WAYNE COUNTY, MICHIGAN

BUSINESS RECRUITMENT BROCHURE

TABLE OF CONTENTS

COMMUNITY PROFILE

Regional Overview CP-2

Population Characteristics CP-4

Quality of Life Aspects CP-7

Utility and Service Providers CP-16

Transportation Network CP-18

Support Services CP-20

EMPLOYMENT PROFILE

Major Employers EP-2

Labor Force EP-6

Market Summary EP-10

Training EP-14

INCENTIVES

Tax Rates I-2

Potential Incentives I-3

Comparison to Other Regions I-8

PERMITTING PROCESS

Site Plan/Development Review Process PP-2

Site Plan/Development Review Process Flow Chart PP-3

Building Permits PP-4

Other Agency Permits PP-5

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Regional Overview Utility and Service Providers

Geography Electric

History Natural Gas

Economy Water/Sewer

Telecommunications

Population Characteristics Solid Waste

Population and Households Emergency Services

Age

Income Transportation Network

Roads

Quality of Life Aspects Rail

Community Character Airport

Climate

Schools Support Services

Housing Stock Restaurants

Cost of Living Hotels

Outdoor Recreation Daycare

Other Recreational Facilities Pet Care

Cultural Opportunities Barbershops/Hairdressers

Higher Education

Municipal Services

Crime Statistics

Medical Services

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Regional Overview

Introduction and Summary

Van Buren Township is located in southwestern Wayne County, approximately 30 miles west of Detroit and 23

miles east of Ann Arbor. The Township is bordered by Canton Charter Township to the north, the City of

Romulus to the east, Sumpter Township to the south, and Ypsilanti Charter Township to the west. The City of

Belleville is completely surrounded by and located near the center of the Township.

Van Buren Township is generally square and approximately thirty-six (36) square miles in area, with

approximately 5% of that area covered by water, mainly Belleville Lake and the Huron River.

Whether for business or a home, Van Buren Charter Township is a great place to land. Located at the

crossroads of I-94 and I-275, the Township offers direct highway and rail access. The Township is also home to

Willow Run Airport and is just seven minutes from Detroit Metro Airport. Van Buren offers buildings and land

for commercial uses, corporate headquarters, and flexible industrial space. The Downtown Development

Authority is proactive and read to assist with new projects along with the Van Buren Township LDFA,

Department of Planning and Economic Development, Wayne County Jobs and Economic Development, and the

MEDC. In addition to being business-friendly, Van Buren is home to a Wayne County Community College

campus, and variety of residential options, and exceptional recreational facilities, including several parks and

six-mile long Belleville Lake.

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History

Van Buren Township was created out of Huron Township on April 6, 1835, and named for Martin Van Buren,

the eighth president of the United States (1836-1840). At the time it was formed, the Township already had a

population of greater than 500 residents.

The Township’s growth is largely attributable to four major infrastructure improvements: the building of

railroads in the mid 19th Century, the formation of Belleville Lake in 1926 (see below), the development of

Willow Run Airport during World War II, and the creation of the Bomber Highway (now I-94) to connect Detroit

to the new airfield and accompanying factories.

In 1926, Van Buren Township underwent its most remarkable transformation when the electrical dam built at

French Landing by Detroit Edison changed the narrow Huron River into 7-mile long Belleville Lake. The

community became something of a resort area as city dwellers from miles around came to swim, fish, and

build summer cottages on the beautiful lake shore. Belleville Lake, now surrounded by hundreds of lakeside

homes, continues to be a prime recreational site.

Van Buren prides itself on deliberate growth. While it boomed like other communities in the 1990s and

2000s, the Township continues to maintain a positive vision of what it wants to become in the future, founded

on a tradition of sound community master planning. Today, Van Buren Township is a thriving community with

an estimated 26,252 residents (2009 estimate). Conveniently located near two airports (Detroit Metro and

Willow Run) and two major expressways (I-94 and I-275), the Township is well connected to the region, the

state, and the world. New developments of subdivisions, shopping centers and office parks have transformed

the Township over the past 10 – 15 years, but the southern portion of the Township still retains a rural

character.

Historical information from Water Under the Bridge: A History of Van Buren Township by Cathy S. Horste and Diane F. Wilson, Copyright, 1977.

Economy

2.5 million workers strong and traditionally based in manufacturing and the automotive industry, the

Southwest Michigan economy is adapting to the service and technology-oriented demands of the 21st Century.

According to SEMCOG projections, Health Care and Social Assistance will be the dominant employment sector

in the region through 2035, along with Administrative Services and Professional/Scientific/Technical Services.

Manufacturing will fall from second place to eighth place over the same period. Retail trade is also projected

to decline, although steadily, from third place in 2005 to fifth in 2035.

In Van Buren Township, SEMCOG estimates the workforce will remain near 14,000 through 2035. Projections

show that Professional/Scientific/Technical Services is and will continue to dominate the local economy,

leaving the Township well positioned for the coming decades. A recent commitment by GE to hire over 1,000

workers at its new Advanced Manufacturing and Software Technology Center will further strengthen this sector

and may buoy the slumping manufacturing sector (although manufacturing will likely continue to decline).

Most other employment segments are expected to remain generally stable.

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Population Characteristics

Population and Households

Over the past 20 years, Van Buren Township has bucked the prevailing trends in Wayne County of declining

population and shrinking household size. Since 1990, as shown in Figure 1, Van Buren Township’s population

has grown quickly, although in recent years the rate of growth has slowed slightly. The County at large, on the

other hand, has been steadily losing population.

The Township’s population is estimated at 28,821, as reported in the 2010 US Census. The Township’s

population increased 22.3% between 2000 and 2010.

Figure 1: Population Change

Source: US Census Bureau.

Meanwhile, as shown in Figure 2, the number of households in the Township shot up between 1990 and

2000, and has continued to grow, albeit at a somewhat slower rate, through the past decade. Currently, the

rate of increase in number of households is lower than the population growth rate, indicating that average

household sizes are increasing and generally suggesting households with children. In 2010, the Township

contained 11,821 households, according to the U.S. Census.

-20.0%

-10.0%

0.0%

10.0%

20.0%

30.0%

1990 2000 2010

Van Buren Township Wayne County

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Figure 2: Change in Number of Households

Source: US Census Bureau.

Age

Van Buren Township features a healthy range of ages, as shown in Figure 3. There are a large number of

families with school aged children, and a fair number of young families as well. Consistent with national

trends, the Township has a sizable proportion of baby boomers on the brink of retirement.

Figure 3: Age Cohorts, 2008

Source: 2006-2008 American Community Survey, US Census Bureau

-20.0%

-10.0%

0.0%

10.0%

20.0%

30.0%

1990 2000 2010

Van Buren Township Wayne County

Under 5 years

5 to 9 years

10 to 14 years

15 to 19 years

20 to 24 years

25 to 29 years

30 to 34 years

35 to 39 years

40 to 44 years

45 to 49 years

50 to 54 years

55 to 59 years

60 to 64 years

65 to 69 years

70 to 74 years

75 to 79 years

80 to 84 years

85 years and up

-15% -10% -5% 0% 5% 10% 15%

Percent of Population, 2006-2008

Female

Male

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Income

Van Buren’s median household income in 2009 was $60,356, higher than the $50,718 median household

income for all of Wayne County.

Figure 4: Median Household Income

Source: US Census Bureau, ESRI. 2010 figures are estimates.

0

10000

20000

30000

40000

50000

60000

70000

1999 2009

Van Buren Township

Wayne County

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Quality of Life Aspects

Community Character

Van Buren Township is a quality residential and business community in the midst of a humming metropolitan

region. Located between the hub of science and technology in Ann Arbor and the industrial capacity of

Dearborn and Detroit, ringed by two premier airports, and with road and rail infrastructure connecting it

seamlessly with the region, the state, and international border crossings to Canada, the Township is well

positioned for the 21st century.

But even with so much going on in and around it, Van Buren Township is a place known for the beauty of

Belleville Lake, the serenity of its farmland and wooded areas, and the close-knit community of its

neighborhoods. The Township offers outdoor and water-based recreation, and the opportunity to thrive in a

rural setting while just minutes from everything the Southeast Michigan region has to offer.

