The Four Lakes Special Assessment District (SAD) is an established geographic boundary of waterfront properties along or near the four lakes and “backlot” properties with dedicated (private easement) access. Under Part 307, a county board may determine by resolution that the whole or a part of the cost of a project to establish and maintain a normal level for an inland lake shall be defrayed by special assessments.
See your Proposed estimated assessmentWhile the SAD boundaries are final, the assessment methodology is subject to change based on the outcome of public hearings conducted throughout 2021 and approved by Midland and Gladwin counties.
Click on the button below to see your parcels on the map and see your tentative annual operations assessment amount. |
operations assessment
All information is tentative and subject to change after property owners and the counties review it.
CALCULATE OPERATIONS ASSESSMENT
Calculate your tentative annual operations assessment amount using the tables and formula below.
Frontage Factor x Other Factors x $200 = Tentative Annual Operations Assessment
Calculate your tentative annual operations assessment amount using the tables and formula below.
Frontage Factor x Other Factors x $200 = Tentative Annual Operations Assessment
-
FRONTAGE FACTOR x
-
OTHER FACTORS x
-
$200 = Tentative Annual Operations Assessment
<
>
If you have adjacent parcels or associated parcels in the same subdivision, add the frontage of each parcel to determine your total frontage amount. Use the total frontage amount to determine your frontage factor.
Frontage Amount |
Frontage Factor Amount |
Less than 300 ft. |
1 |
300-400 ft. |
1.1 |
400-500 ft. |
1.2 |
500-600 ft. |
1.3 |
600-700 ft. |
1.4 |
700-800 ft. |
1.5 |
800-900 ft. |
1.6 |
900-1,000 ft. |
1.7 |
1,000-1,100 ft. |
1.8 |
1,100-1,200 ft. |
1.9 |
More than 1,200 ft. |
2 |
N/A |
1 |
Other Factors |
Factor Amount |
Headwater zone (Less than 1 mile downstream of dam) |
0.5, 0.75 or 1 |
Backlot parcel with private easement/deeded/dedicated access to water |
0.25 |
Cemeteries, schools and parcels associated with another being assessed within same subdivision |
0 |
None of the above/no other factors |
1 |
EXAMPLES
Nick owns waterfront property that's 0.25 miles downstream of Sanford Dam. He has 275 feet of frontage. Nick can expect his annual operations assessment to be $100.
Frontage Factor (1) x Other Factors-Headwater Zone (0.5) x $200 = $100
Nick owns waterfront property that's 0.25 miles downstream of Sanford Dam. He has 275 feet of frontage. Nick can expect his annual operations assessment to be $100.
Frontage Factor (1) x Other Factors-Headwater Zone (0.5) x $200 = $100
Jess owns two waterfront properties in the same subdivision on Sanford Lake. When she adds the frontage amount for each property it equals 520 feet. She can expect her annual operations assessment to be $260.
Frontage Factor (1.3) x Other Factors-None (1) x $200 = $260
Frontage Factor (1.3) x Other Factors-None (1) x $200 = $260
Sadie and Melissa own a backlot parcel in Edenville Township. They can expect their annual operations assessment to be $50.
Frontage Factor (1) x Other Factors-Backlot (0.25) x $200 = $50
Frontage Factor (1) x Other Factors-Backlot (0.25) x $200 = $50
Ernie owns a waterfront parcel on Wixom Lake with 300 feet of frontage and a backlot parcel in Hay Township. He can expect his annual operations assessments to be $220 for the parcel on Wixom and $50 for the parcel in Hay Township. They'll be assessed separately because they're not in the same subdivision.
Wixom property: Frontage Factor (1.1) x Other Factors-None (1) x $200 = $220
Backlot property in Hay Township: Frontage Factor (1) x Other Factors-Backlot (0.25) x $200 = $50
Wixom property: Frontage Factor (1.1) x Other Factors-None (1) x $200 = $220
Backlot property in Hay Township: Frontage Factor (1) x Other Factors-Backlot (0.25) x $200 = $50
Winston and Ally own two parcels in Jerome Township. One parcel has 200 feet that front the river. The other parcel is a backlot directly behind the waterfront parcel. They can expect their annual operations assessment to be $200 because if you have two parcels in the same subdivision, you’ll only receive one assessment.
