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CITY OF MUSKEGON
DOWNTOWN DEVELOPMENT
AUTHORITY/BROWNFIELD
REDEVELOPMENT AUTHORITY
MEETING
April 14, 2026 @ 10:30 AM
CONFERENCE ROOM 204
933 TERRACE STREET, MUSKEGON, MI 49440
AGENDA
☐ CALL TO ORDER:
☐ APPROVAL OF MINUTES:
I. Tuesday, March 17, 2026 Meeting Minutes Economic Development
☐ ROLL CALL:
☐ PUBLIC COMMENT ON AGENDA ITEMS:
☐ PUBLIC HEARINGS:
☐ NEW BUSINESS:
I. BRA: Brownfield Plan Amendment, 1937 Lakeshore Dr. — Randers
Engineers and Constructors, INC Economic Development
II. DDA: Acceptance of Financial Report for March 31, 2026 Economic
Development
III. DDA: Facade Grant for 380 W. Western Ave Suite 140 Economic
Development
IV. DDA: Heritage Village Street Lamps Manager's Office
V. DDA: Economic Development Director Position Economic Development
☐ ANY OTHER BUSINESS:
I. DDA: Western Market Pitch Competition Update Economic
Development
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Page 1 of 80
☐ ADJOURNMENT:
AMERICAN DISABILITY ACT POLICY FOR ACCESS TO OPEN MEETINGS OF THE CITY OF
MUSKEGON AND ANY OF ITS COMMITTEES OR SUBCOMMITTEES
To give comment on a live-streamed meeting the city will provide a call-in telephone
number to the public to be able to call and give comment. For a public meeting that is
not live-streamed, and which a citizen would like to watch and give comment, they
must contact the City Clerk’s Office with at least a two-business day notice. The
participant will then receive a zoom link which will allow them to watch live and give
comment. Contact information is below. For more details, please
visit: www.shorelinecity.com
The City of Muskegon will provide necessary reasonable auxiliary aids and services, such
as signers for the hearing impaired and audio tapes of printed materials being
considered at the meeting, to individuals with disabilities who want to attend the
meeting with twenty-four (24) hours’ notice to the City of Muskegon. Individuals with
disabilities requiring auxiliary aids or services should contact the City of Muskegon by
writing or by calling the following:
Ann Marie Meisch, MMC. City Clerk. 933 Terrace St. Muskegon, MI 49440. (231)724-6705.
[email protected]
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CITY OF MUSKEGON
DOWNTOWN DEVELOPMENT
AUTHORITY/BROWNFIELD
REDEVELOPMENT AUTHORITY
MEETING
March 17, 2026 @ 10:30 AM
CONFERENCE ROOM 204
933 TERRACE STREET, MUSKEGON, MI 49440
MINUTES
AGENDA
CALL TO ORDER
M. Bottomley called the meeting to order at 10:32 and and roll was taken.
Introduction of 2 new members were made. Kate Lynnes (present) and Chad Doane (not present)
APPROVAL OF MINUTES
I. January 13, 2026 DDA/BRA Meeting Minutes Economic Development
A motion to January 13, 2026 DDA/BRA Meeting Minutes was made by B. Hastings, supported by J. Moore.
All in favor.
ROLL CALL
MEMBERS PRESENT: Martha Bottomley, Kiel Reid (arrived at 10:57am), Bob
Tarrant, Sherri Black, Michael Kleaveland, James Curtis, Andrew Boyd, Brad
Hastings, Jeanette moore, JoAnn Dornbos, Kate Lynnes
MEMBERS ABSENT:
MEMBERS EXCUSED: Jonathan Seyferth, Chad Doane
STAFF PRESENT: J. Hines, W. Webster
OTHERS PRESENT:
PUBLIC COMMENT ON AGENDA ITEMS
None
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PUBLIC HEARINGS
None
NEW BUSINESS
I. DDA: Acceptance of Financial Report for January 31, 2026 Economic
Development
City staff is requesting approval of the financial report for the period ending January 31, 2026. The current projected fund
balance is $454,964.56. Significant January expenses were staffing, snow removal, facade grant, and holiday lights.
A motion to approve the January 31, 2026, financial report as presented was made by M. Kleaveland, supported by B.
Tarrant
ROLL VOTE: Ayes: J. Curtis, M. Kleaveland, A. Boyd, K. Lynnes, B. Tarrant, B. Hastings, M. Bottomley, S. Black, J.
Moore, J. Dornbos
Nays: None
MOTION PASSES
II. DDA: Acceptance of Financial Report for February 28, 2026 Economic
Development
City staff is requesting approval of the financial report for the period ending February 28, 2026. The current
projected fund balance is $454,964.56. Our Treasurer informed me that the total property tax capture will
be $519,000, as opposed to $537,000 due to property tax adjustments being made during Board of Review.
Significant February expenses were staffing and a facade grant.
Motion by B. Hastings, second by S. Black, to approve the February 28, 2026 financial report as presented. .
ROLL VOTE: Ayes: J. Curtis, M. Kleaveland, A. Boyd, K. Lynnes, B. Tarrant, B. Hastings, M. Bottomley, S.
Black, J. Moore, J. Dornbos
Nays: None
MOTION PASSES
III. DDA: Western Market Workshop Approval by Stingray Advisory Group
Economic Development
Last year, StingRay Advisory Group facilitated three workshops for our Chalet vendors covering a variety of
topics, including:
• Transitioning to a Brick-and-Mortar Location
• Marketing Tips and Leveraging Analytics
• Understanding Your Financials
The workshops were attended by an average of seven (7) Chalet vendors. While we did not conduct a
formal pre- and post-survey, several vendors shared positive feedback and indicated that the sessions
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provided valuable information to help them grow their businesses.
In this year’s budget, we have allocated funding to host three additional workshops with StingRay Advisory
Group, focusing on pricing strategies, market research, and competitor analysis. Northern Initiatives also
conducts a business skills needs assessment with each Chalet vendor. Once completed, we will share this
information with StingRay Advisory Group, which may provide an opportunity to adjust workshop topics to
better meet vendor needs.
This year, we also plan to conduct both pre- and post-workshop surveys to gather more structured
feedback from participants and provide more comprehensive reporting to the DDA Board.
Further discussion:
1. Have the first session prior to opening season and possibly require attendance as part of their
agreement (J. Hines to check legality)
2. Survey afterwards to share
3. Have success stories from previous and current chalet owners to share with potential new chalet
owners.
Motion by B. Tarrant, second by A. Boyd, to approve the invoice from StingRay Advisory Group in the
amount of $7,000 for Western Market chalet vendor workshops..
ROLL VOTE: Ayes: J. Curtis, M. Kleaveland, A. Boyd, K. Lynnes, B. Tarrant, B. Hastings, M. Bottomley, S.
Black, J. Moore, J. Dornbos
Nays: None
MOTION PASSES
IV. Livability Muskegon Lakeshore Magazine Proposal Economic
Development
The Community Engagement Team is requesting the DDA’s consideration to partner with the Lakeside
BID/CIA, Muskegon Farmers Market, Western Market, and their respective teams to participate in a shared
advertisement in the Livability Muskegon Lakeshore Magazine.
The proposed DDA contribution would be up to $1,400 toward the total package cost of $6,960.
The advertising package includes:
• A premium full-page advertisement facing the table of contents
• An online leaderboard advertisement
• First right of refusal for next year’s publication
• 100 complimentary copies of the magazine
According to analytics from last year’s edition, the publication achieved significant reach:
• 23,300 views of the Livability Muskegon website and related articles
• 20,000 average annual page views of the digital magazine
• 356,000+ impressions through social media promotion of Livability Muskegon content
The primary traffic sources for the publication were Muskegon, Norton Shores, Detroit, Grand Rapids, and
Chicago.
Participation in this partnership would provide additional visibility for Muskegon’s downtown district while
aligning with other local partners promoting the Muskegon Lakeshore region.
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Motion by B. Hastings, second by J. Moore, to approve spending $1,400 for the Livability Muskegon
Lakeshore Magazine.
ROLL VOTE: Ayes: J. Curtis, M. Kleaveland, A. Boyd, K. Lynnes, B. Tarrant, B. Hastings, M. Bottomley, S.
Black, J. Moore, J. Dornbos, K. Reid
Nays: None
MOTION PASSES
ANY OTHER BUSINESS
I. Strategic Planning Session — DISCUSSION ONLY Economic Development
As we begin preparing for the 2026–2027 budget discussions, staff recommends that the Board consider
engaging a consultant to facilitate a strategic planning session. A consultant could help the Board identify
clear goals, set expectations, and evaluate staffing needs and support. Additionally, a consultant could
assist with updating the DDA’s decades-old Tax Increment Financing (TIF) Plan. Staff will research needs,
wants, expectations and guidance. Will present to the board before moving forward with RFP.- Discussion
Only.
II. Added Western Market Sponsorship - The pitch competition should be revised to
incorporate a structured framework of questions, and participants should be informed of these in advance
to ensure they are adequately prepared.
K. Reid made a motion to sponsor 2 chalet vendors for the 2026 season so that the rent is paid for the year.
The competition to be determined at a later date. J. Moore supported.
ROLL VOTE: Ayes: Ayes: J. Curtis, M. Kleaveland, A. Boyd, K. Lynnes, B. Tarrant, B. Hastings, M.
Bottomley, S. Black, J. Moore, J. Dornbos, K. Reid
Nays: None
MOTION PASSES
ADJOURNMENT
There being no further business, the meeting was adjourned at 11:39.
Respectfully Submitted,
Ann Marie Meisch, MMC City Clerk
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Agenda Item Review Form
Muskegon Downtown Development
Authority/Brownfield Redevelopment Authority
Commission Meeting Date: April 14, 2026 Title: BRA: Brownfield Plan Amendment, 1937
Lakeshore Dr. — Randers Engineers and
Constructors, INC
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
Randers Engineers and Constructors, INC has submitted a brownfield plan amendment for the site
located at 1937 Lakeshore Dr.
Detailed Summary & Background:
The Brownfield Plan Amendment will help facilitate the redevelopment of the former Harbor Theatre
site located at 1937 Lakeshore Dr. This amendment will enable the use of Tax Increment Financing
(TIF) to reimburse Randers Engineers and Constructors, INC for eligible environmental and site
redevelopment activities supporting the creation of new housing units and a commercial space.
The former Harbor Theater, now known as the Encore, has remained vacant and blighted for quite
some time and will be programmed into a three-story, 11-unit mixed-use building, with the lower level
acting as commercial space with parking. These market rate units will be three 1-bed units, seven 2-
bed units, and one 3-bed unit. The total project investment is $3,750,000.
Eligible activities: The plan covers a wide range of eligible activities necessary for site redevelopment,
including:
• Infrastructure and Safety Improvements Necessary to Support Housing — $525,000
• Demoliton--$165,000
• Brownfield Plan Amendment Preparation — $20,000
• Brownfield Plan Amendment Implementation — $10,000
• Contingency - $103,500
• Authority Administration Cost — $62,314
• Local Brownfield Revolving Fund (LBRF) — $360,460
The reimbursement period is anticipated to last until 2052, with collection of TIF revenues beginning in
2027. The LBRF could potentially start collecting revenue in 2049. The timeline of the reimbursement
period may be adjusted pending approval of a Neighborhood Enterprise Zone (NEZ) certificate or an
Obsolete Property Rehabiliation (OPRA) certificate.
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Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
$823,500 Yes No N/A
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A
Recommended Motion:
I move to approve/disapprove the resolution for the Brownfield Plan Amendment located at 1937
Lakeshore Dr. and further request staff to set a public hearing before the Muskegon City Commision
to consider adoption of the plan.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division Act 381 of 1996, as amended
Head
Information
Technology
Other Division Heads
Communication
Legal Review
Page 8 of 80
March ‘17
City of Muskegon
Brownfield Redevelopment Authority
Application for Inclusion in the Muskegon Brownfield Plan
Introduction
The purpose of the City of Muskegon Brownfield Redevelopment Authority is to provide financial
incentives for economic development projects within the City of Muskegon where environmental
contamination, blight, or functional obsolescence create an impediment to redevelopment of
property. Inclusion of a project in the Muskegon Brownfield Plan can result in certain eligible
activities being financed through tax increment financing. The statutory authorization for
Brownfield Authorities and Brownfield tax increment financing are found in Michigan’s Public Act
381 of 1996, as amended, the Brownfield Redevelopment Financing Act (Act 381).
What are the advantages of being included in the Muskegon Brownfield Plan?
Tax Increment Financing
Inclusion in the Brownfield Plan allows the developer/business the use of tax increment financing
for reimbursement of “eligible activities”. These may include:
1) Environmental Response Activities, including Baseline Environmental Assessments,
Due Care Activities, and other environmental response activities.
2) Demolition
3) Public Infrastructure Improvements
4) Site Preparation
5) Lead and Asbestos Abatement
Do you want to be in the City of Muskegon Brownfield Plan?
First, you need to ask yourself the following questions:
1) Is the property where the project proposed a “facility”? (“Facility” is defined by Part
201 of NREPA as property where the concentration of a hazardous substance in soil
or groundwater exceeds the applicable Michigan Residential Generic Cleanup
Criteria.)
2) Is a building on the property where the project is proposed considered “Blighted”?
Blighted is defined by Act 381, as property that meets any of the following criteria:
a) Has been declared a public nuisance in accordance with a local housing,
building, plumbing, fire, or other related code or ordinance;
b) Is an attractive nuisance to children because of physical condition, use, or
occupancy;
c) Is a fire hazard or is otherwise dangerous to the safety of persons or
property;
d) Has had the utilities, plumbing, heating, or sewerage permanently
disconnected, destroyed, removed, or rendered ineffective so that the
property is unfit for its intended use.
3) Is the property where the project is proposed considered “Functionally Obsolete”?
Functionally Obsolete is defined by Act 381, as “unable to be used to adequately
perform the function for which it was intended due to a substantial loss in value
resulting from factors such as overcapacity, changes in technology, deficiencies or
super adequacies in design, or other similar factors that affect the property itself or
the property’s relationship with other surrounding property.” The City would be
involved in making this determination through a qualified assessor.
1
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March ‘17
If you answer yes to any of the questions above, the following steps should be taken.
1) Contact the City of Muskegon Planning & Economic Development Department to discuss
your project and discuss the project feasibility (appropriate development, proper zoning,
eligible according to the applicable statute, etc).
2) City staff and/or Brownfield Consultant will work with you to discuss project eligibility and to
evaluate the Brownfield incentives as they may apply to the proposed project (does it make
sense for your company to pursue this incentive, or are other avenues more appropriate?)
3) Once the decision is made to proceed to prepare an amendment to the Brownfield Plan, the
applicant then files an application to the City to be included in the Muskegon Brownfield Plan
(see Fees below). The City staff and/or its Brownfield Consultant, and the applicant will
identify the “eligible activities” that may be eligible for reimbursement through tax increment
financing. Review and approval of eligible activities by the Michigan Strategic Fund (MSF)
and/or the Michigan Department of Environmental Quality (MDEQ) will be required if school
operating taxes will be captured for certain eligible activities. The applicant must submit a
proposed amendment to the Muskegon Brownfield Plan. After review and discussion with the
City staff, the proposed amendment to the Brownfield Plan will be presented to the Brownfield
Redevelopment Authority for approval, then to the City Commission for a public hearing.
4) If approved by the Muskegon City Commission, the Brownfield Plan will be amended to
include the project.
5) If eligible activities are identified and approved for reimbursement through tax increment
financing, it will be necessary for the developer/business to pay the initial costs for MDEQ
“eligible activities” and/or MSF eligible activities. Public infrastructure improvements may
have alternative financing mechanisms. Act 381 also authorizes bonding; this is entirely
subject to consideration and approval by the City. The financing and reimbursement of
“eligible activities” through the Brownfield Plan amendment will be addressed in a
Development and Reimbursement Agreement between the City and the Developer/Business.
Fees
There is an administrative fee for inclusion in the City of Muskegon Brownfield Plan. These costs
include staff time to review and evaluate the proposed Plan Amendment and Development and
Reimbursement Agreement, coordination between the developer/business, consultants, and city
preparation of and mailing of notices, etc. The fee for inclusion in the Brownfield Plan is
$5,000
Process for Adoption of Brownfield Plan Amendment
I. Potential Brownfield Plan Amendment Applicant contacts the City of Muskegon
Department of Planning and Economic Development regarding the City’s interest in
helping to facilitate the proposed brownfield redevelopment project. If the project is
located in the City of Muskegon, and is a “facility” (as defined in Part 201 of the
Natural Resources and Environmental Protection Act, Act 451, Public Acts of Michigan,
1994, as amended), or is “functionally obsolete” or “blighted”, as defined by the
Brownfield Redevelopment Financing Act, Act 318 of 1996, as amended, and it appears
that the proposed project is consistent with the City’s Master Land Use plan and any
associated plan, the developer/business will coordinate with planning staff and/or the City
Brownfield Consultant.
