MCKENNA

January 24, 2019

Planning Commission Charter Township of Lyon 58000 Grand River Ave. New Hudson, Ml48165

Subject:

Location:

Applicant:

AP-18-56; Cider Mill Village Planned Development Conceptual Plan Review #1 Based on plans dated October 24, 2018

Pontiac Trail and Silver Lake Rd

Pinnacle Homes by M/1 Homes

Dear Planning Commissioners:

Pinnacle Homes by M/1 Homes ("applicant") proposes to construct a mixed-use residential development on 264.4 acres of land located on nine (9) parcels at and around the intersections of Silver Lake Road & Kent Lake Road and Silver Lake Road & Pontiac Trail. The proposed development surrounds three (3) parcels that are not to be included in the proposed development. These three (3) parcels include the CVS at the southwest corner of Silver Lake Road and Pontiac Trail , Crossroads Community Church on the east side of Pontiac Trail, and a single-family residence on the south side of Silver Lake Road.

The applicant proposes to relocate and re-align Kent Lake Road to connect directly to Pontiac Trail , which is illustrated on the plans. This connection will allow access between the two roads without having to make the turn, therefore improving the north-south traffic flow in that area. Please refer to our additional comments regarding the Traffic Impact Study later in this review letter.

Project Description The applicant proposes a mixed-use development that is intended to be a residentially-oriented community of mixed density housing options. The development includes retail, office or municipal use, recreation, apple orchard, and residential (townhomes, active adult villas, single-family, and estates) .

In summary, the applicant proposes the following : • 241 single-family homes as follows:

o 71 detached homes on 90ft. x 150 ft. lots, located in the southeast part of the development o 82 detached homes on 70 ft. x 120 ft. lots, located in the southwest part of the development o 88 attached town homes (22 buildings with 4 attached units each) , located in the northwest part of the

development • 146 single-family active adult homes as follows:

o 54 detached homes on 60 ft. x 120 ft. lots, located in the southwest part of the development o 92 detached homes (villas) , located in the southwest part of the development

• 192 village flat units/apartment units (1 0 16-unit buildings and 4 8-unit buildings) , located in the northwest part of the development

HEADQUARTERS

235 East Main Street Suite 105 Northville, Michigan 48167

0 248.596.0 920 F 248.596.0930 MCKA.COM Communities for real life.

-• A mix of non-residential uses in the southwest part of the development, including part of the current

orchard, retail, restaurant, recreation center, community garden, event center, and community buildings. • Retail and office uses in the northeast part of the development. • 129.4 acres (52% of the site) of open space.

Geographically, the specific areas of the development (i.e., northeast, southeast, southwest, and northwest of the proposed Kent Lake Road/Pontiac Trail intersection) are summarized as follows:

• Northeast Part: Retail and office uses proposed. • Southeast Part: Single-family residential (90ft. x 150ft. lots) proposed. • Southwest Part: Mixed use proposed, including detached single-family homes, detached single-family

active adult homes and villas, orchard, retail, restaurant, recreation center, community garden, event center, and community buildings.

• Northwest Part: Attached townhomes and village flat units/apartments.

The applicant is seeking Planned Development approval, which involves three (3) stages: Conceptual Review, Preliminary Review, and Final Review. At each step both Planning Commission and Township Board review is required.

Planned Development Process Conceptual Review, which is the current stage of the Cider Mill Village PD review process, gives the Planning Commission and Township Board an opportunity to offer comments and suggestions before the site plans are completely developed by the applicant. This step also provides the applicant an opportunity to gather information from the Planning Commission and Township Board that is necessary to prepare a formal site plan, which is reviewed at Preliminary Review. No action is taken by the Planning Commission or the Township Board at the Conceptual Review step.

The next stage, Preliminary Review, is the most important step in the review process because it is at this step that the number of units, proposed uses, and the road/pedestrian layout are established, the amount of open space is determined, and other project details are decided upon. At the Preliminary Review step, the Planning Commission holds a public hearing. Both the Planning Commission and the Township Board are required to take action, approving or denying a Preliminary Review plan at that time.

