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CITY OF MUSKEGON
DOWNTOWN DEVELOPMENT
AUTHORITY/BROWNFIELD
REDEVELOPMENT AUTHORITY
MEETING
June 9, 2026 @ 10:30 AM
CONFERENCE ROOM 204
933 TERRACE STREET, MUSKEGON, MI 49440
AGENDA
☐ CALL TO ORDER:
☐ ROLL CALL:
☐ APPROVAL OF MINUTES:
I. May 12, 2026 DDA/BRA Meeting Minutes Economic Development
☐ PUBLIC COMMENT ON AGENDA ITEMS:
☐ PUBLIC HEARINGS:
☐ NEW BUSINESS:
I. BRA: Request for Reimbursement — 221 W. Webster Ave. & 1040 2nd
Street Economic Development
II. BRA: Brownfield Plan Amendment for American Fabricated Products —
331 W. Laketon Ave. Economic Development
III. BRA: Development and Reimbursement Agreement for American
Fabricated Products, INC.—331 W. Laketon Ave. Economic
Development
IV. DDA: Acceptance of Financial Report for May 31, 2026 Economic
Development
V. DDA: Approval of 2026-2027 Budget Economic Development
☐ ANY OTHER BUSINESS:
I. BRA CLOSED SESSION: TIF Capture Economic Development
Page 1 of 2
Page 1 of 157
☐ 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]
Page 2 of 2
Page 2 of 157
CITY OF MUSKEGON
DOWNTOWN DEVELOPMENT
AUTHORITY/BROWNFIELD
REDEVELOPMENT AUTHORITY
MEETING
May 12, 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 10:34am and roll was taken.
MEMBERS PRESENT: Martha Bottomley, Kiel Reid, Bob Tarrant, Sherri Black,
Michael Kleaveland, Andrew Boyd, Brad Hastings, JoAnn Dornbos, Chad Doane
MEMBERS EXCUSED: James Curtis, Jeanette Moore, Jonathan Seyferth, Kathryn
Lynnes
STAFF PRESENT: J. Hines, W. Webster, J. Rabe
OTHERS PRESENT: Rachel Gorman, Roman Wilson, Kristina Broughton
APPROVAL OF MINUTES
I. April 14, 2026 DDA/BRA Meeting Minutes Economic Development
A motion to approve the Minutes of April 14, 2026 was made by M. Kleaveland,
supported by S. Black, and unanimously approved.
ROLL CALL
PUBLIC COMMENT ON AGENDA ITEMS
None
Page 1 of 6
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PUBLIC HEARINGS
N/A
NEW BUSINESS
I. BRA: Development and Reimbursement Agreement for Encore at Harbor
Theatre, 1937 Lakeshore Dr. Economic Development
Lakeside Development Properties, LLC is requesting approval of the
Development and Reimbursement Agreement for the Encore at Harbor Theatre
project.
The former Harbor Theatre property has remained vacant and blighted for an
extended period of time and is proposed to be redeveloped into a three-story,
11-unit mixed-use building. The project includes commercial space and parking
on the lower level.
The Brownfield Plan is anticipated to remain in effect until 2052, or until all
eligible activities have been reimbursed, whichever occurs first.
The Brownfield Plan was approved by the Brownfield Redevelopment Authority
(BRA) at its April 14, 2026 meeting. Upon approval of the Development and
Reimbursement Agreement by the BRA, staff will forward a recommendation to
the City Commission for consideration on May 12, 2026.
The Development and Reimbursement Agreement complements the Brownfield
Plan Amendment by defining the specific terms, conditions, and timeline for
reimbursement.
Motion by B. Tarrant, second by A. Boyd, to approve the Development and
Reimbursement Agreement for the approved Brownfield Plan for Encore at
Harbor Theatre (1937 Lakeshore Dr.) as presented.
ROLL VOTE: Ayes: M. Kleaveland, K. Reid, A. Boyd, B. Tarrant, B. Hastings, M.
Bottomley, S. Black, C. Doane, J. Dornbos
Nays: None
MOTION PASSES
II. DDA: Acceptance of Financial Report for April 30, 2026 Economic
Development
City staff requests approval of the financial report for the period ending April 30,
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2026. The current projected fund balance is $454,964.56. Significant expenses for
April include staff costs and the Barry’s Greenhouse contract.
The report also reflects revenue and expenses related to the Lakeshore Art
Festival; however, please note that the DDA serves solely as a pass-through for
these funds.
Motion by K. Reid, second by B. Hastings, to approve the April 30, 2026,
financial report as presented.
ROLL VOTE: Ayes: M. Kleaveland, K. Reid, A. Boyd, B. Tarrant, B. Hastings, M.
Bottomley, S. Black, C. Doane, J. Dornbos
Nays: None
MOTION PASSES
III. DDA: Pine Street Live Sponsorship Economic Development
Pine Street vintage businesses, in collaboration with other Pine Street merchants,
are organizing Pine St. Live on Saturday, May 23rd, from 10am-5pm, an event
designed to promote local businesses and increase foot traffic in the district. The
event will feature free food and live music, creating an inviting atmosphere for
residents and visitors to explore the area.
The total event budget is $4,000, and organizers are requesting $2,000 in support
to assist with costs related to musical performers, infrastructure, and marketing.
Historically, this event has been fully funded by participating business owners;
however, additional financial support is now needed to sustain and grow the
event’s impact.
Motion by M. Kleaveland, B. Tarrant to approve a sponsorship in the amount of
$2,000 for Pine Street Live.
ROLL VOTE: Ayes: M. Kleaveland, K. Reid, B. Tarrant, B. Hastings, M. Bottomley,
S. Black, C. Doane, J. Dornbos
Nays: None
Abstain: A. Boyd
MOTION PASSES
IV. DDA: 2026-2027 Budget Presentation Economic Development
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Staff is presenting the draft FY 2026–2027 DDA budget. The proposed budget is
designed to return the DDA to a neutral or positive cash flow position while
addressing immediate operational needs. It also positions the DDA to consider
long-term goals and investments, such as property acquisition, staffing, and
entrepreneurial support initiatives.
The DDA wil vote on the budget at their June meeting.
Further discussion: Kiel requested a breakdown of expenses on sponsorship and
to have a separate budget line item.
V. DDA: Michigan Makers Market/Girlfriends Getaway Weekend
Sponsorship Economic Development
The organizers of Girlfriends Getaway Weekend/Michigan Makers Market have
reached out regarding a potential sponsorship for their event taking place
November 13–15, 2026, at the Delta Hotel and VanDyk Mortgage Convention
Center.
The event is designed to bring women together for a weekend of shopping,
creative workshops, and participation in the Michigan Makers Market on
Saturday, November 14. Organizers also aim to promote and feature downtown
Muskegon businesses, encouraging attendees to explore all that downtown has
to offer.
Last year, DDA members and City staff attended the event, and the DDA’s
vendor booth was utilized by one of our Chalet vendors. Depending on the
sponsorship level selected, there may be an opportunity to offer similar support
again this year.
The DDA supported the event last year in the amount of $5,000. Depending on
the proposed sponsorship level, additional support could be considered as part
of the FY 2026–2027 budget discussions.
Kristina and Rachel were present. She is on the planning committee for
Girlfriends Weekend and Michigan Makers Market. She shared the success.
Over 2,000 visitors and 69 vendors. Reaching out to local businesses for
partnership. Expanding with more workshops and classes i.e. mediation,
makeup. Bringing in local entrepreneurs. They are marketing to the east side of
the airport and Chicago areas.
K. Reid emphasized the importance of having a traffic driver. Especially during
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the winter months. Inquired about their past and current sponsorships.
S. Black asked how they promoted the shopping experience in addition to
restaurants and bars.
Further discussion is requesting a commitment on the part of the Girlfriends
Getaway event to bring people out to these different retailers.
Motion by K. Reid, second by A. Boyd, to I move to approve a sponsorship at
the Gold Level for $2500 for Girlfriends Getaway Weekend/Michigan Makers
Market.
ROLL VOTE: Ayes: K. Reid, B. Hastings, J. Dornbos
Nays: M. Kleaveland, A. Boyd, B. Tarrant, M. Bottomley, S. Black, C.
Doane
MOTION FAILS
Motion by M. Kleaveland, second by B. Tarrant to approve a sponsorship for
$5,000 for Girlfriends Getaway Weekend/Michigan Makers Market with a side
note that the commitment for showing groups around to the different shopping
pockets in the area.
ROLL VOTE: Ayes: M. Kleaveland, K. Reid, B. Tarrant, A. Boyd, B. Hastings, M.
Bottomley, C. Doane, J. Dornbos
Nays: S. Black
MOTION PASSES
ANY OTHER BUSINESS
Other Business: R. Gorman, President of Muskegon Lakeshore Chamber of
Commerce wanted to share 2 events. Pre-Summer and Post Summer event
meeting. Hosted by the County at Heritage Landing. An opportunity for the
festival organizers to meet eachother to encourage collaboration, open lines of
communication. Meeting on June 4 at 2pm in the training room at the
Chamber.
J. Hines thanked the participants for the pitch competition. Winners were Paw
Paws Pickles and Thirsty Mitten.
ADJOURNMENT
There being no further business, the meeting was adjourned at 11:45.
Respectfully Submitted,
Page 5 of 6
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Ann Marie Meisch, MMC City Clerk
Page 6 of 6
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Agenda Item Review Form
Muskegon Downtown Development
Authority/Brownfield Redevelopment Authority
Commission Meeting Date: June 9, 2026 Title: BRA: Request for Reimbursement — 221 W.
Webster Ave. & 1040 2nd Street
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
221 West Webster, LLC has submitted a request for reimbursement for eligible activities.
Detailed Summary & Background:
Core Plaza, the former Huntington Bank building located at 221 W. Webster Avenue and 1040 2nd
Street, has been redeveloped into a multi-tenant commercial facility. The project transformed a long-
vacant property into approximately 42,888 square feet of restored commercial space consisting of
restaurants, retail establishments, and office suites. Construction commenced in 2021 and was
completed in 2025, with a total private investment of approximately $10 million.
The request for reimbursement was submitted on March 31, 2026. The Brownfield Plan Amendment
was approved by both the Brownfield Redevelopment Authority (BRA) and the City Commission on
April 8, 2025. In accordance with Act 381, Public Acts of Michigan, 1996, as amended, the BRA is
responsible for reviewing and approving reimbursement requests associated with eligible brownfield
activities.
Coalition Companies (Jeff Salowitz) and City staff have reviewed the submitted invoices and
determined that they accurately reflect the eligible activities authorized under the Brownfield Plan.
While actual eligible expenses exceeded the approved amount, reimbursement is limited to the
$838,500 authorized in the Brownfield Plan. This amount consists of $27,500 in EGLE-eligible activities,
$252,000 in MEDC-eligible activities, and $559,000 in local-only eligible activities.
Reimbursement will occur through the capture of tax increment revenues as they become available
over the life of the plan.
Upon completion of all reimbursements, the Local Brownfield Revolving Fund (LBRF) is projected to
receive approximately $306,814 by 2048.
Goal/Action Item:
2027 Goal 1: Destination Community & Quality of Life - Reduction of blighted commercial properties
Is this a repeat item?:
Page 9 of 157
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
$838,500 Yes X No N/A
Fund(s) or Account(s): Budget Amendment Needed:
Yes No X N/A
Recommended Motion:
I move to approve the request for reimbursement submitted by 221 W. Webster Ave. for eligible
activities.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division X Act 381, Public Acts of Michigan, 1996, as
Head amended
Information
Technology
Other Division Heads
Communication
Legal Review
Page 10 of 157
March 31, 2026
Project No. 2500384
Jocelyn Hines
Development Analyst
City of Muskegon Brownfield Redevelopment Authority
933 Terrace St., Muskegon, MI 49440
Request for Reimbursement
221 West Webster Avenue and 1040 2nd Street, Muskegon, MI 49440
By my signature below, I certify that the expenses described in this Request for Reimbursement for the
above-referenced property represent eligible expenses under the Brownfield Redevelopment Financing Act (1996 PA
381), as amended, and that the activities have been performed on the eligible property.
All activities described in the reimbursement request have been completed as described in the Brownfield Plan
adopted by the City of Muskegon City Commission on April 8, 2025. The project involved the redevelopment of the
formerly vacant Huntington Bank building into 42,888 square feet of restored commercial space. Current tenants
include a cocktail and wine bar, restaurant, and professional office spaces.
From April 2021 to April 2023, the developer (221 W Webster, LLC), funded the completion of pre-approved
environmental activities, including a Phase I Environmental Site Assessment (ESA), Phase II ESA, Asbestos Survey, and
Documentation of Due Care Compliance (DDCC). These activities are eligible for reimbursement from both Local and
State Tax Increment Revenue (TIR).
From March 2023 to June 2025, 221 W Webster, LLC funded asbestos abatement and interior building demolition
activities. Under 1996 PA 381, asbestos abatement and demolition costs up to $250,000 are pre‑approved for Local
and State TIR reimbursement; any remaining abatement and demolition costs are eligible for local‑only TIR
reimbursement.
The total amount of eligible activities incurred exceeds the Brownfield Plan limit of $838,500, and therefore, the
Reimbursement Request is limited to $838,500. A description of the activities completed is shown within the enclosed
table. Invoices for the eligible activities detailing the work completed are provided. Proof of payment for the invoices is
also enclosed, including copies of checks and sales receipts from contractors.
Reimbursements should be forwarded to: Attn: B. John Essex
221 W Webster, LLC
P.O. Box 1485
Muskegon, MI 49443
If you have any questions or require additional information, please contact me at 269.544.6966 or
[email protected].