The Township is proactively improving, adding new amenities and improving quality of life. In this way Van

Buren has positioned itself as a place to grow, a place to explore, and a place to enjoy. In short, it’s a Great

Place to Land!

Climate

Like most of Michigan and the Great Lakes Region, Van Buren Township has a temperate climate with four

distinct seasons, as shown in Figure 5 and Table 1. Summers can be hot and humid, fall is generally crisp

and clear, and spring is short and wet. Winters feature consistent snow fall, but temperatures rarely plummet

to truly frigid levels.

Figure 5: Average Monthly Temperatures 1971-2000

Source: Midwestern Regional Climate Center

0

20

40

60

80

100

Jan

Feb

Mar

Ap

r

May Jun

Jul

Au

g

Sep

Oct

No

v

De

c

De

gre

es

F

Month

Average High

Average Low

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Table 1: Metro Detroit Climate

1971-2000 Averages, Detroit Metro Airport

JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC Average

Max °F 31.1 34.4 45.2 57.8 70.2 79 83.4 81.4 73.7 61.2 47.8 35.9 58.4

Min °F 17.8 20 28.5 38.4 49.4 58.9 63.6 62.2 54.1 42.5 33.5 23.4 41

Precip (in) 1.91 1.88 2.52 3.05 3.05 3.55 3.16 3.1 3.27 2.23 2.66 2.51 32.89

Snow(in) 11.8 9.2 7.1 1.6 - - - - - 0.2 2.8 10.8 43.5

Source: Midwestern Regional Climate Center

Schools

The Van Buren Community School District serves both Van Buren Township and the City of Belleville. Serving

5,950 students from pre-K through high school, the district has six elementary schools, two middle schools,

and one high school, as displayed in Table 2.

Table 2: Schools and Locations

Van Buren Public Schools

Elementary Schools

Edgemont 125 S. Edgemont

Haggerty 13770 Haggerty

Savage 42975 Savage

Elwell 17601 Elwell

Rawsonville 3110 Grove

Tyler 42200 Tyler

Middle Schools

North 47097 McBride

South 45201 Owen

High School

Belleville 501 W. Columbia

Source: Van Buren Public Schools 2009 Annual Report

The district overall met Adequate Yearly Progress goals in mathematics and English language arts for the

2008-09 school year, while state assessment scores improved in 24 of 32 categories in that same year. $79

million worth of renovations to the 82-year old Belleville high school building began in 2010 and will be

completed by 2013. The District offers several innovative specialized programs for which it has received

statewide acclaim.

Private schools within the Township and Belleville include Metro Baptist School, at 47100 N. I-94 Service

Drive, and Keystone Academy Charter School at 47925 Bemis Road.

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Housing Stock

Van Buren Township has a higher proportion of renters than many of its neighbors, as shown in Figure 6, but

the majority of its 12,000 housing units are owner occupied.

Figure 6: Housing Tenure

Source: US Census American Community Survey 2009

About half (51%) of the housing units are single-family dwellings, with 16% in 5-19 unit multiple-family

structures and 11% in multi-unit structures with greater than 20 units. The percentages of multi-family

housing are higher than surrounding communities. Housing in Van Buren Township is relatively new, with 39%

built since 1990, although the 1970s represents the largest housing boom in Van Buren, with nearly one-

quarter of all current housing units having been constructed between 1970 and 1979.

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%

Van Buren Belleville Canton Romulus

Owners

Renters

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Cost of Living

Southeast Michigan is considered one of the most affordable major metropolitan areas in the country, and

Van Buren Township is especially affordable compared to its neighboring communities. Table 3 shows the

average cost of living in the Township, based on ESRI’s “Spending Potential Index,” for which a rating of 100

equals the national average cost for a given product or service. High ratings reflect higher cost and lower

ratings reflect lower cost.

Table 3: Cost of Living

SPI Rating (100=National Average)

Monthly Mortgage Payments 93

Property Taxes 89

Rent 125

Electricity 100

Fuel Oil 63

Natural Gas 95

Furniture 98

Major Appliances 93

Medical Care 93

Health Insurance 93

Apparel 70

Computers 101

Cable TV 98

Food 100

Automobile Purchase 101

Automobile Maintenance 99

Gasoline 101

Source: ESRI 2008

Outdoor Recreation

Van Buren Township features abundant opportunities to take advantage of Michigan’s natural beauty through

its parks, golf courses, and the 1,220 acre Belleville Lake.

Belleville Lake has been a prime recreation site in the Township for many years, and with the Township’s

continued support of environmental protection, public programs and access facilities, the Lake will provide a

valuable resource to Van Buren residents in the future. The largest inland lake in Wayne County, Belleville

Lake attracts boaters, fishermen, and others from around the region.

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Park and recreational amenities are distributed throughout the Township in neighborhood parks, sports fields,

the Van Buren community park (Belleville Pointe park) and at the schools, as well as in the large regional

Lower Huron Metro Park. The Van Buren Parks & Recreation Department offers a large range of programs for

all ages, from pre-school activities, swimming, gymnastics, dance, athletic camps, senior activities, adult

exercise and community wide events. The Township also maintains an active Senior Center, as well as a large

gym for recreational and community events, both located in the Township Hall.

Figure 7 shows the major parks and golf courses in the Township. Belleville Pointe Park provides public

access to Belleville Lake and other lakefront amenities, while the Lower Huron Metropark features hiking and

biking trails, golf, and other recreational space along the Huron River.

Figure 7: Parks and Golf Courses

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Other Recreational Facilities

Beyond natural beauty and outdoor recreation, there are plenty of other opportunities for fun in and around

Van Buren Township. Armstrong’s Funland, located near the corner of Belleville and Tyler Roads, offers

miniature golf, an arcade, and ice cream. Local bowling leagues congregate at Lodge Lanes, near Belleville

Road and I-94. The community also supports recreational activities for both youth and adults including

baseball, football, soccer, dance, martial arts, and others. The Belleville Area Little League is associated with

the international Little League organization.

There are several movie theaters near the Township. There are two in Canton (Emagine Theater, 39535 Ford,

and Goodrich Theater, 43555 Ford), one in Wayne (the State Wayne Theater, 35310 Michigan), and one in

Ypsilanti (Rave Motion Pictures, 4100 Carpenter).

Cultural Opportunities

Van Buren Township is just a short drive away from the urban excitement of Ann Arbor and Detroit, both of

which offer cultural and artistic amenities, nightlife, and sports. Dearborn, an exciting ethnic enclave and the

home of Ford Motor Company, also features sites of cultural and educational interest. Nearer to Van Buren

Township, the Village Theater in Canton’s Cherry Hill Village offers community performances.

Table 4 details some of the varied opportunities around Southeast Michigan.

Table 4: Cultural Facilities

Venue Address City

Performing Arts

Concordia University 4090 Geddes Ann Arbor

Wild Swan Theater 410 S. Maple Ann Arbor

Mendelssohn Theatre – University of Michigan 911 North University Ann Arbor

Miller Theatre – University of Michigan 1226 Murphin Ann Arbor

Performance Network Theatre 120 E. Huron Ann Arbor

Power Center 121 Fletcher Ann Arbor

Towsley Auditorium - Washtenaw Community College 4800 E. Huron River Ann Arbor

Quirk Sponberg Theatre 124 Quirk Ypsilanti

Riverside Arts Center 76 N. Huron Ypsilanti

E M U Theaters 124 College Place Ypsilanti

Inspire Theatre 33445 Warren Westland

Dearborn Ford Community & Performing Arts Center 15801 Michigan Dearborn

MusicHall Center for the Performing Arts 350 Madison Detroit

Masonic Theater 500 Temple Detroit

Orchestra Hall 3711 Woodward Detroit

Detroit Opera House 1526 Broadway Detroit

Gem and Century Theaters 1910 Brush Detroit

The Fillmore 2115 Woodward Detroit

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Wayne State Theater 4743 Cass Detroit