Final Review is the step at which loose ends are tied up and the Planned Development Agreement is drafted and approved. The Planning Commission is required to review the final plans and Agreement and make a recommendation to the Township Board. Because a Planned Development is a Zoning Map amendment, the Township Board has the authority to take final action.

Existing Land Use, Zoning District, and Future Land Use Classifications The subject site is mostly occupied by Erwin Orchards and Cider Mill, and is zoned R-1.0, Residential-Agricultural in its entirety. There are several structures on the subject site for the operation and maintenance of the working orchard. The subject property is designated Single Family Residential A on the Future Land Use Map, which provides for development at a density up to 1.25 units per acre, corresponding to R-1 .0 zoning classification. The site is surrounded mostly by single-family residential land uses, with a CVS at the southwest corner of Silver Lake

Charter Township of Lyon · Cider Mill Village PD Conceptual Review January 24, 2019

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-Road and Pontiac Trail and Crossroads Community Church on the east side of Pontiac Trail. Please refer to the following table for a summary of the existing land use, zoning, and Master Plan Future Land Use classifications of the subject site and surrounding sites. Maps of the existing Zoning Districts and Future Land Use classifications, including a comparison to the project boundary, are at the end of this review letter.

EXISTING LAND USE ZONING FUTURE LAND USE

Subject Parcels Erwin Orchard and Cider R-1 .0, Residential-Agricultural Single Family Residential Mill, with one existing A (up to 1.25 units/acre) home, and mostly vacant land.

Adjacent Areas Single-Family Residential R-0.5, Single Family Residential Single Family Residential Northeast of Kent (including Cobblestone (Cobblestone Village) D (>2.5 units/acre) Lake Rd./Silver Lake Village and Glynn Lee Ct.) Rd. Intersection and Vacant R-1.0, Residential-Agricultural Single Family Residential

A (up to 1.25 units/acre) Adjacent Areas Vacant Lot, Kent Lake R-1 .0, Residential-Agricultural Single Family Residential Northwest of Kent Elementary School; Single- A (up to 1.25 units/acre) Lake Rd./Silver Lake Family Residential Public & Quasi Public Rd. Intersection Land (Kent Lake

Elementary School) Adjacent Areas Single-Family Residential R-0.5, Single Family Residential Single Family Residential Southeast of Pontiac (including Martindale (Martindale Meadows and B (up to 2.0 units/acre) Trail/Silver Lake Rd. Meadows; Emelbe Pond, Emelbe Pond) Single Family Residential Intersection and Deer Creek Farms) D (>2.5 units/acre)

and Crossroads Community Church R-1 .0, Residential-Agricultural Public & Quasi Public

(Crossroads Community Church Land (Crossroads and Deer Creek) Community Church)

Single Family Residential A (up to 1.25 units/acre)

Adjacent Areas CVS and Single-Family B-2, Community Business (CVS) Retail Service/Office (CVS Southwest of Pontiac Residential (including Trail/Silver Lake Rd. Newman Farms and R-0.5, Single-Family Residential Single Family Residential Intersection Orchard Edge Estates) (Orchard Edge Estates) C (up to 2.5 units/acre)

R-0.3, Single Family Residential (Newman Farms)

R-1.0, Residential-Agricultural Single Family Residential B (up to 2.0 units/acre) Single Family Residential A (up to 1.25 units/acre)

Charter Township of Lyon · Cider Mill VIllage PO Conceptual Review January 24. 2019

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-Eligibility Criteria To be eligible for Planned Development approval, Section 7.02 of the Zoning Ordinance requires the applicant to demonstrate that eight (8) criteria will be met. We have reviewed the Cider Mill Village Planned Development based on these criteria and offer the following comments:

1. Recognizable Benefits. The planned development shall result in recognizable and sufficient benefit to the ultimate users of the project and to the community, and shall result in a higher quality of development than could be achieved under conventional zoning. In the application submittal package, the applicant cites the following benefits from this project:

a. Preservation of the existing Erwin Orchard and Cider Mill operation. According to application, the proposed development preserves 12 acres of the apple orchard and rehabilitates the existing retail store. A store operator will be in place to run the orchard and cider mill operations. Because the proposal is at the Conceptual Review stage, we have not yet received any formal terms or land use restriction language for consideration .

