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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
CP-1
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
CP-2
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
CP-21
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
EP-4
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.
EP-11
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.
EP-15
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
I-5
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
I-6
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
I-7
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-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-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.