Sincerely,
Logan Mulholland
Brownfield Project Analyst
cc: B. John Essex, Bryan Bench, and Troy Wasserman, Core Development, LLC
Jake Eckholm, City of Muskegon
Page 11 of 157
Appendix 1
Page 12 of 157
PROJECT TITLE: 221 West Webster, LLC
PROJECT ADDRESS: 221 W Webster and 1040 2nd Street, Muskegon
DATE OF BROWNFIELD PLAN: 4/8/2025
PREPARED BY: LLM
DATE PREPARED: 3/31/2026
CONTINGENCY: 0 % (not to exceed 15%)
Brownfield Plan Approved Estimated Costs Actual Costs Incurred
Brownfield Plan Date of Local and
Total Comments Invoiced Amt Invoice # Contractor Note: Local Only Proof of Payment
Category Invoice School
1.00 Baseline Environmental Assessment (BEA) - Statutorily Approved
1.01 Phase I and II Environmental Site Assessments $20,500.00 Pre-Approved 1.01 4/22/2021 $ 1,800.00 1074 Grand Environmental Phase I ESA X Check #1130
1.02 Baseline Environmental Assessment $0.00 6/21/2021 $ 5,485.05 1097 Grand Environmental Phase II ESA, BEA X Check #5002
1.03 Asbestos, Lead and Mold Surveys $5,000.00 Pre-Approved 1.03 4/16/2023 $ 6,008.63 2292 Salmon Environmental Asbestos Survey X Check #5222
1.04 Pre-Demolition Survey $0.00
Sub-Total $25,500.00
$25,500.00 $ 13,293.68
Brownfield Plan Date of Local and
Total Comments Invoiced Amt Invoice # Contractor Note: Local Only Proof of Payment
Category Invoice School
2.00 Due Care
2.01 Investigation and Assessments $0.00 2.01 8/5/2021 $ 1,000.00 1114 Grand Environmental DDCC X Check #5011
2.02 Development of a Plan for Response Activities or Due Care Documentation $0.00
$0.00 $ 1,000.00
Brownfield Plan Date of Local and
Total Comments Invoiced Amt Invoice # Contractor Note: Local Only Proof of Payment
Category Invoice School
6.00 Lead and Asbestos Abatement
6.01 Pre-Demolition Survey $0.00 6.02 3/31/2023 $ 4,667.00 15839 GFL Abatement X Check dated 4/3/2023
5/31/2023 $ 42,500.00 132142 Insulation Services Asbestos Abatement X Check #1437
6/15/2023 $ 22,500.00 132201 Insulation Services Asbestos Abatement X Check #1446
7/11/2023 $ 17,500.00 132272 Insulation Services Asbestos Abatement X Check #5278
6.02 Abatement including disposal and air monitoring $150,000.00 Local-Only 11/24/2023 $ 3,700.00 132687 Insulation Services Asbestos Abatement X Check #5457
Sub-Total $150,000.00 7/13/2023 $ 1,000.00 2375 Salmon Environmental Asbestos Clearance X Check #5283
Contingency 0% $0.00
$150,000.00 $ 91,867.00
Brownfield Plan Date of Local and
Total Comments Invoiced Amt Invoice # Contractor Note: Local Only Proof of Payment
Category Invoice School
7.00 Building Demolition
7.01 Pre-Demolition Audit or Survey $250,000.00 Pre-Approved 7.01 3/27/2024 $ 397,700.00 10474 MQB Demolition X Check #5592
7.02 Building Demolition/Deconstruction $0.00 6/30/2025 $ 22,300.00 10961 MQB Demolition X Check #6203
7.03 Foundation and basement removals $0.00 3/30/2023 $ 2,500.00 600 Alpha Fire Protection Demo Water Feed Line X Check #1387
Sales Receipt / Contractor
7.04 Dewatering during foundation and basement removals $0.00 10/17/2024 $ 447,960.00 625 Pruitts Construction Demolition X Invoice Marked Paid
Sub-Total $250,000.00
Contingency 0% $0.00
$250,000.00 $ 870,460.00
Brownfield Plan Date of Local and
Total Comments Invoiced Amt Invoice # Contractor Note: Local Only Proof of Payment
Category Invoice School
8.00 Site Demolition
8.08 Other Site Demolition (Describe) $400,000.00 Local-Only
Sub-Total $400,000.00
Contingency 0% $0.00
$400,000.00 $ -
Brownfield Plan Date of Local and
Total Comments Invoiced Amt Invoice # Contractor Note: Local Only Proof of Payment
Category Invoice School
10.00 Development of Brownfield Plan and/or Work Plan
10.01 Development of Brownfield Plan $8,000.00 1/2 Pre-Approved, 1/2 LO
10.03 Work Plan and/or Brownfield Plan Implementation $5,000.00 Local-Only
Sub-Total $13,000.00
$13,000.00 $ -
Total Potential Brownfield Plan Eligible Costs $838,500.00 $ 838,500.00 $ 976,620.68 $574,206.32 $ 264,293.68
*Reimbursement Agreement limits reimbursement to: $838,500.00
Printed 3/31/2026
Page 13 of 157
GRand Environmental, LLC
GRand 3315 3 Mie Road, NW
Walker, MI 49534
Invoice
oRAL
Phone # 616-732-3600
Invoice #: 1074
Invoice Date: 4/22/2021
Due Date: 4/22/2021
Project: 21-1025
Bill To: P.O. Number:
Core Development, LLC
John Essex
451 W. Western Avenue
Muskegon, MI 49440
Date
Description Amount
4/22/2021 Phase I Environmental Site Assessment - 221 W. Webster Avenue, Muskegon,
MI
1,800.00
We appreciate your prompt payment.
Total $1,800.00
Payments/Credits $0.00
Balance Due $1,800.00
Page 14 of 157
0262021 GRAND ENVIRONMENTAL, LLC
INV 1074 991130
CholceOne Chectn INV 1074 1,800.00
Page 15 of 157
Rand Emvronmentaluc
SS1S3Mie Rat NW
Waker,M 534
Invoice
mvice 1097
voice Date S22021
Due Date: 6212021
Project 21-1025
Bil Te P.Q. Numbe NA
etet
Date Descripion Amount
S212 Prase Eviomerta Se AssessnertProjectMarageme ad Actves 2,75200
r21W. Webstr,Mstagon
s2S2021 Sol and GW Arayca 1,507.00
Toa RetusebieEperses 1,507.00
Matp Z2305
Total Reirbusabie Epenses 1,73s.05
S212021 Saseine Environmertal Assessent Raport 1,000.00
voices over 30 days past due w becharged at theinterestrate of1.5%
per morth (18% annualy) Total $5,485.05
Payments/Credits $O.00
Balance Due $5,485.05
Page 16 of 157
NEBSTEROEORE LLC GRandENVIRONMENTAL,LLC
INV 1097 5,485.0002
NA
PAYM
CHONCEONE BANK
INV 1097PROJECT
21-1025 5,485.05
ona co1+000-8-CS04
wwwLdekolom.Gom
S000971 /C-16
OS9121670
8EAAS8 STKDKOS 06/30/2021 10:17 -101-
Page 17 of 157
Salmon Environmental, LLC Invoice
, P.O.Box888691
Date Invoice #
EMVIRONMENTAL Grand Rapids, MI 49588-8691
4/16/2023 2292
Phone # 616-322-3965 E-mail [email protected]
Bill To Project Information
Core Real Estate Group Asbestos Inspection
Jobn Essex
221 W. Webster Ave Suite 200
Muskegon, MI 49440
Client Job No. P.O. No. Terms Project No.
Net 30 199-001
Description Quantity Rate Amount
Limited Asbestos Inspection -Commercial Building 221 W.Webster Ave. Muskegon, MI 4,800.00 4,800.00
49440- Interiorof Building - 3-16-23,44-23,4-5-23,&4-15-23
Asbestos Bulk PLM EPA 600 - 6hr TAT-6 Samples/Layers 81.00 81.00
Asbestos Bulk PLM EPA 600 - 24 hr TAT- 48 Samples / Layers 360.00 360.00
Asbestos Bulk EPA PLM NOB- 24hr TAT - 1 Sample / Layer 28.75 28.75
Asbestos Bulk PLM EPA 600 - 24 hr TAT -74 Samples / Layers 592.00 592.00
Asbesto Bulk EPA PLM 400 Point Count - 24hr TAT -2 Samples / Layers 37.00 37.00
Total Reimbursable Expenses 1,098.75
Markup 10.00% 109.88
Total Reimbursable Expenses 1,208.63
WEBSER
It's been a pleasure working with you!
Total S6,008.63
Payments/Credits SO.00
Balance Due S6,008.63
Page 18 of 157
WEBSTER BEVZORE LLC SALMONENVIRONMENTAL,LLC
5222
INV 2292 6,008.63
CORD
OAYM
CORD
CHOICEONE BANK INV 2292 6,008.63
Domuna coN 1+800-28-0304 delcetorms.com
S580971 /3-18
D6YQFZ STKDKOS 08/30/2022 0724 -80-
Page 19 of 157
GRand Environmental, LLC
GRand 33153 MIle Road, NW Invoice
INAOKNENTAL Walker, MI 49534
Phone # 616-732-3600
Involco i#: 1114
Involco Date: 8/5/2021
Due Date: 8/5/2021
Project: 21-1025
Bill To: P.O. Number:
Core Devolopment, LLC
John Essex
CoreDev ortlebger DovCore b
451 W. Western Avenue
Muskegon, MI 49440
Date Description Amount
8/5/2021 Documentation of Due Care Compliance Report - 221 W. Webster Avenue, 1,000.00
Muskegon, MI
We appreclate your prompt payment.
Total $1,000.00
Payments/Credits $0.00
Balance Due $1,000.00
Page 20 of 157
WEBSTER DEIROHE LLc GRandEVIRONMENTA
INV 1114 l.000.0041
lPAYIa:
CHONCEONE BANK
INV1114 1,000.00
cor 00-000 o.oom
7/010
121070o
RAASOSTKDKO8 08/80/2021 10:17 42.
Page 21 of 157
GF
2170 Apollo Drive
environmental
Lansing, MI 48906 Remit Payment To:
www.g env.com PO Box 1030
Ph. 517.886.2772 Invoice 15839 Kalkaska, MI 49646
Bill to: Job: 23058
Core Development, LLC 221 Webster
221 W. Webster Ave, Suite 210
Muskegon, MI 49440
Invoice #: 15839 Date: 03/31/23 CustomerP.0. #: Verbal
Payment Tems: Net 45
Customer Code: 1612
Remarks:Project dates 3/24- 3/25/23
Quantity Description U/M Unit Price Extension
1.000 Services rendered 4,667.00 4,667.00
Subtotal: 4,667.00
Total: 4,667.00
Biling for the abatement of 2200 sf of carpet and VAT at 221 Webster at the directive of John Essex per our proposal dated 3/21/23.
Thank you for your business!
Federal I.D. Number 38-2789916
at Date: 04/03/23
Please pay by this invoice. No statement will be sent. Page: 1
Page 22 of 157
fl
04/03/2023
GFL
*4,667.00
Four thousand six hundred sixty-seven and 00/100**********ee
GFL
PO BOX 1030
KALKASKA, MI 49646
INV 15838
04/03/2023 GFL
INV 15839 4,667.00
Choice One Checking INV 15839
4,667.00
04/03/2023 GFL
INV 15839
4,667.00
Cholce One Checking INV 15839 4,667.00
Page 23 of 157
Insulation Services, Inc.
PO Box 141636
Invoice #
Grand Rapids MI 49514-1636 132142
PH 616453-8030
FX 616-453-2421
[email protected]
Bl To: Webster Devcore, LLC Ship To: Business Address
221 W. Webster Ave, STE 200
Muskegon, MI 49440 221 W. Webster Ave, STE 200
Muskegon, MI 49440
Sustomer # Salesperson PO Number Shipping Method Terns Date
Nebster De RICK OWWEN NET DUE 05/31/2023
QTY. Description UnitPrice Extended Price
1.00 $42,500.00 $42,500.00
For labor and material fumished to abate asbestos
for the month of May.
Subtotal $42,500.00
Thank you for your business
Freight $0.00
Sales Tax Amount $0.00
S-2849 Webster Devcore/ Fomer Huntington $42,500.00
Total
Biling #1 PartialBilling
Page 24 of 157
choice ene Account: CORE DEVELOPMENT CHK
Date: 1/27/2026
1437
CORE DEVELOPMENT, LLC
221 W. WEBSTER AVE, SUTE 200 CHOICEONE BANK
MUSKEGON, MI 49440 74-8437724
06/06/2023
PAY TO THE
ORDER OF INSULATION SERVICES, INC $ "42,500.00
Forty-two thousand frve hundred and 00/100*** DOLLARS
INSULATION SERVICES, INC
PO BOX 141636
MEMO
GRAND RAPIDS, MI 49514-1636
(Ero
INV 132142 MAY 2023
-RtNum07241 3845<-Inste|NST
Bre19-BranchName=WALKER BRANCH
-TriD-5-TranDt-06/oG/23-StartTm 4:10:01 PM
-ItemNum=840373600295
Page 25 of 157
Insulation Services, Inc.
Invoice #
PO Box 141636
Grand Rapids MI 49514-1636 132201
PH616453-8030
FX616-453-2421
[email protected]
Bill To: Webster Devcore, LLC Ship To: Business Address
221 W. Webster Ave, STE 200
Muskegon, MI 49440 221 W. Webster Ave, STE 200
Muskegon, MI 49440
Sustomer # Salesperson PO Number Shipping Method Terms Date
RICK OWEN NET DUE 06/15/2023
Nebster De
QTY. Description UnitPrice Extended Price
1.00 $22,500.00 $22,500.00
For labor and material furnished to abate asbestos
for the month of June.
Subtotal Ş22,500.00
Thank you for your business
Freight $0.00
Sales Tax Amount $O.00
S-2849 Webster Devcore/ Former Huntington
Total $22,500.00
BILLING #2
Page 26 of 157
choicene Account: CORE DEVELOPMENT CHK
Date: 1/27/2026
8404
Aio-BRA8 STNRT:A9/23
-RtNum072413845<-Inst=INST
Br18-BranchName=WALKER BRANCH
-TrHD-3-TranDe=0616/23-StartTm= 3:48-27 PM
-ltemNum-8404549001 88
1446
CORE DEVELOPMENT, LLC
221 W. WEBSTER AVE, SUTE 200 CHOICEONE BANK
MUSKEGON, MI 49440
74-843/724
06/15/2023
PAY TO THE
ORDER OF INSULATIQN SERVICES, INC. $"22,500.00
Twanty-two thousand ve hundred and 00/100** DOLLARS
INSULATION SERVICES, INC
PO BOX 141636
GRAND RAPIDS, MI 49514-1636
MEMO AUTHORED SGNATURE
INV132201
Page 27 of 157
fi
Insulation Services, Inc.
PO Box 141636 Invoice #
Grand Rapids MI 49514-1636 132272
PH616-453-8030
FX 616-453-2421
[email protected]
Bil To: Webster Devcore, LLCC Ship To: Business Address
221 W. Webster Ave, STE 200
Muskegon, MI 49440 221 W. Webster Ave, STE 200
Muskegon, MI 49440
Sustomer # Salesperson PO Number Shipping Method Terms Date
RICK OWEN NET DUE 07/11/2023
Nebster De
QTY. Description UnitPrice ExtendedPrice
1.00 $17,500.00 $17.500.00
For labor and material furnished to abate asbestos
containing material in mechanical room, as per quote
(6/16/23).
Subtotal $17,500.00
Thank you for your business
Freight $0.00
Sales Tax Amount $0.00
S-2849 Webster Devcore/ Former Huntington Total $17,500.00
Billing #3
Page 28 of 157
choice ene Account: WEBSTER DEVCORE
Date: 1/27/2026
5278
WEBSTER DEVCORE LLC
221 W. WEBSTER AVE. SUITE 210 CHOICEONE BANK
MUSKEGON, MI 49440 74-843/T24
o7/11/2023
PAY TO THE
ORDER OF INSULATION SERVICES,INC. $17,500.00
Seventeen thousand fve hundred and 00/10o*** DOLLARS
INSULATION SERVICES, INC.
PO BOX 141636
GRAND RAPIDS, MI 49514-1636
MEMO
INV 132272 -FINAL
-RtNum=072413845<-Inst=INST
Br=19-BranchName=WALKER BRANCH
THD-6-Tran Dr-07/13/23-StartTm= 3:40:48 PM
-ItenNum-840657700250
Page 29 of 157
Insulation Services, Inc.
Invoice #
PO Box 141636
Grand Rapids MI 49514-1636 132687
PH 616453-8030
FX 616-453-2421
[email protected]
Bill To: Webster Devcore, LLC Ship To: Business Address
221 W. Webster Ave, STE 200
Muskegon, MI 49440 221 W. Webster Ave, STE 200
Muskegon, MI 49440
Sustomer # Salesperson PO Number Shipping Method Terms Date
Nebster De RICK OWEN NET DUE 11/24/2023
QTY. Description UnitPrice Extended Price
1.00 $3,700.00 $3,700.00
For labor and material furnished to abate asbeslos
mudded ttings.
Subtotal $3,700.00
Thank you for your business
Frelght $0.00
Sales Tax Amount $0.00
S-2963 Webster Devcore/Former Huntington B
Total $3,700.00
Page 30 of 157
fi
choiceene Account: WEBSTER DEVCORE
Date: 1/27/2026
8O
TO-2BŘÀKCAKEMEWARbK/23
:.