b. Relocation and realignment of Kent Lake Road. The existing alignment of Kent Lake Road has been noted in the 2012 Lyon Township Master Plan as a roadway interchange needing improvement. Specifically, straightening the jog in Kent Lake Road has been noted as a point of traffic congestion and confusion . The applicant proposes to reconfigure the intersection at Kent Lake Road and Pontiac Trail, which would realign Kent Lake Road to the east in order to create a four-way intersection at Pontiac Trail and Silver Lake Road. The reconfiguration of such a popular intersection has the potential to alleviate traffic concerns, provided the traffic impact study is acceptable to the Township's engineers and the road design is acceptable to the Road Commission for Oakland County.

c. Provide Village Center. The applicant proposes to rehabilitate three (3) existing structures that will be integrated into the overall Village Center. The applicant proposes these structures to support community functions (dance studios, community organizations, farmers markets, etc.). It is unclear whether these buildings would be classified as commercial buildings pursuant to the plans and Fiscal Impact Analysis.

d. Provide Municipal Building Property. The applicant proposes approximately 14.7 acres for low­rise office facilities and/or municipal uses. The applicant proposes to allocate one building pad within the office facilities to be donated for a future municipal use by Township or other Township approved government entity. We are not aware of any Township plan or proposal for a municipal use at this site. At the present Conceptual Review stage, the Township Board can discuss the municipal use proposal in more detail with it reviews the Conceptual Plan.

e. Provide Township Ladder Truck funding. The applicant proposes to contribute funding for the specific use of purchasing a ladder truck for the Lyon Township Fire Department. While contributions to a ladder truck fund would be beneficial to the entire Lyon Township community and would service more than just Cider Mill Village, the Planning Commission and Township Board should determine whether the benefit of this contribution should justify additional density for the proposed project.

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-2. Minimum Size. The minimum size of a planned development shall be forty (40) acres of

contiguous land. While the site measures 264.4 acres in size, the site consist of land on all four corners of the existing and proposed road intersections. The land northwest of the intersection of Kent Lake Road and Silver Lake Road is under 40 acres. The Zoning Ordinance defines a "Lot, Contiguous" as "Lots adjoining each other." The Zoning Ordinance does not clearly define what adjoining land is. If the Planning Commission and Township Board determine that all nine (9) subject parcels are contiguous and adjoining, then this standard is met; however, if the Planning Commission and Township Board determine that land across a road is not contiguous, then the applicant must apply for a waiver to include the land northwest of the intersection of Kent Lake Road and Silver Lake Road.

3. Use of Public Services. The development shall not result in an unreasonable increase in the use of public services, facilities, and utilities; shall not create a demand that exceeds the capacity of utilities; and shall not place an unreasonable burden upon the subject site, surrounding land, property owners and occupants, or the natural environment. There are three (3) major aspects to this requirement regarding public services:

a. Water and Sanitary Sewer Services. The applicant proposes to connect to Township water and sanitary sewer utilities. We will defer to the Township Engineer regarding the water and sewer system capacity, availability of REUs, and other impacts on the water and sewer system.

b. Roads. A traffic impact study was completed by Rowe Professional Services Company (dated October 11, 2018) and included with the Planned Development application. The Township Engineer, CES, has engaged the services of a transportation engineering firm, GHD, to review the transportation impact study and the electronic data files of the study. GHD's review letter (dated January 11, 2018) is included with CES's review letter (dated January 17, 2019), and we will defer to both regarding the traffic impact study. GHD noted that the traffic impact study requires additional information before it can be reviewed, and CES recommended that the applicant apply to the Road Commission for Oakland County for conceptual approval of the realignment of Kent Lake Road prior to Preliminary PO review.

c. Stormwater Management. We will defer to CES's letter of January 17, 2019 regarding stormwater management.

