTATION IMPLEMENTATION RECOMMENDATIONSRECOMMENDATIONS

► Introduction and StrategyIntroduction and StrategyFoundation PrinciplesFoundation Principles

► Implementation StrategyImplementation Strategy

FINDINGS AND FINDINGS AND CONCLUSIONSCONCLUSIONS

1.1. Land Use Land Use

2.2. Public SuppliedPublic SuppliedInfrastructureInfrastructure

3.3. Project FinancingProject Financing

4.4. Project Project ImplementationImplementation

TOTAL NEW BUILDING CONSTRUCTION

0

500,000

1,000,000

1,500,000

2,000,000

2009

2010

2011

2012

2013

2014

2015

2016

2017

2018

2019

2020

Year

An

nu

al N

ew C

on

stru

cted

B

uil

din

g S

apce

Sq

. F

t.

ANNUAL TIF REVENUE

0

500,000

1,000,000

1,500,000

2,000,000

2,500,000

3,000,000

2010

2012

2014

2016

2018

2020

2022

2024

2026

2028

Year

Do

llar

s

Land UseLand Use

1.1. Commercial, industrial and retail uses identified as Commercial, industrial and retail uses identified as desired land uses in the Corridor. desired land uses in the Corridor.

2.2. Corridor study area changed to eliminate future Corridor study area changed to eliminate future residential development parcels.residential development parcels.

3.3. A single planning and economic development A single planning and economic development administration is in the best interest of both administration is in the best interest of both Townships.Townships.

4.4. A single zoning district is needed to define A single zoning district is needed to define permitted and allowable uses and for unified land permitted and allowable uses and for unified land development standards.development standards.

Land UseLand Use

5.5. Concluded that Royalton Township’s new zoning Concluded that Royalton Township’s new zoning ordinance has a district that could serve as a model, but ordinance has a district that could serve as a model, but that a new zoning district would likely be required for that a new zoning district would likely be required for optimum land use management.optimum land use management.

6.6. Concluded a Joint Municipal Planning Commission, based Concluded a Joint Municipal Planning Commission, based on a sample intergovernmental agreement, is needed to on a sample intergovernmental agreement, is needed to establish a new joint planning commission to master plan establish a new joint planning commission to master plan and administer zoning with each respective Township and administer zoning with each respective Township Board retaining final zoning approval authority.Board retaining final zoning approval authority.

7.7. Projected, based on zoning entitlements, development at Projected, based on zoning entitlements, development at “build out” would contain 2.2 million square feet of “build out” would contain 2.2 million square feet of building space which building space which couldcould be fully developed before be fully developed before 2020 according to projections offered by each Township.2020 according to projections offered by each Township.

8.8. Estimated that Corridor employment at “built out” would Estimated that Corridor employment at “built out” would be 22% retail, 60% office and 18% industrial.be 22% retail, 60% office and 18% industrial.

Public Supplied InfrastructurePublic Supplied Infrastructure

1.1. Confirmed that the Drain Commissioner will install a Confirmed that the Drain Commissioner will install a major new drain and other upgrades to existing major new drain and other upgrades to existing storm water management system for “build-out”.storm water management system for “build-out”.

2.2. Identified street/road improvements via MDOT Twin Identified street/road improvements via MDOT Twin CATS transportation modeling for low, medium and CATS transportation modeling for low, medium and “build-out” employment assumptions, specifically “build-out” employment assumptions, specifically intersection and lane additions to improve capacity intersection and lane additions to improve capacity and turning movements on Hollywood Road and and turning movements on Hollywood Road and Maiden Lane plus construction of an extension to Maiden Lane plus construction of an extension to Palladium Drive.Palladium Drive.

3.3. Established road improvements required for three Established road improvements required for three incremental periods of corridor development.incremental periods of corridor development.

4.4. Projected type and timing of water and wastewater Projected type and timing of water and wastewater improvements required for “build-out”.improvements required for “build-out”.

Public Supplied InfrastructurePublic Supplied Infrastructure

5.5. Established type and timing of committee desired Established type and timing of committee desired streetscape and walkway/pathway improvements.streetscape and walkway/pathway improvements.

6.6. Projected infrastructure improvement cost Projected infrastructure improvement cost approximating $23 million.approximating $23 million.

7.7. Developed schedule for incremental infrastructure Developed schedule for incremental infrastructure investment based on schedule of development within investment based on schedule of development within the Corridor.the Corridor.

8.8. Noted need for area wide coordination of waster Noted need for area wide coordination of waster water infrastructure treatment capacity to assure water infrastructure treatment capacity to assure future treatment capacity is available to future treatment capacity is available to accommodate Corridor development..accommodate Corridor development..

Project FinancingProject Financing1.1. Reviewed formation of a Corridor Improvement Authority (CIA) Reviewed formation of a Corridor Improvement Authority (CIA)

that would have ability to use tax increment financing (TIF) and that would have ability to use tax increment financing (TIF) and made recommendation that a CIA be formed.made recommendation that a CIA be formed.

2.2. Prepared a TIF financial analysis indicating potential revenue of Prepared a TIF financial analysis indicating potential revenue of $30 million over 20 years under the assumption that development $30 million over 20 years under the assumption that development occurs according to the schedule determined by each Township.occurs according to the schedule determined by each Township.

3.3. Identified state/federal transportation, Michigan Department of Identified state/federal transportation, Michigan Department of Natural Resources (MDNR), County Drain Commission and Natural Resources (MDNR), County Drain Commission and Township funding which could be used to finance projects.Township funding which could be used to finance projects.

4.4. Concluded the project is “financially feasible” under assumptions Concluded the project is “financially feasible” under assumptions employed, however, the ability of a CIA to secure debt based on employed, however, the ability of a CIA to secure debt based on the proposed schedule of future development would likely require the proposed schedule of future development would likely require “full faith credit enhancement of Township general fund tax “full faith credit enhancement of Township general fund tax revenue” to secure bonded indebtedness.revenue” to secure bonded indebtedness.

5.5. Discussed use of Berrien County Board of Public Works financing Discussed use of Berrien County Board of Public Works financing abilities in lieu of CIA and grant based funding approach. abilities in lieu of CIA and grant based funding approach.

Project ImplementationProject Implementation

1.1. Establish a Joint Municipal Planning Commission to be Establish a Joint Municipal Planning Commission to be known as the “Hollywood Road Joint Planning known as the “Hollywood Road Joint Planning Commission”.Commission”.

2.2. Prepare Master Plan as a Sub-area Plan of Township Prepare Master Plan as a Sub-area Plan of Township Master Plans. Master Plans.

3.3. Prepare a Single-purpose Zoning Ordinance District for Prepare a Single-purpose Zoning Ordinance District for inclusion into Each Township Zoning Ordinance.inclusion into Each Township Zoning Ordinance.

4.4. Establish a Corridor Improvement Authority with tax Establish a Corridor Improvement Authority with tax increment financing capability. increment financing capability.

5.5. Assign economic development marking and Assign economic development marking and infrastructure development responsibilities to the infrastructure development responsibilities to the Corridor Improvement Authority. Corridor Improvement Authority.

6.6. Finalize financial strategy and gain funder Finalize financial strategy and gain funder commitments.commitments.

Reality CheckReality Check

Deerwood Park Vintage 1985/6

Deerwood Park - 2008Deerwood Park - 2008

Thank YouThank You

Chuck EckenstahlerMcKenna Associates151 Rose Street, Suite 920Kalamazoo, MI 49007269-3824443219-861-2077 (direct)

Project Director