In order to create a real village center, the DDA must be a proactive player in the real estate market and cultivate mutually beneficial relationships with developers and neighboring jurisdictions. In light of increasing development pressure, immediate action to direct the type and location of future development and growth is needed.

The success of the vision put forth in this plan is contingent on achieving a unique mix of uses that are purposefully knit together in a well designed and connected urban environment. This delicate balance could be easily upset by poor development and inappropriate land use choices. As the DDA moves forward with this plan, it must approach each development as a vital part of the vision as a whole. Implementation of this vision will require a significant commitment from the DDA to provide ongoing support and participation, and dedication of time, money, and resources. The DDA will need to take direct action to correct decades of piecemeal development. Intervention in the local real estate market will be necessary, by assembling land, relocating businesses and residents, mapping and executing road and utility extensions, rezoning, developing new partnerships with neighboring jurisdictions, and working to further strengthen these relationships.

The successful implementation of this plan will require a comprehensive, coordinated strategy that includes detailed planning, financing, and project coordination.

IMPLEMENTATION STRATEGY OVERVIEW
Partnerships and local commitment are paramount to making this vision a reality. Multiple players, a variety of funding sources, and a coordinated timeline will be necessary. A Development Management Team should be created to ensure that projects are correctly timed, maximize public and private resources, and do not conflict or compete with other projects. In partnership with the DDA, such a team will provide the leadership and stability necessary to bring this plan to fruition.

A framework to attract, direct, and facilitate development through strategic marketing, tax increment financing incentives, and revised Township regulations is necessary. Regulatory changes include revisions to the zoning ordinance, and adoption of additional design standards.

A detailed development plan should be completed for each activity area. This plan will identify development and marketing strategies, specific regulatory changes, and public improvements and investments. The successful implementation of this plan will rely heavily on the use of TIF funds to finance public improvements, assemble land, and recruit developers. Beyond TIF funds, the DDA should explore creation of special assessment districts and state and federal funding opportunities. Ongoing management and programming of the district may require the creation of a business improvement, or principal shopping district (PSD).

Immediate implementation steps include:

• Create a Development Management Team
• Create a regulatory framework for infill and new development
• Refine design for public improvements: road improvements and extensions, streetscape, signage, stormwater management, and recreation
• Pursue funding sources

PROJECT SEQUENCING
The ultimate sequencing of projects should be directed by both developer interest and the DDA’s ability to leverage the highest rate of return based on existing infrastructure investment. As developers display interest in a specific land use, their project should be located in general conformance with the master plan. The $15 million of existing increment that is available to kick off redevelopment should be used to fund public improvements that will spur the most development in the shortest amount of time, as immediate and ongoing infusions of increment will be necessary to initiate the first steps of implementation and continue those efforts throughout the district.

Strategic public improvements will direct private investment to the most beneficial locations and will help generate increment for a more constant flow of debt-service revenue. The primary development “triggers” are construction of the Coleman Road extension and the P4 parking structure, and streetscape improvements along Lake Lansing Road, from U.S. 127 to Wood Road. The Coleman Road extension is critical to the overall success of the DDA redevelopment vision, as the densities proposed in this plan will significantly increase traffic volume on Lake Lansing Road and the additional outlet of the northern connection will help alleviate traffic delays.

The existing infrastructure investment in Areas A and B will result in a higher rate of return from new development in these areas. Additionally, projects in Areas A and B do not require extensive property consolidation, site preparation, or developer negotiations, and could proceed as a standard Planned Development. This “low hanging fruit” should be pursued concurrently with preparation of the other more complicated redevelopment areas to encourage diversified real estate opportunities that will pull in new markets and generate increment to fund the more complex projects.

Increment generated from projects in Areas A and B will fund public improvements, or development triggers, elsewhere in the district. For example, based on anticipated project sequencing, this early increment will help fund public plazas and an enhanced pedestrian connection to Eastwood in Area C and help initiate redevelopment of Area E by funding property acquisition, business relocation, and public improvements. Ongoing infusions of increment generated by early phases of development will fund streetscape enhancements that will unify existing development in Area D with that of the greater district, and will support creation of the Civic Area, Area F, by funding infrastructure improvements and construction of public buildings.