4. Compatibility with the Master Plan. The development shall not have an adverse impact upon the Master Plan for the Township. However, the Township may approve a Planned Development proposal that includes residential density that is not called for on the Future Land Use Map, provided that the Township Board, upon receiving a recommendation from the Planning Commission, determines that such a deviation is justified in light of current planning and development objectives. The subject site in its entirety is designated Single Family Residential A on the revised Future Land Use Map of the Lyon Township Master Plan, which was originally adopted in 2012. The most recent amendment to the Master Plan, which was adopted in December 2015, examined this area (including the subject parcels) in Study Area 5, and concluded that the Future Land Use classification of this parcel is Single Family Residential A. The Future Land Use classification of Single Family Residential A corresponds to R-1 .0 zoning, with and without utilities, which is a density of up to 1.25 units per acre. The Cider Mill Village development proposes a density of 2.3 units per acre, which exceeds the desired density of the district by more than 1 additional unit per acre. As noted later in this

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-letter, the proposed density exceeds the allowable density of the required parallel plan by a greater margin.

The 2015 amendment to the Master Plan states the following regarding Study Area 5:

Upon studying the northwest comer of the Township, the Planning Commission found that, like the Ten Mile Road corridor, it faces the constraints of high traffic volumes on an inadequate 2-lane road system. The transportation difficulties are compounded by the offset of Kent Lake Road and Pontiac Trail, so a continuous route to 1-96 is lacking. Based on these considerations, the Planning Commission concluded it would be prudent to designate the undeveloped lands as Single Family Residential A, recognizing that reevaluation of this designation may be in order if solutions to the road inadequacies were implemented.

As noted above, the applicant proposes to reconfigure the intersection at Kent Lake Road and Pontiac Trail, which would realign Kent Lake Road to the east to create a four-way intersection at Pontiac Trail and Silver Lake Road. We recommend that this realignment proposal be studied by the Township Engineer, the Township's traffic engineering consultant, and the Road Commission for Oakland County to determine the impact on traffic flow and safety. If the proposed road realignment is deemed sufficient in addressing the traffic concerns noted in the Master Plan at this intersection area, the Planning Commission and Township Board should evaluate whether the Future Land Use classification of Single Family Residential A is still appropriate for the subject site in light of the proposed traffic improvements.

5. Economic Impact. The proposed development shall not result in an unreasonable negative economic impact on surrounding properties. At Conceptual Review, it is difficult to determine the impact of the proposed project on the surrounding properties without additional information such as a full site plan, storm water review, and full landscape plan , all of which are required at Preliminary Review. Additionally, a traffic impact study is required at Conceptual Review, and GHD requires additional information before it can review the traffic impact study.

At Conceptual Review the applicant is required to provide an analysis of the fiscal impact (costs and revenues) of the proposed planned development on the Charter Township of Lyon and the school district in which the development is located. The applicant has provided a fiscal impact analysis, though the millage rates and budget numbers in the applicant's fiscal impact study are outdated. We have prepared a draft fiscal impact analysis based on the applicant's projected property values, using the Township's current budget and millage rates. Our fiscal impact analysis is attached at the end of this review letter, a summary of wh ich is as follows (expenses based on an equal expenditure of the Township budget per resident) :

• General Fund: - $26,363.63 annually • Library Operating Fund: + $38,451 .28 annually • Police Fund: + $187,554.76 annually • Fire Operating Fund: + $62,353.11 annually • Fire Debt: +$36,867.75 annually

We recommend that the applicant use the current Township 2019 budget figures and millage rates, and compare their revised fiscal impact analysis with our initial analysis. Once the figures and calculations

Charter Township of Lyon · Cider Mill Village PD Conceptual Review January 24, 2019

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-are updated, we will share the fiscal impact analysis with the South Lyon Community Schools and request information regarding additional projected costs of SLCS for the anticipated 239 students.