2
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March ‘17
II. The applicant works with the City of Muskegon staff/ Brownfield Consultant and evaluates
whether inclusion in the Brownfield Plan is appropriate and beneficial to the proposed
development project. If it is, the applicant prepares and submits a Brownfield Plan
Application, (see Fees above). The Plan Amendment is required to be completed by the
applicant and/or their consultant/attorney.
III. The Applicant works with the City Planning & Economic Development Staff/Brownfield
consultant to refine/ modify the Plan Amendment as necessary
IV. The City schedules a Brownfield Redevelopment Authority (BRA) Meeting. The
Brownfield Redevelopment Authority considers a resolution approving the Brownfield
Plan Amendment and, if approved, recommends approval to the City Commission.
V. The Developer/business prepares and submits a Development and Reimbursement
Agreement to the City. This is reviewed and negotiated. When finalized, it is presented to
the BRA for approval and forwarded to the City Commission for approval.
VI. The City Commission adopts a resolution providing notice to taxing jurisdictions and
applicable State Agencies (MDEA and/or MSF) setting a public hearing (the City
Commission meets on the second and fourth Tuesday of each month, agenda items must
be prepared by the Tuesday prior to City Commission meeting).
VII. The City posts a notice of the public hearing. Not less than 10 days prior to the public
hearing. The City sends notice of the public hearing to the legislative body of each taxing
unit levying taxes subject to capture, as well as the MDEQ for plans including eligible
environmental response activities and to the Michigan Strategic Fund (MSF) for plans
including eligible non-environmental costs, not less than 10 days prior to the public
hearing. The City Commission holds a public hearing on the adoption of the resolution
approving the Brownfield Plan (not less than 10 days after sending notice of the proposed
Brownfield Plan Amendment to the taxing jurisdictions).
VIII. If the City Commission approves the Brownfield Plan Amendment, the
Developer/Business develops an Act 381 work plan for the “eligible activities”. The
Brownfield Authority submits the Act 381 to the appropriate state agency (MDEQ for
eligible environmental response activities, MSF for Demolition, Public Infrastructure
Improvements, Site Preparation, Lead and Asbestos Abatement) for review and approval.
IX. The City of Muskegon will notify the County Assessor of the Plan Amendment.
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March ‘17
City of Muskegon
Brownfield Redevelopment Authority
Application for Inclusion in the Muskegon Brownfield Plan
This application requests information that may be utilized to amend the “City of Muskegon
Brownfield Redevelopment Authority Brownfield Plan”, as originally approved by the City
Commission of the City of Muskegon on April 14, 1998. Please complete the information
requested below and return to the Planning Department, City of Muskegon. In order to process
the application, a fee of $5,000 is required.
Applicant Information
Company Name (Developer/Business): Randers Engineers and Constructors, Inc.
Contact Person and Title: Joe Bourdon, Vice President
Contact Person Mailing Address: 3597 Henry Street, Suite 200, Muskegon, MI 49441
Contact Person’s Phone Number: 231-780-1200 Fax No.
Contact Person’s E-Mail Address:
[email protected]
Project Information
Location of Eligible Property: 1937 Lakeshore Dr., Muskegon, MI 49441
Legal Description/Parcel Number: 24-205-627-0002-00
City of Muskegon Revised Plat of 1903 SWLY 55 FT LOT
Property Ownership:
2 & NELY 22 FT LOT 3 BLK 627
Owner: Bruce Bourdon/Joe Bourdon
Current Use of Property: Vacant former Harbor Theatre
Type of Brownfield Amendment Requesting: (Please check all that apply:)
Tax Increment Financing for Eligible Activities X
__________
Is the proposed site a “facility” (as defined by Part 201)? (Please provide a copy
of the executive summary of any environmental reports available, such as a Phase I or II
Environmental Site Assessment, or Baseline Environmental Assessment.)
Is the applicant’s property “blighted” (as defined by P.A. 381 of 1996)? (Please
provide supporting information.)
Is the applicant’s property “functionally obsolete” (as defined by P.A. 381 of 1996)?
(Please provide supporting information.)
The propoerty is "housing property" (as defined by P.A. 381 of 1996) X
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Act 381 Brownfield Plan Amendment
Encore at Harbor Theater
1937 Lakeshore Drive
Muskegon, Michigan
City of Muskegon Brownfield
Redevelopment Authority
Project No. 2501897
April 6, 2026
Page 13 of 80
Act 381 Brownfield Plan Amendment
Encore at Harbor Theater
1937 Lakeshore Drive
Muskegon, Michigan
Prepared For:
City of Muskegon Brownfield Redevelopment Authority
Muskegon, Michigan
April 6, 2026
Project No. 2501897
Recommended for Approval by the City of Muskegon
Brownfield Redevelopment Authority on: ________________
Approved by the City of Muskegon
City Commission on: ________________
Page 14 of 80
Table of Contents Fishbeck | Page i
1.0 Introduction ...................................................................................................................................................1
1.1 Proposed Redevelopment and Future Use for Each Eligible Property ..............................................1
1.2 Eligible Property Information ............................................................................................................1
Basis of Eligibility..................................................................................................................1
2.0 Information Required by Section 13(2) of the Statute ...................................................................................2
2.1 Description of Costs to be Paid for with Tax Increment Revenues ...................................................2
2.1.1 Infrastructure and Safety Improvements Necessary to Support Housing............................2
2.1.2 Demolition (building and site)..............................................................................................2
2.1.3 Brownfield Plan Amendment Preparation ...........................................................................2
2.1.4 Brownfield Plan Amendment Implementation ....................................................................3
2.1.5 Contingency .........................................................................................................................3
2.1.6 Authority Administration Cost .............................................................................................3
2.1.7 Local Brownfield Revolving Fund .........................................................................................3
2.2 Summary of Eligible Activities ...........................................................................................................3
2.3 Estimate of Captured Taxable Value and Tax Increment Revenues ..................................................3
2.4 Method of Financing and Description of Advances Made by the Municipality ................................4
2.5 Maximum Amount of Note or Bonded Indebtedness .......................................................................4
2.6 Duration of Brownfield Plan..............................................................................................................4
2.7 Estimated Impact of Tax Increment Financing on Revenues of Taxing Jurisdictions ........................4
2.8 Legal Description, Property Map, Statement of Qualifying Characteristics, and Personal Property .4
2.9 Estimates of Residents and Displacement of Individuals/Families....................................................4
2.10 Plan for Relocation of Displaced Persons..........................................................................................4
2.11 Provisions for Relocation Costs .........................................................................................................5
2.12 Strategy for Compliance with Michigan’s Relocation Assistance Law...............................................5
2.13 Other Material that the Authority or Governing Body Considers Pertinent .....................................5
List of Figures
Figure 1 – Location Map of the Eligible Property
Figure 2 – Site Plan
Figure 3 – Proposed Site Plan
List of Tables
Table 1 – Summary of Eligible Costs
Table 2 – Total Captured Incremental Taxes Estimates
Table 3 – Estimated Reimbursement Schedule
List of Appendices
Appendix 1 – Brownfield Plan Resolution(s) and Notices
Appendix 2 – Development/Reimbursement Agreement
Appendix 3 – Relevant Sections from the 2023 Muskegon Housing Needs Assessment
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Table of Contents Fishbeck | Page ii
List of Abbreviations/Acronyms
Act 381 Brownfield Redevelopment Financing Act, 1996 PA 381, as amended
Authority City of Muskegon Brownfield Redevelopment Authority
Developer Randers Engineers and Constructors
LBRF Local Brownfield Revolving Fund
MBRA City of Muskegon Brownfield Redevelopment Authority
PA Public Act
Plan Brownfield Plan Amendment
TIF tax increment financing
TIR tax increment revenue
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April 2, 2026 Fishbeck | Page 1
1.0 Introduction
The City of Muskegon Brownfield Redevelopment Authority (the “Authority” or “MBRA”) was established by the
City of Muskegon pursuant to Act 381. The primary purpose of the Authority is to encourage the redevelopment
of eligible property through the implementation of Brownfield Plans. This Brownfield Plan Amendment (Plan)
permits the use of TIF to reimburse the costs of eligible activities required to redevelop eligible property located
at 1937 Lakeshore Drive, Muskegon, Michigan (Subject Property).
The Subject Property consists of approximately 0.21 acres of land situated on the south side of Lakeshore Drive, a
busy thoroughfare along the south shore of Muskegon Lake within the Lakeside District of Muskegon,
approximately 2.0 miles east of Lake Michigan and 2.25 miles west of downtown Muskegon. An existing, vacant
functionally obsolete theater building makes up most of the Subject Property. This building was constructed in the
early 1920s and served as a movie theater until closing in recent years. Lakeside Development Properties, LLC
acquired the Subject Property in late 2025 with the vision of repurposing the former theater into a mixed
commercial and residential development called the “Encore at Harbor Theater”, paying tribute to the Subject
Property’s history.
1.1 Proposed Redevelopment and Future Use for Each Eligible Property
Randers Engineers and Constructors (the “Developer”) plans to repurpose the existing structure into a three-story
mixed-use building including lower-level commercial space and integrated parking with upper levels comprised of
11 residential units (the “Project”). The market rate, “for sale” units will consist of three 1-bed units, seven 2-bed
units, and one 3-bed unit.
Construction is expected to start in the spring of 2026 and finish by mid to late 2027. The Developer investment is
estimated at $3,750,000.
When completed, the Project improvements will total nearly 18,000 square feet, and it is estimated that three to
five new jobs will be created to support the commercial business tenant. The Project will repurpose a functionally
obsolete and vacant building into new commercial and living space that adds to the growing investment in the
Lakeside District. Community benefits include new tax base, new jobs, new residents in the neighborhood, and a
significantly improved building that will help increase surrounding tax base and encourage investment nearby.
The Subject Property is located in the qualified local governmental unit of City of Muskegon.
1.2 Eligible Property Information
Parcel ID: 61-24-205-627-0002-00
Address: 1937 Lakeshore Drive, Muskegon, Michigan
Size: Approximately 0.21 acres
Basis of Eligibility
The property qualifies as “eligible property” under Act 381 on the basis of meeting the definition of a “Housing
Property” in Section 2(p)(ii). Act 381 defines Housing Property, in part, as property on which one or more units of
residential housing are proposed to be constructed. The Project will include construction of 11 residential units.
Maps depicting the location and layout of the property are attached as Figures 1 and 2.
According to Section 2(o)(ii), the Housing Property must be “located in a community that has identified a specific
housing need and has absorption data or job growth data included in the brownfield plan.”
Specific Housing Need
The 2023 Muskegon Housing Needs Assessment identified that the vacancy rate for units for sale is approximately
1.2% in the City of Muskegon, showing demand for owner-occupied units. One of the key findings in this study is
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April 2, 2026 Fishbeck | Page 2
that approximately 1,313 for-sale units are needed in the City of Muskegon by 2027, including 322 units at price
points greater than $286,000. This Project provides 11 units at a price point greater than $286,000. Relevant
housing data from the source referenced above is provided in Appendix 3.
Job Growth Data
Both seasonal and year-round employment have grown in the last five years in the Muskegon Metropolitan Area.
According to the U.S. Bureau of Labor Statistics, jobs in the Muskegon area have jumped by nearly 6,568 from
2020 to 2025. Growth over five years was about 11% from 56,267 in 2020 to 62,835 in 2025, compared to the
overall state increase in job growth around that time, 17%.
Jobs and Labor Force Growth, 2020 to 2025
Muskegon-Norton Shores Statistical Area Employment
Year(s) Number of Jobs
2025 62,835
2024 62,604
2023 62,441
2022 62,018
2021 60,612
2020 56,267
U.S. Bureau of Labor Statistics, annual reports
2.0 Information Required by Section 13(2) of the Statute
2.1 Description of Costs to be Paid for with Tax Increment Revenues
This Plan has been developed to reimburse eligible brownfield costs incurred by the Developer to support the
development of “for sale” market rate housing that meets community needs. New local TIRs will be captured for
reimbursement of eligible expenses, to the extent permitted under Act 381, based on actual available new TIR
generated from the Project and following approval of this Plan. Baseline local and state taxes associated with the
property will continue to be levied and distributed to local and state taxing jurisdictions. No State, local debt, or
special assessment taxes will be captured to reimburse eligible activity costs.
The Developer’s total cost of eligible activities, including contingencies, is anticipated to be $823,500. This total
cost of eligible activities is further described below and in the attached Table 1. The capture of TIR for the LBRF is
estimated to be $360,460.
2.1.1 Infrastructure and Safety Improvements Necessary to Support Housing
Infrastructure improvements necessary to support housing include sidewalks ($1,000), lighting ($4,000), signage
($5,000), storm sewers ($4,000), water mains and connections ($12,500), sanitary sewer mains and connections
($11,000), park/seating areas/patio ($50,000), integrated parking ($270,500), other utilities ($31,500), safety
improvements necessary to support housing – fire suppression ($115,000), and related soft costs ($20,500). The
total cost of these activities is anticipated to be $525,000.
2.1.2 Demolition (Building and Site)
Selective interior building and exterior site demolition is anticipated to cost $165,000.
2.1.3 Brownfield Plan Amendment Preparation
Preparation of the Plan is expected to cost $20,000.
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April 2, 2026 Fishbeck | Page 3
2.1.4 Brownfield Plan Amendment Implementation
Implementation of the Plan is expected to cost $10,000.
2.1.5 Contingency
A 15% contingency ($103,500) on infrastructure and safety improvements necessary to support housing and
building and site demolition is included.
2.1.6 Authority Administration Cost
The MBRA will collect 5% of local tax revenues annually for Plan administration, an estimated total of $62,314.
2.1.7 Local Brownfield Revolving Fund
Up to five years may be captured for deposit into the Local Brownfield Revolving Fund (LBRF), totaling
approximately $360,460.
2.2 Summary of Eligible Activities
Infrastructure and Safety Improvements Necessary to Support Housing
To support the construction of new “for sale” units meeting community housing needs, the following
infrastructure improvements are necessary to support future residential use: sidewalks to the north and east of
the building, exterior lighting, building signage, storm sewer improvements, water main improvements and
connections, sanitary sewer mains and connections, park/seating areas/patio, integrated parking, other utility
upgrades (Consumers + DTE), safety improvements (fire suppression), and related engineering and architectural
soft costs.
Demolition (Building and Site)
Selective interior building demolition is necessary to facilitate construction of new commercial and residential
spaces with integrated parking. Additionally, removal of antiquated utilities, manhole, and asphalt to support the
Project
Brownfield Plan Amendment Preparation
This includes costs incurred to prepare and develop this Plan, as required per Act 381.
Brownfield Plan Amendment Implementation
This includes costs incurred to implement this Plan, as required per Act 381.
Contingencies
A 15% contingency is included to account for unanticipated costs related to infrastructure and safety
improvements necessary to support housing and building and site demolition.
Authority Expenses
Administration of the Brownfield Plan by the MBRA is calculated at 5% of local-only tax increment revenues to
support the Project.
2.3 Estimate of Captured Taxable Value and Tax Increment Revenues
The base taxable value for this Plan will be the 2026 taxable value of $153,263. Upon Project completion, the
property taxable value is estimated at $1,875,600. Eligible Project activities are anticipated to begin in spring of
2026 with construction completion anticipated in mid to late 2027.
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April 2, 2026 Fishbeck | Page 4
An estimate of the captured taxable value for this redevelopment by year and in aggregate for each taxing
jurisdiction is depicted in Table 2. This Plan captures real property TIR and assumes a 2% annual increase in the
taxable value of the eligible property. An Obsolete Property Rehabilitation Act, Public Act (PA) 146 of 2000,
abatement is anticipated to be approved for eight years. Additionally, a Neighborhood Enterprise Zone Act, PA of
1992, abatement is being pursued for up to 15 years. TIR collection will start within five years of the adoption of
this Plan and is anticipated to begin in 2027. Reimbursements will be made based on actual TIRs. Once eligible
expenses are reimbursed, the MBRA may capture up to five years of the tax increment and deposit the revenues
into an LBRF, provided the amount does not exceed the total cost of eligible activities. A summary of the
estimated reimbursement schedule and the amount of capture into the LBRF by year and in aggregate is
presented in Table 3.
2.4 Method of Financing and Description of Advances Made by the Municipality
The eligible activities contemplated under this Plan will be financed by the Developer, as outlined in this Plan and
the accompanying development and reimbursement agreement (Appendix 2). No advances from the city are
anticipated at this time.