Waterfront parcel: Frontage Factor (1) x Other Factors-None (1) x $200 = $200
Backlot: Frontage Factor (1) x Other Factors-Parcel Associated With Another (0) x $200 = $0
Waterfront parcel: Frontage Factor (1) x Other Factors-None (1) x $200 = $200
Backlot: Frontage Factor (1) x Other Factors-Parcel Associated With Another (0) x $200 = $0
A local cemetery owns 550 feet of waterfront property in Jerome Township. The property owner can expect the annual operations assessment to be $0.
Frontage Factor (1.3) x Other Factors-Cemeteries and schools (0) x $200 = $0
Frontage Factor (1.3) x Other Factors-Cemeteries and schools (0) x $200 = $0
capital improvements assessment
Estimated capital improvement assessments will be determined after the feasibility study is released in May 2021.
Four LAkes Special Assessment District faqs
Part 307
What is the role of a Special Assessment District?
The Four Lakes Special Assessment District is a special public body established by the 2019 Lake Level Order by Midland County Judge Stephen Carras on behalf of both Gladwin and Midland counties in May 2019. The Four Lakes Special Assessment District consists of lakefront properties as well as backlot properties that have access to the lakes, the boundaries of which were confirmed by the 2019 Lake Level Order after numerous public meetings, and resolutions from the Gladwin and Midland County Boards of Commissioners. The counties have determined that all costs associated with the maintenance of the legal levels for the four lakes should be financed by special assessments to the benefitted properties within the Special Assessment District. In other words, the Four Lakes Special Assessment District is the source of funding for the maintenance of the lakes. While there can be other sources, such as government, private and public funding, and perhaps hydropower to offset assessments, the Four Lakes Assessment District is considered the primary source of funding to maintain the lakes. WHO IS IN THE FOUR LAKES SPECIAL ASSESSMENT DISTRICT?
Properties that have access to the lakes through the shoreline, private roads or deeded access. The properties in the Special Assessment District – after public review, notifications and opportunity to appeal – were established in the May 2019 Court Order. HOW IS THE AUTHORITY TO ESTABLISH THE LAKES GRANTED?
All four lakes (Sanford, Wixom, Smallwood and Secord) are “artificial lakes” created by the damming of the Tobacco and Tittabawassee rivers. The authority to “have lakes” is somewhat complicated and involves an understanding of over 100 years of historical information that led to the formation of the lakes and the relationship with the private dam owner. In May 2019, the Midland Circuit Court entered an order (“2019 Lake Level Order”) establishing the legal levels for each of the lakes in accordance with Part 307, Inland Lake Levels, of the Natural Resources and Environmental Protection Act, 1994 Pa 451, as amended. Part 307 is the exclusive authority for a county or counties to make policy decisions to ensure the establishment and maintenance of the level of an inland lake. Midland and Gladwin counties have directed that all costs associated with the maintenance of the lake levels be paid by special assessments. The 2019 Lake Level Order also established and confirmed the Four Lakes Special Assessment District. The Four Lakes Special Assessment District is a special purpose public body, and the Four Lakes Task Force is the county delegated authority, acting on behalf of the Four Lakes Special Assessment District. What Should Property Owners Know About Part 307?
What are the regulations surrounding how the special assessment is distributed?
Part 307 states that special assessments can be determined based on “benefits derived” to the property owner and that FLTF is responsible for determining the factors that contribute to the derived benefits. In general, there is no specific method of allocating the cost of improvements, except that the method selected must be fair, just, equal and in proportion to the benefits conferred. These benefits include factors like frontage, zoning and property use. HOW WILL PROPERTY OWNERS’ INPUT BE HEARD?
CAN WE HAVE A PUBLIC VOTE ON THE FOUR LAKES SPECIAL ASSESSMENT DISTRICT?
