BY USING THIS WEBSITE OR THE CONTENT THEREIN, YOU AGREE TO THE TERMS OF USE.

A spatial representation of generalized Oakland County community master plans. These polygons were digitized from each of Oakland's 62 community's future land use map in their master plan. The data was completed in March of 2006 and will be updated as each community amends their plan. The key attribute is Composite Plan representing generalized, countywide future land uses.

This data depicts a future land use based on each community's master plan as currently adopted. The data will be updated each time a community amends their master plan. Below is a list recording the master plan and date of adoption that was used to digitize each community.

• Township of Addison Addison Township Land Use Master Plan - 7/9/2002
• City of Auburn Hills City of Auburn Hills Master Land Use Plan - 11/7/2002 Auburn Hills Opkyke Road Corridor Study - 2/1/2007 Auburn Hills Collier Road Area Land Use Study - 1/3/2008
• City of Berkley City of Berkley, Michigan Master Plan Update - 1/23/2007
• Village of Beverly Hills Village of Beverly Hills Master Plan - 3/28/2007
• Village of Bingham Farms Village of Bingham Farms Master Plan - 9/13/2004
• City of Birmingham The Birmingham Plan - 1/1/1979
• Township of Bloomfield Charter Township of Bloomfield Master Plan Update - 3/26/2007
• City of Bloomfield Hills Master Plan of Land Use City of Bloomfield Hills - 8/11/1987
• Township of Brandon Brandon Township Land Use Plan Update - 3/14/2000
• City of the Village of Clarkston Master Plan City of the Village of Clarkston - 8/4/1997
• City of Clawson Downtown Clawson Framework Urban Design Plan - 11/1/2004 Master Plan City of Clawson - 1/23/1990
• Township of Commerce Commerce Charter Township Master Plan 2003 - 6/28/2004 Commerce Charter Township Master Plan Amendment - 11/27/2006
• City of Farmington Master Plan City of Farmington - 2/1/1998 City of Farmington Hills Master Plan for Future Land Use
• City of Farmington Hills - 3/28/1996
• City of Fenton Holly Township Master Plan - 11/10/2003 (Used the Holly Township Master Plan because Fenton's was unavailable)
• City of Ferndale City of Ferndale Land Use Plan - 6/1/1998
• Village of Franklin Franklin Village Master Plan Update - 10/15/1997
• Township of Groveland Master Plan for Future Land Use - 5/9/2005
• City of Hazel Park Master Plan, Hazel Park Michigan - 3/21/2000
• Township of Highland Highland Township Comprehensive Land Use Plan 2000-2020 - 7/6/2000 South Milford Road Corridor Micro-Area Analysis - 4/13/2005 East Highland Commercial District Micro Area Analysis - 12/19/2002 West Highland Micro-Area Analysis - 8/2/2001 North Hickory Ridge Road Micro-Area Analysis - 12/7/2006
• Township of Holly Holly Township Master Plan - 11/10/2003
• Village of Holly Village of Holly Master Plan - 1/24/2007
• City of Huntington Woods Huntington Woods Master Plan - 12/17/2007
• Township of Independence Independence Township Vision 2020 Master Plan - 12/9/1999
• City of Keego Harbor City of Keego Harbor Comprehensive Master Plan - 9/5/2002
• City of Lake Angelus City of Lake Angelus Master Plan - 7/25/1994
• Village of Lake Orion Master Plan 2002-2022 - 1/6/2003 Amendment #1 to Lake Orion Master Plan - 3/3/2008
• City of Lathrup Village The Lathrup Village Plan - 1/1/1981
• Village of Leonard Master Plan Village of Leonard - 10/17/1991
• Township of Lyon Charter Township of Lyon Master Plan - 3/27/2006
• City of Madison Heights Madison Heights Master Plan: 1990, 2000, 2010 - 10/16/1990 Madison Heights Future Land Use Plan Amendment - 5/15/2007
• Township of Milford Charter Township of Milford Land Use Plan Update - 5/27/1999
• Village of Milford Village of Milford Master Plan - 3/1/1998
• City of Northville City of Northville Master Plan - 2/22/2000
• City of Novi City of Novi Master Plan for Land Use 2004 - 12/1/2004 City of Novi Master Plan for Land Use Amendments - 4/16/2008
• Township of Novi None (Does not have a Master Plan, assumed to be Single Family Residential)
• City of Oak Park City of Oak Park Master Plan - 9/9/1996 City of Oak Park Master Plan Addition - Unknown
• Township of Oakland Oakland Charter Township A Community Master Plan - 1/4/2005
• City of Orchard Lake Village Master Plan City of Orchard Lake Village - 6/6/2006
• Township of Orion Orion Township Master Plan - 5/7/2003 Lapeer Road Master Plan Update - 4/19/2006
• Village of Ortonville The Ortonville Plan - 1/1/1980
• Township of Oxford Charter Township of Oxford Master Plan - 7/14/2005 Village of Oxford Village of Oxford Master Plan - 5/10/2005
• City of Pleasant Ridge City of Pleasant Ridge Community Master Plan - 9/1/1999
• City of Pontiac Pontiac 2010 A New Reality - 12/4/1991 City of Rochester Master Plan: 2000
• City of Rochester - 6/3/2000 Downtown Development Area MP amendment - 5/2/2005
• City of Rochester Hills Rochester Hills Master Land Use Plan 2007 - 2/6/2007 Township of Rose Master Plan Rose Township - 7/7/2005
• City of Royal Oak Master Plan City of Royal Oak - 8/24/1999
• Township of Royal Oak A Vision for the Year 2010 Master Plan 1996 Update - 12/11/1996
• City of South Lyon Master Plan of Future Land Use City of South Lyon - 1/10/2002
• City of Southfield Southfield Master Plan - 1/1/1988 Township of Southfield Southfield Township Master Plan - 11/25/2002
• Township of Springfield Springfield Township Master Plan - 3/7/2002
• City of Sylvan Lake Sylvan Lake Master Plan 2005 - 4/10/2007
• City of Troy City of Troy Future Land Use Plan - 1/8/2002 City of Walled Lake City of Walled Lake Master Plan - 8/1/2002
• Township of Waterford Waterford Master Plan 2003-2023 - 1/2/2003
• Township of West Bloomfield West Bloomfield Township 2005 Master Land Use Plan Update - 7/26/2005
• Township of White Lake White Lake Township Master Plan - 10/6/2006
• City of Wixom City of Wixom Master Plan - 8/9/2005
• Village of Wolverine Lake Village of Wolverine Lake Land Use Plan - 12/4/1985