2.5 Maximum Amount of Note or Bonded Indebtedness
At this time, there are no plans by the Authority to incur indebtedness to support the development of this site,
but such plans could be made in the future to assist in the development if the Authority chooses.
2.6 Duration of Brownfield Plan
The Authority intends to begin the capture of tax increment as early as 2027. This Plan will then remain in place
for 26 years, or until the eligible activities have been fully reimbursed and up to five full years of capture into the
LBRF (not to exceed the cost of eligible activities), whichever occurs sooner. An analysis showing the
reimbursement schedule is attached as Table 3.
2.7 Estimated Impact of Tax Increment Financing on Revenues of Taxing
Jurisdictions
An estimate of the impact of TIF on the revenues of all taxing jurisdictions is illustrated in detail in Table 2.
2.8 Legal Description, Property Map, Statement of Qualifying Characteristics,
and Personal Property
The property is qualified as a “Housing Property.” A map showing eligible property dimensions is attached as
Figure 2.
The legal description for the parcel is as follows:
Parcel ID No.: 61-24-205-627-0002-00
CITY OF MUSKEGON REVISED PLAT OF 1903 SWLY 55 FT LOT 2 & NELY 22 FT LOT 3 BLK 627
2.9 Estimates of Residents and Displacement of Individuals/Families
There are no residents or families residing at this property, and thus no residents, families, or individuals will be
displaced by the Project.
2.10 Plan for Relocation of Displaced Persons
No persons reside on the eligible property. Therefore, this section is not applicable.
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April 2, 2026 Fishbeck | Page 5
2.11 Provisions for Relocation Costs
No persons reside on the eligible property. Therefore, this section is not applicable.
2.12 Strategy for Compliance with Michigan’s Relocation Assistance Law
No persons reside on the eligible property. Therefore, this section is not applicable.
2.13 Other Material that the Authority or Governing Body Considers Pertinent
No material required.
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Page 21 of 80
Figures
Page 22 of 80
VICINITY MAP
MICHIGAN
r
Rive
n
go
ke
s
Mu
CITY OF
MUSKEGON
MUSKEGON COUNTY
Muskegon Lake
Hard copy is
intended to be
8.5"x11" when
plotted. Scale(s)
indicated and
graphic quality may
not be accurate for
any other size.
River
egon
1937 Lakeshore Drive Division Street
M us k
West Laketon Avenue
Act 381 Brownfield Plan
Muskegon, Michigan
SITE Catholic
Central High
Winward School
Pointe e
Jaycee's Driv
ore
Launch Ramp akesh
L
McGraft Park
PLOT INFO: Z:\2025\2501897\CAD\GIS\ProProj\Brownfield.aprx Layout: FIG01_Location Map Date: 1/14/2026 11:33 AM User: ebuyce
McCracken Street
West Sherman Boulevard
West Sherman Boulevard
Kautex CWC
Plant
Lincoln Street
Roosevelt Park
Dune Harbor
Lin
Park
coln
McCracken Street
Stre
et
PROJECT NO.
2501897
LOCATION MAP West Norton Avenue
FIGURE NO.
NORTH 0 1,000
FEET
2,000
DATA SOURCES: OPEN STREET MAP.
1
©Copyright 2026 All Rights Reserved Seminole Road
Page 23 of 80
LEGEND
Approximate Property Boundary
Hard copy is
intended to be
Dr 8.5"x11" when
h o re plotted. Scale(s)
es indicated and
Lak graphic quality may
not be accurate for
any other size.
1937 Lakeshore Drive
Act 381 Brownfield Plan
Muskegon, Michigan
PLOT INFO: Z:\2025\2501897\CAD\GIS\ProProj\Brownfield.aprx Layout: FIG02_Site Map Date: 1/14/2026 11:33 AM User: ebuyce
PROJECT NO.
2501897
SITE MAP FIGURE NO.
2
FEET
NORTH 0 20 40
DATA SOURCES: OSM HYBRID REFERENCE LAYER & MiSAIL IMAGERY.
©Copyright 2026 All Rights Reserved
Page 24 of 80
62'-7''
Randers EC
ENGINEERS & CONSTRUCTORS, INC.
9'-0''
R
GA
SM
ETE
14'-0''
TER
. ME
C.E
18'-0''
TER
. ME
C.E
2
LE#
. PO
O.H
.
C.B
1
O.H
. PO
LE
#
27'-0''
1'-0''
Figure 3A
Page 25 of 80
UP
ELEV.
MECH.
ELEVATOR
RETAIL #1
1,437 SQ. FT.
16 X 8 GARAGE DOOR PARKING GARAGE
C.E. METER
Randers EC
C.E. METER
ENGINEERS & CONSTRUCTORS, INC.
GAS METER
LANDING LANDING
Figure 3B 1st UP TO 2nd
1ST FLOOR PLAN
Page 26 of 80
MASTER
CLOSET
ELEVATOR
W.H.
UP TO 3rd
UNIT #1
1 BED/1 BATH
669 SQ. FT.
UNIT #6
1 BED/1 BATH
601 SQ. FT.
UNIT #2
2 BED/1 BATH
W.H.
W.H. 784 SQ. FT.
EXERCISE ROOM
137 SQ. FT.
UNIT #3
2 BED/2 BATH
1,076 SQ. FT.
Randers EC
STORAGE
SHOWER
ENGINEERS & CONSTRUCTORS, INC.
UNIT #4
2 BED/1 BATH
855 SQ. FT. W.H.
UNIT #5
2 BED/1 BATH
865 SQ. FT.
W.H. W.H.
LANDING LANDING
2nd UP TO 3rd
Figure 3C
2ND FLOOR PLAN
Page 27 of 80
Tables
Page 28 of 80
Fishbeck | 1 of 1
Table 1 – Summary of Eligible Costs
Act 381 Brownfield Plan
1937 Lakeshore Drive, Muskegon
Local-Only Eligible Activities Costs and Schedule
Completion
Local-Only Eligible Activities Cost Season/Year
Infrastructure and Safety Improvements Necessary to Support Housing $ 525,000 Winter 2026
Sidewalks $ 1,000
Lighting $ 4,000
Signage $ 5,000
Storm Sewers $ 4,000
Water Mains and Connections $ 12,500
Sanitary Sewer Mains and Connections $ 11,000
Park/Seating Areas/Patio $ 50,000
Integrated Parking (concrete, steel, lighting, ventilation, structural
$ 270,500
support, elevator portion for parking level only, soil removal)
Other Utilities $ 31,500
Safety Improvements Necessary to Support Housing- Fire Suppression $ 115,000
Soft Costs (associated with safety improvements) $ 20,500
Spring/Summer
Demolition (Building and Site) $ 165,000
2026
Local-Only Eligible Activities Subtotal $ 690,000
Contingency (15%) $ 103,500
Brownfield Plan Preparation $ 20,000
Brownfield Plan Implementation $ 10,000
Local-Only Eligible Activities Total Costs $ 823,500
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Table 2 – Total Captured Incremental Taxes Schedule Fishbeck | 1 of 2
Land
Act 381 Brownfield Plan
1937 Lakeshore Drive, Muskegon
Estimated Taxable Value (TV) Increase Rate: 2% increase per year
Plan Year 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14
Calendar Year 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040
*Base Taxable Value $ - $ 30,000 $ 30,000 $ 30,000 $ 30,000 $ 30,000 $ 30,000 $ 30,000 $ 30,000 $ 30,000 $ 30,000 $ 30,000 $ 30,000 $ 30,000 $ 30,000
Future Taxable Value $ - $ 30,000 $ 30,600 $ 31,212 $ 31,836 $ 32,473 $ 33,122 $ 33,785 $ 34,461 $ 35,150 $ 35,853 $ 36,570 $ 37,301 $ 38,047 $ 38,808
Incremental Difference (New TV - Base TV) $ - $ - $ 600 $ 1,212 $ 1,836 $ 2,473 $ 3,122 $ 3,785 $ 4,461 $ 5,150 $ 5,853 $ 6,570 $ 7,301 $ 8,047 $ 8,808
Local Capture Millage Rate
County Operating 5.5069 $ - $ - $ 3 $ 7 $ 10 $ 14 $ 17 $ 21 $ 25 $ 28 $ 32 $ 36 $ 40 $ 44 $ 49
County Museum 0.3110 $ - $ - $ 0 $ 0 $ 1 $ 1 $ 1 $ 1 $ 1 $ 2 $ 2 $ 2 $ 2 $ 3 $ 3
County Veterans 0.0724 $ - $ - $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 1 $ 1 $ 1
Senior Cit Svc 0.4830 $ - $ - $ 0 $ 1 $ 1 $ 1 $ 2 $ 2 $ 2 $ 2 $ 3 $ 3 $ 4 $ 4 $ 4
Central Dispatch 0.2897 $ - $ - $ 0 $ 0 $ 1 $ 1 $ 1 $ 1 $ 1 $ 1 $ 2 $ 2 $ 2 $ 2 $ 3
Muskegon Community College 2.1295 $ - $ - $ 1 $ 3 $ 4 $ 5 $ 7 $ 8 $ 9 $ 11 $ 12 $ 14 $ 16 $ 17 $ 19
M.A.I.S.D 4.5939 $ - $ - $ 3 $ 6 $ 8 $ 11 $ 14 $ 17 $ 20 $ 24 $ 27 $ 30 $ 34 $ 37 $ 40
City Operating 9.4470 $ - $ - $ 6 $ 11 $ 17 $ 23 $ 29 $ 36 $ 42 $ 49 $ 55 $ 62 $ 69 $ 76 $ 83
City Sanitation 2.8174 $ - $ - $ 2 $ 3 $ 5 $ 7 $ 9 $ 11 $ 13 $ 15 $ 16 $ 19 $ 21 $ 23 $ 25
Hackley Library 2.2586 $ - $ - $ 1 $ 3 $ 4 $ 6 $ 7 $ 9 $ 10 $ 12 $ 13 $ 15 $ 16 $ 18 $ 20
MPS Sinking 0.9390 $ - $ - $ 1 $ 1 $ 2 $ 2 $ 3 $ 4 $ 4 $ 5 $ 5 $ 6 $ 7 $ 8 $ 8
Local Total 28.8484 $ - $ - $ 17 $ 35 $ 53 $ 71 $ 90 $ 109 $ 129 $ 149 $ 169 $ 190 $ 211 $ 232 $ 254
Non-Capturable Millages Millage Rate
Comm College Debt 0.2000 $ - $ - $ 0 $ 0 $ 0 $ 0 $ 1 $ 1 $ 1 $ 1 $ 1 $ 1 $ 1 $ 2 $ 2
Hackley Debt 0.2500 $ - $ - $ 0 $ 0 $ 0 $ 1 $ 1 $ 1 $ 1 $ 1 $ 1 $ 2 $ 2 $ 2 $ 2
MPS Debt 2020 0.6500 $ - $ - $ 0 $ 1 $ 1 $ 2 $ 2 $ 2 $ 3 $ 3 $ 4 $ 4 $ 5 $ 5 $ 6
MPS Debt 2021 6.8500 $ - $ - $ 4 $ 8 $ 13 $ 17 $ 21 $ 26 $ 31 $ 35 $ 40 $ 45 $ 50 $ 55 $ 60
Non-Capturable Total 7.9500 $ - $ - $ 5 $ 10 $ 15 $ 20 $ 25 $ 30 $ 35 $ 41 $ 47 $ 52 $ 58 $ 64 $ 70
Total Tax Increment Revenue (TIR) Available for Capture $ - $ - $ 17 $ 35 $ 53 $ 71 $ 90 $ 109 $ 129 $ 149 $ 169 $ 190 $ 211 $ 232 $ 254
NOTES:
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Page 30 of 80
Table 2 – Total Captured Incremental Taxes Schedule Fishbeck | 2 of 2
Land
Act 381 Brownfield Plan
1937 Lakeshore Drive, Muskegon
Estimated Taxable Value (TV) Increase Rate:
Plan Year 15 16 17 18 19 20 21 22 23 24 25 26 Totals
Calendar Year 2041 2042 2043 2044 2045 2046 2047 2048 2049 2050 2051 2052
*Base Taxable Value $ 30,000 $ 30,000 $ 30,000 $ 30,000 $ 30,000 $ 30,000 $ 30,000 $ 30,000 $ 30,000 $ 30,000 $ 30,000 $ 30,000 $ -
Future Taxable Value $ 39,584 $ 40,376 $ 41,184 $ 42,007 $ 42,847 $ 43,704 $ 44,578 $ 45,470 $ 46,379 $ 47,307 $ 48,253 $ 49,218 $ -
Incremental Difference (New TV - Base TV) $ 9,584 $ 10,376 $ 11,184 $ 12,007 $ 12,847 $ 13,704 $ 14,578 $ 15,470 $ 16,379 $ 17,307 $ 18,253 $ 19,218 $ -
Local Capture Millage Rate
County Operating 5.5069 $ 53 $ 57 $ 62 $ 66 $ 71 $ 75 $ 80 $ 85 $ 90 $ 95 $ 101 $ 106 $ 1,267
County Museum 0.3110 $ 3 $ 3 $ 3 $ 4 $ 4 $ 4 $ 5 $ 5 $ 5 $ 5 $ 6 $ 6 $ 72
County Veterans 0.0724 $ 1 $ 1 $ 1 $ 1 $ 1 $ 1 $ 1 $ 1 $ 1 $ 1 $ 1 $ 1 $ 17
Senior Cit Svc 0.4830 $ 5 $ 5 $ 5 $ 6 $ 6 $ 7 $ 7 $ 7 $ 8 $ 8 $ 9 $ 9 $ 111
Central Dispatch 0.2897 $ 3 $ 3 $ 3 $ 3 $ 4 $ 4 $ 4 $ 4 $ 5 $ 5 $ 5 $ 6 $ 67
Muskegon Community College 2.1295 $ 20 $ 22 $ 24 $ 26 $ 27 $ 29 $ 31 $ 33 $ 35 $ 37 $ 39 $ 41 $ 490
M.A.I.S.D 4.5939 $ 44 $ 48 $ 51 $ 55 $ 59 $ 63 $ 67 $ 71 $ 75 $ 80 $ 84 $ 88 $ 1,057
City Operating 9.4470 $ 91 $ 98 $ 106 $ 113 $ 121 $ 129 $ 138 $ 146 $ 155 $ 163 $ 172 $ 182 $ 2,174
City Sanitation 2.8174 $ 27 $ 29 $ 32 $ 34 $ 36 $ 39 $ 41 $ 44 $ 46 $ 49 $ 51 $ 54 $ 648
Hackley Library 2.2586 $ 22 $ 23 $ 25 $ 27 $ 29 $ 31 $ 33 $ 35 $ 37 $ 39 $ 41 $ 43 $ 520
MPS Sinking 0.9390 $ 9 $ 10 $ 11 $ 11 $ 12 $ 13 $ 14 $ 15 $ 15 $ 16 $ 17 $ 18 $ 216
Local Total 28.8484 $ 276 $ 299 $ 323 $ 346 $ 371 $ 395 $ 421 $ 446 $ 473 $ 499 $ 527 $ 554 $ 6,639
Non-Capturable Millages Millage Rate
Comm College Debt 0.2000 $ 2 $ 2 $ 2 $ 2 $ 3 $ 3 $ 3 $ 3 $ 3 $ 3 $ 4 $ 4 $ 46
Hackley Debt 0.2500 $ 2 $ 3 $ 3 $ 3 $ 3 $ 3 $ 4 $ 4 $ 4 $ 4 $ 5 $ 5 $ 58
MPS Debt 2020 0.6500 $ 6 $ 7 $ 7 $ 8 $ 8 $ 9 $ 9 $ 10 $ 11 $ 11 $ 12 $ 12 $ 150
MPS Debt 2021 6.8500 $ 66 $ 71 $ 77 $ 82 $ 88 $ 94 $ 100 $ 106 $ 112 $ 119 $ 125 $ 132 $ 1,576
Non-Capturable Total 7.9500 $ 76 $ 82 $ 89 $ 95 $ 102 $ 109 $ 116 $ 123 $ 130 $ 138 $ 145 $ 153 $ 1,830
Total Tax Increment Revenue (TIR) Available for Capture $ 276 $ 299 $ 323 $ 346 $ 371 $ 395 $ 421 $ 446 $ 473 $ 499 $ 527 $ 554 $ 6,639
NOTES:
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Page 31 of 80
Table 2 – Total Captured Incremental Taxes Schedule Fishbeck | 1 of 2
Residential
Act 381 Brownfield Plan
1937 Lakeshore Drive, Muskegon