-RtNum=>072413845<.Inst=INST
Br=19-BranchName=WALKER BRANCH
-TrlD-2-Tran Dt12/OG/23-StartTm= 4:09:28 PM.
-ItemNum=840775800362
5457 :
WEBSTER DEVCORE LLC
221 W WEBSTER AVE SUITE 600
CHOICEONE BANK
MUSKEGON, MI 49440 74-843/724
12/01/2023
PAY TOTHE
H ORDER OF INSULATION SERVICES,INC. S "3,7O0.00
Three thousandsėvenhundredand 00/100*** DOLLARS
INSULATION SERVICES, INC.
PO BOX 141636
GRAND RAPIDS, MI 49514-1636
MEMO
INV 132687
AUTOgZEDSIGNATUAE
.
Page 31 of 157
Salmon Environmental, LLC Invoice
P.O. Box 888691
Date Invoice #
Grand Rapids, MI 49588-8691
7/13/2023 2375
Phone # 616-32-3965 E-mal [email protected]
Bill To Project Information
Core Realty Partners Asbestos Clcarance
John Essex
221 W. Webster Ave Suite 200
Muskegon, MI 49440
Cllent Job No. P.O. No. Terms Project No.
Net 30 199-002
Description Quantity Rate Amount
PCM Asbestos Clearance Sampling - Commercial Building 221 W. Webster Ave. Muskegon, 500.00 1,000.00
MI 49440 - Acoustical Ceiling Removal inBascement& 1st Floor - 6-2-23 & 6-15-23
It's been a pleasure working with you!
Total S1,000.00
Payments/Credits $O.00
Balance Due S1,000.00
Page 32 of 157
EBSTER VERGOAE LLCc SALMON ENwIRONMENTAL, LLC
INV 2375 1,000.005283
CHOICEONE BANK INV 2375 1,000.00
Deuna ar1800228-0904
wdelaalorma.GOm
/s
DEYOPZSTKDKOSCA/20or202207 24 -19
Page 33 of 157
Invoice
MQB
InvoiceNumber
10474
Invoice Date
3/18/2024
MUSKEGON QUALITY BUILDERS, INC.
2537 PECK STREET, MUSKEGON, MI 49444
P231.733.4278 I www.mqbinc.com
Bill To: Core Realty Partners Re: 221 West Webster Renovations
Attn: Mr. John Essex
221 W. Webster Ave.
Muskegon, MI 49440
Our Job No Customer Job No Customer PO Requisitioner Payment Terns
23303.00 John Essex Net 30 Days
Description Price
Progress Biling No. 1 for work completed to date for renovations to the basement and Floors 1
and 2 at221 W.Webster.
- MQB Labor, Material, Permits, General Conditions 469,539.00
- Barrett Plumbing 46,774.00
- Tandem Electric 74,399.00
-Standfuss Concrete and Floor Polishing 113,000.00
-Wood Trucking 96,950.00
-Architectural Hardware 85,020.00
- White Lake Glass 55,250.00
$397,700 of Demolition work
conducted. See contractor
email.
TOTAL $ 940,932.00
Thank you for your business!
Please remit to Muskegon Quality Builders, Inc., 2837 Peck Street, Muskegon, MI 49444
Page 34 of 157
5592
-03/27/2024 MUSKEGON QUALITY BUILDĘRS
INT
INV 10474: JOB NO 23303.00 940,932.00
P/CORD
CHOICEONE BANK \INV 10474 JOB NO 23303.00 940,932.00
DoeuE CORP1+800-328-0304www.delxeforms.com
5680971 / 03-16
4133955700 k
D9MO6R SLKDKO2 07/15/2023 07:53 -10-
23303.UU
Description Price
Progress Biling No. 1 for work completed to date for renovations to the basement and Floors 1
and 2 at 221 W. Webster.
- MQB Labor, Material, Permits, General Conditions 469,539.00
- Barrett Plumbing 46,774.00
- Tandem Electric 74,399.00
- Standfuss Concrete and Floor Polishing 113,000.00
-Wood Trucking 96,950.00
-Architectural Hardware 85,020.00
- White Lake Glass 55,250.00
TOTAL $ 940,932.00
Thank you for your business!
Please remit to Muskegon Quality Bullders, Inc., 2837 Peck Street, Muskegon, MI 49444
Page 35 of 157
Invoice
MOB
InvoiceNumber
10961
Invoico Date
S/302025
MUSKEGON QUALITY BUILDERS, INC.
2637 PECK sTREET, MUSKEGON, MI 49444
P.231.733.4278
ww.mgblne.com
|
Bill To: Webster Devcore, LLC Re: 221 West Webster Renovations
P.O. Box 1485
Muskegon, MI 49443
Our Job No Customer Job No Customer PO Requisitioner Payment Terms
23303.00 John Essex Net 20 Days
Description Price
Foundry: Partition Wall, Double Acting Door, Stainless Pass Thru, Electrical, Floor Repair at
New Wall
Muskegon Quality Builders: $13,600.00
Tandem Electric: $15,862.43
Versatile Fabrication: $4,500.00
DeGraff Floor: $456.65
Total: $34,419.08
3rd Floor Of ces: Demolition, Walls, Doors, Paint, Ceiling, Electrical
Muskegon Quality Builders, Inc.: $22,300.00
Architectural Hardware: $6,590.00
Tandem Electric: $12,522.98
Total: $41,412.98
West Webster Project: Liquid Assets Backdrop Sign, Flashing, Outdoor Steel Barrier, Roof
Safety Rail, Cooler Flashing, Louver, Coke Machine, Bar Equipment, Prep Sink Pumps, Copper
Drain Lines, Electrical, Basement Bar, Fire Pump Room, Crock
Muskegon Quality Builders: $38,625.00
Versatile Fabrication: $42,600.00
Barrett Plumbing: $28,826.00
Tandem Electric: $53,841.00
Total: $163,892.00
Page 36 of 157
fi
WEBSTER DEVCORE LLC DUILUcro
INV 10961; JOB NO 23303.00 100,0 3
PAYMENT
CHOICEONE BANK
RRCORD INV 10961: JOB NO 23303.00 100,000.00
DoET CORP1+800-32B-0304
www.deluxeforms.com 5580971 I/03-18
Page 37 of 157
From: Irene LaPointe <[email protected]>
Sent: Monday, March 2, 2026 3:06 PM
To: Mulholland, Logan
Cc: John Essex; Bryan Bench; TROY WASSERMAN
Subject: FW: Grant money
EXTERNAL EMAIL
Logan,
The email below from Thom Grimm at MQB, will his email be sufficient regarding the
demolition?
Irene LaPointe
LOCATION ADDRESS:
Port City Ventures, LLC
700 Terrace Point Rd., Suite 200
Muskegon, MI 49440
MAILING ADDRESS:
P. O. BOX 1485
MUSKEGON, MI 49443
T: (231) 777-8777 | C: (231) 730-7799
[email protected]
From: John Essex <[email protected]>
Sent: Monday, March 2, 2026 1:53 PM
To: Irene LaPointe <[email protected]>
Subject: FW: Grant money
From: Irene LaPointe <[email protected]>
Date: Tuesday, February 3, 2026 at 10:30 AM
To: Thom Grimm <[email protected]>, John Essex <[email protected]>
Subject: RE: Grant money
Thank you Thom..
Irene LaPointe
LOCATION ADDRESS:
Port City Ventures, LLC
700 Terrace Point Rd., Suite 200
Muskegon, MI 49440
MAILING ADDRESS:
P. O. BOX 1485
Page 38 of 157
Exterior Improvements:
Exterior Walk Improvements: $50,000.00
Exterior Ventrina Folding Doors: $37,500.00
Exterior Split Face Masonry Wall on South Side of Building: $23,000.00
Exterior Metal Siding on South Side of Building, two new walk-up windows, and siding, fascia and
soffit replacement at entrances: $40,000.00
Demolition:
Selective Demolition for interior space for lower, main and 1st level of building: $420,000.00
Let me know if you need anything else or if I can help with getting what you need for the credits
and/or grants.
Invoice 10474: $397,700
Thom Invoice 10961: $22,300
Total: $420,000
On Fri, Jan 3, 2025 at 2:38 PM Irene LaPointe <[email protected]> wrote:
Thom,
I know you gave me a guesstimate of the outside façade for the Webster Ave side. Could I
have a detail for this and any other outside updates?
I would appreciate it, trying to nail down this grant.
Irene LaPointe
LOCATION ADDRESS:
Port City Ventures, LLC
700 Terrace Point Rd., Suite 200
Muskegon, MI 49440
MAILING ADDRESS:
P. O. BOX 1485
MUSKEGON, MI 49443
T: (231) 777-8777 | C: (231) 730-7799
[email protected]
Page 39 of 157
ALPHA FRE PROTECTION,LLC.
Invoice
12575 CLEVELAND ST
NUNICA, MI 49448 Date Inice
3/21/2023 609
Bill To
Core Development
CO JohnEssex
221 W.Webster Ave, Ste, 200
Muskegon,MI 49448
$2,500 of Demolition work
conducted. See contractor P.O. No. Terms Project
email.
#23-017 221 West.. Net 30 22/W Webster
Item Description Est Amt Príor Amt Prior % Qty Rate Curr % Total % Amount
OI Mater. Materials a 45% 0.00 0.45 92,315.00 |41,541.75
02 Field ..Field Labor@ 12.5% 0.00 0.125 80,000.00 10,000.00
03 Design Design a 45% 0.00 0.45 21,500.00 9,675.00
04 Fabri... Fabrication Cost 25% 0.00 0.25 6,500.00 1.625.00
Thank you for your business.
Total S62,841.75
Payments/Credits SO.00
Balance Due $62,841.75
Page 40 of 157
CORE DEVELABMEN, LLC ALPHA FIRE
PROOTECTION,LLC 1387
INV 600- 50% DOWN 62,841.75
Cholce One Checking INV 600--50% 62,841.75
Douna ao 1800-328-0304
ww.dekoolorma.com S581064/03-16
7663741000 S
DAPJE1 CHIKDKOS 12/18/2021 10:27 -65
Page 41 of 157
From: John Essex <[email protected]>
Sent: Wednesday, March 4, 2026 8:41 AM
To: Mulholland, Logan
Cc: Irene LaPointe
Subject: FW: Final invoice 221 West Webster
EXTERNAL EMAIL
Detail in regards to the fire suppression demo.
From: Joseph LeMieux <[email protected]>
Date: Tuesday, March 3, 2026 at 4:58 PM
To: John Essex <[email protected]>
Cc: Simon LeMieux <[email protected]>
Subject: RE: Final invoice 221 West Webster
Hi John,
I discussed this with Simon and we had minimal demo. The only demo we did was a little feed
main in the basement and capping the old water supply. So, maybe 2 days with materials for
$2,500.00.
Also, I talked with Irene about doing fire pump testing for you, NFPA does require weekly test for
diesel fire pumps and is normally pushed at the request of your insurance company. NFPA25
requires regular, systematic testing of fire pumps to ensure operational readiness, specifically
mandated through weekly or monthly “no-flow” (churn) tests and annual, full capacity flow tests.
Most building owners do monthly test though. We do have one customer that does weekly fire
pump test.
Cost for weekly tests would be $1600 per month.
Cost for just a monthly test would be $500 per month.
*When it is time for the annual fire pump test and annual building inspection, we can work out a
quote for you.
It was nice to hear from you, hope you are doing well too!
Let us know if you would like to schedule the fire pump test or anything else.
Thanks!
In Christ, Joe
ALPHA FIRE PROTECTION, LLC
17016 116th Ave.
NUNICA, MI 49448
Page 42 of 157
Joseph E. LeMieux <><
Cell 616.888.9106
[email protected]
From: John Essex <[email protected]>
Sent: Tuesday, March 3, 2026 10:51 AM
To: Joseph LeMieux <[email protected]>
Subject: Re: Final invoice 221 West Webster
Hey Joe,
I hope this finds you well.
Question. Could you provide me an estimate on how much of the fire suppression installation
you did for us at 221 W. Webster could be applied to demolition, whether of the existing lines that
were there and replaced or any other demolition related costs?
This will help us with our Brownfield submission.
Really appreciate it!
John
From: Joseph LeMieux <[email protected]>
Date: Friday, December 27, 2024 at 9:47 AM
To: John Essex <[email protected]>
Cc: Simon LeMieux <[email protected]>
Subject: Final invoice 221 West Webster
Good Morning John,
This should be the final invoice for the Lumbermans building. (sorry about the quality, having
scanner issues).
It includes the antifreeze system we discussed and the additional freezer in the basement.
We really appreciate the work and would be blessed to do more work for Core Development.
We will be in touch in January about doing your monthly fire pump test/ inspections.
Thaks Again and a blessed New Year!
In Christ, Joe
ALPHA FIRE PROTECTION, LLC
12575 CLEVELAND STREET
Page 43 of 157
Pruitts Construction LLC- Business License: Sales Receipt
2102214484
2456 River Park Dr
Muskegon, MI 49445-8869 USA
+12314576872
[email protected]
BILL TO
221 W.Webster
Muskegon, MI 49440 US
SALES # DATE
625 10/17/2024
PMT METHOD
Check
DATE SERVICE DESCRIPTION QTY RATE AMOUNT
02.10 Demo Core Plaza Demolition Completed: 1 447,960.00 447,960.00
- Structural demolition –
- Interior demolition (selective
demo) – Removing drywall,
ceilings, flooring, fixtures, and non-
structural components while leaving
the main structure.
- Site clearing – Hauling away
debris, concrete, steel, and other
materials.
- Hazardous material removal –
Safe handling of materials like
asbestos, lead paint, or mold if
present.
- Utility disconnection – Shutting off
water, gas, electric, and sewer lines
before demolition.
- Utility reconnection- Ensuring all
water, gas, electric and sewer lines
have been preserved and repaired
if needed after demolition.
SUBTOTAL 447,960.00
TAX 0.00
TOTAL 447,960.00
BALANCE DUE $0.00
Page 44 of 157
Act 381 Brownfield Plan Amendment
221 West Webster, LLC
221 West Webster Avenue & 1040 2nd Street
Muskegon, Michigan 49440
Prepared For:
City of Muskegon Brownfield Redevelopment Authority
Project No. 2500348
March 3, 2025
Page 45 of 157
Act 381 Brownfield Plan Amendment
221 West Webster, LLC
221 West Webster Avenue & 1040 2nd Street
Muskegon, Michigan 49440
Prepared For:
City of Muskegon Brownfield Redevelopment Authority
City of Muskegon, Michigan
March 3, 2025
Project No. 2500348
Recommended for Approval by Brownfield Redevelopment Authority on: ________________
Adopted by the City of Muskegon City Commission on: ________________
Page 46 of 157
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
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 Pre-Approved Activities .......................................................................................................2
2.1.2 Local Only Activities .............................................................................................................2
2.1.3 Brownfield Plan/Work Plan Preparation ..............................................................................3
2.1.4 Brownfield Plan/Work Plan Implementation .......................................................................3
2.1.5 Authority Administration Cost .............................................................................................3
2.1.6 Local Brownfield Revolving Fund .........................................................................................3
2.2 Summary of Eligible Activities ...........................................................................................................3
Environmental Activities ......................................................................................................3
Non-Environmental Activities ..............................................................................................3
Authority Expenses ..............................................................................................................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....................................................5
2.10 Plan for Relocation of Displaced Persons..........................................................................................5
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
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)
Appendix 2 Development/Reimbursement Agreement
Appendix 3 Notice to Taxing Jurisdictions
Appendix 4 Notice of Public Hearing
Appendix 5 “Facility” Status Documentation
\\CORP.FTCH.COM\ALLPROJECTS\2025\2500384\WORK\REPT\SUBMITTAL DOCUMENTATION\ACT 381_221 WEST WEBSTER LLC BROWNFIELD PLAN.DOCX
Page 47 of 157
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
BEA Baseline Environmental Assessment
Developer 221 West Webster, LLC
ESA Environmental Site Assessment
LBRF Local Brownfield Revolving Fund
NREPA Natural Resources and Environmental Protect Act
PA Public Act
Plan Amendment Brownfield Plan Amendment
Property 221 West Webster Avenue & 1040 2nd Street, Muskegon, Michigan 49440
QLGU Qualified Local Governmental Unit
\\CORP.FTCH.COM\ALLPROJECTS\2025\2500384\WORK\REPT\SUBMITTAL DOCUMENTATION\ACT 381_221 WEST WEBSTER LLC BROWNFIELD PLAN.DOCX
Page 48 of 157
March 3, 2025 Fishbeck | Page 1
1.0 Introduction
The City of Muskegon Brownfield Redevelopment Authority (the “Authority”) was established by the City of
Muskegon (the “City”) pursuant to the Brownfield Redevelopment Financing Act, Michigan Public Act (PA) 381 of
1996, as amended (“Act 381”). The primary purpose of Act 381 is to encourage the redevelopment of eligible
property by providing economic development incentives through tax increment financing for certain eligible
properties.