6. Usable Open Space. The proposed development shall contain at least as much usable open space as would otherwise be required by the underlying zoning. Section 7.03(1) of the Zoning Ordinance requires a minimum off 20% of the gross area of the site (i.e., 52.88 acres of the 264.4 gross acres of the site) to be set aside for usable open space. No more than 25% percent of the required usable open space (i.e., 13.22 acres of the 52.88 acres of open space) may include the area of any water bodies or wetlands which are covered only periodically with standing water (such as hardwood swamps or wet meadows). Also, the required usable open space must exclude road easement/right-of-way, commercial recreation uses, and the area of any stormwater ponds.

The Amenities & Open Space Plan on Sheet 05 calculates the open space at 129.4 acres (51 .88%). While the minimum open space requirement is satisfied, we recommend that the Amenities & Open Space Plan show the wetland areas (including calculations) and exclude any ineligible areas (e.g., wetlands in excess of 25% of the open space, stormwater ponds, road easements/rights of way, and commercial recreation) . We also recommend that the plans include a more detailed breakdown of the open space areas that will not be owned by the association to determine if those areas are eligible as open space.

7. Preservation of Natural Features. The proposed development shall preserve distinctive natural features on the site to the maximum extent feasible (e.g., woodlands, wetlands, rolling topography, natural drainage courses, etc.). Planned Developments must comply with the Township's Tree Protection Ordinance. The proposed development preserves 12 acres of the existing apple orchard, along with the existing cider mill which is proposed to be preserved and rehabilitated as the orchards store. The preserved apple orchard is separated into three (3) areas throughout the planned development, with an event center and new corn maze to be located near the largest segment in the west part of the development. The smaller two (2) areas of apple orchard are connected via the trail, with one area located east of the community garden and the other area between a community building and restaurant. While the separation may contribute to the appeal of the overall development, it would be more beneficial to visitors and owners to have the apple orchard located in one larger area. Maintenance and responsibility of care of the apple orchard must be addressed, especially with smaller areas that may become neglected over time.

There is rolling topography in many areas of the site, with some steeper topography north of Silver Lake Road. There is development proposed in these areas, so additional information will be required at the time of Preliminary Review with respect to the topographic impacts of the site and adjacent sites.

There are wetland areas in the area of the site northeast of the intersection of Kent Lake Road and Silver Lake Road. The impact on these wetlands is unknown at this time, and it also unknown if the proposed development in this area would comply with the required 25-foot wetland setbacks.

Most, if not all, of the subject parcels are exempt from the Tree Protection Ordinance, as many agricultural parcels in the township are identified as exempt from the Tree Protection Ordinance due to their historically agricultural uses. Nevertheless, the site is required to comply with all landscaping and screening requirements of the Zoning Ordinance when the site plan is developed at Preliminary Review.

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-8. Unified Control. The proposed development shall be under single ownership or control such that

there is a single person or entity having responsibility for assuring completion of the project OR if there if there is more than one owner there shall be a commitment in writing by each owner/entity to work in unison to complete the project in complete conformity with the Ordinance. Pinnacle Homes has submitted the application for the proposed Cider Mill Village Planned Development. In Lyon Township, Pinnacle has built homes in Kirkway Estates, Legacy of Lyon, and is currently developing the Oak Ridge PD project. Due to the nature of the proposed mixed-use development, if there are additional owners or entities that will be owning or sharing development responsibility of the project, the Township will require a written commitment from each entity detailing the scope of project responsibility.

Parcel21-07-200-032 is included on the Conceptual Plans but is not included in the application. The applicant must include this parcel in the application and provide the deed.

Project Design Standards Section 7.03 of the Zoning Ordinance includes several project design standards that Planned Developments must meet. While many of these design standards are noted above and/or will be determined during Preliminary Review, we have additional comments on the following project design standards at this time:

1. Permitted Uses. The predominant use on the site, based on acreage, must be consist with the Future Land Use Map of the Master Plan and Zoning Map. Residential, neighborhood commercial, office, and public uses may be developed together in a Planned Development, provided the uses are compatible and complementary, demonstrating good design and planning principles. Where the underlying zoning district is residential, nonresidential uses may be permitted as part of the PD provided that such nonresidential uses occupy a maximum of 20% of the buildable acreage of the site. The predominant use of the site is residential, with a mix of single-family, senior active living, and attached residential products. The preservation of the orchard and cider mill is a beneficial feature of the development, but more information is required for the nonresidential uses including proposed ownership and any use restrictions. Although the nonresidential uses of the site are less than 20%, we have concerns regarding the compatibility of the nonresidential uses with surrounding properties, specifically in the northeast part of the site where retail and office uses will abut residential uses. The nonresidential uses in the southwest part of the site are interior to the development and is adjacent to one existing neighboring residence. The overall project density is addressed in the next section.