Every category identified on the future land use map within each master plan was translated into a composite value. For example, one community may have two commercial districts- Local Commerical and General Commercial. Another community may have three commercial districts- Neighborhood Commercial, Hi-Tech Office, and Retail Commercial. A wide range of uses could be included in these categories, but for the purpose of this feature class, they are all translated into "Commercial/Office." In some cases a category on community's future land use map could not be translated into a single composite category. When this occurred, areas were manually translated into the appropriate generalized category. For example, a Public Lands class on a community's map would be manually translated into the Public/Institutional and Recreation/Conservation composite categories.

BY USING THIS WEBSITE OR THE CONTENT THEREIN, YOU AGREE TO THE TERMS OF USE.

The DevelopmentAuthority polygon feature class identifies certain types of entities that encourage development/redevelopment in designated areas. This feature class currently represents Downtown Development Authorities (DDA), Tax Increment Finance Authorities (TIFA), and Local Development Finance Authorities (LDFA); however, it will also depict Corridor Improvement Authorities (CIA) and Brownfield Redevelopment Authorities (BRA) in the future. These five types of authorities have the ability to capture tax increment financing (TIF).

The features were digitized using legal descriptions, parcel lists, and maps that were provided to the State of Michigan Office of the Great Seal and/or Oakland County Equalization by the authority. The key attributes are Name (official name of the authority), Type (the type of development authority), and DevelopmentPlan (yes/no indicating if the feature represents an area that is part of a development plan and can caputre tax increment financing).

Tax Increment Financing is a tool used to promote redevelopment and community improvement projects by channeling funding toward projects in targeted areas. TIF is captured from the increase of property values from a base year. Millage rates from taxing jurisdictions are applied to the increased value. The resulting tax revenue is directed to the authority, rather than the appropriate jurisdiction.