The short answer: No, there is no public vote in connection with the Four Lakes Special Assessment District. In accordance with Part 307, the Counties of Midland and Gladwin decided that all costs associated with the maintenance of the lake levels are to be defrayed by special assessments. To this end, and again, in accordance with Part 307, the Four Lakes Special Assessment District was legally established by Circuit Court order in May 2019. The process for making, levying and collecting special assessments will be similar to the process set forth in the Michigan Drain Code of 1956, Act 40, as amended. Each property owner will receive notice of their assessment, an opportunity to participate in a public “Day of Review” and object, and have a right to appeal the final assessment following the approval of the assessment rolls by each of the county board of commissioners. That said, we understand that this is a significant decision for the property owners on the lakes and the counites. In early 2021, the FLTF (through a third party) will be undertaking a survey of residents about the potential assessments and the desire to restore their lakes. The survey and public meetings will take place prior to the formal special assessment process described above. In addition, we will also hold public meetings to obtain property owner input. It is recognized that restoring the lakes has to be affordable for the community and this will be a major factor in the decision on how we proceed. HOW DO I APPEAL THE ASSESSMENT?
In accordance with Part 307, the Counties of Midland and Gladwin decided that all costs associated with the maintenance of the lake levels are to be defrayed by special assessments. To this end, and again, in accordance with Part 307, the Four Lakes Special Assessment District was legally established by Circuit Court order in May 2019. The process for making, levying and collecting special assessments will be similar to the process set forth in the Michigan Drain Code of 1956, Act 40, as amended. Each property owner will receive notice of their assessment, an opportunity to participate in a public “Day of Review” and object, and have a right to appeal the final assessment following the approval of the assessment rolls by each of the county board of commissioners. You have a window to appeal the assessment in steps 4 and 8.
Once the assessment amount is established, what is the process for changing it in the future?
If we want to make any major changes to the assessment in the future, it must go through the process again as defined in Part 307. |
Assessment Amount
HOW WILL THE ASSESSMENT BE CALCULATED AND ALLOCATED?
WHAT COSTS ARE INCLUDED IN ASSESSMENTS?
Costs are categorized in two ways and will be assessed as follows: operations costs and capital improvement costs. Operations costs pay for operations and management of the lakes during the transition to their normal levels, emergency repairs, the development of operational plans, and long-term, ongoing operations. Capital improvement costs are fixed, one-time expenses to make the dams operable (construction and repairs). Payments in connection with capital improvements will not occur until we finalize engineering plans, obtain all permits, receive construction bids, and conduct the Special Assessment hearing. By April 2021 a refined cost and schedule will be determined by lake through the Feasibility Study. See the tables above for more information. WHAT ABOUT 2021 AND BEYOND FOR THE CAPITAL IMPROVEMENT COMPONENT OF THE ASSESSMENT?
Have property owners paid the special assessment yet or paid for any project costs?
No. As of February 2021, we have not imposed a special assessment on properties within the Special Assessment District. FLTF cannot legally impose a special assessment without first following the procedures outlined in Part 307. No property owners have contributed to project costs through assessments at this point. We do appreciate the support and donations from property owners and others that have allowed us to get this far in restoring the lakes without assessments. Other/Miscellaneous
WHAT AUTHORITY REGULATES DAM SAFETY?
With respect to dam safety, if any of the lakes produce hydropower, then FERC has the authority to require the person who holds the license to address dam safety. If there is no FERC license, the State of Michigan regulates dam safety. In either case, FLTF as the county delegated authority and acting on behalf of the Four Lakes Special Assessment District has the authority to manage the lake levels. WHAT ABOUT WEEDS?
Normally aquatic weed management is a responsibility of the Lake Improvement Boards or weed special assessment districts. FLTF will be working with these entities to determine the best path forward to manage weeds and young tree growth during this transition period.
Read about the latest guidance from EGLE on bottomland vegetation growth: WHAT HAPPENS TO THE ASSESSMENT IF I SELL MY PROPERTY?
Generally, payment of a special assessment is between the seller and buyer of the property. A seller and buyer may choose to structure the purchase agreement so the buyer assumes the special assessments. At times, special assessments are paid in full at the time of sale (meaning the full amount is deducted from the purchase price). Note: This information has been adjusted from prior postings. Will the SAD pay for Flood programs below the Dams?
No, there is a separate program for that which is not under FLTF. We have had over $2.5 million committed from Midland private funders to FLTF - almost all of this is being used for recovery, flood studies or general funds. We are engaged with Midland groups as needed to be aligned in planning. We have coordinated some funds to put rain and flow gauges in a few rivers outside of the Four Lakes scope which is being funding by government grants and Midland based funding. |