2. Density. The overall density of residential uses in a PD may exceed the density that could be achieved with the underlying zoning based on the parallel plan, which is required in Section 7.03(C) of the Zoning Ordinance for any residential planned development plan.1 The applicant's parallel plan shows 195 units. The following issues must be addressed on the parallel plan:

1 A parallel plan is a conceptual subdivision layout based on the uses of land, dimensional requirements, and density allowed by right in the district in which the land is located. In a parallel plan, only the net buildable area of the residential portion of the site shall be considered, which consists of the portion of the site that is not encumbered by regulated wetlands, steep slopes, existing rights-of-way, easements that cannot be included in residential lots (such as gas trunk line easements or electric transmission corridors) and other site features that would prevent use of the site for residential purposes.

Charter Township of Lyon · Cider Mill Village PD Conceptual Review January 24, 2019

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-a. The parallel plan shows the minimum lot size as 35,000 sq. ft., which complies with the minimum lot

size for the R-1 .0 Residential-Agricultural district. The parallel plan should include a typical residential lot detail with the required yard setbacks (75-foot front yard setback, 30-foot side yard setback, and 75-foot rear yard setback).

b. The parallel plan misidentifies Study Area 5 (from the 2015 Master Plan amendment) as Single Family Residential B, with a permitted density of 1.25- 2.0 units per acre. This area is Single Family Residential A , so this mislabeling must be corrected on revised plans. The parallel plan indicates that Single Family Residential B is the proposed Future Land Use classification if the existing roadway deficiencies and empty nesting housing is provided. The proposal for a different Future Land Use classification should be on the Conceptual Plans and not on the parallel plan.

c. The parallel plan should include a list of lot areas and widths for each lot to ensure compliance with minimum lot requirements.

d. The residential lots or building envelopes should be aligned so as to prevent oncoming headlight glare into the home per the Subdivision Ordinance. Lots 34, 41 , 154, 167, and 184 should be reviewed and revised accordingly to ensure minimal headlight glare.

e. Lots 12 and 27 of the parallel plan include minor wetland areas, which must be excluded.

f. The cul-de-sac for Lots 1-5 of the parallel plan is longer than 660 feet, which is the maximum length permitted in the Subdivision Ordinance.

Section 7.03(C) of the Zoning Ordinance allows the Township Board to increase the density by a maximum of 5% and also consider an increase in density above 5% if there are substantial benefits to the users and the community as a whole and the project results in design excellence. Such factors include preservation of rural viewsheds, provision of open space around the perimeter, preservation of natural habitat and trees, preservation of natural topography, lot layout, and several other factors listed in a table in Section 7.03(C).

The Conceptual Plan proposes 579 dwelling units on 249.4 net acres, for a proposed project density of 2.32 units per acre. Based on a parallel plan of 195 dwelling units, the proposed density of 579 units is 197% higher than the density of the parallel plan.

3. Setbacks. Section 7.03(0) of the Zoning Ordinance specifies minimum setbacks for Planned Developments. The plans do not include the front, side, or perimeter setbacks for the development. However, the office and municipal use building in the northern area of the development does not appear to be set back in accordance with PO requirements. Details of the proposed perimeter and frontage setbacks should be included on a revised plan.

4. Sidewalks and Bike Paths. Sidewalks and a 4.1-mile nature trail system is proposed within the Cider Mill Village Planned Development. The proposed sidewalk system will include concrete walkways along all roads and across each residential unit frontage for pedestrian access. The paving material for the nature trail system is not included on the site plan . The width of the path should also be noted on the

Charter Township of Lyon · Cider Mill Village PD Conceptual Review January 24, 2019

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-revised plans. Also, the required 1 0-foot wide bicycle lanes must be shown along the frontages of all major roads.