This Brownfield Plan Amendment (“Plan Amendment”) serves as an amendment to the City of Muskegon’s
existing Brownfield Plan, allowing the inclusion of the eligible property described in Sections 1.1 and 1.2 below.
Incorporation of eligible property into the City’s Brownfield Plan permits the use of tax increment financing to
reimburse 221 W Webster, LLC (“Developer”) for the cost of eligible activities required to redevelop the eligible
property. See Appendix 1 for copies of Plan Amendment resolutions.
1.1 Proposed Redevelopment and Future Use for Each Eligible Property
The Developer is in the process of redeveloping the formerly vacant Huntington Bank building, currently known as
Core Plaza, located at 221 West Webster Avenue and 1040 2nd Street (the “Property”). Since 2021, floor by floor
the building has been fully redeveloped as a multi-suite commercial structure. Once the redevelopment is
completed, the building will consist of 42,888 sq ft of restored commercial spaces. The redevelopment plans
include a restaurant, boutique commercial retail space, and office space. Construction began in 2021 and is
estimated to be completed in 2025/2026. Total investment in the redevelopment is estimated at $10,000,000
and an estimated 45 jobs will be created once the redevelopment is completed. The proposed site plan is
included in Figure 2.
This project serves a public purpose in the City of Muskegon, a Qualified Local Governmental Unit (QLGU),
expanding the tax base, investing significant capital into the community, and creating new jobs. Within walking
distance from both Muskegon Lake and Downtown Muskegon’s Social District, the Core Plaza building will attract
new businesses and companies looking for office/retail space into the heart of downtown Muskegon. There is no
existing hotel or hotel in development on this level of service within the region, so it will draw both community
members and national visitors looking to visit this region and Lake Michigan.
1.2 Eligible Property Information
Land Parcels:
Parcel ID: 61-24-205-333-0001-00
221 West Webster Avenue, Muskegon, Michigan 49440
Approximately 2.13 acres
Parcel ID: 61-24-205-333-0001-01
221 West Webster Avenue, Muskegon, Michigan 49440
Approximately 0.25 acres
Parcel ID: 61-24-205-333-0001-02
1040 2nd Street, Muskegon, Michigan 49440
Approximately 0.07 acres
OPRA Parcels:
Parcel ID: 61-24-958-021-0040-00
221 West Webster Avenue, Muskegon, Michigan 49440
Parcel ID: 61-24-957-021-0040-00
\\CORP.FTCH.COM\ALLPROJECTS\2025\2500384\WORK\REPT\SUBMITTAL DOCUMENTATION\ACT 381_221 WEST WEBSTER LLC BROWNFIELD PLAN.DOCX
Page 49 of 157
March 3, 2025 Fishbeck | Page 2
221 West Webster Avenue, Muskegon, Michigan 49440
The property is located in the City of Muskegon, a QLGU pursuant to Act 381.
The Property was historically developed in the 1880s for use as a cemetery and undertaker/mortuary business,
with its most recent use as a banking building. Additionally, the Property was developed in a known area of
historical industrial/construction fill material which is known to contain elevated levels of heavy metals. During
the acquisition of the Property in 2021, the Developer conducted the appropriate environmental due diligence
including a Phase I Environmental Site Assessment (ESA), Phase II ESA, Baseline Environmental Assessment (BEA),
and Documentation of Due Care Compliance Report (DDCCR). During the Phase II ESA concentrations of copper,
lead, mercury, and zinc were identified in the soil exceeding Michigan Department of Environment, Great Lakes,
and Energy (EGLE) Part 201 Generic Residential Cleanup Criteria (GRCC) and lead was identified in the
groundwater at concentrations exceeding the EGLE Part 201 GRCC.
The Developer is not a liable party and completed a BEA in accordance with Part 201 of the Natural Resources and
Environmental Protect Act, 1995 Public Act (PA) 451, as amended (NREPA) during the acquisition of the Property
in 2021.
Given the known soil and groundwater contamination, the Property is a “facility” pursuant to Part 201 of NREPA.
As such, it is considered an “eligible property” as defined by the Michigan Redevelopment Financing Act, Act 381
of 1996.
Maps depicting the location and layout of the Property are attached as Figures 1 and 2. Historic environmental
data tables and associated sample location maps are provided in Appendix 5.
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 Brownfield Plan Amendment has been developed to reimburse existing and limited future costs incurred by
the Developer since redevelopment began in 2021. Tax increment revenues will be captured for reimbursement
from state school taxes (limited to preapproved activities) and local-only tax increment revenues.
The total cost of eligible activities anticipated to be reimbursed to the Developer is anticipated to be $838,500.
Authority administrative costs are anticipated to be up to $105,018. While all activities are eligible, as defined in
Act 381, the estimated eligible activities and costs under this plan are summarized in Table 1. The capture of tax
increment revenue for the Local Brownfield Revolving Fund (LBRF) is estimated to be up to $306,814.
2.1.1 Pre-Approved Activities
Eligible costs for reimbursement include Pre-Approved Activities, permitted to occur prior to Plan Amendment
adoption. Preparation of Phase I and II ESA(s), BEA, DDCCR, and a pre-demolition asbestos containing materials
(ACM) survey was necessary to protect the Developer from clean up liability for known/existing environmental
contamination. The total cost is anticipated to be $25,500.
Demolition costs, up to $250,000, are preapproved under Act 381 and all remaining demolition costs will be
reimbursed through local-only taxes. Building interior demolition was necessary to redevelop the building. The
total cost is anticipated to be $250,000.
The total Pre-Approved Activities cost is $275,500.
2.1.2 Local Only Activities
Significant demolition and asbestos abatement activities have been necessary to fully redevelop the activities.
Interior/site demolition activities (excluding the pre-approved activities) are anticipated at $400,000. During
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interior demolition activities, significant amounts of ACMs were identified in which abatement was necessary.
Asbestos abatement activities are anticipated at $150,000. Total Local Only Activity cost is $550,000
2.1.3 Brownfield Plan/Work Plan Preparation
Preparation of the Brownfield Plan is estimated to cost $8,000 which is split between pre-approved state and
local only eligible activities.
2.1.4 Brownfield Plan/Work Plan Implementation
Implementation of the Brownfield Plan is estimated to cost $5,000.
2.1.5 Authority Administration Cost
Eligible costs incurred by the Authority are included in this plan as an eligible expense at 10% of annual local tax
increment capture per year (after the sunset of the PA 146). These expenses will be reimbursed with local tax
increment revenues only and are estimated to total as much as $105,018.
2.1.6 Local Brownfield Revolving Fund
The Authority intends to capture tax increments for deposits in the LBRF for an estimated five years, or as allowed
by the statute. This capture is estimated to be up to $306,814.
2.2 Summary of Eligible Activities
Environmental Activities
Pre-approved environmental costs and department specific activities are anticipated to be reimbursed through a
Brownfield Plan with state and local tax increment revenues.
Non-Environmental Activities
As the City of Muskegon is a QLGU, additional non-environmental costs defined in Section 2(o)(ii) of Act 381 can
be reimbursed through a Brownfield Plan. While all eligible activities as defined by Act 381 are eligible, this plan is
estimated to provide reimbursement of eligible building/site demolition, asbestos abatement, and development
of the Brownfield Plan costs. These costs will be reimbursed with state taxes (for a portion of the demolition up to
$250,000) and local-only tax increment revenues.
Authority Expenses
Eligible administrative costs incurred by the Authority are included as a flat fee of 10% of local tax capture.
Administration expenses will be reimbursed with local tax increment revenues only.
2.3 Estimate of Captured Taxable Value and Tax Increment Revenues
The base taxable value will be the 2024 combined taxable value, $1,630,486. An estimate of the captured taxable
value for this redevelopment by year is depicted in Table 2. This plan captures all available tax increment
revenues, including real and personal property tax increment revenues.
The Project started construction in 2021 and investment in the Project has occurred every year since. Tax
increment revenue collection will start within five years of the adoption of this plan and is anticipated to begin as
early as 2025.
Future taxable value estimates have been derived using the redevelopment information provided by the
Developer and reviewing market comparables. After the completion of the project, the projected taxable value is
estimated at $2,630,486. In addition to tax increment financing, a PA 146 Obsolete Property Rehabilitation Tax
Abatement was approved for the Project in 2021. The PA 146 was approved to abate the local taxes through 2029
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and a 50% abatement of the state taxes through 2027. Reimbursements will be made on the actual tax increment
that is realized. The estimated captured taxable value for this redevelopment by year and in aggregate for each
taxing jurisdiction is depicted in tabular form (Table 2). Once eligible expenses are reimbursed, the Authority may
capture up to five full years of the tax increment and deposit the revenues into an LBRF or an amount not to
exceed the total cost of eligible activities. The Authority intends to capture tax increments for deposits in the LBRF
for an estimated five years. The plan also includes a flat fee of 10% of the local tax increment for administrative
and operating expenses of the Authority. 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 so chooses.
2.6 Duration of Brownfield Plan
The Authority intends to begin the capture of tax increment as early as 2025. This plan will then remain in place
for 24 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 or 30 years), whichever occurs sooner. An analysis showing the
reimbursement schedule is attached in Table 3.
2.7 Estimated Impact of Tax Increment Financing on Revenues of Taxing
Jurisdictions
An estimate of the impact of tax increment financing 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
A map showing eligible property dimensions is attached in Figure 1.
The legal descriptions for the parcels are as follows:
Land Parcels:
Parcel ID: 61-24-205-333-0001-00
CITY OF MUSKEGON REVISED PLAT OF 1903 LOT 1 TO 9 INCL BLK 333
Parcel ID: 61-24-205-333-0001-01
CITY OF MUSKEGON BUILDING ON LEASED LAND PARCEL
Parcel ID: 61-24-205-333-0001-02
CITY OF MUSKEGON BUILDING ON LEASED LAND PARCEL
OPRA Parcels:
Parcel ID: 61-24-958-021-0040-00
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March 3, 2025 Fishbeck | Page 5
CITY OF MUSKEGON- OPRA REHAB
REAL ID NUMBER 24-205-333-0001-00
BEGINNING 12/30/2021
ENDING 12/30/2029
CERT #3-21-0040
Parcel ID: 61-24-957-021-0040-00
CITY OF MUSKEGON- OPRA REHAB (REAL FROZEN)
REAL ID NUMBER 24-205-333-0001-00
BEGINNING 12/30/2021
ENDING 12/30/2029
CERT #3-21-0040
The property is located in the City of Muskegon, a QLGU pursuant to Act 381. The property qualifies as “eligible
property” under Act 381 on the basis of meeting the definition of “facility.” This Brownfield Plan does intend to
capture tax increment revenues associated with personal property tax, if available.
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.
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
None.
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Page 53 of 157
Figures
Page 54 of 157
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Page 55 of 157
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n
221 W. Webster Avenue | Muskegon, MI 49440
Listed By:
TROY WASSERMAN BRYAN BENCH
231 750 9627 231 578 2508
[email protected] [email protected] Page 57 of 157
FLOOR 1
PROPERTY OVERVIEW
Core Plaza is a 42,888 square foot building currently occupied and being simultaneously restored level by level, to a full-
service multi-use development in downtown Muskegon.
FLOOR 1 | LUMBERMAN’S VAULT
Be a part of Muskegon's newest downtown hot spot. Lumberman's Vault will be a showcase for some of Muskegon's best
ingredients, chefs, and entrepreneurs. The food stalls will house chef-driven concepts that work cohesively together.
Lumberman's Vault will also be home to Liquid Assets, Muskegon's newest cocktail bar and lounge. The street-level
mezzanine overlooking the food court and cocktail lounge will be home to retail bays perfect for boutique like storefronts,
Salons, gift shops and more. The building will be a destination hub connecting people through food while preserving the
legacy of a celebrated downtown landmark.
FLOOR 2 | BOUTIQUE RETAIL SUITES
The second floor which will overlook The Lumberman's Vault food court and Liquid Assets Cocktail & Wine Bar will be home
to eight unique, boutique like retail suites. Various suite sizes and build-out options are available. The restoration of the
building is centered on preserving many original features such as the bank vault, safety deposit boxes, newspaper clippings
and construction photos. Call or email to set up a tour to see for yourself one of Downtown Muskegon's exciting new
projects.
FLOORS 3 & 4 | OCCUPIED BY CORPORATE OFFICE USERS
FLOOR 5 | COWORKING OFFICE SUITES
Multiple lease options are available ranging in size from 106 – 197 SF. Rates are gross, with use of nicely-appointed reception
area, conference rooms, and employee kitchen/break area.