Fisher Theater 3011 W. Grand Detroit

Sound Board 2901 Grand River Detroit

Bert’s Warehouse Theater 2739 Russell Detroit

Fox Theater 2211 Woodward Detroit

Cobo Hall 300 Civic Center Detroit

Magic Stick 4120 Woodward Detroit

Majestic Theater 4124 Woodward Detroit

The Palace 6 Championship Drive Auburn Hills

DTE Energy Theater 4 Championship Drive Auburn Hills

Village Theatre 50400 Cherry Hill Canton

Museums

Hands-On Museum 220 E. Ann Ann Arbor

UMMA 525 S. State Ann Arbor

Natural History Museum 1109 Geddes Ann Arbor

Matthaei Botanical Gardens 1800 N. Dixboro Ann Arbor

Kelsey Museum of Archaeology 434 S. State Ann Arbor

The Henry Ford 20900 Oakwood Dearborn

Detroit Science Center 5020 John R Detroit

Detroit Institute of Art 5200 Woodward Detroit

Museum of Contemporary Art Detroit 4454 Woodward Detroit

Wright Museum of African American History 315 E. Warren Detroit

Motown Museum 2648 W. Grand Detroit

Belleville Historic Museum 405 Main Belleville

Yankee Air Museum Willow Run Airport Van Buren Township

Sports

Detroit Tigers Baseball 2100 Woodward Detroit

Detroit Lions Football 2000 Brush Detroit

Detroit Red Wings Hockey 600 Civic Center Detroit

Detroit Pistons Basketball 6 Championship Drive Auburn Hills

University of Michigan Athletics 1000 S. State Ann Arbor

Eastern Michigan University Athletics 799 Putnam Ypsilanti

Casinos

Motor City Casino 2901 Grand River Detroit

Greektown Casino 555 E. Lafayette Detroit

MGM Grand Casino 1777 Third Detroit

Source: Google

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Higher Education

Van Buren Township is located in the midst of a prestigious educational corridor, with universities and

community colleges serving a wide variety of students, as displayed in Table 5.

Wayne County Community College runs a campus within the Township, at Haggerty and Tyler Roads. WCCC

offers a wide variety of technology and vocational courses, and frequently partners with local businesses for

employee training and enrichment services.

Table 5: Higher Education Facilities

Nearby Higher Education

University of Michigan Ann Arbor

University of Michigan Dearborn

Eastern Michigan University Ypsilanti

Madonna University Livonia

Concordia University Ann Arbor

Schoolcraft College Northville Twp

Henry Ford Community College Dearborn

Wayne Community College Van Buren Twp

Wayne Community College Taylor

Washtenaw Community College Ann Arbor

ITT Technical Institute Canton

Michigan Institute of Aviation Technology Canton

Municipal Services

Van Buren Township is governed by an elected Board of Trustees, including the Township Supervisor, Clerk,

and Treasurer. The Township provides many local services to its businesses and residents, including the

following:

Police and Fire Protection

Planning and Economic Development

Building and Zoning

Assessing

Public Works – Water and Sewer

Parks and Recreation

Senior Services

Composting, Recycling, and Household Hazardous Waste Collection

Local Access Cable Television

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Crime Statistics

Van Buren Township is a safe community, with rates of both violent crime and property crime per 1,000

residents much lower than the national averages for municipalities of its size (Table 6). Table 6: Crime Rates

Violent Crimes (per 1000) Property Crimes (per 1000)

2007 2008 2009 2007 2008 2009

Van Buren Township 2.8 3.5 3.1 28.7 33.9 33.3

Nationwide Average (Suburban

Communities with 25,000-50,000

persons)

3.8 3.6 2.7 35.3 33.8 26.7

Violent crime includes murder, manslaughter, rape, robbery, and aggravated assault.

Property crime includes burglary, larceny, motor vehicle theft, and arson.

Source: FBI Uniform Crime Statistics, 2011

Medical Services

The Van Buren Urgent Care Center, on Belleville Road just south of I-94, provides emergency medical services

for the Township. Several full service hospitals are also located nearby, as shown in Table 7.

Table 7: Medical Services

Nearby Medical Centers

Van Buren Urgent Care 11650 Belleville Van Buren Twp

Oakwood Annapolis Hospital 33155 Annapolis Wayne

St. Joseph Mercy Medical Center 5301 McAuley Ypsilanti

Oakwood Heritage Hospital 10000 Telegraph Taylor

University of Michigan Hospitals 1500 E. Medical Center Ann Arbor

Detroit Medical Center 4201 St. Antoine Detroit

Henry Ford Hospital 2799 W. Grand Detroit

Source: Google

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Utility and Service Providers

Electric

Detroit Edison, or DTE, generates, transmits, and distributes electricity across the Southeast Michigan region. The company uses a wide variety of generation systems, including coal, natural gas, hydroelectric, and nuclear. DTE’s largest generating station is the Fermi 2 nuclear plant in Monroe, one of the largest and best-performing nuclear plants in the country. Electric Rates per kWh Residential Service: 10.921 cents (up to 17 kWh/day); 12.331 cents (over 17 kWh/day) Non-Residential Service: 10.79 cents

Natural Gas

MichCon is the largest provider of natural gas in the Southeast Michigan region, reaching over 1 million customers. The company owns and operates 278 storage wells and is one of the nation’s largest natural gas utilities. Natural Gas Rates Non-Residential General Rate: $25 per month + 9.68 cents per 100cf Large Volume <100 Mcf: $590 per month + 8.81 cents per 100 cf Large Volume >100 Mcf: $590 per month + 8.69 cents per 100 cf

Water/Sewer

Van Buren Township contracts with the Detroit Water and Sewerage Department (DWSD) to purchase approximately 1 billion gallons of water every year. The DWSD provides drinking water to 126 municipalities across the Southeast Michigan. Although the DWSD’s four Detroit River intakes are classified as “highly susceptible” to contamination, all meet drinking water standards due to thorough treatment measures. Most of Van Buren Township’s water comes from DWSD’s Southwest Treatment Plant in Allen Park. The Van Buren Township Water and Sewer Department is responsible for billing for water usage with the Township. Water Rates Consumption Charge: $2.78 per 1000 gallons Commercial/Industrial Service Charge (billed quarterly): Ranges from $4.18 for 5/8” to $2284.72 for 10”+

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The Van Buren Township Water and Sewer Department is also responsible for sewer usage within

the Township.

Sewer Charges:

Disposal Charge: $2.20/1000 gallons

Non-residential User Fee: $0.29/1000 gallons

Commercial/Industrial Service Charge (billed quarterly): Ranges from $5.44 for 5/8” to $2980.06

for 10”+

Stomwater drains within the Township are managed by the Wayne County Drain Commissioner,

whose office can be reached at 734-326-4500.

Telecommunications

The largest providers of telecommunications services in Van Buren Township are AT&T and Verizon

North. They can be reached at the following phone numbers:

AT&T: 1-800-203-0492

Verizon North: 1-877-297-7816

Solid Waste

Single family dwellings in Van Buren Township receive free curbside recycling, composting,

household garbage pickup and delivery, and free toters.

Waste Management is the largest organization providing commercial and industrial solid waste

services to Van Buren Township. The company has various packages to meet an individual

business’s needs, including their Industrial Services Group, which specializes in hazardous and

special waste disposal. Republic Waste Services and Veolia Environmental Services are smaller

companies that also provide solid waste collection.

Waste Management: 1-800-796-9696

Republic Waste Services: 1-877-264-5544

Veolia Environmental Services: 1-888-443-1717

Emergency Service

Van Buren Township’s Police and Fire Departments provide First Response emergency service

coverage. Non-profit Huron Valley Ambulance provides 9-1-1 paramedic service within the Township.

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Transportation Network

Van Buren Township’s roads, rail and airport offer efficient connections around the region, the

country, and the world. The availability of transportation options for both passengers and freight is

unparalleled in Southeast Michigan.

Roads

Van Buren Township’s road network efficiently moves traffic through the community, but, more

importantly, connects the Township with all of Southeast Michigan.

The two interstates that pass through the Township offer express routes to the top destinations in

the region. I-94, which runs east-west through the heart of the township, travels eastward to Metro

Airport, Dearborn, and Detroit, with connections to Canada via I-96 (Ambassador Bridge) and M-10

(Detroit-Windsor Tunnel). Westbound, I-94 provides easy access to Ann Arbor, continues on through

Jackson and Kalamazoo and eventually to Chicago and beyond.

I-275 provides an express route through western Wayne County, giving access to Canton, Plymouth,

Livonia, Farmington Hills and Novi going Northbound. It also connects with I-96, for travel to Lansing

and Grand Rapids, and I-696 for access to Ferndale, Royal Oak, and Warren. Southbound, I-275

connects with I-75, providing an express route to Toledo, Dayton, Cincinnati, and beyond.