5. Landscaping. Street trees are noted throughout the site plan. Plantings are proposed at the entrances of the residential developments at the main roadways, in the open space, and along the development perimeter. At Preliminary Review, a full landscape plan will be required in accordance with the Zoning Ordinance. However, at Conceptual Review, we recommend additional detail on perimeter landscaping and screening.

Conclusion As noted above, no action shall be taken by the Planning Commission at the Conceptual Review stage. Instead, we recommend that the Commission offer advice to the applicant on the issues presented in this letter. However, we do recommend that the Conceptual Plan be revised to include the additional information required for a Conceptual Plan.

If you have any questions regarding this case, please do not hesitate to contact us.

Sincerely,

McKENNA

&:.irlh- c~E.S~ Patrick J. Sloan, AICP Senior Principal Planner

Erin E. Schlutow Associate Planner

c: John Dolan, Township Supervisor Michele Cash, Township Clerk Patricia Carcone, Township Treasurer Leslie Zawada, Township Engineer Rick Miner, Township Engineer Carol Rosati, Township Attorney Lisa Anderson, Township Attorney Katherine Des Rochers, Planning Department Coordinator Christina Archer, Economic Development Coordinator Ken Van Sparrentak, Fire Chief Brian Holzheimer, Fire Marshal Nikki Jeffries, Pinnacle Homes (by M/1 Homes) at njeffries@MIHOMES.com Matthew Bush, Atwell, LLC at mbush@atwell-group.com Bill Anderson, Atwell, LLC at wanderson@atwell-group.com

Charter Township of Lyon · Cider Mill VIllage PO Conceptual Review January 24, 2019

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/;:: _____ /

Zoning Map Lyon Charter Township, Michigan

January 22, 2019

,/

C : J PropoMd PO Bo~Mw.ia'Y

Zon ing

R-1.0 Rnldent!»-Aolk!Jtunll Olttrld

- R-0.5 Single Famity Rn!Oential

R..O,JSingleFamit)IRetldend.l

- R"'"1 Suburban Towmouu Din1tt

- MHP Moble Home Reaiderclal Di.trld

- 8-2 Comrmriily 8ullneu DM!rid

- 8-3 GenefliiiBuUleu Diltrld PO Planned Development OMlrlct

0 SOl 1,DQII --...... '===--~Doll-»11. --· t,..r--..-»~•

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Future Land Use Map Lyon Charter Township, Michigan

January 22 , 2019

[: J Propoud PO Boundary

Fut\lre Land Use

{=:J Single Femly R .. lde~al A

.. Single Femly ReMientlal B

r::J Single Femly Re.!deN!al C

Ill Slngil Femly Reeldertial 0

.. Mobile Home Park

.. RelaiiServlee/otne.

1111 Publie&Ou .. i P\Ibllc:Land

• 500 1.11011 -- '"' --====--~--... Dllo_l,oo,.....,.,_allf

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Proposed Und Use, Units Sq. Ft., and Estimated Values

Sinsle·Family Multi-Family Active Adult Estimated

Residential Residential Residential Office Commercial Estimated 2019 Twp. Estimated Net 241 Units 192 Units 146 Units 147,000 sq. ft. S3,000 sq. ft.

Additional Cost of Budaet Per Resident Impact on

$394,087/Unit $180,000/Unit $393,493/Unit $200/sq. ft. $300/sq. ft . (based on the adopted Services (based on

Township otal Va ue"' otal Va ue• otal Va ue• ota a ue,. ota a ue,. 2019 budset /18,897

a budset per General Fund•,

$94,975,000 $34,560,000 $57,450,000 $29,400,000 $15,900,000 estimated current person x II of new

Library Fund, residents

Polke Fund, Townshp population estimate)

Entlty Milace Rate 5EV•$47,487,500 SEVo$17,280,000 5EVo$28,725,000 5EVo$14, 700,000 SEVo$7,950,000 Totol per SEMCOG) and Fire Fund Notes