Estimated Taxable Value (TV) Increase Rate: 2% increase per year NEZ Yr 1 NEZ Yr 2 NEZ Yr 3 NEZ Yr 4 NEZ Yr 5 NEZ Yr 6 NEZ Yr 7 NEZ Yr 8 NEZ Yr 9 NEZ Yr 10 NEZ Yr 11 NEZ Yr 12 NEZ Phase In
Plan Year 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14
Calendar Year 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040
*Base Taxable Value $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Future Taxable Value $ - $ 797,500 $ 1,595,000 $ 1,626,900 $ 1,659,438 $ 1,692,627 $ 1,726,479 $ 1,761,009 $ 1,796,229 $ 1,832,154 $ 1,868,797 $ 1,906,173 $ 1,944,296 $ 1,983,182 $ 2,022,846
Incremental Difference (New TV - Base TV) $ - $ 797,500 $ 1,595,000 $ 1,626,900 $ 1,659,438 $ 1,692,627 $ 1,726,479 $ 1,761,009 $ 1,796,229 $ 1,832,154 $ 1,868,797 $ 1,906,173 $ 1,944,296 $ 1,983,182 $ 2,022,846
Local Capture Millage Rate NEZ Rate
County Operating 5.5069 2.2633 $ - $ 1,805 $ 3,610 $ 3,682 $ 3,756 $ 3,831 $ 3,908 $ 3,986 $ 4,065 $ 4,147 $ 4,230 $ 4,314 $ 4,401 $ 6,826 $ 8,355
County Museum 0.3110 0.1278 $ - $ 102 $ 204 $ 208 $ 212 $ 216 $ 221 $ 225 $ 230 $ 234 $ 239 $ 244 $ 249 $ 617 $ 629
County Veterans 0.0724 0.0298 $ - $ 24 $ 47 $ 48 $ 49 $ 50 $ 51 $ 52 $ 53 $ 55 $ 56 $ 57 $ 58 $ 144 $ 146
Senior Cit Svc 0.4830 0.1985 $ - $ 158 $ 317 $ 323 $ 329 $ 336 $ 343 $ 350 $ 357 $ 364 $ 371 $ 378 $ 386 $ 958 $ 977
Central Dispatch 0.2897 0.1191 $ - $ 95 $ 190 $ 194 $ 198 $ 202 $ 206 $ 210 $ 214 $ 218 $ 223 $ 227 $ 231 $ 359 $ 440
Muskegon Community College 2.1295 0.8752 $ - $ 698 $ 1,396 $ 1,424 $ 1,452 $ 1,481 $ 1,511 $ 1,541 $ 1,572 $ 1,604 $ 1,636 $ 1,668 $ 1,702 $ 4,223 $ 4,308
M.A.I.S.D 4.5939 1.8881 $ - $ 1,506 $ 3,011 $ 3,072 $ 3,133 $ 3,196 $ 3,260 $ 3,325 $ 3,391 $ 3,459 $ 3,528 $ 3,599 $ 3,671 $ 9,111 $ 9,293
City Operating 9.4470 3.8827 $ - $ 3,096 $ 6,193 $ 6,317 $ 6,443 $ 6,572 $ 6,703 $ 6,837 $ 6,974 $ 7,114 $ 7,256 $ 7,401 $ 7,549 $ 11,709 $ 14,332
City Sanitation 2.8174 1.1579 $ - $ 923 $ 1,847 $ 1,884 $ 1,922 $ 1,960 $ 1,999 $ 2,039 $ 2,080 $ 2,122 $ 2,164 $ 2,207 $ 2,251 $ 3,492 $ 4,274
Hackley Library 2.2586 0.9283 $ - $ 740 $ 1,481 $ 1,510 $ 1,540 $ 1,571 $ 1,603 $ 1,635 $ 1,667 $ 1,701 $ 1,735 $ 1,769 $ 1,805 $ 4,479 $ 4,569
MPS Sinking 0.9390 0.3859 $ - $ 308 $ 616 $ 628 $ 640 $ 653 $ 666 $ 680 $ 693 $ 707 $ 721 $ 736 $ 750 $ 1,862 $ 1,899
Local Total 28.8484 11.8566 $ - $ 9,456 $ 18,911 $ 19,289 $ 19,675 $ 20,069 $ 20,470 $ 20,880 $ 21,297 $ 21,723 $ 22,158 $ 22,601 $ 23,053 $ 43,780 $ 49,222
Non-Capturable Millages Millage Rate NEZ Rate
Comm College Debt 0.2000 0.0822 $ - $ 66 $ 131 $ 134 $ 136 $ 139 $ 142 $ 145 $ 148 $ 151 $ 154 $ 157 $ 160 $ 248 $ 303
Hackley Debt 0.2500 0.1027 $ - $ 82 $ 164 $ 167 $ 171 $ 174 $ 177 $ 181 $ 185 $ 188 $ 192 $ 196 $ 200 $ 310 $ 379
MPS Debt 2020 0.6500 0.2671 $ - $ 213 $ 426 $ 435 $ 443 $ 452 $ 461 $ 470 $ 480 $ 489 $ 499 $ 509 $ 519 $ 806 $ 986
MPS Debt 2021 6.8500 2.8153 $ - $ 2,245 $ 4,490 $ 4,580 $ 4,672 $ 4,765 $ 4,861 $ 4,958 $ 5,057 $ 5,158 $ 5,261 $ 5,366 $ 5,474 $ 8,490 $ 10,392
Non-Capturable Total 7.9500 3.2674 $ - $ 2,606 $ 5,212 $ 5,316 $ 5,422 $ 5,531 $ 5,641 $ 5,754 $ 5,869 $ 5,986 $ 6,106 $ 6,228 $ 6,353 $ 9,854 $ 12,061
Total Tax Increment Revenue (TIR) Available for Capture $ - $ 9,456 $ 18,911 $ 19,289 $ 19,675 $ 20,069 $ 20,470 $ 20,880 $ 21,297 $ 21,723 $ 22,158 $ 22,601 $ 23,053 $ 43,780 $ 49,222
NOTES:
NEZ PRE Tax Rate 17.590 17.5900
Reduction Proportion 0.410996673
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Page 32 of 80
Table 2 – Total Captured Incremental Taxes Schedule Fishbeck | 2 of 2
Residential
Act 381 Brownfield Plan
1937 Lakeshore Drive, Muskegon
Estimated Taxable Value (TV)
NEZIncrease
Phase In
Rate:
Plan Year 15 16 17 18 19 20 21 22 23 24 25 26 Totals
Calendar Year 2041 2042 2043 2044 2045 2046 2047 2048 2049 2050 2051 2052
*Base Taxable Value $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Future Taxable Value $ 2,063,303 $ 2,104,569 $ 2,146,660 $ 2,189,593 $ 2,233,385 $ 2,278,053 $ 2,323,614 $ 2,370,086 $ 2,417,488 $ 2,465,838 $ 2,515,154 $ 2,565,457 $ -
Incremental Difference (New TV - Base TV) $ 2,063,303 $ 2,104,569 $ 2,146,660 $ 2,189,593 $ 2,233,385 $ 2,278,053 $ 2,323,614 $ 2,370,086 $ 2,417,488 $ 2,465,838 $ 2,515,154 $ 2,565,457 $ -
Local Capture Millage Rate NEZ Rate
County Operating 5.5069 2.2633 $ 9,942 $ 11,590 $ 11,821 $ 12,058 $ 12,299 $ 12,545 $ 12,796 $ 13,052 $ 13,313 $ 13,579 $ 13,851 $ 14,128 $ 211,888
County Museum 0.3110 0.1278 $ 642 $ 655 $ 668 $ 681 $ 695 $ 708 $ 723 $ 737 $ 752 $ 767 $ 782 $ 798 $ 12,435
County Veterans 0.0724 0.0298 $ 149 $ 152 $ 155 $ 159 $ 162 $ 165 $ 168 $ 172 $ 175 $ 179 $ 182 $ 186 $ 2,895
Senior Cit Svc 0.4830 0.1985 $ 997 $ 1,017 $ 1,037 $ 1,058 $ 1,079 $ 1,100 $ 1,122 $ 1,145 $ 1,168 $ 1,191 $ 1,215 $ 1,239 $ 19,312
Central Dispatch 0.2897 0.1191 $ 523 $ 610 $ 622 $ 634 $ 647 $ 660 $ 673 $ 687 $ 700 $ 714 $ 729 $ 743 $ 11,147
Muskegon Community College 2.1295 0.8752 $ 4,394 $ 4,482 $ 4,571 $ 4,663 $ 4,756 $ 4,851 $ 4,948 $ 5,047 $ 5,148 $ 5,251 $ 5,356 $ 5,463 $ 85,146
M.A.I.S.D 4.5939 1.8881 $ 9,479 $ 9,668 $ 9,862 $ 10,059 $ 10,260 $ 10,465 $ 10,674 $ 10,888 $ 11,106 $ 11,328 $ 11,554 $ 11,785 $ 183,683
City Operating 9.4470 3.8827 $ 17,056 $ 19,882 $ 20,279 $ 20,685 $ 21,099 $ 21,521 $ 21,951 $ 22,390 $ 22,838 $ 23,295 $ 23,761 $ 24,236 $ 363,490
City Sanitation 2.8174 1.1579 $ 5,087 $ 5,929 $ 6,048 $ 6,169 $ 6,292 $ 6,418 $ 6,547 $ 6,677 $ 6,811 $ 6,947 $ 7,086 $ 7,228 $ 108,404
Hackley Library 2.2586 0.9283 $ 4,660 $ 4,753 $ 4,848 $ 4,945 $ 5,044 $ 5,145 $ 5,248 $ 5,353 $ 5,460 $ 5,569 $ 5,681 $ 5,794 $ 90,308
MPS Sinking 0.9390 0.3859 $ 1,937 $ 1,976 $ 2,016 $ 2,056 $ 2,097 $ 2,139 $ 2,182 $ 2,226 $ 2,270 $ 2,315 $ 2,362 $ 2,409 $ 37,545
Local Total 28.8484 11.8566 $ 54,865 $ 60,713 $ 61,928 $ 63,166 $ 64,430 $ 65,718 $ 67,033 $ 68,373 $ 69,741 $ 71,135 $ 72,558 $ 74,009 $ 1,126,253
Non-Capturable Millages Millage Rate NEZ Rate
Comm College Debt 0.2000 0.0822 $ 361 $ 421 $ 429 $ 438 $ 447 $ 456 $ 465 $ 474 $ 483 $ 493 $ 503 $ 513 $ 7,695
Hackley Debt 0.2500 0.1027 $ 451 $ 526 $ 537 $ 547 $ 558 $ 570 $ 581 $ 593 $ 604 $ 616 $ 629 $ 641 $ 9,619
MPS Debt 2020 0.6500 0.2671 $ 1,174 $ 1,368 $ 1,395 $ 1,423 $ 1,452 $ 1,481 $ 1,510 $ 1,541 $ 1,571 $ 1,603 $ 1,635 $ 1,668 $ 25,010
MPS Debt 2021 6.8500 2.8153 $ 12,367 $ 14,416 $ 14,705 $ 14,999 $ 15,299 $ 15,605 $ 15,917 $ 16,235 $ 16,560 $ 16,891 $ 17,229 $ 17,573 $ 263,566
Non-Capturable Total 7.9500 3.2674 $ 14,353 $ 16,731 $ 17,066 $ 17,407 $ 17,755 $ 18,111 $ 18,473 $ 18,842 $ 19,219 $ 19,603 $ 19,995 $ 20,395 $ 305,890
Total Tax Increment Revenue (TIR) Available for Capture $ 54,865 $ 60,713 $ 61,928 $ 63,166 $ 64,430 $ 65,718 $ 67,033 $ 68,373 $ 69,741 $ 71,135 $ 72,558 $ 74,009 $ 1,126,253
NOTES:
NEZ PRE Tax Rate 17.590 17.5900
Reduction Proportion 0.410996673
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Table 2 – Total Captured Incremental Taxes Schedule Fishbeck | 1 of 2
Commercial
Act 381 Brownfield Plan
1937 Lakeshore Drive, Muskegon
Estimated Taxable Value (TV) Increase Rate: 2% increase per year OPRA Yr 1 OPRA Yr 2 OPRA Yr 3 OPRA Yr 4 OPRA Yr 5 OPRA Yr 6 OPRA Yr 7 OPRA Yr 8
Plan Year 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14
Calendar Year 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040
*Base Taxable Value $ - $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263
OPRA Frozen Value $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263
Future Taxable Value $ - $ 125,000 $ 250,000 $ 255,000 $ 260,100 $ 265,302 $ 270,608 $ 276,020 $ 281,541 $ 287,171 $ 292,915 $ 298,773 $ 304,749 $ 310,844 $ 317,060
Incremental Difference (New TV - Base TV) $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 163,908 $ 169,652 $ 175,510 $ 181,486 $ 187,581 $ 193,797
$ -
Local Capture Millage Rate
County Operating 5.5069 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 903 $ 934 $ 967 $ 999 $ 1,033 $ 1,067
County Museum 0.3110 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 51 $ 53 $ 55 $ 56 $ 58 $ 60
County Veterans 0.0724 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 12 $ 12 $ 13 $ 13 $ 14 $ 14
Senior Cit Svc 0.4830 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 79 $ 82 $ 85 $ 88 $ 91 $ 94
Central Dispatch 0.2897 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 47 $ 49 $ 51 $ 53 $ 54 $ 56
Muskegon Community College 2.1295 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 349 $ 361 $ 374 $ 386 $ 399 $ 413
M.A.I.S.D 4.5939 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 753 $ 779 $ 806 $ 834 $ 862 $ 890
City Operating 9.4470 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 1,548 $ 1,603 $ 1,658 $ 1,714 $ 1,772 $ 1,831
City Sanitation 2.8174 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 462 $ 478 $ 494 $ 511 $ 528 $ 546
Hackley Library 2.2586 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 370 $ 383 $ 396 $ 410 $ 424 $ 438
MPS Sinking 0.9390 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 154 $ 159 $ 165 $ 170 $ 176 $ 182
Local Total 28.8484 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 4,728 $ 4,894 $ 5,063 $ 5,236 $ 5,411 $ 5,591
Non-Capturable Millages Millage Rate
Comm College Debt 0.2000 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 33 $ 34 $ 35 $ 36 $ 38 $ 39
Hackley Debt 0.2500 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 41 $ 42 $ 44 $ 45 $ 47 $ 48
MPS Debt 2020 0.6500 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 107 $ 110 $ 114 $ 118 $ 122 $ 126
MPS Debt 2021 6.8500 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 1,123 $ 1,162 $ 1,202 $ 1,243 $ 1,285 $ 1,328
Non-Capturable Total 7.9500 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 1,303 $ 1,349 $ 1,395 $ 1,443 $ 1,491 $ 1,541
Total Tax Increment Revenue (TIR) Available for Capture $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 4,728 $ 4,894 $ 5,063 $ 5,236 $ 5,411 $ 5,591
NOTES:
Land not included
8 Year OPRA Tax Abatement
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Table 2 – Total Captured Incremental Taxes Schedule Fishbeck | 2 of 2
Commercial
Act 381 Brownfield Plan
1937 Lakeshore Drive, Muskegon
Estimated Taxable Value (TV) Increase Rate:
Plan Year 15 16 17 18 19 20 21 22 23 24 25 26 Totals
Calendar Year 2041 2042 2043 2044 2045 2046 2047 2048 2049 2050 2051 2052
*Base Taxable Value $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ 123,263 $ -
OPRA Frozen Value
Future Taxable Value $ 323,402 $ 329,870 $ 336,467 $ 343,196 $ 350,060 $ 357,062 $ 364,203 $ 371,487 $ 378,917 $ 386,495 $ 394,225 $ 402,109 $ -
Incremental Difference (New TV - Base TV) $ 200,139 $ 206,607 $ 213,204 $ 219,933 $ 226,797 $ 233,799 $ 240,940 $ 248,224 $ 255,654 $ 263,232 $ 270,962 $ 278,846 $ -
Local Capture Millage Rate
County Operating 5.5069 $ 1,102 $ 1,138 $ 1,174 $ 1,211 $ 1,249 $ 1,288 $ 1,327 $ 1,367 $ 1,408 $ 1,450 $ 1,492 $ 1,536 $ 21,644
County Museum 0.3110 $ 62 $ 64 $ 66 $ 68 $ 71 $ 73 $ 75 $ 77 $ 80 $ 82 $ 84 $ 87 $ 1,222