Major surface streets within the Township include Belleville Road, which provides the only bridge

across Belleville Lake, and also connects to Canton and Plymouth, and Huron River Drive, which

bisects the township south of Belleville Lake.

Michigan Avenue (US-12), a major regional thoroughfare, cuts through the northwest corner of the

township. Going west it is the main route into Ypsilanti and also provides access to Willow Run

Airport. Going east, it runs through the communities of Wayne, Inkster, and Dearborn Heights on its

way to Dearborn and Detroit.

Rail

Van Buren Township is served by two Norfolk Southern rail lines. One passes through the northern

part of the Township, connecting with Detroit and Canada on the east and Ann Arbor and Howell on

the west. This line may also be used for commuter service in the future.

The other rail line, running through the southern half of the Township, also runs east into Detroit and

to Canada, and to the south and west connects Milan, Adrian, and Fort Wayne, Indiana.

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Amtrak service is available in Ann Arbor (20 miles west) and Dearborn (20 miles east), with

connections to Detroit, Chicago, and points beyond.

Airports

Willow Run Airport, located on the western edge of Van Buren Township, is Wayne County’s primary

cargo airport, and one of the largest cargo airports in the United States. It is an integral component

of the overall transportation infrastructure of Southeast Michigan and the region – it provides

aviation facilities that are a necessity for some businesses and a required convenience for others.

Aircraft operations at Willow Run are primarily cargo, corporate, and general aviation users, ranging

in size from small private planes to Boeing 747 jets. Five runways, including two Instrument Landing

System (ILS) all-weather runways, cross wind runways, and associated taxiways are in use on the

site.

The Airport occupies 2,600 acres, approximately 90% of which is located in Van Buren Township.

The offices, terminal and most hangar space are located on the west portion of the property, in

Ypsilanti Township, Washtenaw County. The runways and additional airport-related uses are located

in Van Buren Township. I-94, Ecorse Road, Michigan Avenue (US 12) and I-275 provide major

regional ground access.

The Airport has three aircraft parking ramps/aprons used for aircraft storage and companies based

at the airport. The East ramp contains T-hangar buildings, conventional hangars, office buildings,

other airport storage buildings, and automobile parking area. The West ramp area contains one

conventional hangar, Hangar 1, an office building and the Aircraft Rescue and Fire Fighting Station.

Hangar 2 accesses the South ramp. Other physical facilities on the Airport grounds include a new

fuel facility, comprised of above ground tanks near Hangar 2, and the traffic control tower.

Only seven miles from Van Buren Township is the Detroit Metropolitan Wayne County Airport,

Michigan’s major international airport. Metro Airport is a major hub (and gateway to Asia) for Delta

Airlines and is the second-largest base for Spirit Airlines; fourteen other airlines, including four

foreign flag carriers, maintain scheduled operations from Detroit.

Operated by the Wayne County Airport Authority, the airport is one of the nation's most recently

expanded and modernized airports, with six major runways, two terminals, 145 in-service gates, and

an attached Westin Hotel and conference center. The airport's McNamara Terminal Concourse A is

the world's second-longest airport terminal building at one mile. The airport has maintenance

facilities capable of servicing and repairing aircraft as large as the Boeing 747.

In 2009, Metro Airport was the 13th-busiest airport in the United States and the 24th busiest in the

world in terms of passenger traffic. In 2009 Metro Airport served over 31 million passengers and

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had more than 432,500 total aircraft operations. The airport has access to over 160 destinations in

Canada, the USA, Mexico, the Caribbean, Europe, the Middle East, and Asia.

Support Services

The primary retail district in Van Buren Township is located Belleville Road north of Belleville Lake to

Tyler Road. Other retail concentrations are located at Rawsonville Road, south of I-94 and within the

City of Belleville. A wide variety of retail and service businesses support the families and industries

of the Township. Table 8 displays a selection of the businesses within the Township.

Table 8: Support Services

Business Address

Restaurants

Applebee’s 10526 Belleville

Asian Gardens 10840 Belleville

Big Boy 10705 Belleville

China King 45915 S. I-94 Service Drive

Cracker Barrel 45525 N. I-94 Service Drive

Denny’s 2033 Rawsonville

Dmitri’s Kitchen 11511 Belleville

Honey Tree 9624 Belleville

O’Charley’s 9729 Belleville

Burger King 11550 Belleville

Burger King 41360 Ecorse

Burger King 2170 Rawsonville

Culver’s 11001 Belleville

KFC 2169 Rawsonville

McDonald’s 10760 Belleville

Quizno’s 10954 Belleville

Subway 11812 Belleville

Taco Bell 10640 Belleville

Taco Bell 2235 Rawsonville

Tim Horton’s 2141 Rawsonville

Tim Horton’s 10360 Belleville

Wendy’s 2181 Rawsonville

Wendy’s 11000 Belleville

China City 11716 Belleville

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Dos Pesos 11800 Belleville

Beirut Pita 11748 Belleville

Pearl River 2085 Rawsonville

Hungry Howie’s 10784 Belleville

Little Caesar’s 2081 Rawsonville

Happy’s Pizza 9870 Belleville

Hotels

Holiday Inn Express 46194 N. I-94 Service Drive

Comfort Inn 45945 N. I-94 Service Drive

Hampton Inn 46280 N. I-94 Service Drive

Red Roof Inn 45501 N. I-94 Service Drive

Super 8 Motel 45707 S. I-94 Service Drive

Daycare

Becky and Jessica’s 970 Savage

KC Child Care – Elementary School Latchkey 13770 Haggerty

KC Child Care – Elementary School Latchkey 42200 Tyler

Open Arms Lutheran 7865 Belleville

Belleville Child Care 41505 S. I-94 Service Drive

M&M 47845 Denton

Carousel Nursery School 11900 Belleville

Bethany Day Care 810 E. Huron River

Pet Care

Regency Kennels 850 Savage

Jen’s Pet Care 46000 Hull

The Pet Spa II 970 Sumpter

Crystal Pet Grooming 15933 Elwell

Barbershops/Hairdressers

Planet Hair 9830 Haggerty

Fantastic Sam’s 11742 Belleville

Joe Edwards Salon 11792 Belleville

Inspirations 10675 Belleville

Family Shear Design 10812 Belleville

Source: Google

EP-1

Major Employers Market Summary

Region (Wayne, Oakland, Washtenaw Retail

Counties) Office

Van Buren Charter Township Industrial

Labor Force Training

Employment Statistics Providers

Businesses and Employment by Sector Vocational and Technical Programs

Unionized Labor Force Other Training

Skills

EP-2

Major Employers

The three county region that includes Van Buren Charter Township is dominated by employers related to the

automotive industry, healthcare and higher education. Statistics for the three counties, Wayne, Washtenaw

and Oakland follow.

Table 1: Wayne County, Largest Employers, 2009

Ranking Employer Number of

jobs

1 Ford Motor Company 33,000

2 Oakwood Healthcare Inc. 5,679

3 Henry Ford Health System 3,727

4 AutoAlliance International Inc. 3,508

5 Johnson Controls 2,700

6 U.S. Postal Service 2,691

7 Dearborn Public Schools 2,215

8 Livonia Public Schools 2,048

9 Plymouth-Canton Community Schools 1,967

10 U.S. Government 1,800

11 AAA Michigan 1,781

12 Severstal North America Inc. 1,775

13 The Kroger Co. – Michigan Division 1,700

14 General Motors Co. 1,668

15 State of Michigan 1,641

16 Quicken Loans/Rock Financial Inc. 1,623

17 Visteon Corp. 1,500

18 Wayne-Westland Community Schools 1,458

19 Comerica Bank 1,422

20 Trinity Health Corp. 1,346

21 DTE Energy Co. 1,266

22 Taylor School District 1,227

23 William Beaumont Hospitals 1,121

24 Yazaki North America Inc. 1,112

25 Grosse Pointe Public Schools 1,060

Source: Crain’s Detroit Business, December 28, 2009

EP-3

Table 2: Washtenaw County, Largest Employers, 2009

Ranking Employer Number of

jobs

1 University of Michigan 25,730

2 Trinity Health Corp. (St. Joseph Mercy) 4,810

3 Ann Arbor Public Schools 2,659

4 U.S. Government 2,419

5 Ford Motor Company 2,280

6 Eastern Michigan University 1,961

7 Thomson Reuters 1,756

8 State of Michigan 1,673

9 Washtenaw County 1,372

10 Borders Group Inc. 887

11 City of Ann Arbor 750

12 General Motors Co. 725

13 U.S. Postal Service 643

14 DTE Energy Co. 625

15 Washtenaw Community College 564

16 Chelsea Community Hospital 516

17 Edwards Bros. Inc. 447

18 Domino’s Pizza Inc. 416

19 Chrysler Group L.L.C. 414

20 NSK Corp. 294

Source: Crain’s Detroit Business, December 28, 2009

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Table 3: Oakland County, Largest Employers, 2009