Township Operatina: 0.9688 $46,005.89 $16,740.86 $27,828.78 $7,701.96 $14,241.36 $112.511.15 $194.53 260,081.53 -$26,363.63 •Ind. new revenue sharin&

Ubrary Operetinl 0.8900 $42,263.88 $15,379.20 $25,565.25 $13,083.00 $13,083.00 $101,!74.3 $53.05 $70,923.05 $38,451.21 Pollee (ind. supp) 3.4982 $166,120.77 $60,448.90 $100,485.80 $51,423.54 $51,423.54 $429,902.54 $181.26 $242,347.79 $117,554.76

Fire Operotlna 1.5323 $72,765.10 526,478.14 $44,015.32 $22.524.81 $22.524.81 $188,301.1 $94.21 $125,955.07 $62.353.11 Fire Debt 0.3000 $14,246.25 $5,184.00 $8,617.50 $4,410.00 $4.410.00 $36,167.75 otoiT-nshlp $341,401.11 $124.231.10 $206,512.64 $19,143.31 $105,612.71 _jl7l,971.65

County Operatlna 4.0400 $191.849.50 $69,811.20 $116,049.00 $59,388.00 $59,388.00 $496,485.70 Property County Parks 0.2368 $11,245.04 $4,091.90 $6,802.08 $3,480.96 $3,480.96 $29,100.94

Taxes HCMA 0.2140 $10,162.33 $3,697.92 $6,147.15 $3,145.80 $3,145.80 $26,299.00 Zoo Authority 0.0980 $4,653.78 $1,693.44 $2,815.05 $1,440.60 $1,440.60 $12.043.47 Art institute 0.1961 $9,312.30 $3,388.61 $5,632.97 $2,882.67 $2,882.67 $24,099.22

otol County/Rqlon _1227,222.94 . $82.683.07 $137,446.25 $70,338.03 $70,331.03 $518,021.32

School Debt 8.0000 $379.900.00 $138,240.00 $229,800.00 $117,600.00 $117,600.00 $913,140.00

School Operotlna 18.0000 $0.00 5311.040.00 $0.00 $264,600.00 $264,600.00 $140,240.0C

State Education 6.0000 $284,925.00 $103,680.00 $172,350.00 $88,200.00 $88,200.00 $737,355.00 015 3.2813 $155,820.73 $56,700.86 $94,255.34 $48,235.11 $48,235.11 $403,247.1

ace 1.5431 $73.277.96 $26,664.77 $44,325.55 $22,683.57 $22,683.57 $189,635.42

otoiEducotlon $893,923.70 $636,325.63 $540,730.19 $541,318.68 $541,311.68 $3,153,617.58

663people(2.75 528 people (2. 75 146 people (1.8

Population people/home) people/home) people/home) 0 people Opeople 1,337peoplo

Current RIYenue Sherlnc (Constitutional, CVT, and Supplementll)• $1,318,482 (Projected 2019 Revenue Sharinl)/14,545 population (2010

Revenue Censon)•$90.55 per person (ostlmotod bONd on • "per person calculation")

Sharlna EstimaBed Revenue Sharinllncrease•$90.65 per person It 1,337 new people=$121,199.05

Note: Revenue Sharin1 will be added to the Township Operatlnc taxes above to fund the Township General Fund.

Residential Residential Residential Office Commercial Total

Per Pupil 133 students 106 students Schools and Amt. (20% of people) (20% of people) 0 students 0 students 0 students 239 studenb

Per Pupil State Per Pupil $7,527.00 $1,001,091.00 $797,862.00 50.00 50.00 50.1 1,798,!153.111

Fundlna Federal Per Pupil $315.00 $41,895.00 $33,390.00 $0.00 $0.00 $0.00 $75,215.0!

otoiPttPupU $7,842.00 $1,042,986.00 $831,252.00 $0.00 $0.00 $0.00 $1,174,231.()(

Note: Per Pupil fundinB will be added to school taxes above to fund school district.