County Veterans 0.0724 $ 14 $ 15 $ 15 $ 16 $ 16 $ 17 $ 17 $ 18 $ 19 $ 19 $ 20 $ 20 $ 285
Senior Cit Svc 0.4830 $ 97 $ 100 $ 103 $ 106 $ 110 $ 113 $ 116 $ 120 $ 123 $ 127 $ 131 $ 135 $ 1,898
Central Dispatch 0.2897 $ 58 $ 60 $ 62 $ 64 $ 66 $ 68 $ 70 $ 72 $ 74 $ 76 $ 78 $ 81 $ 1,139
Muskegon Community College 2.1295 $ 426 $ 440 $ 454 $ 468 $ 483 $ 498 $ 513 $ 529 $ 544 $ 561 $ 577 $ 594 $ 8,370
M.A.I.S.D 4.5939 $ 919 $ 949 $ 979 $ 1,010 $ 1,042 $ 1,074 $ 1,107 $ 1,140 $ 1,174 $ 1,209 $ 1,245 $ 1,281 $ 18,055
City Operating 9.4470 $ 1,891 $ 1,952 $ 2,014 $ 2,078 $ 2,143 $ 2,209 $ 2,276 $ 2,345 $ 2,415 $ 2,487 $ 2,560 $ 2,634 $ 37,129
City Sanitation 2.8174 $ 564 $ 582 $ 601 $ 620 $ 639 $ 659 $ 679 $ 699 $ 720 $ 742 $ 763 $ 786 $ 11,073
Hackley Library 2.2586 $ 452 $ 467 $ 482 $ 497 $ 512 $ 528 $ 544 $ 561 $ 577 $ 595 $ 612 $ 630 $ 8,877
MPS Sinking 0.9390 $ 188 $ 194 $ 200 $ 207 $ 213 $ 220 $ 226 $ 233 $ 240 $ 247 $ 254 $ 262 $ 3,691
Local Total 28.8484 $ 5,774 $ 5,960 $ 6,151 $ 6,345 $ 6,543 $ 6,745 $ 6,951 $ 7,161 $ 7,375 $ 7,594 $ 7,817 $ 8,044 $ 113,382
Non-Capturable Millages Millage Rate
Comm College Debt 0.2000 $ 40 $ 41 $ 43 $ 44 $ 45 $ 47 $ 48 $ 50 $ 51 $ 53 $ 54 $ 56 $ 786
Hackley Debt 0.2500 $ 50 $ 52 $ 53 $ 55 $ 57 $ 58 $ 60 $ 62 $ 64 $ 66 $ 68 $ 70 $ 983
MPS Debt 2020 0.6500 $ 130 $ 134 $ 139 $ 143 $ 147 $ 152 $ 157 $ 161 $ 166 $ 171 $ 176 $ 181 $ 2,555
MPS Debt 2021 6.8500 $ 1,371 $ 1,415 $ 1,460 $ 1,507 $ 1,554 $ 1,602 $ 1,650 $ 1,700 $ 1,751 $ 1,803 $ 1,856 $ 1,910 $ 26,922
Non-Capturable Total 7.9500 $ 1,591 $ 1,643 $ 1,695 $ 1,748 $ 1,803 $ 1,859 $ 1,915 $ 1,973 $ 2,032 $ 2,093 $ 2,154 $ 2,217 $ 31,246
Total Tax Increment Revenue (TIR) Available for Capture $ 5,774 $ 5,960 $ 6,151 $ 6,345 $ 6,543 $ 6,745 $ 6,951 $ 7,161 $ 7,375 $ 7,594 $ 7,817 $ 8,044 $ 113,382
NOTES:
Land not included
8 Year OPRA Tax Abatement
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Table 2 – Total Captured Incremental Taxes Schedule Fishbeck | 1 of 2
Total Summary
Act 381 Brownfield Plan
1937 Lakeshore Drive, Muskegon
Estimated Taxable Value (TV) Increase Rate: 2% increase per year
Plan Year 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14
Calendar Year 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040
*Base Taxable Value $ - $ 153,263 $ 153,263 $ 153,263 $ 153,263 $ 153,263 $ 153,263 $ 153,263 $ 153,263 $ 153,263 $ 153,263 $ 153,263 $ 153,263 $ 153,263 $ 153,263
Future Taxable Value $ - $ 952,500 $ 1,875,600 $ 1,913,112 $ 1,951,374 $ 1,990,402 $ 2,030,210 $ 2,070,814 $ 2,112,230 $ 2,154,475 $ 2,197,564 $ 2,241,516 $ 2,286,346 $ 2,332,073 $ 2,378,714
Incremental Difference (New TV - Base TV) $ - $ 797,500 $ 1,595,600 $ 1,628,112 $ 1,661,274 $ 1,695,100 $ 1,729,602 $ 1,764,794 $ 1,800,690 $ 2,001,212 $ 2,044,301 $ 2,088,253 $ 2,133,083 $ 2,178,810 $ 2,225,451
Local Capture Millage Rate
County Operating 5.5069 $ - $ 1,805 $ 3,613 $ 3,689 $ 3,766 $ 3,845 $ 3,925 $ 4,007 $ 4,090 $ 5,078 $ 5,196 $ 5,317 $ 5,440 $ 7,903 $ 9,470
County Museum 0.3110 $ - $ 102 $ 204 $ 208 $ 213 $ 217 $ 222 $ 226 $ 231 $ 287 $ 293 $ 300 $ 307 $ 678 $ 692
County Veterans 0.0724 $ - $ 24 $ 48 $ 48 $ 50 $ 51 $ 52 $ 53 $ 54 $ 67 $ 68 $ 70 $ 72 $ 158 $ 161
Senior Cit Svc 0.4830 $ - $ 158 $ 317 $ 324 $ 330 $ 337 $ 344 $ 351 $ 359 $ 445 $ 456 $ 466 $ 477 $ 1,052 $ 1,075
Central Dispatch 0.2897 $ - $ 95 $ 190 $ 194 $ 198 $ 202 $ 206 $ 211 $ 215 $ 267 $ 273 $ 280 $ 286 $ 416 $ 498
Muskegon Community College 2.1295 $ - $ 698 $ 1,397 $ 1,426 $ 1,456 $ 1,487 $ 1,518 $ 1,549 $ 1,582 $ 1,964 $ 2,009 $ 2,056 $ 2,104 $ 4,640 $ 4,739
M.A.I.S.D 4.5939 $ - $ 1,506 $ 3,014 $ 3,077 $ 3,142 $ 3,207 $ 3,274 $ 3,342 $ 3,412 $ 4,236 $ 4,335 $ 4,435 $ 4,538 $ 10,009 $ 10,224
City Operating 9.4470 $ - $ 3,096 $ 6,199 $ 6,328 $ 6,460 $ 6,595 $ 6,733 $ 6,873 $ 7,016 $ 8,711 $ 8,914 $ 9,121 $ 9,333 $ 13,558 $ 16,246
City Sanitation 2.8174 $ - $ 923 $ 1,849 $ 1,887 $ 1,927 $ 1,967 $ 2,008 $ 2,050 $ 2,092 $ 2,598 $ 2,658 $ 2,720 $ 2,783 $ 4,043 $ 4,845
Hackley Library 2.2586 $ - $ 740 $ 1,482 $ 1,513 $ 1,545 $ 1,577 $ 1,610 $ 1,643 $ 1,677 $ 2,083 $ 2,131 $ 2,181 $ 2,231 $ 4,921 $ 5,026
MPS Sinking 0.9390 $ - $ 308 $ 616 $ 629 $ 642 $ 656 $ 669 $ 683 $ 697 $ 866 $ 886 $ 907 $ 928 $ 2,046 $ 2,090
Local Total 28.8484 $ - $ 9,456 $ 18,929 $ 19,324 $ 19,728 $ 20,140 $ 20,560 $ 20,989 $ 21,426 $ 26,600 $ 27,221 $ 27,853 $ 28,499 $ 49,423 $ 55,067
Non-Capturable Millages Millage Rate
Comm College Debt 0.2000 $ - $ 66 $ 131 $ 134 $ 137 $ 140 $ 143 $ 146 $ 149 $ 193 $ 197 $ 202 $ 207 $ 297 $ 354
Hackley Debt 0.2500 $ - $ 82 $ 164 $ 168 $ 172 $ 176 $ 179 $ 183 $ 187 $ 298 $ 306 $ 314 $ 322 $ 437 $ 511
MPS Debt 2020 0.6500 $ - $ 213 $ 430 $ 443 $ 456 $ 469 $ 483 $ 496 $ 510 $ 1,648 $ 1,701 $ 1,756 $ 1,813 $ 2,146 $ 2,374
MPS Debt 2021 6.8500 $ - $ 2,245 $ 4,495 $ 4,590 $ 4,686 $ 4,785 $ 4,885 $ 4,988 $ 5,092 $ 6,502 $ 6,657 $ 6,814 $ 6,975 $ 10,046 $ 12,003
Non-Capturable Total 7.9500 $ - $ 2,606 $ 5,212 $ 5,316 $ 5,422 $ 5,531 $ 5,641 $ 5,754 $ 5,869 $ 5,986 $ 6,106 $ 6,228 $ 6,353 $ 9,854 $ 12,061
Total Tax Increment Revenue (TIR) Available for Capture $ - $ 9,456 $ 18,929 $ 19,324 $ 19,728 $ 20,140 $ 20,560 $ 20,989 $ 21,426 $ 26,600 $ 27,221 $ 27,853 $ 28,499 $ 49,423 $ 55,067
NOTES:
TOTAL Capture
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Table 2 – Total Captured Incremental Taxes Schedule Fishbeck | 2 of 2
Total Summary
Act 381 Brownfield Plan
1937 Lakeshore Drive, Muskegon
Estimated Taxable Value (TV) Increase Rate:
Plan Year 15 16 17 18 19 20 21 22 23 24 25 26 Totals
Calendar Year 2041 2042 2043 2044 2045 2046 2047 2048 2049 2050 2051 2052
*Base Taxable Value $ 153,263 $ 153,263 $ 153,263 $ 153,263 $ 153,263 $ 153,263 $ 153,263 $ 153,263 $ 153,263 $ 153,263 $ 153,263 $ 153,263 $ -
Future Taxable Value $ 2,426,289 $ 2,474,814 $ 2,524,311 $ 2,574,797 $ 2,626,293 $ 2,678,819 $ 2,732,395 $ 2,787,043 $ 2,842,784 $ 2,899,639 $ 2,957,632 $ 3,016,785 $ -
Incremental Difference (New TV - Base TV) $ 2,273,026 $ 2,321,551 $ 2,371,048 $ 2,421,534 $ 2,473,030 $ 2,525,556 $ 2,579,132 $ 2,633,780 $ 2,689,521 $ 2,746,376 $ 2,804,369 $ 2,863,522 $ -
Local Capture Millage Rate
County Operating 5.5069 $ 11,097 $ 12,785 $ 13,057 $ 13,335 $ 13,619 $ 13,908 $ 14,203 $ 14,504 $ 14,811 $ 15,124 $ 15,443 $ 15,769 $ 234,799
County Museum 0.3110 $ 707 $ 722 $ 737 $ 753 $ 769 $ 785 $ 802 $ 819 $ 836 $ 854 $ 872 $ 891 $ 13,729
County Veterans 0.0724 $ 165 $ 168 $ 172 $ 175 $ 179 $ 183 $ 187 $ 191 $ 195 $ 199 $ 203 $ 207 $ 3,196
Senior Cit Svc 0.4830 $ 1,098 $ 1,121 $ 1,145 $ 1,170 $ 1,194 $ 1,220 $ 1,246 $ 1,272 $ 1,299 $ 1,326 $ 1,355 $ 1,383 $ 21,322
Central Dispatch 0.2897 $ 584 $ 673 $ 687 $ 702 $ 716 $ 732 $ 747 $ 763 $ 779 $ 796 $ 812 $ 830 $ 12,352
Muskegon Community College 2.1295 $ 4,840 $ 4,944 $ 5,049 $ 5,157 $ 5,266 $ 5,378 $ 5,492 $ 5,609 $ 5,727 $ 5,848 $ 5,972 $ 6,098 $ 94,006
M.A.I.S.D 4.5939 $ 10,442 $ 10,665 $ 10,892 $ 11,124 $ 11,361 $ 11,602 $ 11,848 $ 12,099 $ 12,355 $ 12,617 $ 12,883 $ 13,155 $ 202,795
City Operating 9.4470 $ 19,037 $ 21,932 $ 22,399 $ 22,876 $ 23,363 $ 23,859 $ 24,365 $ 24,881 $ 25,408 $ 25,945 $ 26,493 $ 27,052 $ 402,793
City Sanitation 2.8174 $ 5,677 $ 6,541 $ 6,680 $ 6,822 $ 6,968 $ 7,116 $ 7,266 $ 7,420 $ 7,577 $ 7,738 $ 7,901 $ 8,068 $ 120,126
Hackley Library 2.2586 $ 5,134 $ 5,243 $ 5,355 $ 5,469 $ 5,586 $ 5,704 $ 5,825 $ 5,949 $ 6,075 $ 6,203 $ 6,334 $ 6,468 $ 99,705
MPS Sinking 0.9390 $ 2,134 $ 2,180 $ 2,226 $ 2,274 $ 2,322 $ 2,371 $ 2,422 $ 2,473 $ 2,525 $ 2,579 $ 2,633 $ 2,689 $ 41,452
Local Total 28.8484 $ 60,915 $ 66,973 $ 68,401 $ 69,857 $ 71,343 $ 72,858 $ 74,404 $ 75,980 $ 77,588 $ 79,229 $ 80,902 $ 82,608 $ 1,246,274
Non-Capturable Millages Millage Rate
Comm College Debt 0.2000 $ 414 $ 475 $ 485 $ 496 $ 507 $ 517 $ 529 $ 540 $ 552 $ 563 $ 575 $ 588 $ 8,735
Hackley Debt 0.2500 $ 588 $ 667 $ 683 $ 698 $ 714 $ 730 $ 747 $ 764 $ 781 $ 799 $ 817 $ 835 $ 12,323
MPS Debt 2020 0.6500 $ 2,610 $ 2,854 $ 2,932 $ 3,012 $ 3,093 $ 3,176 $ 3,261 $ 3,347 $ 3,435 $ 3,524 $ 3,616 $ 3,709 $ 53,509
MPS Debt 2021 6.8500 $ 14,034 $ 16,141 $ 16,489 $ 16,843 $ 17,204 $ 17,572 $ 17,948 $ 18,331 $ 18,722 $ 19,121 $ 19,528 $ 19,943 $ 296,641
Non-Capturable Total 7.9500 $ 14,353 $ 16,731 $ 17,066 $ 17,407 $ 17,755 $ 18,111 $ 18,473 $ 18,842 $ 19,219 $ 19,603 $ 19,995 $ 20,395 $ 305,890
Total Tax Increment Revenue (TIR) Available for Capture $ 60,915 $ 66,973 $ 68,401 $ 69,857 $ 71,343 $ 72,858 $ 74,404 $ 75,980 $ 77,588 $ 79,229 $ 80,902 $ 82,608 $ 1,246,274
$ 1,246,274
NOTES:
TOTAL Capture
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Table 3 – Estimated Reimbursement Schedule Fishbeck | 1 of 2
Act 381 Brownfield Plan
1937 Lakeshore Drive, Muskegon
Developer Maximum Reimbursement Proportionality Local Taxes Total
Estimated Capture $ 823,500
Local 100.0% $ 823,500 $ 823,500 Estimated Total Administrative Fees $ 62,314
26
TOTAL Years of Plan: State Brownfield Redevelopment Fund $ -
Local 100.0% $ 823,500 $ 823,500 Local Brownfield Revolving Fund $ 360,460
0 1 2 3 4 5 6 7 8 9 10 11 12
2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038
Total Local Incremental Revenue $ - $ 9,456 $ 18,929 $ 19,324 $ 19,728 $ 20,140 $ 20,560 $ 20,989 $ 21,426 $ 26,600 $ 27,221 $ 27,853 $ 28,499
BRA Administrative Fee (5%) $ - $ 473 $ 946 $ 966 $ 986 $ 1,007 $ 1,028 $ 1,049 $ 1,071 $ 1,330 $ 1,361 $ 1,393 $ 1,425
Local TIR Available for Reimbursement $ - $ 8,983 $ 17,982 $ 18,358 $ 18,742 $ 19,133 $ 19,532 $ 19,939 $ 20,355 $ 25,270 $ 25,860 $ 26,461 $ 27,074
Total Local TIR Available $ - $ 8,983 $ 17,982 $ 18,358 $ 18,742 $ 19,133 $ 19,532 $ 19,939 $ 20,355 $ 25,270 $ 25,860 $ 26,461 $ 27,074
Beginning
DEVELOPER Balance
Reimbursement Balance $ 823,500 $ 823,500 $ 814,517 $ 796,535 $ 778,177 $ 759,435 $ 740,302 $ 720,770 $ 700,830 $ 680,476 $ 655,206 $ 629,346 $ 602,885 $ 575,811
Local Only Eligible Costs $ 823,500 $ 823,500 $ 823,500 $ 814,517 $ 796,535 $ 778,177 $ 759,435 $ 740,302 $ 720,770 $ 700,830 $ 680,476 $ 655,206 $ 629,346 $ 602,885
Local Tax Reimbursement $ 823,500 $ - $ 8,983 $ 17,982 $ 18,358 $ 18,742 $ 19,133 $ 19,532 $ 19,939 $ 20,355 $ 25,270 $ 25,860 $ 26,461 $ 27,074
Total Local-Only Reimbursement Balance $ 823,500 $ 814,517 $ 796,535 $ 778,177 $ 759,435 $ 740,302 $ 720,770 $ 700,830 $ 680,476 $ 655,206 $ 629,346 $ 602,885 $ 575,811
Total Annual Developer Reimbursement $ - $ 8,983 $ 17,982 $ 18,358 $ 18,742 $ 19,133 $ 19,532 $ 19,939 $ 20,355 $ 25,270 $ 25,860 $ 26,461 $ 27,074
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits * $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
State Tax Capture $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Local Tax Capture $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Total LBRF Capture $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from state and local TIR.