FLOOR 6 | OCCUPIED BY CORPORATE OFFICE USER
Listed By:
TROY WASSERMAN BRYAN BENCH
231 750 9627 231 578 2508
[email protected] [email protected] Page 58 of 157
FLOOR 5
Listed By:
TROY WASSERMAN BRYAN BENCH
231 750 9627 231 578 2508
[email protected] [email protected] Page 59 of 157
FLOOR 5
Listed By:
TROY WASSERMAN BRYAN BENCH
231 750 9627 231 578 2508
[email protected] [email protected] Page 60 of 157
Tables
Page 61 of 157
Table 1 – Summary of Eligible Costs
Act 381 Brownfield Plan
221 Webster, Muskegon, Michigan
EGLE Eligible Activities Costs and Schedule
EGLE Eligible Activities Cost
Department Specific Activities $ 25,500
Phase I ESA, Phase II ESA, BEA $ 20,500
Asbestos Survey $ 5,000
EGLE Eligible Activities Subtotal $ 25,500
Brownfield Plan/Work Plan Preparation $ 2,000
EGLE Eligible Activities Total Costs $ 27,500
MEDC Eligible Activities Costs and Schedule
MEDC Eligible Activities Cost
Demolition (Pre-Approved) $ 250,000
Demolition $ 250,000
MEDC Eligible Activities Subtotal $ 250,000
Brownfield Plan/Work Plan Preparation $ 2,000
MEDC Eligible Activities Total Costs $ 252,000
Local Only Eligible Activities Costs and Schedule
Local Only Eligible Activities Cost
Demolition Activities $ 550,000
Site Demolition $ 400,000
Asbestos Abatement $ 150,000
Local Only Eligible Activities Subtotal $ 550,000
Brownfield Plan/Work Plan Preparation $ 4,000
Brownfield Plan/Work Plan Implementation $ 5,000
Local Only Eligible Activities Total Costs $ 559,000
3/3/2025
Page 62 of 157
Table 2 – Total Captured Incremental Taxes Schedule
Act 381 Brownfield Plan
221 West Webster
Muskegon, MI
OPRA Period
Estimated Taxable Value (TV) Increase Rate: 2% increase per year
Plan Year 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Totals
Calendar Year 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048
*Base Taxable Value $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ 1,630,486 $ -
Future Taxable Value $ 2,630,486 $ 2,683,096 $ 2,736,758 $ 2,791,493 $ 2,847,323 $ 2,904,269 $ 2,962,354 $ 3,021,602 $ 3,082,034 $ 3,143,674 $ 3,206,548 $ 3,270,679 $ 3,336,092 $ 3,402,814 $ 3,470,870 $ 3,540,288 $ 3,611,094 $ 3,683,315 $ 3,756,982 $ 3,832,121 $ 3,908,764 $ 3,986,939 $ 4,066,678 $ 4,148,011 $ -
Incremental Difference (New TV - Base TV) $ 1,000,000 $ 1,052,610 $ 1,106,272 $ 1,161,007 $ 1,216,837 $ 1,273,783 $ 1,331,868 $ 1,391,116 $ 1,451,548 $ 1,513,188 $ 1,576,062 $ 1,640,193 $ 1,705,606 $ 1,772,328 $ 1,840,384 $ 1,909,802 $ 1,980,608 $ 2,052,829 $ 2,126,496 $ 2,201,635 $ 2,278,278 $ 2,356,453 $ 2,436,192 $ 2,517,525 $ -
School Capture Millage Rate
School Operating 18.0000 $ 18,000 $ 18,947 $ 19,913 $ 20,898 $ 21,903 $ 22,928 $ 23,974 $ 25,040 $ 26,128 $ 27,237 $ 28,369 $ 29,523 $ 30,701 $ 31,902 $ 33,127 $ 34,376 $ 35,651 $ 36,951 $ 38,277 $ 39,629 $ 41,009 $ 42,416 $ 43,851 $ 45,315 $ 736,067
State Education Tax (SET) 6.0000 $ 6,000 $ 6,316 $ 6,638 $ 6,966 $ 7,301 $ 7,643 $ 7,991 $ 8,347 $ 8,709 $ 9,079 $ 9,456 $ 9,841 $ 10,234 $ 10,634 $ 11,042 $ 11,459 $ 11,884 $ 12,317 $ 12,759 $ 13,210 $ 13,670 $ 14,139 $ 14,617 $ 15,105 $ 245,356
School Total 24.0000 $ 24,000 $ 25,263 $ 26,551 $ 27,864 $ 29,204 $ 30,571 $ 31,965 $ 33,387 $ 34,837 $ 36,317 $ 37,825 $ 39,365 $ 40,935 $ 42,536 $ 44,169 $ 45,835 $ 47,535 $ 49,268 $ 51,036 $ 52,839 $ 54,679 $ 56,555 $ 58,469 $ 60,421 $ 981,423
Local Capture Millage Rate
County Operating 5.5637 $ 5,564 $ 5,856 $ 6,155 $ 6,459 $ 6,770 $ 7,087 $ 7,410 $ 7,740 $ 8,076 $ 8,419 $ 8,769 $ 9,126 $ 9,489 $ 9,861 $ 10,239 $ 10,626 $ 11,020 $ 11,421 $ 11,831 $ 12,249 $ 12,676 $ 13,111 $ 13,554 $ 14,007 $ 227,514
County Museum 0.3169 $ 317 $ 334 $ 351 $ 368 $ 386 $ 404 $ 422 $ 441 $ 460 $ 480 $ 499 $ 520 $ 541 $ 562 $ 583 $ 605 $ 628 $ 651 $ 674 $ 698 $ 722 $ 747 $ 772 $ 798 $ 12,959
County Veterans 0.0739 $ 74 $ 78 $ 82 $ 86 $ 90 $ 94 $ 98 $ 103 $ 107 $ 112 $ 116 $ 121 $ 126 $ 131 $ 136 $ 141 $ 146 $ 152 $ 157 $ 163 $ 168 $ 174 $ 180 $ 186 $ 3,022
Senior Citizen Services 0.4921 $ 492 $ 518 $ 544 $ 571 $ 599 $ 627 $ 655 $ 685 $ 714 $ 745 $ 776 $ 807 $ 839 $ 872 $ 906 $ 940 $ 975 $ 1,010 $ 1,046 $ 1,083 $ 1,121 $ 1,160 $ 1,199 $ 1,239 $ 20,123
Central Dispatch 0.2952 $ 295 $ 311 $ 327 $ 343 $ 359 $ 376 $ 393 $ 411 $ 428 $ 447 $ 465 $ 484 $ 503 $ 523 $ 543 $ 564 $ 585 $ 606 $ 628 $ 650 $ 673 $ 696 $ 719 $ 743 $ 12,072
Community College 2.1693 $ 2,169 $ 2,283 $ 2,400 $ 2,519 $ 2,640 $ 2,763 $ 2,889 $ 3,018 $ 3,149 $ 3,283 $ 3,419 $ 3,558 $ 3,700 $ 3,845 $ 3,992 $ 4,143 $ 4,297 $ 4,453 $ 4,613 $ 4,776 $ 4,942 $ 5,112 $ 5,285 $ 5,461 $ 88,708
MAISD 4.6773 $ 4,677 $ 4,923 $ 5,174 $ 5,430 $ 5,692 $ 5,958 $ 6,230 $ 6,507 $ 6,789 $ 7,078 $ 7,372 $ 7,672 $ 7,978 $ 8,290 $ 8,608 $ 8,933 $ 9,264 $ 9,602 $ 9,946 $ 10,298 $ 10,656 $ 11,022 $ 11,395 $ 11,775 $ 191,267
City Operating 9.8554 $ 9,855 $ 10,374 $ 10,903 $ 11,442 $ 11,992 $ 12,554 $ 13,126 $ 13,710 $ 14,306 $ 14,913 $ 15,533 $ 16,165 $ 16,809 $ 17,467 $ 18,138 $ 18,822 $ 19,520 $ 20,231 $ 20,957 $ 21,698 $ 22,453 $ 23,224 $ 24,010 $ 24,811 $ 403,013
City Sanitation 2.9364 $ 2,936 $ 3,091 $ 3,248 $ 3,409 $ 3,573 $ 3,740 $ 3,911 $ 4,085 $ 4,262 $ 4,443 $ 4,628 $ 4,816 $ 5,008 $ 5,204 $ 5,404 $ 5,608 $ 5,816 $ 6,028 $ 6,244 $ 6,465 $ 6,690 $ 6,919 $ 7,154 $ 7,392 $ 120,077
Hackley Library 2.3516 $ 2,352 $ 2,475 $ 2,602 $ 2,730 $ 2,862 $ 2,995 $ 3,132 $ 3,271 $ 3,413 $ 3,558 $ 3,706 $ 3,857 $ 4,011 $ 4,168 $ 4,328 $ 4,491 $ 4,658 $ 4,827 $ 5,001 $ 5,177 $ 5,358 $ 5,541 $ 5,729 $ 5,920 $ 96,163
MPS Sinking 0.9712 $ 971 $ 1,022 $ 1,074 $ 1,128 $ 1,182 $ 1,237 $ 1,294 $ 1,351 $ 1,410 $ 1,470 $ 1,531 $ 1,593 $ 1,656 $ 1,721 $ 1,787 $ 1,855 $ 1,924 $ 1,994 $ 2,065 $ 2,138 $ 2,213 $ 2,289 $ 2,366 $ 2,445 $ 39,715
Local Total 29.7030 $ 29,703 $ 31,266 $ 32,860 $ 34,485 $ 36,144 $ 37,835 $ 39,560 $ 41,320 $ 43,115 $ 44,946 $ 46,814 $ 48,719 $ 50,662 $ 52,643 $ 54,665 $ 56,727 $ 58,830 $ 60,975 $ 63,163 $ 65,395 $ 67,672 $ 69,994 $ 72,362 $ 74,778 $ 1,214,633
Non-Capturable Millages Millage Rate
Community College Debt 0.2700 $ 135 $ 142 $ 149 $ 157 $ 164 $ 172 $ 180 $ 188 $ 196 $ 204 $ 213 $ 221 $ 461 $ 479 $ 497 $ 516 $ 535 $ 554 $ 574 $ 594 $ 615 $ 636 $ 658 $ 680 $ 8,920
Hackley Debt 0.4999 $ 250 $ 263 $ 277 $ 290 $ 304 $ 318 $ 333 $ 348 $ 363 $ 378 $ 394 $ 410 $ 853 $ 886 $ 920 $ 955 $ 990 $ 1,026 $ 1,063 $ 1,101 $ 1,139 $ 1,178 $ 1,218 $ 1,259 $ 16,514
MPS Debt (2020 & 2021) 7.7500 $ 3,875 $ 4,079 $ 4,287 $ 4,499 $ 4,715 $ 4,936 $ 5,161 $ 5,391 $ 5,625 $ 5,864 $ 6,107 $ 6,356 $ 13,218 $ 13,736 $ 14,263 $ 14,801 $ 15,350 $ 15,909 $ 16,480 $ 17,063 $ 17,657 $ 18,263 $ 18,880 $ 19,511 $ 256,024
Non-Capturable Total 8.5199 $ 4,260 $ 4,484 $ 4,713 $ 4,946 $ 5,184 $ 5,426 $ 5,674 $ 5,926 $ 6,184 $ 6,446 $ 6,714 $ 6,987 $ 14,532 $ 15,100 $ 15,680 $ 16,271 $ 16,875 $ 17,490 $ 18,118 $ 18,758 $ 19,411 $ 20,077 $ 20,756 $ 21,449 $ 281,458
Total Tax Increment Revenue (TIR) Available for Capture $ 12,000 $ 12,631 $ 13,275 $ 27,864 $ 29,204 $ 68,406 $ 71,525 $ 74,707 $ 77,952 $ 81,263 $ 84,639 $ 88,083 $ 91,596 $ 95,179 $ 98,834 $ 102,562 $ 106,365 $ 110,243 $ 114,199 $ 118,234 $ 122,350 $ 126,549 $ 130,831 $ 135,199 $ 1,993,692
NOTES:
Winter 2024 and Summer 2024 Millages
3/3/2025
Page 63 of 157
Table 3 – Estimated Reimbursement Schedule
Act 381 Brownfield Plan
221 W Webster, LLC
221 W Webster Street
Muskegon, MI
Developer
School & Local
Maximum Proportionality Local-Only Taxes Total
Taxes
Reimbursement Estimated Capture
State 45.0% $ 172,656 $ - $ 172,656 Estimated Total Administrative Fees $ 105,018
24
Local 55.0% $ 106,844 $ 559,000 $ 665,844 Years of Plan: State Brownfield Redevelopment Fund $ 37,495
TOTAL Local Brownfield Revolving Fund $ 306,814
Local-Only 66.7% $ 559,000 $ 559,000
Pre-Approved 33.3% $ 279,500 $ - $ 279,500
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048 TOTAL
Total State Incremental Revenue $ 24,000 $ 25,263 $ 26,551 $ 27,864 $ 29,204 $ 30,571 $ 31,965 $ 33,387 $ 34,837 $ 36,317 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 299,957
OPRA (50%) $ 12,000 $ 12,631 $ 13,275 $ 37,907
State Brownfield Redevelopment Fund (50% of SET) $ 3,000 $ 3,158 $ 3,319 $ 3,483 $ 3,651 $ 3,821 $ 3,996 $ 4,173 $ 4,355 $ 4,540 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 37,495
State TIR Available for Reimbursement $ 9,000 $ 9,473 $ 9,956 $ 24,381 $ 25,554 $ 26,749 $ 27,969 $ 29,213 $ 30,482 $ 31,777 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 224,556
Total Local Incremental Revenue $ 29,703 $ 31,266 $ 32,860 $ 34,485 $ 36,144 $ 37,835 $ 39,560 $ 41,320 $ 43,115 $ 44,946 $ 46,814 $ 48,719 $ 50,662 $ 52,643 $ 54,665 $ 56,727 $ 58,830 $ 60,975 $ 63,163 $ 65,395 $ 67,672 $ 69,994 $ 72,362 $ 74,778 $ 1,214,633
OPRA (100%) $ 29,703 $ 31,266 $ 32,860 $ 34,485 $ 36,144 $ 164,457
BRA Administrative Fee (10%) $ - $ - $ - $ - $ - $ 3,784 $ 3,956 $ 4,132 $ 4,312 $ 4,495 $ 4,681 $ 4,872 $ 5,066 $ 5,264 $ 5,466 $ 5,673 $ 5,883 $ 6,098 $ 6,316 $ 6,540 $ 6,767 $ 6,999 $ 7,236 $ 7,478 $ 105,018
Local TIR Available for Reimbursement $ - $ - $ - $ - $ - $ 34,052 $ 35,604 $ 37,188 $ 38,804 $ 40,452 $ 42,132 $ 43,847 $ 45,595 $ 47,379 $ 49,198 $ 51,054 $ 52,947 $ 54,878 $ 56,847 $ 58,856 $ 60,905 $ 62,994 $ 65,126 $ 67,300 $ 945,159
Total State & Local TIR Available $ 9,000 $ 9,473 $ 9,956 $ 24,381 $ 25,554 $ 60,801 $ 63,574 $ 66,402 $ 69,286 $ 72,229 $ 42,132 $ 43,847 $ 45,595 $ 47,379 $ 49,198 $ 51,054 $ 52,947 $ 54,878 $ 56,847 $ 58,856 $ 60,905 $ 62,994 $ 65,126 $ 67,300 $ 1,169,715
Beginning
DEVELOPER Balance
Reimbursement Balance $ 838,500 $ 829,500 $ 820,027 $ 810,070 $ 785,689 $ 760,135 $ 699,334 $ 635,761 $ 569,359 $ 520,196 $ 479,745 $ 437,612 $ 393,765 $ 348,170 $ 300,791 $ 251,592 $ 200,538 $ 147,591 $ 92,714 $ 35,867 $ - $ - $ - $ - $ - $ -
Pre-Approved Activities (EGLE/MEDC) $ 279,500 $ 279,500 $ 270,500 $ 261,027 $ 251,070 $ 226,689 $ 201,135 $ 140,334 $ 76,761 $ 10,359 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
State Tax Reimbursement $ 172,656 $ 9,000 $ 9,473 $ 9,956 $ 24,381 $ 25,554 $ 26,749 $ 27,969 $ 29,213 $ 10,359 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 172,656
Local Tax Reimbursement $ 106,844 $ - $ - $ - $ - $ - $ 34,052 $ 35,604 $ 37,188 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 106,844
Total Pre-Approved Reimbursement Balance $ 270,500 $ 261,027 $ 251,070 $ 226,689 $ 201,135 $ 140,334 $ 76,761 $ 10,359 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Local-Only Costs $ 559,000 $ 559,000 $ 559,000 $ 559,000 $ 559,000 $ 559,000 $ 559,000 $ 559,000 $ 559,000 $ 559,000 $ 520,196 $ 479,745 $ 437,612 $ 393,765 $ 348,170 $ 300,791 $ 251,592 $ 200,538 $ 147,591 $ 92,714 $ 35,867 $ - $ - $ - $ - $ -
Local Tax Reimbursement $ 559,000 $ - $ - $ - $ - $ - $ - $ - $ - $ 38,804 $ 40,452 $ 42,132 $ 43,847 $ 45,595 $ 47,379 $ 49,198 $ 51,054 $ 52,947 $ 54,878 $ 56,847 $ 35,867 $ - $ - $ - $ - $ 559,000
Total Local-Only Reimbursement Balance $ 559,000 $ 559,000 $ 559,000 $ 559,000 $ 559,000 $ 559,000 $ 559,000 $ 559,000 $ 520,196 $ 479,745 $ 437,612 $ 393,765 $ 348,170 $ 300,791 $ 251,592 $ 200,538 $ 147,591 $ 92,714 $ 35,867 $ - $ - $ - $ - $ - $ 559,000
Total Annual Developer Reimbursement $ 9,000 $ 9,473 $ 9,956 $ 24,381 $ 25,554 $ 60,801 $ 63,574 $ 66,402 $ 49,163 $ 40,452 $ 42,132 $ 43,847 $ 45,595 $ 47,379 $ 49,198 $ 51,054 $ 52,947 $ 54,878 $ 56,847 $ 35,867 $ - $ - $ - $ - $ 838,500
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits * $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 306,814
State Tax Capture $ 27,500 $ - $ - $ - $ - $ - $ - $ - $ - $ 20,124 $ 7,376 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 27,500
Local Tax Capture $ 279,314 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 22,989 $ 60,905 $ 62,994 $ 65,126 $ 67,300 $ 279,314
Total LBRF Capture $ 306,814 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from state and local TIR.