Ranking Employer Number of

jobs

1 William Beaumont Hospitals 13,695

2 General Motors Co. 8,200

3 Chrysler Group L.L.C. 6,710

4 St. John Health System 4,396

5 Trinity Health Corp. 4,153

6 EDS Corp. 4,000

7 Blue Cross Blue Shield of

Michigan/Blue Care Network 3,959

8 Ford Motor Company 3,838

9 U.S. Postal Service 3,595

10 Oakland County 3,474

11 Botsford Health Care 3,060

12 Henry Ford Health System 2,180

13 Comerica Bank 2,059

14 Flagstar Bancorp Inc. 1,880

15 Rochester Community Schools 1,786

16 Walled Lake Consolidated Schools 1,709

17 Robert Bosch L.L.C. 1,600

18 Delphi Holdings L.L.P. 1,600

19 Farmington Public Schools 1,579

20 Chase 1,540 Source: Crain’s Detroit Business, December 28, 2009

EP-5

Table 4: Van Buren Charter Township, Largest Employers, 2009

Ranking Employer Number of

jobs Description

1 Visteon 1,302 Manufacturing

2 Van Buren School District 682 Education

3 L & W Engineering 475 Manufacturing

4 Kalitta 470 Air Carrier & Equipment Leasing

5 DTE Energy 400 Electric & Gas Utility

6 WalMart 300 Retail

7 Meijer 289 Retail

8 Ricardo 250 Engineering Consultant

9 Bank One 247 Financial

10 Corby Energy 247 Construction

11 Coca-Cola 241 Vending Machines

12 O’Reilly Murray’s 230 Auto Parts

13 GMC Warehouse 183 Auto Manufacturing

14 USA Jet 165 Air Freight

15 Wellington 150 Metal Stamping

16 Neapco 148 Manufacturing Auto Parts

17 LKQ 102 Recycle Salvaged Parts

18 Die-Namic 97 Mfg. Carbide & Steel Dies & Form Tools

19 Envelope Printery 95 Envelope Manufacturing

20 K-Mart 90 Retail Source: Van Buren Township, October 2009

In 2009, General Electric (GE) opened its Advanced Manufacturing and Software Technology Center at the

Grace Lake Corporate campus in northeastern Van Buren Township. With over 1,200 jobs to be created over

the next five years, GE has positioned itself to become one of the top employers in the Township and the

region.

The Van Buren Township site will focus on the development of next-generation manufacturing technologies

for renewable energy, jet engines, and gas turbines, among other high-technology products. GE experts in

software development, data architecture, networking, business intelligence, and program management will

call the new Michigan site home.

The 100,000-square-foot, $100 million tech center will serve as a training hub for information technology

staff and represents GE’s largest concentration of IT professionals worldwide.

EP-6

Labor Force Table 5: Employment Statistics, Van Buren Charter Township and Selected Places, 2010

Place Total

Labor Force

Number

Employed

Number

Unemployed

Unemployment

Rate (%)

Van Buren Charter Township 12,100 11,321 779 6.4%

Wayne County 838,792 737,749 101,043 12.0%

Washtenaw County 182,305 170,312 11,993 6.6%

Oakland County 584,727 528,586 56,141 9.6%

State of Michigan 4,746,000 4,217,00 529,000 11.1% Source: Michigan Department of Energy, Labor and Economic Growth, December 2010, not seasonally adjusted

EP-7

Table 6: Businesses and Employment by Sector, Van Buren Charter Township and Selected Places, 2009

Van Buren

Charter

Township

Wayne

County

Washtenaw

County

Oakland

County

State of

Michigan

Accommodation and Food Services

Businesses 7.4% 7.2% 6.0% 5.3% 6.5%

Employees 7.7% 7.9% 7.6% 7.2% 8.3%

Administration, Support, Waste

Management and Remediation

Services

Businesses 6.1% 3.9% 4.8% 4.9% 4.1%

Employees 2.0% 2.0% 1.9% 3.1% 2.4%

Arts, Entertainment and Recreation

Businesses 2.6% 1.7% 2.3% 1.6% 2.0%

Employees 2.2% 2.0% 1.7% 2.1% 1.9%

Construction

Businesses 10.6% 7.0% 9.0% 8.4% 9.0%

Employees 1.1% 3.1% 3.1% 3.9% 3.9%

Educational Services

Businesses 1.7% 2.9% 3.2% 2.4% 2.8%

Employees 1.7% 7.7% 20.8% 5.4% 8.1%

Finance and Insurance

Businesses 2.3% 4.6% 4.8% 7.3% 5.2%

Employees 1.1% 3.1% 3.1% 3.9% 3.9%

Health Care and Social Assistance

Businesses 4.5% 18.3% 9.7% 8.5% 8.1%

Employees 1.7% 19.0% 15.7% 12.1% 15.3%

Information

Businesses 1.3% 1.9% 2.6% 2.2% 1.9%

Employees 1.5% 2.0% 3.7% 2.3% 1.7%

Manufacturing

Businesses 7.4% 4.5% 3.6% 4.9% 4.7%

Employees 33.6% 13.8% 11.0% 14.5% 14.5%

Other Services

Businesses 11.7% 16.2% 12.0% 9.9% 13.6%

Employees 2.4% 6.3% 4.0% 5.2% 5.9%

Professional, Scientific and

Technical Services

Businesses 5.0% 7.6% 11.4% 12.7% 8.1%

Employees 8.3% 5.9% 5.6% 11.6% 5.7%

Public Administration

Businesses 2.1% 2.8% 2.8% 1.7% 4.0%

Employees 2.0% 5.2% 3.4% 3.5% 5.4%

Real Estate, Rental and Leasing

Businesses 7.9% 4.4% 5.0% 5.0% 4.7%

Employees 1.2% 1.9% 1.9% 2.8% 2.0%

EP-8

Van Buren

Charter

Township

Wayne

County

Washtenaw

County

Oakland

County

State of

Michigan

Retail Trade

Businesses 13.7% 16.0% 13.3% 13.4% 14.9%

Employees 6.9% 10.0% 10.6% 12.3% 12.3%

Transportation and Warehousing

Businesses 4.8% 2.7% 1.5% 1.3% 2.0%

Employees 7.0% 2.9% 1.5% 1.0% 2.1%

Wholesale Trade

Businesses 4.5% 4.8% 3.5% 5.6% 4.7%

Employees 20.2% 4.9% 2.5% 6.3% 5.1%

Source: ESRI, 2009; sectors not included are Agriculture, Forestry, Fishing and Hunting, Mining, Utilities, Management of

Companies and Enterprises, and Unclassified sectors.

EP-9

Unionized Labor

In 2009, 18.8 percent of Michigan’s labor force were union members, exceeded only by New York, Hawaii,

Alaska and Washington.

Skills

In the third quarter of 2009, according to the Southeast Michigan Community Alliance Michigan Works

(SEMCA), the occupational group with the highest percentage of job applicants was service occupations

(20.8%). This includes healthcare, food and serving, building and grounds maintenance, and personal care

and service. The remaining top five occupational groups included office and administrative support (14.8%),

professional, paraprofessional, and technical (12.4%), production (11.8%), and managerial and administrative

(11.3%). In general, there is an available workforce with the skills necessary to work with the individual

occupations noted.

Table 7: Occupational Distribution, Wayne and Monroe Counties*, July - September 2009

Occupational Group Percentage of

Total

Service 20.8%

Office & Administrative Support 14.8%

Professional, Paraprofessional, &

Technical 12.4%

Production 11.8%

Managerial & Administrative 11.3%

Transportation & Material Moving 8.0%

Construction & Extraction 7.5%

Sales & Related 7.5%

Installation, Maintenance, &

Repair 3.5%

Agricultural, Farming, Fishing, &

Forestry 0.0%

Source: Michigan Department of Energy, Labor and Economic Growth;

Southeast Michigan Community Alliance Michigan Works!