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Table 3 – Estimated Reimbursement Schedule Fishbeck | 2 of 2
Act 381 Brownfield Plan
1937 Lakeshore Drive, Muskegon
Developer Maximum Reimbursement
Local
TOTAL
Local
13 14 15 16 17 18 19 20 21 22 23 24 25 26
2039 2040 2041 2042 2043 2044 2045 2046 2047 2048 2049 2050 2051 2052 TOTAL
Total Local Incremental Revenue $ 49,423 $ 55,067 $ 60,915 $ 66,973 $ 68,401 $ 69,857 $ 71,343 $ 72,858 $ 74,404 $ 75,980 $ 77,588 $ 79,229 $ 80,902 $ 82,608 $ 1,246,274
BRA Administrative Fee (5%) $ 2,471 $ 2,753 $ 3,046 $ 3,349 $ 3,420 $ 3,493 $ 3,567 $ 3,643 $ 3,720 $ 3,799 $ 3,879 $ 3,961 $ 4,045 $ 4,130 $ 62,314
Local TIR Available for Reimbursement $ 46,952 $ 52,314 $ 57,869 $ 63,624 $ 64,981 $ 66,365 $ 67,776 $ 69,215 $ 70,684 $ 72,181 $ 73,709 $ 75,267 $ 76,856 $ 78,478 $ 1,183,960
Total Local TIR Available $ 46,952 $ 52,314 $ 57,869 $ 63,624 $ 64,981 $ 66,365 $ 67,776 $ 69,215 $ 70,684 $ 72,181 $ 73,709 $ 75,267 $ 76,856 $ 78,478 $ 1,183,960
DEVELOPER
Reimbursement Balance $ 528,859 $ 476,545 $ 418,676 $ 355,052 $ 290,071 $ 223,706 $ 155,931 $ 86,715 $ 16,032 $ - $ - $ - $ - $ - $ -
Local Only Eligible Costs $ 575,811 $ 528,859 $ 476,545 $ 418,676 $ 355,052 $ 290,071 $ 223,706 $ 155,931 $ 86,715 $ 16,032 $ - $ - $ - $ - $ -
Local Tax Reimbursement $ 46,952 $ 52,314 $ 57,869 $ 63,624 $ 64,981 $ 66,365 $ 67,776 $ 69,215 $ 70,684 $ 16,032 $ - $ 823,500
Total Local-Only Reimbursement Balance $ 528,859 $ 476,545 $ 418,676 $ 355,052 $ 290,071 $ 223,706 $ 155,931 $ 86,715 $ 16,032 $ - $ - $ - $ - $ - $ 823,500
Total Annual Developer Reimbursement $ 46,952 $ 52,314 $ 57,869 $ 63,624 $ 64,981 $ 66,365 $ 67,776 $ 69,215 $ 70,684 $ 16,032 $ - $ - $ - $ - $ 823,500
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits * $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 56,150 $ 129,859 $ 205,126 $ 281,982 $ 360,460
State Tax Capture $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Local Tax Capture $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 56,150 $ 73,709 $ 75,267 $ 76,856 $ 78,478 $ 360,460
Total LBRF Capture $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 56,150 $ 73,709 $ 75,267 $ 76,856 $ 78,478 $ 360,460
* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from state and local TIR.
Z:\2025\2501897\WORK\Rept\Final Docs\1937 Lakeshore Drive Muskegon TIF Tables LLM REV.xlsx 4/6/2026
Page 39 of 80
Appendix
1 Page 40 of 80
Page Intentionally Left Blank
Brownfield Plan Resolution(s) and Notices Pending
Page 41 of 80
Appendix
2 Page 42 of 80
Page Intentionally Left Blank
Development and Reimbursement Agreement Pending
Page 43 of 80
Appendix
3 Page 44 of 80
200% in the number of seasonal/recreational properties between 2010 and 2020.
While vacation rentals and seasonal/recreational housing are an important component
of the local economy, this portion of the housing market should be closely monitored
to ensure sufficient permanent housing is available for current and potential future
residents.
Home sales activity in the PSA appears to have slowed in 2022 after two years
of increases, while the median sale price increased in each of the past three years
and increased by 75% since 2019 – Home sales within the PSA (Muskegon)
increased each full year between 2019 and 2021, reaching its peak of 627 homes sold
in 2021. Based on sales activity from January 2022 to November 2022, it appears that
homes are selling at a slower rate in the PSA compared with past years. Note that the
median sale price increased by 75% between 2019 and 2022, primarily impacted by
the 50.8% increase between 2020 and 2021. Given the rapid increases in median sale
prices, many households, particularly lower-income households, are likely finding
homebuying a greater challenge in recent years.
*Through November
Overall, there is a relatively limited amount of for-sale housing available for
purchase in the PSA, and while a notable portion of available housing is
affordable to lower-income households, these homes a generally over 70 years
old and likely have additional costs associated with repairs or improvements
that many households cannot afford. Based on information provided by the
Multiple Listing Service and the Muskegon County Equalization Department, we
identified 84 housing units within the PSA (Muskegon) and 219 housing units within
the SSA (Balance of County) that were listed as available for purchase as of
November 2022. Overall, the 84 homes listed as available for purchase represent less
than two months (1.9 months) of supply. Typically, healthy and well-balanced
markets have an available supply that should take about four to six months to absorb
(if no other units are added to the market). The PSA’s less than two months of
inventory is considered low and indicates limited available supply. Additionally, the
84 homes available for sale in the city of Muskegon represent 1.2% of the 5,246
owner-occupied units in the city. Typically, in healthy, well-balanced markets,
approximately 2% to 3% of the for-sale housing stock should be available for
BOWEN NATIONAL RESEARCH II-11
Page 45 of 80
Housing Gap Estimates
The PSA has an overall housing gap of 2,924 units for rental and for-sale
product at a variety of affordability levels - It is projected that the city has a five-
year rental housing gap of 1,611 units and a for-sale housing gap of 1,313 units.
While there are housing gaps among all affordability levels of both rental and for-
sale product, the rental housing gap is distributed most heavily among the lower
priced product (rents of $1,430 or less) and the for-sale housing gap is primarily for
product priced at $190,668 or higher. Details of this analysis, including our
methodology and assumptions, are included in Section VIII.
The following table summarizes the approximate potential number of new residential
units that could be supported in the PSA (Muskegon) over the next five years.
PSA (Muskegon) Housing Gap Estimates (2022 to 2027) – Number of Units Needed
Housing Segment Number of Units
Extremely Low-Income Rental Housing (<$536/Month Rent) 385
Very Low-Income Rental Housing ($537-$894/Month Rent) 321
Rentals
Low-Income Rental Housing ($895-$1,430/Month Rent) 403
Moderate-Income Rental Housing ($1,431-$2,145/Month Rent) 295
High-Income Market-Rate Rental Housing ($2,146+/Month Rent) 207
TOTAL UNITS 1,611
Entry-Level For-Sale Homes (<$71,500 Price Point) 238
Very Low-Income For-Sale Homes ($71,501-$119,167) 176
For-Sale
Low-Income For-Sale Homes ($119,168-$190,667 Price Point) 164
Moderate-Income For-Sale Homes ($190,668-$286,000 Price Point) 413
High-Income Upscale For-Sale Housing ($286,001+ Price Point) 322
TOTAL UNITS 1,313
The preceding estimates are based on current government policies and incentives,
recent and projected demographic trends, current and anticipated economic trends,
and available and planned residential units. Numerous factors impact a market’s
ability to support new housing product. This is particularly true of individual housing
projects or units. Certain design elements, pricing structures, target market segments
(e.g., seniors, workforce, families, etc.), product quality and location all influence the
actual number of units that can be supported. Demand estimates could exceed those
shown in the preceding table if the community changes policies or offers incentives
to encourage people to move into the market or for developers to develop new
housing product.
BOWEN NATIONAL RESEARCH II-16
Page 46 of 80
COALITION COMPANIES BROWNFIELD PLAN REVIEW SUMMARY
Encore at Harbor Theater - 1937 Lakeshore Drive, Muskegon, MI
Developer: Bruce Bourdon/Joe Bourdon Plan Date: February 27, 2026
Property: Parcel 61-24-205-627-0002-00 (~0.21 ac) Consultant: Fishbeck (Proj. 2501897)
Eligibility: Housing Property, §2(p)(ii) Reviewer: Jeff Salowitz, Coalition Companies LLC
KEY METRICS
$3.75M $823,500 $1.25M $359,526 11 Residential
Developer Investment Eligible Activities Total TIR (26 yr) LBRF Capture Units Created
ELIGIBLE ACTIVITIES COMPLIANCE
Activity Amount Status Notes
Infrastructure & Safety $525,000 Eligible Local-only TIF; sidewalks, utilities, parking, fire
suppression
Demolition (Bldg & Site) $165,000 Eligible Interior demo + antiquated utility/asphalt removal
Integrated Parking $270,000 Clarify Parking is a large number and needs to be broken out.
Plan Prep + Implementation $30,000 Eligible Standard plan costs per Act 381
Contingency (15%) $103,500 Clarify Confirm treatment in signed reimbursement agreement
BRA Admin (5%) $62,265 Clarify Confirm cap/method in governing documents
LBRF Capture $359,526 Clarify Post-reimbursement; up to 5 yr per §13(15)
School/State Capture - N/A Not requested; local-only plan
Dev/Reimb. Agreement - Clarify Appendix 1, 2 marked “Pending”
TAX ABATEMENT OVERLAY
PA 255 (Commercial Redevelopment Act) NEZ (Neighborhood Enterprise Zone)
• 8-year abatement, 50% of local + school operating taxes • Up to 15-year abatement; PRE rate 17.59 mills with phase-
• Status: Approved per plan narrative in
• Status: Being pursued — NOT YET APPROVED
Combined effect: Abatements reduce annual TIR, extending developer reimbursement to 26 years. If NEZ is denied, TIF model must be
rerun.
PRIORITY OPEN ITEMS
# Item Action Required
1 NEZ Abatement Status Confirm approval or document timeline; TIF model depends on this
assumption
2 Dev/Reimbursement Agreement Finalize and execute; controls contingency, admin, LBRF, and draw
procedures
3 BRA Resolution + Public Hearing Schedule BRA meeting, then City Commission hearing with 10-day taxing
jurisdiction notice
4 Final Table Reconciliation Verify narrative and table totals match before submission
5 County Assessor Notification Confirm base TV of $153,263 for 2026; notify assessor upon plan approval
Confidential — Coalition Companies | Brownfield Plan Review | March 2026
Page 47 of 80
City of Muskegon
Brownfield Redevelopment Authority
County of Muskegon, State of Michigan
RESOLUTION APPROVING REVISED BROWNFIELD PLAN AMENDMENT
Encore at Harbor Theatre Project
Minutes of a regular meeting of the Board of the City of Muskegon Brownfield
Redevelopment Authority, County of Muskegon, State of Michigan, held on the 14th day of April
2026 at 10:30 a.m., prevailing Eastern Time.
PRESENT: Members ____________________________________________________
______________________________________________________________________________
ABSENT: Members ____________________________________________________
The following preamble and resolution were offered by Member ______________ and
supported by Member ___________________:
WHEREAS, a Brownfield Plan has been adopted pursuant to Act 381, Public Acts of
Michigan, 1996, as amended (“Act 381”), a copy of which is on file with the Secretary of the City of
Muskegon Brownfield Redevelopment Authority (the “Authority”); and
WHEREAS, the Authority is authorized to approve amendments to the Brownfield Plan and
recommends the Amendment to add eligible properties within the Encore at Harbor Theatre Project
for approval to the City of Muskegon, County of Muskegon, State of Michigan (the “City”).
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
1. Approval of Brownfield Plan. The Board hereby adopts and approves the
Brownfield Plan Amendment for the Encore at Harbor Theatre Project and recommends the
approval of the Brownfield Plan Amendments by the Muskegon City Commission.
2. Public Hearing. The Board hereby requests city personnel to provide a notice of
Page 48 of 80
Public Hearing on the proposed Brownfield Plan Amendments, and further requests that
such hearing notice be provided to all taxing jurisdictions. Notice of the time and place of
the hearing shall be given pursuant to Act 267, Public Acts of Michigan, 1976, as amended
(“Open Meetings Act”).
3. Deliver Resolution and Brownfield Plan to City. The Chair of the Authority is
directed to deliver a certified copy of this resolution and the Brownfield Plan Amendments to
the City Clerk.
4. Disclaimer. By adoption of this resolution and approval of the Brownfield Plan
Amendments, the Authority assumes no obligation or liability to the owner, developer or
lessor of the Eligible Property for any loss or damage that may result to such persons from
the adoption of this resolution and Brownfield Plan Amendments.
5. Work Plan Transmittal. The Chair of the Authority shall be authorized to transmit to
the Michigan Strategic Fund, the Michigan Economic Development Corporation and/or the
Michigan Department of Environmental Quality, on behalf of the Authority, a final Act 381
Work Plan that has been reviewed and approved by the Authority.
6. Repealer. All resolutions and parts of resolution in conflict with the provisions of this
resolution are hereby repealed or amended to the extent of such conflict.
AYES:
NAYS:
RESOLUTION DECLARED ADOPTED.
____________________________
Martha Bottomley, Chair
City of Muskegon Brownfield Redevelopment Authority
I hereby certify that the foregoing is a true and complete copy of a resolution adopted by the Board
of the City of Muskegon Brownfield Redevelopment Authority, County of Muskegon, State of
-2-
Page 49 of 80
Michigan, at a regular meeting held on April 14, 2026, and that said meeting was conducted and
public notice of said meeting was given pursuant to and in full compliance with the Open Meetings
Act, being Act 267, Public Acts of Michigan, 1976, and that the minutes of said meeting were kept
and will be or have been made available as required by said Act.
_____________________________
Martha Bottomley, Chair
City of Muskegon Brownfield Redevelopment Authority
-3-
Page 50 of 80
Agenda Item Review Form
Muskegon Downtown Development
Authority/Brownfield Redevelopment Authority
Commission Meeting Date: April 14, 2026 Title: DDA: Acceptance of Financial Report for
March 31, 2026
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
City staff is requesting approval of the financial report for the period ending March 31, 2026.
Detailed Summary & Background:
City staff is requesting approval of the financial report for the period ending March 31, 2026. The
current projected fund balance is $454,964.56. Significant March revenues were Property Tax
Revenue in the amount of $513,921 and reimbursement of TIF loss from the State of Michigan in the
amount of $2,057.91 Significant March expenses were staffing.