Beginning in 1994, taxing jurisdictions have the option to "opt out" of having its taxes captured by the authority. Also since 1994, school taxes may no longer be captured unless they are necessary to make payments on existing eligible obligations. For more information about TIF, see Michigan Department of Treasury's Tax Increment Financing FAQ web page at http://www.michigan.gov/treasury/0,1607,7-121-3218---F,00.html. The State of Michigan has adopted enabling legislation to allow TIF through five types of authorities. Each type of authority has a focus relating to development/redevelopment: Downtown Development Authority (PA 197 of 1975)

• Correct and prevent deterioration in business districts
• Encourage historic preservation
• Promote economic growth of the districts Tax Increment Finance Authority (PA 450 of 1980)
• Prevent urban deterioration
• Encourage economic development and activity
• Encourage neighborhood revitalization and historic preservation
• Closed to new applicants since 1987
• Allows the development of virtually any type of land use Local Development Finance Authority (PA 281 of 1986)
• Encourage local development
• Promote conditions of employment
• Promote economic growth
• Limited to business activities involving:
• Manufacturing
• Agricultural processing
• High-technology activities
• Energy production
• Business incubators Brownfield Redevelopment Authority (PA 381 of 1996)
• Promote revitalization, redevelopment, and reuse of certain property
• Focus on tax reverted, blighted, or functionally obsolete property
• MDEQ must approve brownfield redevelopment areas Corridor Improvement Authority (PA 281 of 2005)
• Correct and prevent deterioration in business districts
• Encourage historic preservation
• Promote economic growth of the districts
• Must be adjacent to a road classified as an arterial or collector

These quasi-public entities are created by resolution through a community's governing body. CIA and LDFA boundaries may cross municipal boundaries. In the case of these multi-jurisdictional authorities, both communities must pass resolutions establishing authority. There is currently only one Joint LDFA (Cities of Southfield and Troy) and there are no CIAs in Oakland County. When the community establishes the authority, it must also define the geographic boundaries in which it will operate. DDAs and CIAs are authorized to levy and collect taxes through a special assessment on all properties within the authority boundary.

After the authority and its boundaries are established, the authority creates a tax increment financing and development plan. The plan estimates the amount of tax increment financing that will be captured and lists specific projects on which it will be spent. It also defines the development area where the tax increment financing and projects will occur. The development area must be completely within the authority boundary; however, it may be coincident with the authority boundary.

An authority may contain multiple development areas, each with its own development and tax increment financing plan. BRAs normally designate development areas as a one or two parcels for a specific development project, while the other types of authorities define development areas as a larger area. Also, LDFAs are only allowed to capture TIF from parcels in a permitted use, such as manufacturing.

There may be both eliglible and inelgible parcels within a development area; however, the inelgible parcels do not participate in TIF capture. The base year used to calculate the amount of tax increment financing is set when the development plan is adopted. If the development plan is expanded at a later date, the base year could be reset for the entire development area or the capture could be calculated using multiple base years.

The source for the base year was the tax billing code used by Oakland County Equalization. When no tax billing code was available (for communities that don't use the county's assessing system), the community was contacted to obtain the base year. When two separate authorities overlap, each authority can establish overlapping development areas. The authority that first created the development area has first claim on tax increment financing capture.

Authority boundaries are represented using multiple features when the development area is not coincident with the authority boundary. One feature represents the development area and a second feature represents the remainder of the authority district that is not part of the development area. Multiple features are also used to represent authorities that have multiple development areas or development areas that have multiple base years.

Brownfield Redevelopment Authorities are unique in that the authority boundaries are generally defined as the entire municipality. For this reason, the non-development areas of BRA's have been excluded from this data. The following list shows communities in Oakland County that have established a BRA: City of Auburn Hills City of Birmingham City of Farmington City of Farmington Hills City of Ferndale City of Hazel Park Charter Township of Highland Village of Holly City of Madison Heights Village of Milford County of Oakland City of Oak Park City of Pontiac City of Rochester City of Rochester Hills Charter Twp of Royal Oak City of Royal Oak City of Southfield City of Troy Charter Township of Waterford

Source documents for the boundary of each feature were obtained from the State of Michigan Office of the Great Seal, Oakland County Equalization, and the Oakland County Treasurer's office. These could be in the form of a legal description, parcel list, and/or map.

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