3/3/2025
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Appendix 1
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Resolutions Pending
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Appendix 2
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Development and Reimbursement Agreement Pending
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Appendix 3
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Notices Pending
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Appendix 4
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Notices Pending
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Appendix 5
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Agenda Item Review Form
Muskegon Downtown Development
Authority/Brownfield Redevelopment Authority
Commission Meeting Date: June 9, 2026 Title: BRA: Brownfield Plan Amendment for
American Fabricated Products — 331 W. Laketon
Ave.
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
American Fabricated Products, INC (American Fab) has submitted a brownfield plan amendment for
the site located at 331 W. Laketon Ave.
Detailed Summary & Background:
American Fabricated Products, Inc. (American Fab) has submitted a request for a Brownfield Plan
Amendment for the property located at 331 W. Laketon Avenue. The Brownfield Plan Amendment
will facilitate the redevelopment of the former Intra City Dispatch facility by enabling the use of tax
increment financing (TIF) to reimburse the developer for eligible environmental and site
redevelopment activities associated with the creation of a new industrial facility.
The former Intra City Dispatch facility will be rehabilitated and occupied by American Fab, a West
Michigan-based manufacturer specializing in advanced metal fabrication, precision machining,
laser cutting, CNC machining, welding, robotic welding, metal forming, assembly, and prototype-to-
production manufacturing services. The company serves a diverse customer base across the
defense, automotive, furniture, industrial, logistics and warehousing, agricultural, medical, and food
service industries. American Fab supports both original equipment manufacturers (OEMs) and their
suppliers and is a supplier to prime and subcontract defense contractors, manufacturing
components for military defense vehicles.
The relocation and expansion of American Fab's operations to the City of Muskegon will retain 30
existing jobs and create an additional 22 jobs. The total project investment is estimated at $650,000.
The Brownfield Plan Amendment includes $75,202 in developer-eligible activities, consisting of $63,702
in pre-approved activities and $11,500 for Brownfield Plan Amendment preparation. In addition, the
plan includes $10,673 in Brownfield Redevelopment Authority administrative costs and $75,202 for the
Local Brownfield Revolving Fund (LBRF).
The reimbursement period is anticipated to remain in effect through 2045, with the collection of tax
increment revenues beginning in 2039. The duration of the reimbursement period may be adjusted
pending approval of the Industrial Facilities Exemption Certificate.
Goal/Action Item:
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2027 Goal 1: Destination Community & Quality of Life - Reduction of blighted commercial properties
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
$161,077 Yes No N/A X
Fund(s) or Account(s): Budget Amendment Needed:
Yes No N/A X
Recommended Motion:
I move to approve/disapprove the resolution for the Brownfield Plan Amendment located at 331 W.
Laketon Ave. and further request staff to set a public hearing before the City Commussion to
consider adoption of the plan.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division X Act 381 of 1996, as amended
Head
Information
Technology
Other Division Heads
Communication
Legal Review
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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.
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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.
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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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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
AFP Real Estate, LLC
Company Name (Developer/Business):
Russell Golemba
Contact Person and Title:
Contact Person Mailing Address: 16910 148th Ave., Spring Lake, MI 49456
Contact Person’s Phone Number: 616-607-8785 Fax No.
Contact Person’s E-Mail Address:
rsgolemba@american-fab
Project Information
331 West Laketon Avenue, Muskegon, MI
Location of Eligible Property:
Legal Description/Parcel Number: 61-24-230-001-0001-11
Property Ownership: AFP Real Estate, LLC
Current Use of Property: Industrial manufacturing
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)? X (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.)
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Act 381 Brownfield Plan
331 West Laketon Avenue
Muskegon, Michigan
City of Muskegon Brownfield
Redevelopment Authority
Project No. 2600505
April 27, 2026
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Act 381 Brownfield Plan
331 West Laketon Avenue
Muskegon, Michigan
Prepared For:
City of Muskegon Brownfield Redevelopment Authority
Muskegon County, Michigan
April 27, 2026
Project No. 2600505
Recommended for Approval by the Muskegon Brownfield Redevelopment Authority on:
________________
Adopted by the City of Muskegon City Council on: ________________
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Table of Contents Fishbeck | Page i
Project Fast Facts............................................................................................................................................................1
1.0 Introduction.......................................................................................................................................................2
1.1 Proposed Redevelopment and Future Use for Each Eligible Property ...............................................2
1.2 Eligible Property Information ..............................................................................................................2
1.2.1 Basis of Eligibility ....................................................................................................................2
2.0 Information Required by Section 13(2) of the Statute.....................................................................................3
2.1 Description of Costs to be Paid for with Tax Increment Revenues ....................................................3
2.1.1 Pre-Approved Activities..........................................................................................................3
2.1.2 Brownfield Plan Amendment Preparation.............................................................................3
2.1.3 Authority Administration Cost ...............................................................................................3
2.1.4 Local Brownfield Revolving Fund ...........................................................................................3
2.2 Summary of Eligible Activities..............................................................................................................3
2.3 Estimate of Captured Taxable Value and Tax Increment Revenues ...................................................4
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.....................................................5
2.10 Plan for Relocation of Displaced Persons............................................................................................5
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 – Sample Exceedance Map
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)
Appendix 2 – Development/Reimbursement Agreement
Appendix 3 – BEA Acknowledgement
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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
BEA Baseline Environmental Assessment
BPA Brownfield Plan Amendment
DDCC Documentation of Due Care Compliance
Developer AFP Real Estate, LLC
EGLE Michigan Department of Environment, Great Lakes, and Energy
ESA Environmental Site Assessment
LBRF Local Brownfield Revolving Fund
NREPA Natural Resources and Environmental Protect Act
PA Public Act
TIF tax increment financing
QLGU Qualified Local Governmental Unit
VOCs volatile organic compounds
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April 27, 2026 Fishbeck | Page 1
Project Fast Facts
331 West Laketon Avenue, Muskegon, Michigan
Address: 331 West Laketon Avenue, Muskegon, MI 49441
Parcel IDs: 61-24-230-001-0001-11
Property Information
The subject property is developed with a 64,366 square-foot industrial
structure.
The Developer intends to rehabilitate the vacant industrial structure for
Redevelopment
metal fabrication and machining operations.
Base Value (2026 Taxable Value): $552,800
Taxable Value Anticipated Future Taxable Value: $802,800 *
*First full year after redevelopment
Anticipated Development Cost $650,000
TIF Requested Developer Eligible Activities $75,202
Duration of Brownfield Plan 19 Years
State/School: 45.4%
Muskegon County: 20.9%
City of Muskegon: 23.2%
TIF Reimbursement by Source Intermediate School District/Sinking Fund: 10.5%
School Debt Incremental Revenues Generated: $29,412*
*Non-Capturable by the Brownfield Plan
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April 27, 2026 Fishbeck | Page 2
1.0 Introduction
The City of Muskegon Brownfield Redevelopment Authority (the “Authority”) was established by the City of
Muskegon pursuant to the Brownfield Redevelopment Financing Act, Michigan Public Act (PA) 381 of 1996, as
amended (“Act 381”). The primary purpose of Act 381 is to encourage the redevelopment of an eligible property
by providing economic development incentives through tax increment financing for certain eligible properties.
This Brownfield Plan Amendment (BPA) has been prepared to incorporate 331 West Laketon Avenue, Muskegon,
Michigan (the “Property”) into the City’s existing Brownfield Plan to reimburse the cost of required environmental
due diligence and due care and response activity planning incurred by AFP Real Estate, LLC (Developer) to acquire
and renovate the vacant industrial structure for their business operations. See Appendix 1 for copies of the BPA
resolutions.
1.1 Proposed Redevelopment and Future Use for Each Eligible Property
The redevelopment involves one parcel of property, totaling approximately 2.94 acres, addressed as 331 West
Laketon Avenue, Muskegon, MI 49441. The property is currently occupied by a roughly 64,366 square foot
industrial warehouse. The Developer purchased the vacant industrial structure to renovate and relocate their
expanding business operations, American Fabricated Products, a West Michigan manufacturer specializing in
advanced metal fabrication and machining. The total project investment is anticipated to be more than $650,000.
The City of Muskegon is a Qualified Local Government Unit (also known as a Core Community).
1.2 Eligible Property Information
Parcel ID: 61-24-230-001-0001-11
Address: 331 West Laketon Avenue, Muskegon, MI 49441
Size: Approximately 2.94 acres
1.2.1 Basis of Eligibility
The Property has been historically utilized for industrial purposes dating back to 1928. Based on a recent
environmental investigation referenced in the BEA prepared for AFP Real Estate, LLC, completed on September
26, 2025, past industrial activities have resulted in contamination at the Property and adjoining parcels due to
leaking aboveground and underground storage tanks, improper waste disposal and storage activities, and
improper management of wastewater. The soil contaminants of concern on the Property identified in the BEA at
concentrations exceeding Michigan Department of Environment, Great Lakes, and Energy (EGLE) Part 201 Generic
Residential Cleanup Criteria include hexavalent chromium, methylene chloride, trichloroethylene, and selenium.
The Developer is not a liable party as evidenced by the BEA completed in accordance with Part 201 of the NREPA,
included in Appendix 3. Given the known soil contamination, the Property is a “facility” pursuant to Part 201 of
NREPA. As such, it is considered an “eligible property” as defined by the Michigan Redevelopment Financing Act,
Act 381 of 1996.
The Property is subject to a restrictive covenant (RC-RRD-201-04-044) prohibiting the use and consumption of
groundwater at the Property for drinking water.
Maps depicting the location and layout of the property are attached as Figures 1 and 2. Historic environmental
data tables and associated sample location maps are provided in Figure 3.
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April 27, 2026 Fishbeck | Page 3
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 BPA has been developed to reimburse eligible brownfield costs incurred by the Developer to support the
redevelopment of an underutilized industrial structure within the City of Muskegon. New local and pre-approved
State tax increment revenues will be captured for reimbursement of eligible expenses, following approval of this
Brownfield Plan. Base local and state taxes associated with the Property will continue to be levied and distributed
to local and state taxing jurisdictions. No local debt or special assessment taxes will be captured to reimburse
eligible activity costs.
The total cost of eligible activities to be incurred by the Developer, including contingencies, is $75,202, as
summarized in Table 1. The capture of tax increment revenue for the LBRF is estimated to be up to $75,202.
2.1.1 Pre-Approved Activities
Eligible costs for reimbursement include Pre-Approved Activities, permitted to occur prior to BPA adoption.
Preparation of Phase I Environmental Site Assessment (ESA) ($2,850), Phase II ESA ($23,275), BEA ($2,750),
Documentation of Due Care Compliance (DDCC) ($2,400), Response Activity Plan ($3,000), and other
environmental consulting ($29,427) was necessary to protect the new Property owner/Developer from liability for
environmental contamination. The total Pre-Approved Activities cost is $63,702.
2.1.2 Brownfield Plan Amendment Preparation
The BPA preparation costs are anticipated to total $11,500.
2.1.3 Authority Administration Cost
Eligible costs incurred by the Authority are included in this BPA as an eligible expense at 10% of annual local tax
increment capture per year. These expenses will be reimbursed with local tax increment revenues only and are
estimated to total as much as $10,673.
2.1.4 Local Brownfield Revolving Fund
The Authority intends to capture tax increments for deposits in the LBRF for up to five years following full
reimbursement to the Developer, or in amount to not to exceed the total eligible activities, whichever occurs first.
LBRF capture is estimated to be up to $75,202 and is projected to reach this maximum within three years.
2.2 Summary of Eligible Activities
Environmental Activities
Pre-approved environmental costs, department specific activities and interest are anticipated to be reimbursed
through State and Local tax increment revenues.
Brownfield Plan Amendment Preparation
BPA Preparation Costs incurred to prepare and develop this plan are included, as allowed by Act 381.
Authority Expenses
Eligible administrative costs incurred by the Authority are included as a flat fee of 10% of local tax capture.
Administration expenses will be reimbursed with local tax increment revenues only.
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April 27, 2026 Fishbeck | Page 4
2.3 Estimate of Captured Taxable Value and Tax Increment Revenues
The initial taxable value will be the 2026 taxable value of $552,800. An estimate of the captured taxable value for
this redevelopment by year is depicted in Table 2. This BPA captures real property tax increment revenues and
assumes a 2% annual increase in the taxable value of the eligible property. In addition to TIF, PA 198 Industrial
Property Tax Abatement is being pursued for this development for an estimated 12 years.
AFP Real Estate, LLC has acquired the Property and anticipated completing the renovations in 2026. Tax
increment revenue collection is anticipated to begin in 2027. Due to the PA 198 Tax Abatement, tax increment
revenues are not anticipated to be realized until Year 13, 2039, after the abatement sunsets.
After completion of the project, the projected taxable value is estimated at $802,800. Reimbursements will be
made on the actual tax increment that is realized. The estimated captured taxable value for this redevelopment
by year and in aggregate for each taxing jurisdiction is depicted in tabular form (Table 2). Once eligible expenses
are reimbursed, the Authority may capture up to five full years of the tax increment and deposit the revenues into
an LBRF or an amount not to exceed the total cost of eligible activities, whichever occurs first. LBRF capture is
estimated to be up to $75,202 and is projected to reach this maximum within three years. The plan also includes
a flat fee of 10% of the local tax increment for administrative and operating expenses of the Authority. 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 BPA and
the accompanying development and reimbursement agreement (Appendix 2). No advances from the Authority to
the Developer are anticipated.
2.5 Maximum Amount of Note or Bonded Indebtedness
At this time, the Authority has no plans 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 in 2027. This BPA will then remain in place for 19
years or until the eligible activities have been fully reimbursed, 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 tax increment financing (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 redevelopment involves one parcel of property, 331 West Laketon Avenue, Muskegon, MI 49441. The
Property is qualified as a “facility.” A map showing eligible property dimensions is attached as Figure 2.