*Wayne and Monroe Counties, excluding the City of Detroit

EP-10

Market Summary

Van Buren Charter Township has a diverse and vibrant market. A market analysis, conducted for the

Township’s Downtown Development Authority in 2009, had the following findings and conclusions.

Retail Market

The Belleville Road area in Van Buren Township is an established retail destination, characterized by regional

and local-serving retail uses.

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Table 8: Demographic Profile, Local and Regional Trade Areas, 2009

Local Trade Area Regional Trade Area

Population 30,046 77,368

Households 12,679 30,786

Median Disposable

Income $46,262 $46,720

Per Capita Income $28,104 $27,118

Retail Potential $255,693,541 $638,044,781

Source: ESRI 2009

Retail supply and demand in Van Buren’s local and regional trade areas supports opportunities for expansion.

These retail opportunities can be met by new businesses, or by the conversion, expansion or intensification

of existing businesses. The regional trade area has a calculated 2009 sales gap of $194,424,127, excluding

motor vehicle sales.

Specific retail opportunities in the Township are:

Furniture and Home Furnishings Stores

Electronics and Appliance Stores

Building Materials, Garden Equipment & Supply Stores

Grocery and Food Stores

Health and Personal Care Stores

Clothing Stores

Book Stores

Food Service & Drinking Places

Based on the market analysis, new retail development should aim to serve a regional market, as overall

demand is stronger at the regional level. Further, new development that is aimed at a regional market

would also likely meet the demonstrated demand at a local level. In the short term, the regional trade area

could support approximately 400,000 square feet of additional retail space. We estimate that up to 75% of

the overall regional demand may be accommodated along Belleville Road in the Township.

EP-12

Office Market

The Township is home to several very significant corporate office/research users. These include Ricardo North

America, Visteon and General Electric, all located near I-275 in the northeast quadrant of the Township. These

facilities are evidence of the attractiveness of Van Buren’s excellent access, available highly skilled

engineering and technical labor force, and proximity to top educational institutions, factors that also make the

Township highly desirable for distribution and research industrial uses.

The Airport District submarket, of which Van Buren Township is part of, is one of the smaller submarkets in the

region. The Airport District contains a total of 1,526,989 square feet of space in a total of 99 buildings. The

Airport District has one of the lowest average building size and a fairly high vacancy rate.

Table 9: Office Space by Market

Number of

Buildings

Total RBA

(sq. ft..)

Average Building

Size (sq. ft.)

Airport District

Submarket 99 1,526,989 15,424

West Wayne Market 973 22,358,844 22,979

Detroit Region 6,753 177,893,844 26,343

Source: CoStar 2009

Table 10: Office Space by Class

Class A Class B Class C

Airport District

Submarket 9.1% 25.3% 65.7%

West Wayne Market 3.5% 39.4% 57.1%

Detroit Region 3.7% 41.3% 55.0%

Source: CoStar 2009

Most office uses are in small scale office buildings that provide space for attorneys, real estate and insurance

agents, medical professions, and other service providers that serve the local residential population. This is the

established character of the Airport District submarket, evidenced by the average building size of

approximately 15,000 square feet.

Demand for new office space in Van Buren Township is estimated at 15,000 square feet per year,

encompassing approximately 50 acres over the next 30 years. The market for such uses may be greater if

they are integrated with retail space and residential uses in a mixed-use environment where building space

can be used flexibly and can react to evolving market demand.

EP-13

Industrial Market

The Township has a significant industrial base, capitalizing on its outstanding access to multi-modal

transportation. Van Buren contains both I-94 and I-275, Willow Run Airport and several railroads. Detroit

Metropolitan Wayne County Airport is only 4 miles to the east. This easy access to transportation has resulted

in a significant node of distribution and warehousing facilities north of I-94 in the Township.

The Airport District submarket is a very well established industrial real estate market and one of the largest

submarkets in the region. In 2009, the Airport District contained a total of 38,566,823 square feet of

industrial space in a total of 942 buildings. Of that industrial space, 96.5% was warehouse space, and 3.5%

was flex space.

Table 11: Flex and Warehouse Market

Existing Flex Inventory Vacant Flex Inventory Existing Warehouse

Inventory

Vacant Warehouse

Inventory

Market Buildings Total RBA Total SF % Buildings Total RBA Total SF %

Detroit

Region 1,210 41,364,567 8,284,848 20.0% 14,321 491,650,419 62,793.077 12.8%

Airport/I-275

Market 223 8,944,013 1,993,191 22.3% 2,778 103,215,235 15,072,461 14.6%

Airport

District

Submarket

31 1,328,296 18,300 1.4% 911 37,238,527 6,043,697 16.2%

Source: CoStar Q2 2009

The Airport District accounts for 3.2% of regional flex industrial space and 21.0% of regional warehouse

industrial space. Van Buren Township continues to be a very desirable location for flex and warehouse

industrial operations.

Demand for new industrial space is expected to be up to 200,000 square feet per year, encompassing

approximately 600 acres over the next 30 years. Industrial development in Van Buren will be build-to-suit flex

industrial space that combines corporate office, R&D, and potentially fabrication elements. Intermodal users

who need rail access are another market, but it is likely that warehousing and distribution uses will be

foremost. Other priority users will be high-tech industries involved in renewable or green energy pursuits

building off synergy with GE, Ricardo, and other green energy uses in the Township.

EP-14

Training

Providers

Many public, private, and non-profit organizations provide job training in Southeast Michigan, including the

following:

Michigan Works! is a State program designed to train or retrain Michigan’s workforce in order to develop

quality employees for companies looking to expand in the state.

Focus Hope is a non-profit organization that provides career preparation in vocational and technical skills at

locations across Detroit and Southeast Michigan.

Henry Ford Community College offers both Corporate Training and Skilled Trades and Apprenticeship programs

and its campus in Dearborn. Both programs partner with local businesses to give students the skills they need

to succeed.

The Wayne County Community College District Western Wayne Campus is located in Van Buren Township. It

offers career training and continuing education to both students and working professionals.

Schoolcraft Community College, located in Livonia, offers a “Return to Learn” program aimed at adults who

seek to transition into new careers.

Washtenaw Community College, in Ypsilanti, offers programs to students from a variety of backgrounds and at

a variety of stages of life.

Vocational and Technical Training Programs

Southeast Michigan Community Alliance (SEMCA) is the local organization overseeing the seven Michigan

Works! service centers in Wayne and Monroe Counties. Through SEMCA, businesses can access the Michigan

Talent Bank, use interview facilities, obtain Rapid Response assistance, and, in some cases, take advantage

of the Incumbent Worker Program.

The Detroit Workforce Development Department is a Michigan Works! agency that promotes economic self-

sufficiency amongst Detroit residents. It provides qualified workers to local employers through employment

training and education services.

Michigan Regional Skills Alliances (MiRSAs) are business-centered partnerships that address workforce needs

in specific regions and industries, in order to connect businesses with skilled employees and citizens to job

opportunities and career advancement.

No Worker Left Behind is a State initiative design to accelerate the transition of workers into new fields by

providing tuition and financial assistance for retraining education.

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The Michigan Green Jobs Initiative is a segment of No Worker Left Behind designed to train Michigan’s

workforce for high-demand jobs in renewable energy and energy efficiency.

Workforce Innovation in Regional Economic Development (WIRED) is a project of the Southeastern Michigan

Innovation Alliance, a collection of nine counties that targets high growth clusters such as advanced

manufacturing, life sciences, and alternative energies.

Other Programs

The Henry Ford Community College Cooperative Education Program is an internship program in which students

have the opportunity to learn in real business situations and employers have access to highly qualified

students with cutting-edge knowledge.

The Michigan Technical Education Center (M-Tec) is a partnership of the State of Michigan and Henry Ford

Community College. It provides relevant information regarding the latest trends and resources available within

Michigan’s workforce development and labor market information systems.

The Michigan Talent Bank is a database of over 900,000 resumes that range from Administrative to Technical

and Professional. Employers may post job openings or browse the available candidates.

