The Urban Service District is defined in the Salem Township Growth Management Plan to receive urban type development. It is an approximately 1,400-acre area designed to serve the needs of Salem Township residents and encourage strategic local economic development.
The USD was established to encourage and contain local economic development, planning, and funding at the undeveloped exchange at the M-14 interchange between Plymouth and Ann Arbor. Preserving the unique rural character of the Salem community – and prohibiting development in other areas – while advancing Salem Township is key to the USD and will guide any future investments.
Salem Township is eligible for a $10 million infrastructure grant from the State of Michigan to extend essential public utility services — water and sanitary sewer — to the USD. These utilities will support the USD property only. The funding provides a crucial step forward in helping manage and realize the community’s and Washtenaw County’s longstanding master plan for the USD.
The time frame for expending the grant money is through, but no later than, August 2021. Salem Township can draw incrementally from the grant for various engineering, design and construction costs as the project progresses.
The funding must only be used for its intended purpose – design and construction for infrastructure within the USD. Salem Township will not be liable for any funds expended for this purpose, but will be required to return any funds not expended. These provisions protect Salem Township and its residents and help it maintain fiscal responsibility and stewardship at both the local and state levels.
Salem Township is currently working with the state to process the grant, which will be used to help defray the costs of extending water and sewer services to the USD. These utilities currently do not exist to serve the USD, and are necessary for any development of the property to occur.
After several years of intense study and consideration, Salem Township trustees and Planning Commission have approved initial site plans for a residential development within a portion of the USD – the construction of high quality family homes. These plans are beginning to proceed, including comprehensive due diligence on all fronts, including project fit, environmental sustainability and financial viability.
The USD is legally zoned for mixed use of commercial and residential development.
Currently, Schostak Brothers & Company and its related enterprises, fourth generation family businesses with a history and tradition of high quality development projects in numerous Michigan communities, own several hundred acres within this area.
The companies are working on plans that include homes for a neighborhood community and retail opportunities. They are committed to meeting the township and surrounding region’s vision, maintaining natural features and creating new opportunities for families. Trails, open green spaces and convenient access to future shopping and entertainment are all envisioned as part of the plan.
Other areas of the USD also are owned by private individuals and development firms.
Water will be supplied to the USD development from the Great Lakes Water Authority – the water system that serves the majority of Southeast Michigan communities – while the Ypsilanti Community Utilities Authority (YCUA) will provide sanitary sewer service.
Utility studies and impact assessments – backed up by third-party experts and those who run these systems – have demonstrated the systems have capacity and can easily and safely handle additional development, without adversely impacting existing customers.
Water supply in communities surrounding the USD Area will remain unchanged.
Traffic and road studies have been completed to ensure a thorough assessment and understanding of the USD phased development activity and identify needed improvements. All studies have been reviewed and approved by the Michigan Department of Transportation, Washtenaw County Road Commission and the Wayne County Roads Division.
Development within the USD will meet state and local rules for safety and efficient vehicle traffic, as well as ensuring adequate levels of service to the area. In fact, residential areas in communities along Ann Arbor and Napier Roads are expected to see significant improvement in traffic flow due to the addition of a protected center turn lane where none exists today and an enhanced intersection.
The USD development lies within the Plymouth Canton Community Schools district. School officials have conveyed they have more than adequate capacity to meet the educational needs of families and students who would move to the USD Area and call the high-quality housing home. Additional students would help ensure a stable, sustained funding for the school system and bolster both education and extra-curricular programs. It also helps reduce the system’s trend of declining enrollment and the need to recruit students from other districts.
Public safety needs like police and fire are expected to be met by existing personnel and services Salem Township currently provides. Should additional services be necessary, the assessed value of the development will ensure increased funding to provide them.