Goal/Action Item:
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
N/A Yes No N/A
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A
Recommended Motion:
I move to approve the March 31, 2026 financial report as presented.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division
Head
Information
Technology
Other Division Heads
Communication
Page 51 of 80
Legal Review
Page 52 of 80
DDA FOR CITY OF MUSKEGON
Balance As Of 03/31/2026
YTD Balance 25-26 YTD Balance Activity For
Amended
GL Number Description 03/31/2025 Budget 03/31/2026 03/31/2026
Fund: 394 DOWNTOWN DEVELOPMENT AUTH DS
Account Category: Assets
Department: 000
394-000-001 CASH IN BANK 680,368.24 738,514.02 501,334.60
Total Department 000: 680,368.24 738,514.02 501,334.60
Assets 680,368.24 738,514.02 501,334.60
Account Category: Liabilities
Department: 000
394-000-202 ACCOUNTS PAYABLE 68.84 222.75 (5,156.10)
Total Department 000: 68.84 222.75 (5,156.10)
Liabilities 68.84 222.75 (5,156.10)
Account Category: Fund Equity
Department: 000
394-000-399 FUND BALANCE UNRESERVED 460,986.12 454,964.56 0.00
Total Department 000: 460,986.12 454,964.56 0.00
Fund Equity 460,986.12 454,964.56 0.00
Account Category: Revenues
Department: 000
394-000-402 PROPERTY TAX 516,659.00 537,000.00 513,921.00 513,921.00
394-000-428 REIMBURSEMENT STATE 0.00 0.00 39,469.06 0.00
394-000-540 STATE GRANTS 12,000.00 0.00 0.00 0.00
394-000-569 STATE GRANTS OTHER 0.00 0.00 4,015.84 2,057.91
394-000-613 EVENT REVENUE 23,311.06 100,000.00 17,078.79 5,890.08
394-000-665-004970 INTEREST INCOME 1,333.18 1,300.00 1,131.54 0.00
394-000-679-004847 SPONSORSHIP REVENUE - MUSK ART FAIR 6,500.00 12,000.00 16,500.00 0.00
394-000-699-200000 OP. TRANS FROM SPECIAL REVENUE 600.00 0.00 0.00 0.00
Total Department 000: 560,403.24 650,300.00 592,116.23 521,868.99
Revenues 560,403.24 650,300.00 592,116.23 521,868.99
Account Category: Expenditures
Department: 703 DOWNTOWN MUSKEGON BID
394-703-702 BUDGETED SALARIES & BENEFITS 0.00 138,284.00 0.00 0.00
394-703-703 SALARY PERMANENT 60,199.33 0.00 60,577.14 6,713.77
394-703-707 OVERTIME 2,442.90 0.00 2,473.51 0.00
394-703-708 VACATION PAY 2,614.26 0.00 2,780.90 0.00
394-703-710 PERSONAL & OTHER LEAVE 72.21 0.00 1,795.36 381.91
394-703-711 HOLIDAY PAY 3,334.63 0.00 3,476.50 0.00
394-703-712 RETIREE HEALTHCARE - GENERAL 1,986.73 0.00 1,907.08 209.92
394-703-714 MERS RETIREMENT SYSTEM 6,197.29 0.00 5,877.54 635.66
394-703-717 HEALTH INSURANCE 17,417.93 0.00 5,205.27 792.38
394-703-718 LIFE INSURANCE 273.75 0.00 268.76 29.71
394-703-719 DENTAL INSURANCE 853.36 0.00 410.39 37.22
394-703-721 DISABILITY INSURANCE 250.37 0.00 245.21 27.11
394-703-722 SOCIAL SECURITY 5,129.93 0.00 4,942.79 522.12
394-703-723 WORKERS' COMPENSATION 620.49 0.00 550.13 34.50
394-703-724 UNEMPLOYMENT 9.36 0.00 5.77 0.00
394-703-727 BUDGETED SUPPLIES 4,460.00 0.00 3,129.40 0.00
394-703-801 CONTRACTUAL SERVICES 26,967.12 100,000.00 30,130.28 544.50
394-703-850 TELEPHONE 210.10 0.00 61.42 0.00
394-703-861 CONFERENCE, TRAINING AND TRAVEL 0.00 0.00 450.00 0.00
394-703-944 VEHICLE RENTAL 0.00 0.00 7,355.31 125.62
Total Department 703: 133,039.76 238,284.00 131,642.76 10,054.42
Department: 778 LAKESHORE ART FESTIVAL
394-778-749 MISCELLANEOUS MATERIAL & SUPPLIES 1,588.19 2,000.00 7,136.70 3,973.32
394-778-801 CONTRACTUAL SERVICES 11,016.43 20,000.00 10,141.76 124.45
394-778-850 TELEPHONE 618.55 700.00 68.71 0.00
394-778-903 ADVERTISING 6,462.58 7,000.00 8,329.16 118.41
Total Department 778: 19,685.75 29,700.00 25,676.33 4,216.18
Department: 780 TASTE OF MUSKEGON
394-780-801 CONTRACTUAL SERVICES 25,115.20 0.00 0.00 0.00
Total Department 780: 25,115.20 0.00 0.00 0.00
Department: 808 FARMERS & FLEA MARKET
394-808-801 CONTRACTUAL SERVICES 1,023.00 0.00 0.00 0.00
Total Department 808: 1,023.00 0.00 0.00 0.00
04/07/2026 03:39 PM Page: 1/2
Page 53 of 80
DDA FOR CITY OF MUSKEGON
Balance As Of 03/31/2026
YTD Balance 25-26 YTD Balance Activity For
Amended
GL Number Description 03/31/2025 Budget 03/31/2026 03/31/2026
Fund: 394 DOWNTOWN DEVELOPMENT AUTH DS
Account Category: Expenditures
Department: 809 EVENTS
394-809-749 MISCELLANEOUS MATERIAL & SUPPLIES 2,393.58 0.00 2,455.94 0.00
Total Department 809: 2,393.58 0.00 2,455.94 0.00
Department: 906 DEBT SERVICE
394-906-801 CONTRACTUAL SERVICES 159,832.67 145,000.00 149,014.49 1,107.69
394-906-995-400000 OPER. TRANS TO CAPITAL PROJECT 0.00 130,000.00 0.00 0.00
Total Department 906: 159,832.67 275,000.00 149,014.49 1,107.69
Expenditures 341,089.96 542,984.00 308,789.52 15,378.29
04/07/2026 03:39 PM Page: 2/2
Page 54 of 80
Agenda Item Review Form
Muskegon Downtown Development
Authority/Brownfield Redevelopment Authority
Commission Meeting Date: April 14, 2026 Title: DDA: Facade Grant for 380 W. Western Ave
Suite 140
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
ZINI LLC is requesting a facade grant in the amount of $12,551 for an exterior sign.
Detailed Summary & Background:
ZINI LLC submitted a façade improvement grant request in the amount of $12,551 to assist with the
purchase and installation of an exterior sign, with a total project cost of $25,103.
ZINI will be operating out of the former Subway location at 380 W. Western Ave., Suite 140. The
business plans to offer premium craft cocktails, mocktails, and Asian-inspired small bites.
In addition, the owner intends to utilize the space as a hospitality training hub and incubator for
aspiring hospitality entrepreneurs.
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business - Progress toward new and ongoing
economic development projects
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
$12,551 Yes No N/A
Fund(s) or Account(s): Budget Amendment Needed:
394-906-801 Yes No N/A
Recommended Motion:
I move to approve/disapprove a facade improvement grant up to $12,551 for ZINI LLC.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division DDA Building Facade Improvement Grant 2025-
2026
Page 55 of 80
Head
Information
Technology
Other Division Heads
Communication
Legal Review
Page 56 of 80
2025-2026
Page 57 of 80
City of Muskegon - Downtown Development Authority
2025-26 Building Façade Improvement Grant Program Guidelines
Goal:
To upgrade the look and function of commercial buildings within the Muskegon Downtown Development
Authority (DDA) by encouraging tenant businesses or building owners to make exterior improvements. Such
improvements will enhance the individual property’s value; and uplift the block in which the property is
located and the overall district.
Available Funding:
The DDA has budgeted $100,000 for the 2025-26 fiscal year, to be available to applicants on a first-come,
first-serve basis. The number of grants will be limited by the budgeted amount.
Terms:
The Building Façade Improvement Grants are for up to $25,000, with an applicant match of one to one. Thus,
a $5,000 grant would need to have the applicant propose a project of at least $10,000. This is a
reimbursement-oriented program to ensure that proposed work is done appropriately and consistent with
the character of the downtown district.
Eligibility:
x Applicant must be a business or commercial building owner located within the Muskegon Downtown
Development Authority district. Leaseholder businesses must receive the written permission of the
building owner.
x The building must be an existing commercial structure at the sidewalk level, but can be mixed-use on
the floors above. Grants can assist redevelopment, remodeling or renovations to existing commercial
buildings but are not for new buildings.
x All city taxes and other city accounts must be current.
x All work must be done in compliance with all city regulations and ordinances, including obtaining
necessary building permits and the approval of the Historic District Commission when applicable.
x All work must be done by a licensed contractor.
x All changes in access to a building must strictly comply with the federal Americans with Disabilities
Act.
x Work receiving grant funding must not begin until a grant is awarded and work must be completed in
12 months. The applicant can request a 6-month extension in writing if the project is not completed
within 12 months of the approval date.
Eligible Costs:
The DDA board will have the final decision on the eligibility of any items receiving grant funding.
Improvements must be to the exterior of the building and may include:
Exterior walls, windows, doors, exterior brick staining, cleaning or tuck-pointing of masonry or
stone, ADA improvements to exits and entrances, awnings, decorative signs improving the
aesthetics of the building, exterior lighting for safety and aesthetics and unique exterior
Page 58 of 80
architectural features.
Exterior Brick Staining:
This item is eligible only if there is noticeable paint deterioration present. Proof must be provided with your
application.
Ineligible Costs:
Among other items, grants are not available for:
Property acquisition, site plans, building fees, appraisal or attorney fees, business equipment taxed as
personal property, wages associated with the project paid the applicant or applicant’s relatives,
parking lots and landscaping. (Although parking lot improvements and landscaping are encouraged,
they are not grant eligible.)
Application Process:
x Provide a brief statement of intent demonstrating the need for financial assistance; how the project
will improve the building, its block and the district; and a commitment to future property maintenance.
x Provide a description of the proposed project, submitting photos of the existing building and if
available drawings of the improvement.
x Provide detailed cost estimates with at least two competitive quotes from licensed contractors and
their suppliers.
x Provide a timeline for commencing the project and its completion.
x Provide evidence of financial ability to complete the project with the understanding that the grant
funds will only be disbursed upon completion of the project.
Review/Approval Process:
Applications received in the City of Muskegon’s Development Services Division Office (Muskegon City Hall, 933
Terrace St, Room 202) will be reviewed by city staff. The DDA board authorized staff will review and approve
grant requests up to $2,500. Grant requests of more than $2,500 will be evaluated by a design/review
committee of city staff and board members appointed by the DDA. Grants of $10,000 or more must receive
final approval by the DDA board.
All reviews will consider the grant program goals, along with the long-term economic development benefits to
the DDA district and the enhancement of the architectural appeal of the applicant building. Changes in project
scope or design must be DDA approved for final reimbursement. If approved, City staff will request an update
on each project after 6 months of the approval date.
Project Reimbursement:
Upon completion of the project, grant recipient must submit final invoices marked as paid along with copies
of grant recipient proof of payment to the contractors and/or suppliers.
Program Authority:
The DDA board has final decisions on all matters related to the Building Façade Improvement Grant Program.
Any decision by the DDA board is final.
Page 59 of 80
Downtown Development Authority (DDA)
City of Muskegon, Michigan
NORTH
Page 60 of 80
City of Muskegon - Downtown Development Authority
2025-26 Building Façade Improvement Grant Program Application
Applicant Name Business Address
ZINI LLC 380 W WESTERN SUITE 140 MUSKEGON MI
Email Phone
[email protected] 616.298.4735
Project Address Parcel Number
380 W WESTERN SUITE 140
Requested Amount Total Façade Project Cost
$12,551 25,103
Statement of Intent/Need for Funding:
“We are requesting $12,551.50 in grant support, representing approximately 50% of
the total eligible exterior and façade improvement costs of $25,103. Ownership will
fund the remaining portion, demonstrating our strong commitment to the project
and the continued investment in the downtown district.
Description of Project-Attach: Photos, Project Plans & 2 Competitive Bids:
See attached description and project write up.
Project Timeline/Estimated Completion Date:
May 15, 2026 fully installed
By signing the grant application, if awarded, applicant commits to future property
maintenance and certifies the ability to fund the project to completion before grant funds
reimbursements are made.
Applicant Signature:
Please email application to: [email protected]
For more information:
Contact Jocelyn Hines, Staff Liaison, DDA/BRA
[email protected]
231-724-6722 Page 61 of 80
ZINI CULTURAL EXPERIENCE SIGN
Project Description
The proposed project includes the design, fabrication, and installation of a custom exterior
sign for the ZINI Cultural Experience Tasting Room located at 380 W Western Ave, Suite
140 in downtown Muskegon.
The signage will feature a modern, architectural design constructed primarily of sheet
steel, which will be powder-coated in selected brand colors to align with the ZINI identity
and enhance the visual appeal of the building façade. The design incorporates a raised
circular logo element mounted on a structural backer plate, supported by steel tubing and
horizontal slats to create depth and dimension.
The sign will be securely mounted to the building using masonry anchors engineered to
safely support the weight of the structure with an added safety factor. The design has been
developed to ensure durability, longevity, and minimal maintenance.
Additionally, the signage includes provisions for integrated lighting. The raised logo
component is designed to accommodate future installation of LED lighting strips, allowing
illumination of the sign to enhance nighttime visibility and contribute to the vibrancy of the
downtown district. The modular construction allows for easy access to lighting
components for maintenance or future updates without requiring full removal of the sign.
This project will significantly improve the exterior appearance of the building, strengthen
brand visibility, and contribute to the overall aesthetic and economic vitality of the
downtown Muskegon district.
Page 62 of 80
4 3 2 1
D .25" X 3" SLATS
D
1/2" SLOTS. 1" LENGTH
8.30
2.00
C 100.00 C
0
.0
59
RING TO ACCOMODATE BACKLIT LIGHTING
B B
60.00
NOTES:
FINISH- POWDER COAT ALL PIECES, COLOR(S) TBD
ATTACHMENT TO BUILDING- 1/2" STAINLESS MASONRY ANCHORS
ASSEMBLY ON SITE NEEDED, ATTACH LOGO PLATE TO SLAT GRATE AFTER ANCHORING SLAT GRATE TO WALL.
DATE
P.C. - TBD
FINISH
UNLESS OTHERWISE SPECIFIED: 3/18/2026
A DIMENSIONS ARE IN INCHES
TOLERANCES:
FRACTIONAL .125"
TITLE:
A
ANGULAR: BEND 1Degree
TWO PLACE DECIMAL .0625" ZINI SIGN
12491 Superior Ct. THREE PLACE DECIMAL .03125"
PROPRIETARY AND CONFIDENTIAL
Holland, MI, 49424 THE INFORMATION CONTAINED IN THIS
DWG. NO. REV
Ph. 616.738.1261 DRAWING IS THE SOLE PROPERTY OF
MATERIAL
ACCURATE ENG. AND MFG. ANY ZIN-26031600
ALUMINUM REPRODUCTION IN PART OR AS A WHOLE
WITHOUT THE WRITTEN PERMISSION OF
ACCURATE ENG. AND MFG. IS
DO NOT SCALE DRAWING PROHIBITED. SHEET 1 OF 2
4 3 2 1 Page 63 of 80
4 3 2 1
D D
3. TOP PLATE INSTALLED ONTO BACKER PLATE
C C
B B
2. BACKER PLATE INSTALLED ON SLAT GRATE, ELECTRICAL INSTALLED.
1. SLAT GRATE INSTALLED ON BUILDING
FINISH DATE
UNLESS OTHERWISE SPECIFIED:
A DIMENSIONS ARE IN INCHES
TOLERANCES:
FRACTIONAL .125"
TITLE:
A
ANGULAR: BEND 1Degree
TWO PLACE DECIMAL .0625"
12491 Superior Ct. THREE PLACE DECIMAL .03125"
PROPRIETARY AND CONFIDENTIAL
Holland, MI, 49424 THE INFORMATION CONTAINED IN THIS
DWG. NO. REV
ZIN-26031600
Ph. 616.738.1261 DRAWING IS THE SOLE PROPERTY OF
ACCURATE ENG. AND MFG. ANY
MATERIAL
REPRODUCTION IN PART OR AS A WHOLE
WITHOUT THE WRITTEN PERMISSION OF
ACCURATE ENG. AND MFG. IS
DO NOT SCALE DRAWING PROHIBITED. SHEET 2 OF 2
4 3 2 1 Page 64 of 80
Page 65 of 80
Quote 1969
House Account Chad Hill Accurate Engineering & Manufacturing
[email protected] 12491 Superior Ct.