Z:\2026\2600505\WORK\REPT\BP_331 W LAKETON_2026_0427.DOCX
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April 27, 2026 Fishbeck | Page 5
The legal description for the parcel is as follows:
Parcel ID: 61-24-230-001-0001-11 (331 West Laketon Avenue, Muskegon, MI 49441)
CITY OF MUSKEGON LOTS 5-7 & PART OF LOTS 2-4 & 8-9 INC BLK 1 & LOTS 4-7 & LOTS 14-17 & PART OF
LOTS 8-9 INC & 13 BLK 2 DENNIS SMITH & CO'S 2ND ADDITION ALSO E 33 FT VAC FAIRVIEW ST AND PART
OF VACATED MAY ST ALSO PART OF NW 1/4 OF NE 1/4 SEC 31 T10N R16W LYING ELY OF GTW R/R ROW
DESC AS FOLLOWS BEG AT NE COR LOT 7 OF DENNIS SMITH & CO'S 2ND ADDITION BEING POB TH S 00D
14M 00S W ALG WLY ROW LN OF KEATING ST 150.28 FT TH N 89D 31M 05S E 329.11 FT TH S 00D 11M
47S E ALG WLY ROW LN OF 6TH ST 224.34 FT TH S 89D 09M 04S W 149.91 FT TH S 00D 14M 00S W 62.17
FT TH N 89D 21M 25S W 147.89 FT TH N 00D 14M 00S E 194.05 FT TH N 89D 46M 00S W 151.64 FT TH N
34D 34M 28S W 291.58 FT TH S 89D 58M 00S E ALG SLY ROW LN OF LAKETON AVE 285.08 FT TO POB
TOGETHER WITH & SUBJ TO A 20 FT WIDE ESMT FOR ACCESS SUBJ TO ESMT L/P 4399/224
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.
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
N/A.
Z:\2026\2600505\WORK\REPT\BP_331 W LAKETON_2026_0427.DOCX
Page 118 of 157
Figures
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graphic quality may
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any other size.
331 West Laketon Avenue, Muskegon, Michigan
331 West Laketon Avenue
Division Street
Oakwood
West Southern Avenue
Cemetery
Brownfield TIF Evaluation
SITE
West Laketon Avenue
West Laketon Avenue
East Laketon Avenue
Catholic
Central High
School
Sanford Street
Graft Park
PLOT INFO: Z:\2026\2600505\CAD\GIS\ProProj\Michigan ESA.aprx Layout: App 2a_Location Map Date: 4/21/2026 12:48 PM User: mbell
Peck Street
BUS US 31
BUS US 31
Henry Street
West Sherman Boulevard
West Sherman Boulevard
East Sherman Boulevard
Kautex CWC
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West Broadway Avenue
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Roosevelt Park PROJECT NO.
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LOCATION MAP
Henry Street
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FIGURE NO.
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Mona View
DATA SOURCES: ESRI OPEN STREET MAP.
1
orton Avenue ©Copyright 2026 All Rights Reserved Cemetery
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LEGEND
Approximate Property Boundary
Hard copy is
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graphic quality may
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any other size.
Fairvie w St
6th St
331 West Laketon Avenue, Muskegon, Michigan
331 West Laketon Avenue
Brownfield TIF Evaluation
61-24-230-001-0001-11
PLOT INFO: Z:\2026\2600505\CAD\GIS\ProProj\Michigan ESA.aprx Layout: App 2b_Site Map Date: 4/21/2026 12:48 PM User: mbell
6th St
PROJECT NO.
2600505
SITE MAP FIGURE NO.
FEET
NORTH 0 50 100
DATA SOURCES: ESRI HYBRID REFERENCE LAYER & NEARMAP IMAGERY.
2
©Copyright 2026 All Rights Reserved
Page 121 of 157
Page 122 of 157
Tables
Page 123 of 157
Table 1 – Summary of Eligible Costs
Act 381 Brownfield Plan
331 W Laketon Avenue, Muskegon, MI
EGLE Eligible Activities Costs and Schedule
Completion
EGLE Eligible Activities Cost Season/Year
Pre-Approved Environmental Activities $ 63,702
Phase I Environmental Site Assessment (ESA) $ 2,850
Phase II ESA + Vapor Pins $ 23,275
Baseline Environmental Assessment (BEA) $ 2,750
Documentation of Due Care Compliance/Planning $ 2,400
Response Activity Plan $ 3,000
Environmental Consulting Related to the Above $ 29,427
EGLE Eligible Activities Subtotal $ 63,702
Contingency (0%) $ -
Brownfield Plan/Work Plan Preparation $ 11,500
EGLE Eligible Activities Total Costs $ 75,202
4/27/2026
Page 124 of 157
Table 2 – Total Captured Incremental Taxes Schedule
Act 381 Brownfield Plan
331 W. Laketon Ave., Muskegon, MI
Estimated Taxable Value (TV) Increase Rate: 2% increase per year
Plan Year 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 Totals
Calendar Year 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045
*Base Taxable Value $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ -
IFT Frozen Taxable Value $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800 $ 552,800
Future Taxable Value $ 802,800 $ 818,856 $ 835,233 $ 851,938 $ 868,977 $ 886,356 $ 904,083 $ 922,165 $ 940,608 $ 959,420 $ 978,609 $ 998,181 $ 1,018,145 $ 1,038,507 $ 1,059,278 $ 1,080,463 $ 1,102,072 $ 1,124,114 $ 1,146,596 $ -
Incremental Difference (New TV - Base TV) $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 465,345 $ 485,707 $ 506,478 $ 527,663 $ 549,272 $ 571,314 $ 593,796 $ -
School Capture Millage Rate
State Education Tax (SET) 6.0000 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 2,792 $ 2,914 $ 3,039 $ 3,166 $ 3,296 $ 3,428 $ 3,563 $ 22,197
School Operating Tax 18.0000 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 8,376 $ 8,743 $ 9,117 $ 9,498 $ 9,887 $ 10,284 $ 10,688 $ 66,592
School Total 24.0000 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 11,168 $ 11,657 $ 12,155 $ 12,664 $ 13,183 $ 13,712 $ 14,251 $ 88,790
Local Capture Millage Rate
COUNTY MUSEUM 0.3110 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 145 $ 151 $ 158 $ 164 $ 171 $ 178 $ 185 $ 1,151
COUNTY VETERANS 0.0724 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 34 $ 35 $ 37 $ 38 $ 40 $ 41 $ 43 $ 268
SENIOR CIT SVC 0.4830 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 225 $ 235 $ 245 $ 255 $ 265 $ 276 $ 287 $ 1,787
CENTRAL DISPATCH 0.2897 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 135 $ 141 $ 147 $ 153 $ 159 $ 166 $ 172 $ 1,072
COMM COLLEGE 2.1295 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 991 $ 1,034 $ 1,079 $ 1,124 $ 1,170 $ 1,217 $ 1,264 $ 7,878
M.A.I.S.D. 4.5939 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 2,138 $ 2,231 $ 2,327 $ 2,424 $ 2,523 $ 2,625 $ 2,728 $ 16,995
CITY OPERATING 9.4470 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 4,396 $ 4,588 $ 4,785 $ 4,985 $ 5,189 $ 5,397 $ 5,610 $ 34,950
CITY SANITATION 2.8174 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 1,311 $ 1,368 $ 1,427 $ 1,487 $ 1,548 $ 1,610 $ 1,673 $ 10,423
HACKLEY LIBRARY 2.2586 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 1,051 $ 1,097 $ 1,144 $ 1,192 $ 1,241 $ 1,290 $ 1,341 $ 8,356
MPS SINKING 0.9390 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 437 $ 456 $ 476 $ 495 $ 516 $ 536 $ 558 $ 3,474
COUNTY OPERATING 5.5069 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 2,563 $ 2,675 $ 2,789 $ 2,906 $ 3,025 $ 3,146 $ 3,270 $ 20,373
Local Total 28.8484 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 13,424 $ 14,012 $ 14,611 $ 15,222 $ 15,846 $ 16,481 $ 17,130 $ 106,727
Non-Capturable Millages Millage Rate
COMM COLLEGE DBT 0.2000 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 93 $ 97 $ 101 $ 106 $ 110 $ 114 $ 119 $ 740
HACKLEY DEBT 0.2500 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 116 $ 121 $ 127 $ 132 $ 137 $ 143 $ 148 $ 925
MPS DEBT 2020 0.6500 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 302 $ 316 $ 329 $ 343 $ 357 $ 371 $ 386 $ 2,405
MPS DEBT 2021 6.8500 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 3,188 $ 3,327 $ 3,469 $ 3,614 $ 3,763 $ 3,913 $ 4,068 $ 25,342
Non-Capturable Total 7.9500 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 3,699 $ 3,861 $ 4,026 $ 4,195 $ 4,367 $ 4,542 $ 4,721 $ 29,412
60.7984
Total Tax Increment Revenue (TIR) Available for Capture $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 24,593 $ 25,669 $ 26,767 $ 27,886 $ 29,028 $ 30,193 $ 31,381 $ 195,517
Total Tax Without Abatement $ 48,809 $ 49,785 $ 50,781 $ 51,796 $ 52,832 $ 53,889 $ 54,967 $ 56,066 $ 57,187 $ 58,331 $ 59,498 $ 60,688
Abatement Savings $ 48,809 $ 49,785 $ 50,781 $ 51,796 $ 52,832 $ 53,889 $ 54,967 $ 56,066 $ 57,187 $ 58,331 $ 59,498 $ 60,688 $ 654,630
NOTES:
4/27/2026
Page 125 of 157
Table 3 – Estimated Reimbursement Schedule
Act 381 Brownfield Plan
331 W. Laketon Ave., Muskegon, MI
Developer
School & Local
Maximum Proportionality Local-Only Taxes Total
Taxes
Reimbursement Estimated Capture
State 45.4% $ 34,151 $ - $ 34,151 Estimated Total Administrative Fees $ 10,673
19
Local 54.6% $ 41,051 $ - $ 41,051 Years of Plan: State Brownfield Redevelopment Fund $ 11,099
TOTAL Local Brownfield Revolving Fund $ 75,202
EGLE 100.0% $ 75,202 $ - $ 75,202
MEDC 0.0% $ - $ - $ -
MSHDA 0.0% $ - $ - $ -
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19
2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 TOTAL
Total State Incremental Revenue $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 11,168 $ 11,657 $ 12,155 $ 12,664 $ 13,183 $ 13,712 $ 14,251 $ 88,790
State Brownfield Redevelopment Fund (50% of SET) $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 1,396 $ 1,457 $ 1,519 $ 1,583 $ 1,648 $ 1,714 $ 1,781 $ 11,099
State TIR Available for Reimbursement $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 9,772 $ 10,200 $ 10,636 $ 11,081 $ 11,535 $ 11,998 $ 12,470 $ 77,691
Total Local Incremental Revenue $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 13,424 $ 14,012 $ 14,611 $ 15,222 $ 15,846 $ 16,481 $ 17,130 $ 106,727
BRA Administrative Fee $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 1,342 $ 1,401 $ 1,461 $ 1,522 $ 1,585 $ 1,648 $ 1,713 $ 10,673
Local TIR Available for Reimbursement $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 12,082 $ 12,611 $ 13,150 $ 13,700 $ 14,261 $ 14,833 $ 15,417 $ 96,054
Total State & Local TIR Available $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 21,854 $ 22,811 $ 23,786 $ 24,781 $ 25,796 $ 26,831 $ 27,887 $ 173,745
Beginning
DEVELOPER Balance
Reimbursement Balance $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 53,348 $ 30,537 $ 6,751 $ - $ - $ - $ - $ -
EGLE Environmental Costs $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 53,348 $ 30,537 $ 6,751 $ - $ - $ - $ -
State Tax Reimbursement $ 34,151 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 9,772 $ 10,200 $ 10,636 $ 3,543 $ - $ - $ 34,151
Local Tax Reimbursement $ 41,051 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 12,082 $ 12,611 $ 13,150 $ 3,208 $ - $ - $ 41,051
Total EGLE Reimbursement Balance $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 75,202 $ 53,348 $ 30,537 $ 6,751 $ - $ - $ - $ - $ 75,202
Total Annual Developer Reimbursement $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 21,854 $ 22,811 $ 23,786 $ 6,751 $ - $ - $ - $ 75,202
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits * $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 18,030 $ 43,825 $ 70,656 $ 75,202
State Tax Capture $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 7,538 $ 11,535 $ 11,998 $ 3,081 $ 34,151
Local Tax Capture $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 10,492 $ 14,261 $ 14,833 $ 1,464 $ 41,051
Total LBRF Capture $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 18,030 $ 25,796 $ 26,831 $ 4,546 $ 75,202
* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from state and local TIR.
4/27/2026
Page 126 of 157
Appendix
1 Page 127 of 157
Appendix
2 Page 128 of 157
Appendix
3 Page 129 of 157
EGLE-RRD-RIDEEDM
From: [email protected]
Sent: Thursday, October 2, 2025 4:36 PM
To: EGLE-RRD-RIDEEDM
Cc: [email protected]
Subject: EQ 4025 - Baseline Environmental Assessment - RIDE Submission - 61000031-BEA-5
Attachments: 61000031-BEA-5.pdf
Submittal Number: 61000031-BEA-5
Facility ID: 61000031
Facility Address: 1839 6th Street/ 331 West Laketon Avenue, Muskegon, MI, 49441
Today's Date: 10/02/2025
SEND TO:
RRD Office: Grand Rapids
Phone: 616-356-0226
Office Recipients: Grand Rapids
SUBMITTED BY:
Primary Certifier
Name: Harms, Jeannine
Role: Third Party
Phone: (616) 414-9589
Email: [email protected]
Organization:
Secondary
Certifier
Name: Harms, Jeannine
Role: Third Party
Phone: (616) 414-9589
Email: [email protected]
Organization:
1
Page 130 of 157
ACKNOWLEDGEMENT OF RECEIPT OF A BASELINE ENVIRONMENTAL ASSESSMENT
The Michigan Department of Environment, Great Lakes, and Energy (EGLE) received a Baseline
Environmental Assessment (BEA) for the above legal entity and property that was submitted using the
Remediation Information Data Exchange (RIDE). This is your acknowledgement that EGLE has received
and will record the BEA. EGLE maintains an administrative record of each BEA as received.
This BEA was submitted pursuant to Section 20126(1)(c) of Part 201, Environmental Remediation and/or
Section 21323a(1)(b) of Part 213, Leaking Underground Storage Tanks, of the Natural Resources and
Environmental Protection Act, 1994 PA 451, as amended (NREPA). A BEA is submitted for the purpose of
establishing an exemption to liability for a new owner or operator of property that has been
demonstrated to be a facility or property as defined by Section 20101(1)(s) of Part 201, Environmental
Remediation and/or property as defined by Section 21303(d) of Part 213, Leaking Underground Storage
Tanks, of the NREPA. Pursuant to Sections 20126(1)(c) and 21323a(1)(b), the conditions of this
exemption require the legal entity to disclose the BEA to a subsequent purchaser or transferee of the
property.
The BEA is only for the legal entity and property or properties identified on the BEA Submittal Form and in
the BEA that have been demonstrated to be a facility. Each new legal entity that becomes the owner or
operator of this facility must submit their own BEA. EGLE is not making any findings about whether the
submitter is liable or is eligible to submit. The submitted BEA does not alter liability with regard to a
subsequent release, threat of release, or exacerbation of existing conditions that is the responsibility of
the legal entity submitting the BEA.
EGLE does not review BEAs to determine the adequacy of the submittal. The Volatilization to Indoor Air
Pathway (VIAP) Screening Levels (SLs) may be proposed as site-specific criteria when used to determine
that a property is or contains a facility or site. EGLE’s approval of these numeric site-specific criteria is
required. Since the BEA has not been reviewed, if the BEA relied upon the VIAP SLs then their use within
the BEA is approved only for the purpose of confirming the status of the property as a facility under Part
201 or a site under Part 213.