I-1

Tax Rates

Potential Incentives

Aerotropolis

State of Michigan

Wayne County

Van Buren Township

Van Buren DDA

Comparison to Other Regions

I-2

Tax Rates

Van Buren Township and Wayne County offer competitive tax rates and high quality services and

amenities. Table 1 shows the tax millage breakdown.

Table 1: 2010 Tax Rates in Van Buren Township

Jurisdiction Millage Rates

($ per $1,000 of Taxable Value)

Van Buren Township Operating 0.9144

Wayne County Community College 2.4769

Van Buren Schools

(non-homestead) 22.1100

State Education Tax 6.0000

Intermediate Schools 3.4643

Jail 0.9381

Huron Clinton Metropolitan

Authority 0.2146

Public Safety 4.0000

Detroit Zoological Society 0.1000

Library 0.7000

Wayne County 6.6380

Wayne County Parks 0.2459

Total Millage 47.8022

Source: Van Buren Charter Township

I-3

Potential Incentives Aerotropolis

In today’s world, air travel is the major mode of transportation for global commerce. Air travel “flattens”

the earth, allowing people and goods to move across the world, between global cities, in a minimum

amount of time. Like never before, airports are central to businesses’ ability to compete given the

heightened role of logistics and distribution on meeting customer and shareholder expectations.

Instantaneous transfer of information has become the norm. It is these global cities – those places that

serve as distribution points for goods and people – that are going to lead the 21st century.

In order to leverage the region’s world-class airport system (Metro and Willow Run Airports) and

manufacturing assets, Wayne and Washtenaw Counties, Belleville, Romulus, Taylor, Ypsilanti, Van Buren

Township, Huron Township, and Ypsilanti Township have joined under an intergovernmental agreement to

create the Aerotropolis Development Corporation (ADC). The ADC is a one-stop shop for entitlements,

development incentives, and regulatory assistance.

While the ADC does not provide incentives directly, it can assist firms in acquiring needed abatements,

credits, and even loans. Additionally, the Aerotropolis Task Force is currently exploring ways to expedite

and streamline the regulatory and permitting process across all jurisdictions in the Aerotropolis. Much of

the incentive information that follows was compiled by the Aerotropolis Development Corporation.

The ADC can be contacted at detroitregionaerotropolis.com.

State of Michigan

The Michigan Economic Development Corporation (MEDC) offers assistance for Michigan businesses or

those considering a location in the state. The MEDC can provide logistical assistance. Financing assistance

is potentially available through MEDC’s 21st Century Jobs Fund.

The Michigan Economic Growth Authority (MEGA) is authorized to provide refundable tax credits against

the Michigan Business Tax to qualified companies expanding within or relocating to Michigan. Companies

engaged in manufacturing, research and development, wholesale trade, or office operations may apply.

Applicants should be financially sound and have solid proposals. Credits may be awarded for up to 20

years.

There are two types of MEGA credits – Standard and High Tech. Standard MEGA tax credits are available to

in-state companies creating at least 75 new jobs, or to out of state companies creating at least 150 new

jobs within one year. The new jobs must in addition to those existing during the year preceding application

for the credit, and previously existing jobs must be maintained for the life of the credit.

High Tech credits are available to firms involved in advanced computing, biotechnology, electronic device

technology, engineering and laboratory testing, medical device technology, research and development,

I-4

advanced vehicle technology, technology that assists in the assessment or prevention of threats or

damage to human health or the environment, tool and die manufacturing, or digital media. To be eligible,

companies in these sectors must create five new jobs in the first year and 25 new jobs by year five.

For companies involved in manufacturing or “high technology activity,” the State of Michigan partners with

local governments to offer Industrial Property Tax Abatements. With local approval, the program could

provide up to a 50% abatement on real and personal property taxes for industrial or technological property

for up to 12 years. Subject to State approval, a company may also receive an exemption from the State

Education Tax.

The State of Michigan also offers Brownfield Redevelopment Tax Credits to incentivize the re-use of

contaminated, blighted or functionally obsolete industrial and commercial sites. Michigan’s Brownfield

program is one of the most generous in the country, offering a 12.5% Michigan Business Tax credit for the

reuse of qualifying previously developed commercial or industrial parcels.

The Michigan Department of Transportation (MDOT) manages several types of Economic Development

Programs under the Transportation Economic Development Fund. Category A of this fund targets a variety

of industries, including manufacturing activities, providing funding support for road improvements. These

funds vary according to a series of criteria established by the State, including level of investment and jobs

created.

Additionally, state law exempts inventory, pollution control equipment, and certain tools, dies, jigs, and

fixtures from local property taxes, and the state sales tax is not levied on the purchase of machinery and

energy used in manufacturing.

For more information about these and other state incentives, the MEDC can be contacted at 1-888-522-

0103 or at themedc.org.

Wayne County

Wayne County’s Economic Development and Growth Engine (EDGE) provides various services, including

site selection, GIS, financial incentive package development, and permit processing assistance.

The Transforming Underdeveloped Residential and Business Opportunities (TURBO) program is a Wayne

County program that can assist property owners who make significant real estate investments in the

County. Up to 100% tax exemption for the year of construction and 50% for the following five years is

potentially available for qualifying investment.

Wayne County offers assistance to small and medium sized businesses through the SBA 504 Loan

Program. Loans under this program can help companies create or retain jobs, export products or services,

and expand business ownership opportunities. Businesses whose expansion plans call for the investment

and use of real estate of equipment for their businesses may qualify for up to 90% financing.

Both Wayne County EDGE and the MEDC have the ability to issue tax-exempt and taxable Industrial

Development Revenue Bonds for creditworthy companies that demonstrate that their project fulfills a

public purpose. Tax-exempt IDRBs can be issued for capital expenditures in manufacturing plants and

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equipment for projects up to $10 million per site, with a $40 million corporate limit. Interest paid to bond

buyers is exempt from federal, state, and local income taxes, and the rate can be 70-80 percent of prime.

Taxable IDRBs have few federal restrictions and can be used for financing large projects in excess of $10

million. The interest rates are approximately 0.50 percent less than conventional long-term rates because

state and local income taxes are exempt. Advantages are found in the longer term (20 years or more)

alternative source of capital, and better interest rates than available through commercial banks.

Wayne County offers job training and career development services, with funding sources available to help

pay for customized training and retraining programs for companies hiring new workers and for upgrading

the skills of existing workers. Recruitment, screening, and testing services are available for existing, as well

as new employers expanding in Michigan through state and local programs. Wayne County Community

College (WCCC) which operates several campuses in Wayne County, including the Western Wayne campus

on Haggerty Road in Van Buren Township. WCCC specializes in workforce development programs.

Wayne County EDGE can be contacted at 313-224-0410 or at waynecounty.com/edge.

Charter Township of Van Buren

Van Buren Township has available to it all incentives available to local governments in the State of

Michigan. The Township welcomes firms interested in locating or expanding within the community. While

no incentives are guaranteed, the Township will work closely with business leaders to create the optimal

environment for growth.

The Van Buren Township Local Development Finance Authority (LDFA) was created to assist in financing for

the Grace Lake Corporate Park at Ecorse Road and I-275. Similar to the DDA, the LDFA captures and

invests TIF revenues in public infrastructure projects, a benefit to high tech businesses locating within its

district.

The Township is also prepared to expedite the zoning and development approval process where

appropriate, in order to allow a smooth transition into the Township by an interested business. Subject to

meeting Township standards and qualification criteria for public benefit, the Township Board may, on a

select basis, grant tax abatements under PA 198 and PA 328.

Contact: Department of Planning and Economic Development, Van Buren Charter Township

Charter Township of Van Buren DDA

The Township established its Downtown Development Authority (DDA) under Michigan Public Act 197 of

1975 and gave the DDA all the powers available to it under State law. The DDA was created to encourage

economic development and to increase tax base in the community. It is responsible for making public

improvements, and may offer other incentives to businesses locating with its Downtown District.

One of the most powerful tools of the DDA is Tax Increment Financing (TIF). The TIF process uses the

increases in property tax revenues created by business investments to fund public infrastructure and other

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public improvements. These public investments can save a company money in the long run and improve

the community overall.