Holland, MI 49424
USA
www.accurateengmfg.com
616-738-1261
QUOTED EXPIRATION
3/16/2026 4/15/2026
BILLING SHIPPING
PAYMENT TERMS METHOD
Net 30
PRODUCT PRICE QTY UNIT SUBTOTAL
1 ZIN-26031600 $19,603.00 1 Piece $19,603.00
ZINI STORE FRONT SIGN
2 Installation $5,500.00 $5,500.00
Rental Equipment + Labor
Subtotal $25,103.00
Total $25,103.00
PoweredPage
By: 66 of 80
ESTIMATE
EST-1088
Estimate Date: 04/03/26
Fresh Coast Signs and Graphics
17339 Taft Rd
Suite D
Spring Lake, MI 49456
(616) 414-4996
Follow Up Date : 04/08/26 Payment Terms: 50% Down, 50% on Completion
Description: Lit Sign
Bill To: ZINI Cultural Experience Pickup : Kavy Lenon
380 West Western Avenue
Muskegon MI 49440
US
Ordered By: Kavy Lenon Salesperson: House Account (Fresh Coast Signs and
[email protected] Graphics)
Entered By: Brett Jeltema
ITEMS QTY UNIT PRICE LINE TOTAL
1 Electrical Signs 1 $14,099.06 $14,099.06
Total Quantity: 1ea
Part Notes:
ZINI
60" DIA Halo Illuminated cabinet
LED Illuminated
Aluminum face & welded 2" returns painted
Paper Pattern
Remote Power Supplies with switch
Photocell
Fabricated 60" x 100" x 3.5" Slate backer painted
.25" Aluminum routed to shape & welded
Fee Notes (Credit Card Processing Fee (3%)):
Processing Fee: Cash, EFT, or Check will avoid this fee.
Information: Township Permit Price: $350
Part Name: Installation
Total Quantity: 1ea
Generated on: 04/03/26 Page 1 of 2
Page 67 of 80
ITEMS QTY UNIT PRICE LINE TOTAL
Subtotal $14,099.06
Pre-Tax Total $14,099.06
Tax $661.61
Total $14,760.67
Deposit Required $7,380.34
Signature: Date:
Generated on: 04/03/26 Page 2 of 2
Page 68 of 80
Agenda Item Review Form
Muskegon Downtown Development
Authority/Brownfield Redevelopment Authority
Commission Meeting Date: April 14, 2026 Title: DDA: Heritage Village Street Lamps
Submitted by: LeighAnn Mikesell, Deputy City Department: Manager's Office
Manager
Brief Summary:
Staff is requesting the DDA consider funding repairs to the street lamps within the Heritage Village
section of the DDA.
Detailed Summary & Background:
The City Commission approved a contract for street lighting with the Muskegon Heritage Association,
Inc. in late 2016. At that time, the Heritage Association owned the lamps and desired to retrofit them
to LED fixtures such that the city would take ownership of them. Several of the lamps and wiring need
to be repaired, and the estimated cost of repair is $6,000. The city's entire budget for street lighting
repairs this year is $10,000 leaving little for the rest of the city after the Heritage Village lamp expense.
Goal/Action Item:
2027 Goal 1: Destination Community & Quality of Life
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
$3,000 Yes No X N/A
Fund(s) or Account(s): Budget Amendment Needed:
394-703-801 Yes X No N/A
Recommended Motion:
To approve the $3,000 expense toward repairing the street lamps in Heritage Village.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division
Head
Information
Technology
Other Division Heads
Page 69 of 80
Communication
Legal Review
Page 70 of 80
Outlook
RE: Historic District Lighting
From Tim VanderPloeg <[email protected]>
Date Thu 12/11/2025 4:22 PM
To LeighAnn Mikesell <[email protected]>; Dan VanderHeide <[email protected]>
Cc Patrick McCrary <[email protected]>; Todd Myers <[email protected]>
External sender <[email protected]>
Make sure you trust this sender before taking any actions.
Hi LeighAnn,
Sorry about not getting back to you sooner.
Pat did the investigation and found a few pole lights that he could repair when he was on site. There is a
total of 17 light poles that were still not working at this time. Pat did find that there is some underground
wire issues, and we also have several of them that need new LED lamps along with some socket repair
issues. These are some very old poles and fixtures, so no telling what will be found when we get into
them again.
An estimated cost to repair them would be approximately $5,000 to $5700 if everything goes as planned.
Let me know if you have any questions or would like to move forward on these repairs.
Thanks.
From: LeighAnn Mikesell <[email protected]>
Sent: Thursday, December 11, 2025 3:15 PM
To: Tim VanderPloeg <[email protected]>; Dan VanderHeide <[email protected]>
Cc: Patrick McCrary <[email protected]>; Todd Myers <[email protected]>
Subject: Re: Historic District Lighting
Hello,
I'm curious what you found and what the costs to repair are likely to be.
Thanks,
LeighAnn Mikesell
Deputy City Manager
231-724-6944
www.shorelinecity.com
From: Tim VanderPloeg <[email protected]>
Sent: Tuesday, November 18, 2025 11:31 AM
To: Dan VanderHeide <[email protected]>
Cc: Patrick McCrary <[email protected]>; LeighAnn Mikesell <[email protected]>; Todd Myers
<[email protected]> Page 71 of 80
Subject: RE: Historic District Lighting
Agenda Item Review Form
Muskegon Downtown Development
Authority/Brownfield Redevelopment Authority
Commission Meeting Date: April 14, 2026 Title: DDA: Economic Development Director
Position
Submitted by: Jake Eckholm, Development Department: Economic Development
Services Director
Brief Summary:
The City of Muskegon seeks to partner with the DDA to fund the vacant Economic Development
Director Position
Detailed Summary & Background:
The Development Services Division has not had the Economic Development Director department
head role filled since 2021. We decided to grow the operations of ED from the bottom up and
created the Development Analyst position to serve as board liaison to various entities and conduct
outreach to the city's various commercial corridors. That initiative has proven very fruitful, and the
workload has grown beyond the capacity of 2 FTEs. The intention since 2021 has always been to build
capacity in conducting community-wide economic development services and programming in
order to justify the Economic Development Director role, and this has been successful.
A pivot that we are faced with is that we wish to be responsive to the DDA's expressed desire to have
a full-time Development Analyst focused solely on the DDA area and BRA work. We are proposing
that the City of Muskegon fund 75% of the Economic Development Director role, with the DDA
funding the other 25%. As a result, this individual will take the additional outreach and liaison
responsibilities for smaller corridors from one Analyst role and allow a full-time DDA/BRA focused FTE.
Additionally, this person will be the direct supervisor for the DDA/BRA Analyst, so they will be working
on its behalf as well. They will also have primary responsibility for business retention, expansion, and
attraction projects in the DDA. Budgeting conservatively at the top of the wage schedule, the pay
and benefits for this department head role will cost $192,000. We propose the DDA/BRA cover
$48,000 of this budgeted expense and the city fund the remainder. This would be incorporated into
the upcoming fiscal year beginning July 1, 2026.
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
$48,000 (25% of salaries and wages) Yes No N/A
Page 72 of 80
Fund(s) or Account(s): Budget Amendment Needed:
394 (DDA) Yes No N/A
Recommended Motion:
Motion to agree to incorporate 25% of the Economic Development Director role salaries and wages
into the Muskegon DDA budget as presented
Approvals: Name the Policy/Ordinance Followed:
Immediate Division City of Muskegon Organizational Chart
Head
Information
Technology
Other Division Heads
Communication
Legal Review
Page 73 of 80
Goal: Establish a standardized list of city departments to be used consistently across the staff directory,
ID badges, website directory, HR systems, and all official internal and external materials.
Human Resources
*Human Resources Manager (vacant)
Community Engagement
*Community Engagement Manager
OFFICE OF THE CITY MANAGER
**City Manager, Deputy City Manager, Government
Relations and Strategic Operations Director EEO and Employee Relations
*EEO and Employee Relations Director
DEVELOPMENT FINANCE & PUBLIC SAFETY DIVISION PUBLIC WORKS DIVISION
SERVICES DIVISION ADMINISTRATION DIVISION **Public Safety Director **Public Works Director
**Development Services Director **Finance & Adminstration Director
Community and Arena Building & Inspections Administration
Neighborhood Services *Arena Director *Chief Building Official *Finance & Administrative Services
*CNS Director Superintendent
Unit: Builing Maintenance
Finance Fire
Economic Development *Assistant Finance Director **Public Safety Director
Engineering
**Development Services Director *Deputy Director of Fire Services
*Economic Development Director **Public Works Director
Information Technology Police
Planning *Information Technology Director **Public Safety Director Parks & Recreation
*Planning Director (Units: Parking/Records, Patrol, *Parks & Recreation Director
Investigations, Administrative) Units: Cemetery, Forestry & Marina, Parks
Treasury
*City Treasurer Public Works
Unit: Income Tax
*Income Tax Administrator *Public Works Superintendent
Units: Highway, Equipment,
Sanitation, Water and Sewer
Clerk’s Office
*City Clerk
Water Filtration
*Deputy Director Public Works
Farmers Market
*Farmers Market Director
** = Senior Staff Division
* = Department Head Department Units: distinct operations not discreate functions Draft 2026
Page 74 of 80
CITY OF MUSKEGON
JOB DESCRIPTION
ECONOMIC DEVELOPMENT DIRECTOR
Supervised By: Development Services Director
Supervises: Development Analyst Positions
Position Summary:
Under the general supervision of the Development Services Director, develops and implements the City’s
economic development program. Maintains close relationships with local governments, businesses,
property owners, commercial real estate professionals, developers and other economic development
agencies and partners in order to support existing business and promote investment and development
within the City. The Economic Development Director will manage public improvement projects related to
economic development and redevelopment with the City, including public-private partnerships.
Essential Job Functions:
An employee in this position may be called upon to do any or all of the following essential functions. These examples do not
include all of the duties which the employee may be expected to perform. To perform this job successfully, an individual must be
able to perform each essential function satisfactorily.
1. Develops and manages the economic development program, policies, procedures, and work
plans.
2. Acts as strategic partner with the City’s local government and the business community to identify,
formulate and implement economic development programs, projects and partnerships throughout
the city. Coordinates local economic development efforts with other jurisdictions and economic
development agencies around the region.
3. Works with and supports City public and private organizations including but not limited to business
and industry interests, local public officials, economic development agencies, regional entities,
state agencies, and the community in general.
4. Develops and implements economic development goals, policies, programs and projects.
Evaluates program effectiveness and recommends actions for improvement as necessary to the
Development Services Director.
5. Develops strategies, work plans, timelines and resource allocations for programs. Monitors
progress to ensure objectives are met.
6. Serves as supervisor to Development Analysts to provide services to Business Improvement
Districts, Development Authorities, Corridor Authorities, and the Citizen’s Commission on
Economic Equity.
7. Develops the annual economic development budget for approval by the Development Services
Director
8. Develops and recommends financing strategies for various forms of public and private
development.
9. Prepares and presents reports and agenda items regarding various economic development and
redevelopment programs and projects for the City Commissioners, Planning Commissioners and
various committees and advisory boards. Attends and participates in other public meetings as
required.
Page 75 of 80
10. Responds to inquiries from local government, businesses, and the general public, including
explaining rules, regulations, policies, procedures, and addressing issues concerning tax
incentives, local companies, sites and infrastructure.
11. Develops productive working relationships to provide quality customer service to local
government, business owners, property owners, state agencies, citizens, stakeholders, elected
officials and other employees. Serves as the main point of contact for primary business corridors
as well as industrial retention, attraction, and expansion.
12. May assist other jurisdictions with economic development activities as required under contractual
relationships between the City and other entities.
13. Prepares and processes grant applications. Monitors and implements grant funding for City
programs in the area of redevelopment. Reports on grant funding activities according to
applicable grant regulations.
14. Attends various conferences, events and trade shows to provide information to site coordinators
and corporate real estate professionals on various City economic development programs,
incentives and available properties.
15. Assists in creation/revision of the Economic Development portion of the City website, and
provides guidance in the creation of collateral materials for economic development purposes.
16. Performs other related work as required.
Required Knowledge, Skills, Abilities and Minimum Qualifications:
The requirements listed below are representative of the knowledge, skills, abilities and minimum qualifications necessary to
perform the essential functions of the position. Reasonable accommodations may be made to enable individuals with disabilities
to perform the job.
• Possess a Bachelor’s degree from an accredited college or university.
• A minimum of three (3) years of directly related experience in economic development, business
attraction and/or development research, community development planning, local government
management, or a related field.
• Knowledge of the principles and practices of economic development strategies, knowledge of
public policy theory, public policy analysis techniques, and program evaluation techniques.
• Knowledge of the principles and practices of modern public administration particularly with
local/municipal government and its functions and services including budgetary and administrative
systems.
• Skill in using personal computers (particularly spreadsheets and database software to conduct
statistical analyses), phone equipment, copy machines and fax machines.
• Ability to manage records, ability to establish and maintain effective working relationships with
other county personnel and officials, ability to write complete, clear and concise reports, ability to
identify and analyze procedural problems.
• Ability to effectively present information orally and in writing, displays excellent interpersonal skills
and awareness of controversial and/or sensitive issues.
• Ability to work effectively with government officials and the general public and provide good
customer service.
Page 76 of 80
• State of Michigan Vehicle Operator’s License, a satisfactory driving record, and the ability to
maintain one throughout employment.
Physical Demands and Work Environment:
The physical demands and work environment characteristics described here are representative of those an employee
encounters while performing the essential functions of the job. Reasonable accommodations may be made to enable individuals
with disabilities to perform the essential functions.
While performing the duties of this job, the employee regularly works in an office setting with a controlled
climate where they sit and work on a computer, communicate by telephone, email or in person, and move
around the office to travel to other locations. The employee must occasionally work outside the office
and may need to lift and/or move items of light weight. The noise level in the work environment is usually
quiet.
While performing the duties of this job, the employee is occasionally required to travel to various locations
within the City and work outside the office at field sites to inspect various properties and other works in
progress. This may require the employee to traverse uneven ground, stand, walk, stoop, kneel, crouch,
or crawl, and encounter fumes, dust, chemicals or other hazardous materials and equipment. The
employee is occasionally exposed to adverse weather conditions, loud noises, or moving mechanical
parts. The noise level in the work environment is usually quiet, and may be loud in field situations.
Page 77 of 80
Agenda Item Review Form
Muskegon Downtown Development
Authority/Brownfield Redevelopment Authority
Commission Meeting Date: April 14, 2026 Title: DDA: Western Market Pitch Competition
Update
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
City staff would like to provide an update on the Western Market Pitch Competition.
Detailed Summary & Background:
At the March 17, 2026 meeting, the Downtown Development Authority (DDA) approved covering the
cost of two chalet vendor spaces, consistent with prior years.
City staff are tentatively planning for the DDA to host the Western Market Pitch Competition on
Thursday, May 7, 2026, at 5:00 p.m. at Aldea Roastery. Following the DDA meeting, all accepted
chalet vendors will be notified of this opportunity.
An outline of the proposed pitch competition format is attached. Kiel will present a judging rubric for
the DDA’s review and consideration. All currently accepted vendors will be eligible to participate.
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business - Improved customer service and
streamlined business development processes
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
Up to $5,650 Yes No N/A
Fund(s) or Account(s): Budget Amendment Needed:
Yes No N/A
Recommended Motion:
Discussion Only
Approvals: Name the Policy/Ordinance Followed:
Immediate Division
Head
Page 78 of 80
Information
Technology
Other Division Heads
Communication
Legal Review
Page 79 of 80
Western Market Pitch Competition
The Downtown Development Authority (DDA) will host and judge the Western Market Pitch Competition,
offering aspiring chalet vendors the chance to secure funding for their seasonal rent. After receiving
acceptance for one of the 17 Western Market chalets, vendors may compete by delivering a compelling
5-minute pitch showcasing their business concept, products or services, and plans for activating their
chalet space. The winners, selected by a panel of DDA Board members, will receive full rental coverage
for the season, allowing them to establish and grow their business in a prime downtown location without
financial strain.
Eligibility
Applicants must:
• Be accepted to operate in one of the Western Market chalets for the 2026 season.
• Adhere to all deadlines outlined by the DDA.
Competition Details
• Date: May 7, 2026
• Time: 5pm-7pm
• Location: Aldea Roastery (1537 South Getty St., Muskegon, MI 49442)
• Format: Each participant will have up to 5 minutes to present their pitch.
• Judging Panel: Members of the DDA Board will evaluate pitches based on presentation quality,
business viability, and alignment with downtown goals.
Pitch Criteria
Participants must address the following in their pitch:
• Business Plan – Overview of the business concept and goals for operating in the Western
Market.
• Product & Services – Clear explanation of offerings and unique features that contribute to
Downtown Muskegon.
• Target Audience – Identification of key customers in Muskegon.
• Why Muskegon? – Reasons for launching or expanding their business in Muskegon.
Submission Process
• Deadline: Interest must be submitted by Thursday, April 30, 2026
We look forward to seeing your pitches!
Page 80 of 80
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