Fixing our Roads

Welcome to the Road Project page of our website. This page is intended to give homeowners a general overview of the project and answer questions that you may have. You can expect this page to be continually updated as more information becomes available.

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Information Meeting

Thank you everyone who attended our information meeting at the Township. We know that some of you were not able to attend the meeting so we have uploaded the presentation to our website. Click on the link below to download the presentation. Project cost estimates are included in the presentation.

Download Presentation

Read our Report

As part of this project, we have hired G2 Consulting Group, an Engineering Firm specializing in road engineering. This firm has provided us with a Geotechnical Pavement Investigation to determine our current road structure status and how to repair our streets cost-effectively.

Download Report

Upcoming Events

Join us to learn more about the project.

Q and A at the Township

October 6th 1:00PM - 3:00 PM

Independence Township Hall

Join us this Sunday for an opportunity to ask questions at Independence Township Hall. Kim Feigley, the township assessor, will be on hand to answer any questions you may have about the project. We will also have the Formal Petition ready to sign at this time.

Road Resurfacing and Selective Curb Replacement
Goal: Restore our road network to provide a safe and smooth surface for our neighborhood in a cost-effective manner while increasing property values and homeowner satisfaction.

State of Our Roads

The roads in our subdivision were built in 1993 and are currently 30 years old. The road surface has lasted as long as it was designed for and is now showing signs of rapid deterioration. Currently, our roads are rated on average as 4/10. 10 being a brand-new road and 1 being a totally broken and unusable surface requiring total replacement. The good news is that the road structure currently supports milling and resurfacing.

Concrete Curbs

Most of the concrete curbs in the subdivision are holding up well. The areas of concern are where the concrete has broken up into multiple pieces or potholed. These will need to be replaced before the asphalt roads are milled and resurfaced.

Milling & Resurfacing

Milling is the process of removing 4 inches of asphalt and resurfacing with new asphalt on top of the existing base layer.

Why Not Replace and Rebuild from Scratch?

We could. However, the cost of completely replacing the road infrastructure would be 3-4 times more than milling and resurfacing.

How Long Will This Repair Last?
Updated 09/11/2024

The expectation is that we should expect this repair to last 15-20 years. This is backed up by research provided by MDOT, Michigan Technological University, Michigan Transport Asset Management Council, G2 Engineering, and various contractors. We are expecting that it will be closer to 20 years as we continue to seal and treat any problem areas during that time. The road base is also in a favorable condition to support a longer time frame. Since this is a repair and not a full replacement, we expect to see minor cracking in the surface after the first year. Continued seal treatments will address this.

Who Pays for This?

Our roads are classified as public roads and are owned by the Road Commission for Oakland County. However, there has been no funding set aside at the Federal, State, and County level to provide money for this project. This is true of most subdivisions within the State of Michigan.

Fortunately, Independence Township has decided to partner with us and provide a cost-effective solution. They are willing to provide the financing and additional grant money towards the project. Ultimately, it is the homeowners in our subdivision who will pay for the majority of this repair.

How Does This Work?

Independence Township will set up a Special Assessment District (SAD) for our subdivision. Once approved by the homeowners, Independence Township will finance the cost of the project. After additional hearings at the township, funds will be released so construction can commence.

What is the Cost?

The total estimated cost for this project is $879,758.38 which equates to $8,459.22 per parcel. Keep in mind that there are allowances built into this project as well as grant funding. It is everyone's goal on this project to come in under budget.

Grant Funding
Updated 10/02/2024

Independence Township has set aside funding to contribute as a grant to this project. This is provided through the Neighborhood Road Improvement Program (NRIP). Currently we qualify for $100,000 of grant funding.

Special Assessment District

Independence Township is willing to finance the cost of the project through a 10-year assessment at roughly six percent interest. A homeowner can decide to pay the entire assessment upfront with no interest. Alternatively, a homeowner could choose to pay over 10 years. This makes the cost of the project much more affordable. There is no prepayment penalty.

Will This Raise my Taxes?

While the assessment will come with the winter taxes, it is not a tax bill. The assessment will not cause your taxes to be readjusted to reflect a higher tax burden. Assessments are in addition to taxes and do not reset the taxable value of your parcel.

Do I get a Voice?

Yes! As a homeowner you get a vote. Each homeowner will have to decide whether this project is the best course of action for our subdivision. A Formal Petition will be circulated after an initial Preliminary Petition has been signed. You can also voice your question or concerns directly to the HOA Road Project Team by calling Ben Hastings at 517-425-0542. Formal hearings about the project will also happen at the township level. Additional information and updates can be found on our website and through additional mailings to homeowners.

Do Corner Lots pay More?

No. Every lot will share equally in the cost of this project. There are 104 homeowner parcels in our subdivision.

What are the Options for Road Repair?

We have three options for repairing our roads.

Do Nothing

The roads will continue to deteriorate. The HOA does not have the funds required to repair the roads as they worsen. We expect that potholes will rapidly become an issue as the base weakens over the next two years. Our options for road repair in the future would also be limited as the base continues to weaken.

Remove and Replace the Entire Road Infrastructure

We could remove and replace the entire road infrastructure. As mentioned previously, the cost is prohibitive, and we expect that the cost could be a burden on families within the subdivision. This option would give us brand new roads, however, which could be expected to last 30 years.

Mill and Resurface + Selective Concrete Curb Replacement

Milling is the process of removing 4 inches of asphalt and resurfacing with new asphalt on top of the existing base layer. Curbs which have broken into multiple pieces or potholed would also be replaced. We have found this to be the most cost-effective solution for our homeowners.

Milling and Resurfacing

Wait! I have Questions

Great! We would be happy to sit down with you to answer any questions you may have. We understand that this is a big project and decisions should not be made lightly. You can contact Ben Hastings directly at 517-425-0542 or click the link below.

Questions?

Road Project Team

Spring Lake North HOA

Our board has been diligently researching the best possible solutions for restoring our infrastructure.

Independence Township

Leadership within the Township has been working beyond normal business hours to help facilitate this project.

SLN Volunteers

Thank you to the many volunteers who are working behind the scenes to support our neighborhood!

Road Commission for Oakland County

Various departments are working with us to provide consulting services to insure a successful outcome.

Other HOA's

We are collaborating with a couple of HOA's who have been through this process before.

Contractors

Multiple contractors have been providing us with in-depth information and are providing bids for the project.

Did You Know...

Eight months of research has gone into this project so far. We wanted to be sure we were presenting our homeowners with the best possible options. Furthermore, we are collaborating with our neighboring subs to make this process efficient and effective. Ultimately, we are here to serve you and appreciate your participation in this project.

Lets Talk...

Hi, my name is Ben Hastings

I'm your Neighbor, Treasurer, and Road Project Team Leader. I know that many of you will have questions about this project or may want to know how you can help? Please click on the link below to get in touch.

Leave me a message

Get in Touch

Please leave your information in the contact form and we will reply within 24 hours. Alternatively, you can reach Ben at the number below.

517-425-0542