The DDA and TIF District boundaries encompass the Belleville Road corridor from Van Born Road to

Belleville Lake, as well as some surrounding areas, including the North I-94 Service Drive from Quirk Road

to Morton Taylor Road, Tyler Road between Beck Road and Walden Blvd, Ecorse Road between Beck Road

and Edwards Road, and Van Born Road between Belleville and Morton Taylor Roads.

Contact: DDA Executive Director Susan Ireland, Van Buren Charter Township

Van Buren Township DDA Boundaries

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Comparison to Other Regions

Van Buren Township, as part of the Southeast Michigan region, has access to business incentives that are

very competitive with nearby metropolitan regions. While not all businesses will qualify for certain

incentives, or may only partially qualify, the opportunities in Van Buren Township are unparalleled.

Table 2: Business Relocation Incentives

Incentive Chicago Northeast Ohio Central Indiana Van Buren Township

Relocation/

Expansion Tax

Credit Life

10 years 5 years 10 years 20 years

Industrial

Property Tax

Abatement

50% for 10 years Loans/grants

available None 50% for 12 years

Small/Medium

Business Loans

Available for small

businesses Available Available Available

Industrial

Development

Revenue Bonds

Available Loans available Available Available

Transportation

Economic

Development

Fund

None None None Available

Real Estate

Investment Tax

Abatements

None Loans available Not guaranteed 100% in year 1,

50% for 5 years

Tax Increment

Financing Available Available Available Available

Source: Detroit Region Aerotropolis, World Business Chicago, Ohio Department of Development, Cleveland Plus, Unigov

PP-1

Site Plan/Development Review Process

Building Permits

Other Agency Permits

PP-2

Site Plan/Development Review Process

Development in Van Buren Charter Township is governed by its zoning ordinance, building and construction

codes, fire code and other ordinances designed to protect the public health, safety and welfare. The first

point of contact when contemplating new development, additions, renovations, or a change of use of a

property should be the Township’s Developmental Services Department. The Building, Planning & Ordinance

divisions of the Department of Developmental Services are there both to serve and to provide service to all

citizens, residents, business owners and other persons interested in moving to and/or developing in the Van

Buren community. The Department staff is a professional group that welcomes questions and is trained to

assist applicants through the process of regulatory review and approvals, and to provide helpful information.

Almost all development (excluding an individual single family dwelling) requires site plan approval by the

Township’s Planning Commission. Certain small projects may be approved administratively, but to confirm the

appropriate process, required permits and approval, it is recommended that you first consult with the

Department. The following flowchart illustrates the process for site plan approval in Van Buren.

PP-3

Site Plan/Development Review Process

Flow Chart

PP-4

Building Permits

Charter Township of Van Buren

2011 Building Department Fee Schedule

Excerpt of Non-Residential Fees

Supersedes all prior Fee Schedule(s) upon approval with an effective date of January 1, 2011

Building Type Fee

Permit Application Fee $40.00

Permit Transfer Fee

Change in Contractor or

Owner

$95.00 + Application & Registration

Fees

Commercial * Project Value X (0.0067)

Industrial * Project Value X (0.0067)

Water/Sewer Tap Inspections $95.00

Roof- Commercial / Industrial / Multi-Family: * Project Value X (0.0067)

$250.00 minimum

Signs: Monument & Wall Mount $95.00

Other / Temporary $25.00 + Removal bond

Demolitions: Voluntary $95.00 + $1,000 bond

Notice Of Violation $200.00 + $1,000 bond

Business Re-Occupancy $250.00

Fire Inspections $200.00

Re-inspection $60.00

Temporary Trailer Permit $100.00

Manufactured Home (Park) $125.00

Special Inspection (Hourly Rate) $55.00 per hour

Temporary Certificate of Occupancy & Bond (Business) $40.00 + Bond for remaining work

Street Tree Bond $350.00

Final Grading Bond

$500.00 + $500 each additional acre

>1

Public Sidewalk Bond $500.00

Service Walk/Porch Cap Bond $300.00

Driveway Bond $2,000.00

Penalty for Starting Work W/O Permit 2 X permit fees

Outside/replacement

inspector 1-hr Minimum $55.00 per hour

Plan Review: Commercial / Industrial

/Multi $0.02 per sq.ft.

Outside Plan Review Services 120% of cost

Permit Renewal Valid for 1-year 50% of original permit fee

* Valuations are based on the International Code Council (ICC) estimated cost per square foot, and/or

at the determination of the Building Official.

For complete fee schedule and additional information, please see the Van Buren Charter Township

Department of Development Services website at http://www.vanburen-mi.org/Department/Development.html.

PP-5

Other Agency Permits

The following is not all-encompassing. Please check with State, Wayne County and local officials for all

necessary permits.

Wayne County

Soil Erosion and Sedimentation Control

Any earth change/disturbance over one (1) acre in size and/or within 500 feet of a water of the state, (lake,

stream, wetland, drain) within Wayne County requires a Soil Erosion and Sedimentation Control (SESC) permit

from the Wayne County Department of Environment. A Wayne County SESC permit must be issued before

ANY earthwork can begin.

Construction Permit

With the exception of freeways and private roads, the Wayne County Department of Public Services is

responsible to maintain roads under its jurisdiction in “reasonable repair so that it is reasonably safe and

convenient for public travel.” Regulation and control of all right-of-way work are necessary to provide efficient

and safe operation and to utilize the full potential of the roadway investment. Nothing may be installed, dug,

cut, removed, or placed in the right-of-way without a permit from the Wayne County Department of Public

Services Permit Office.

Any individual or organization who desires to perform work in the public road right-of-way or on County owned

property or on a County drain easement must secure a permit that authorizes the activity. Examples of work

that typically require a permit are:

Adding or improving a driveway approach, sidewalk, storm drain, sewer line or water line.

Adding, improving or maintaining a public or private utility, pipeline, wire, conduit, sewer, etc.

Surveying and other engineering operations

Right-of-way encroachment;

Grading or excavation, landscaping, tree trimming or tree removal;

Any construction activity that impacts storm water runoff into or around road rights-of-way, in or around

County drains, within new subdivisions, mobile home developments, new condominium developments

or property owned by the County; e.g. Wayne County Parks.

PP-6

State of Michigan

DEQ/USACE Joint Permit The Michigan Department of Environmental Quality (DEQ) issues permits for activities that impact land and

water features. Applications in US Section 10 Waters are forwarded to the United States Army Corp of

Engineers (USACE) for additional permitting.

The Joint Permit Application process provides coverage for the following permit programs:

Floodplain Permit (Part 31 of NREPA) - Required to occupy, fill, or grade lands in a floodplain under the

provisions of Part 31, Water Resources Protection, of the Natural Resources and Environmental

Protection Act, 1994 PA 451, as amended (NREPA). The purpose of this permit is to assure that

channels and floodways are not inhabited and that the capacity of the floodway is not unduly

restricted.

Inland Lakes and Streams Permit (Part 301 of NREPA) - The program oversees activities including

dredging, filling, constructing or placing a structure on bottomlands, constructing or operating a

marina, interfering with natural flow of water or connecting a ditch or canal to an inland lake or stream.

The MDNRE also administers the federal permit program which regulates the dredging or filling of

inland lakes and streams under Section 404 of the Clean Water Act. Thus, in most parts of the state,

issuance of a construction permit by the MDNRE under Part 301 of the NREPA also authorizes this

type of activity under federal law.

Wetlands Protection Permits (Part 303 of NREPA) - The program oversees activities proposed in

regulated wetland areas and reviews permit applications for dredging; filling; draining surface water; or

constructing, operating, or maintaining any use or development in a wetland. The MDEQ also

administers the federal permit program which regulates dredging and filling of wetlands under Section

404 of the Clean Water Act. Thus, in most parts of the state, issuance of a permit by the MDEQ under

Part 303 of the NREPA also authorizes alteration of wetlands under federal law.

NPDES Permits

The Water Bureau (WB), within the Michigan Department of Environmental Quality has responsibility for

processing NPDES permits under the authority of the Federal Water Pollution Control Act and Part 31 of the

Natural Resources and Environmental Protection Act, 1994 PA 451, as amended. The purpose of this permit

is to control the discharge of pollutants into surface waters of the state to protect the environment. The

MDNRE requires the submittal of the No Exposure Certification (NEC) for facilities subject to the industrial

storm water regulations which claim no exposure of industrial activity.