The legal entity may also have responsibility under applicable state and federal laws, including, but not
limited to, Part 201, Environmental Remediation; Part 111, Hazardous Waste Management; Part 211,
Underground Storage Tank Regulations; Part 213, Leaking Underground Storage Tanks; Part 615,
Supervisor of Wells, of the NREPA; and the Michigan Fire Prevention Code, 1941 PA 207, as amended.
Please review the enclosed brochure on “due care.” An owner or operator of contaminated property has
an obligation to assure the property is safe for the intended use and is protective of the public health and
safety.
Pursuant to Section 20112a(6) of Part 201, Environmental Remediation, the property(s) identified in the
BEA will be placed on the inventory of facilities if not already present, which is updated daily and posted
on EGLEs website: RIDE - Inventory of Facilities.
EGLE – Remediation and Redevelopment Division
RIDE Administration Team
2
Page 131 of 157
COALITION COMPANIES BROWNFIELD PLAN REVIEW SUMMARY
331 West Laketon Avenue - Muskegon, MI 49441
AFP Real Estate, LLC (American Fabricated
Developer: Plan Date: April 27, 2026
Products)
Property: 331 West Laketon Ave, Muskegon, MI 49441 Consultant: Fishbeck (Plan Amendment)
Facility — Contaminated Property (Part
Eligibility: Reviewer: Jeff Salowitz, Coalition Companies
201/NREPA)
KEY METRICS
2039 19 Years $195,517 $75,202 19 Years
TIF Capture Start Plan Duration Local TIR (19 yr) LBRF Capture Plan Duration
ELIGIBLE ACTIVITIES COMPLIANCE
Activity Amount Status Notes
EGLE-eligible environmental response; within benchmark range ($8K–
BPA Preparation $11,500 Pass
$15K)
Pre Approved Env. Activities $63,702 Pass Slightly higher than expected.
Due Care Plan $2,400 Pass Part 201 compliance planning; within benchmark range
Contingency $0 Pass Contingency is at $0.
BRA Admin (10%/yr, est.) — Clarify Standard is 5%, unless Local only. 10% is allowable.
School/State Capture $88,790 Pass SET included; proportionality confirmed: state 31.2% ≤ local 68.8%
Dev/Reimb. Agreement — Clarify Not attached to plan; required before reimbursement can proceed
TAX ABATEMENT OVERLAY
PA 198 Industrial Facilities Tax (IFT) Combined Effect
• 12-year freeze at base taxable value of $552,800 (2027–2038) The IFT abatement freezes TV at the base level for 12 years, producing zero
• No TIF capture during IFT period; incremental TV = $0 for Years 1–12 TIF increment during that period. This is correctly modeled in the plan's TIF
• TIF capture begins Year 13 (2039) upon IFT certificate expiration tables. Developer reimbursement is funded entirely from capture in Years 13–
• Status: Referenced in plan — IFT certificate not attached 19.
PRIORITY OPEN ITEMS
# Item Action Required
1 EGLE BEA Acknowledgement Confirm EGLE RIDE filing receipt; obtain acknowledgement letter before BRA adoption.
2 IFT Certificate Attach issued or draft PA 198 IFT certificate; confirm 12-year duration and start date.
Dev/Reimbursement Execute prior to BRA resolution; controls draw schedule, admin rate, and LBRF terms
3
Agreement
Should it be reduced from 10% to standard 5%; reduces admin take by $10,862 and accelerates
4 BRA Administration Rate
reimbursement by 1 year
Confidential — Coalition Companies | Brownfield Plan Review | May 2026
Page 132 of 157
City of Muskegon
Brownfield Redevelopment Authority
County of Muskegon, State of Michigan
RESOLUTION APPROVING REVISED BROWNFIELD PLAN AMENDMENT
American Fabricated Products, INC
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 9th day of June
2026 at 10:30 a.m., prevailing Eastern Time.
PRESENT:
ABSENT:
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 American Fabricated Products,
INC facility 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 American Fabricated Products, INC 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 133 of 157
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 134 of 157
Michigan, at a regular meeting held on June 9, 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 135 of 157
Agenda Item Review Form
Muskegon Downtown Development
Authority/Brownfield Redevelopment Authority
Commission Meeting Date: June 9, 2026 Title: BRA: Development and Reimbursement
Agreement for American Fabricated Products,
INC.—331 W. Laketon Ave.
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
American Fabricated Products, INC has submitted a development and reimbursement agreement
for the approved Brownfield Plan for 331 W. Laketon Ave., a rehabiliation project for the old Intra City
Dispatch.
Detailed Summary & Background:
American Fabricated Products, Inc. (American Fab) is requesting approval of a Development and
Reimbursement Agreement for the property located at 331 W. Laketon Avenue.
The former Intra City Dispatch facility was acquired by AFP Real Estate, LLC to facilitate the relocation
and expansion of American Fab's operations from Spring Lake to the City of Muskegon. American
Fab is a West Michigan-based manufacturer specializing in advanced metal fabrication, precision
machining, laser cutting, CNC machining, welding, robotic welding, metal forming, assembly, and
prototype-to-production manufacturing services. The company serves a diverse customer base
across the defense, automotive, furniture, industrial, logistics and warehousing, agricultural, medical,
and food service industries. American Fab supports both original equipment manufacturers (OEMs)
and their suppliers and is a supplier to prime and subcontract defense contractors, manufacturing
components for military defense vehicles.
The Brownfield Plan is anticipated to remain in effect through 2048, or until all eligible activities have
been reimbursed, whichever occurs first. The duration of the reimbursement period may be impacted
by the approval of an Industrial Facilities Exemption Certificate, which is scheduled for City
Commission consideration on June 9, 2026.
The Brownfield Plan Amendment is scheduled for consideration by the Brownfield Redevelopment
Authority (BRA) at its June 9, 2026 meeting. Upon approval of the Development and Reimbursement
Agreement by the BRA, staff will forward a recommendation to the City Commission for consideration
at its June 23, 2026 meeting.
The Development and Reimbursement Agreement complements the Brownfield Plan by establishing
the specific terms, conditions, and procedures for reimbursement, including the timeline for
repayment of eligible activities through tax increment financing (TIF) revenues.
Page 136 of 157
Goal/Action Item:
2027 Goal 1: Destination Community & Quality of Life - Reduction of blighted commercial properties
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 X
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A X
Recommended Motion:
I move to approve/disapprove the Development and Reimbursement Agreement for the approved
Brownfield Plan for American Fabricated Products, INC (331 W. Laketon Ave.) as presented.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division X Act 381, Public Acts of Michigan, 1996, as
Head amended
Information
Technology
Other Division Heads
Communication
Legal Review X
Page 137 of 157
DEVELOPMENT AND REIMBURSEMENT AGREEMENT
THIS DEVELOPMENT AND REIMBURSEMENT AGREEMENT
(the "Agreement"), is entered into on , 2026, between the CITY OF
MUSKEGON BROWNFIELD REDEVELOPMENT AUTHORITY, a Michigan public
body corporate established pursuant to Act 381 of the Public Acts of 1996, as amended, MCL
125.2651 et seq. ("Act 381"), whose address is 933 Terrace Street, Muskegon, Michigan 49440
(the "Authority"), and AFP REAL ESTATE, LLC a Michigan limited liability company, whose
address is 16910 148th Avenue, Spring Lake, Michigan 49456 (the "Developer").
RECITALS
A. The Authority was created by the City of Muskegon (the “City”) pursuant to the
Brownfield Redevelopment Financing Act, Act 381 of the Public Acts of Michigan of
1996, as amended (“Act 381”). Pursuant to Act 381, the Authority has prepared a
Brownfield Plan, which was duly approved by the City of Muskegon Board of
Commissioners (the “Brownfield Plan”).
B. The Developer owns approximately 2.94 acres of property in the City of Muskegon at street
addresses 331 West Laketon Avenue, Muskegon, Muskegon County, Michigan (the
“Property”), which is legally described in the attached Brownfield Plan Amendment (the
“Plan Amendment”) attached as Exhibit A, and which is a “facility” as defined in Act 381.
C. The Plan Amendment was recommended for approval by the MBRA on ________, 2026,
and approved by the City of Muskegon Board of Commissioners on __________, 2026.
D. The Developer proposes to repurpose the existing structure to renovate and relocate their
expanding business operations, American Fabricated Products, a West Michigan
manufacturer specializing in advanced metal fabrication and machining. The Project will
have the effect of assisting in the redevelopment of the Property, increasing the tax base,
creating jobs, otherwise enhancing the economic vitality and quality of life in the County.
E. Act 381 permits the Authority to capture and use the property tax revenues generated from
the incremental increase in property value of a redeveloped brownfield site constituting an
“eligible property” under Act 381 to pay or to reimburse the payment of costs of conducting
activities that meet the requirements under Act 381 of “eligible activities” (hereinafter the
“Eligible Costs”).
F. By undertaking the Project, the Developer incurred and will incur Eligible Costs, which
include costs associated with pre-approved environmental due diligence activities, and Plan
Amendment preparation and development, all as defined in the Plan Amendment.
G. The Authority has incurred and will incur certain eligible administrative expenses
associated with the Plan Amendment (the “Administrative Costs”), for which it seeks
reimbursement from Local Tax Increment Revenue (“Local TIR”) and pre-approved State
TIR, including Plan Amendment implementation.
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H. Following reimbursement of all amounts due the Developer and all amounts payable to the
Authority as Administrative Costs from applicable Local TIR and pre-approved State TIR
(as defined below), additional tax increment revenues will be deposited into the local
brownfield revolving fund for up to five full years, which is in accordance with Section
13(5) of Act 381, which limits such deposits to be made for no more than five years after
the time that capture is required to pay the Eligible Costs.
I. In accordance with Act 381 and subject to the terms of this Agreement, the parties desire to
use the Local TIR, and pre-approved State TIR, that are generated from an increase in the
taxable value of the real and personal property resulting from the redevelopment of the
Property to which the Authority is entitled to receive (the “Tax Increment Revenues”) to
reimburse the Developer for the Eligible Costs, to pay the Authority for Administrative
Costs and to fund a local brownfield revolving fund pursuant to Act 381.
J. The parties are entering into this Agreement to establish the procedure for such
reimbursement and funding.
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Terms and Conditions
Therefore, in exchange for the consideration in, and referred to, by this Agreement, the parties
agree as follows:
1. Capture of Taxes: During the Term of this Agreement, the Authority shall capture only
those Tax Increment Revenues that are lawfully eligible for capture under Act 381 and that are
specifically authorized for capture in the Brownfield Plan and any approved Plan Amendment for the
Property and use those Tax Increment Revenues provided in this Agreement.
2. Submission of Costs: For those Eligible Costs for which the Developer seeks
reimbursement from the Authority, the Developer shall submit to the Authority:
(a) a written statement detailing the costs;
(b) a written explanation as to why they are Eligible Costs;
(c) copies of invoices and proof of payment from contractors, engineers or others who
provided such service, or, for the Developer's personnel for whose services
reimbursement is being sought, detailed time records showing the work performed by
such individuals; and
(d) copy of occupancy permit
(e) copies of the required local building permits, inspection reports, and any other
information which may be required by the Authority or its auditors.
3. Payments:
a. The Tax Increment Revenues received by the Authority shall be paid to the Developer
to reimburse it for Eligible Costs actually paid by the Developer. Local TIR generated
from the Property shall first be retained by the Authority in an amount equal to 10% of
the annual Tax Increment Revenues up to the maximum amount allowed annually for
Administrative Costs under Act 381 for all Authority projects. After retention of such
Local TIR, Tax Increment Revenues shall be used to reimburse the Developer for
Eligible Costs, provided, however, if Developer has not paid any applicable professional
fees and costs (legal, environmental, etc.) incurred by the Authority related to
Developer’s request to use Project Tax Increment Revenues to reimburse it for Eligible
Costs within 30 days of being invoiced for such costs, the Authority is authorized to pay
such costs from Project Tax Increment Revenues before such Project Tax Increment
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Revenues are used to reimburse Developer. The amount of Project Tax Increment
Revenues used to pay such costs shall be subtracted from Developer total Eligible Costs
and Developer shall not be entitled to reimbursement of such amount. The Authority
shall have no obligation to reimburse the Developer for Eligible Costs from Tax
Increment Revenues captured and received by the Authority after the 22-year Developer
reimbursement period. Tax Increment Revenues shall be distributed according to the
Cost Table included as Exhibit B.
b. Unless the Authority disputes whether such costs are Eligible Costs or the accuracy of
such costs, the Authority shall, after review by an Authority Board member or the City
Economic Development Coordinator and approval by the Authority Board, pay to the
Developer the amounts for which submissions have been made pursuant to Section 2 of
this Agreement within 30 days after the Authority Board has approved such payment
provided Tax Increment Revenues have been received from which the submission may
be wholly or partially paid and provided, further, an occupancy permit shall have been
issued for those portions of the Project for which there are Eligible Costs. Developer
shall cooperate with the Authority’s review of its Request for Reimbursement by
providing supplemental information and documentation which may be reasonably
requested by the Authority. If a partial payment is made by the Authority because of
insufficient Tax Increment Revenues, the Authority shall make additional payments
toward the remaining amount within 30 days of its receipt of additional Tax Increment
Revenues until all of the amounts, for which submissions have been made, have been
fully paid to the Developer or to December 31, 2048, whichever occurs first.
c. Adjustments: If, due to an appeal of any tax assessment or reassessment of any portion
of the Property or for any other reason, including but not limited to fraud,
misrepresentation, use of funds for ineligible costs, failure to complete the Project as
approved, the Authority is required to reimburse any Tax Increment Revenues to the
County, City, or any other tax levying unit of government, the Authority may deduct
the amount of any such reimbursement, including interest and penalties, from any
amounts due and owing the Developer. If all amounts due the Developer under this
Agreement have been fully paid or the Authority is no longer obligated to make any
further payments to the Developer, the Authority shall invoice the Developer for the
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amount of such reimbursement and the Developer shall pay the Authority such invoiced
amount within 30 days of the Developer's receipt of the invoice. Amounts invoiced and
paid to the Authority by the Developer pursuant to this paragraph shall be reinstated as
Eligible Costs for which the Developer shall have the opportunity to be reimbursed in
accordance with the terms, conditions and limitations of this Agreement. Nothing in
this Agreement shall limit the right of the Developer to appeal any tax assessment.
4. Reporting.
a. The Developer shall provide to the Authority, within 30 days after the Project
receives an occupancy permit, and annually thereafter no later than May 1 of each
year during the Term of reimbursement under this Agreement, a report of the
following, as applicable, for the preceding calendar year pursuant to reporting
requirements under Section 16 of Act 381:
1. Total investment and new capital investment since the prior year’s
report.
2. Square footage of new construction or renovation, whether residential,
commercial, or other use, and use of new or renovated space.
3. New jobs created.
4. Total number of housing units.
5. Other information required to be reported to the State of Michigan to
verify compliance with Act 381.
5. Interpretation. This is the entire agreement between the parties as to its subject. It
shall not be amended or modified except in writing signed by the parties. The waiver of any breach
shall not constitute a waiver of any subsequent breach of the same or any other provision.
6. Assignment. This Agreement and the rights and obligations under this Agreement shall
not be assigned or otherwise transferred by either party without the consent of the other party, which
shall not be unreasonably withheld, provided, however, the Developer may assign its interest in this
Agreement to an affiliate without the prior written consent of the Authority, provided, any such
assignee shall acknowledge to the Authority in writing on or prior to the effective date of such
assignment its obligations upon assignment under this Agreement, provided, further, that the
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Developer may make a collateral assignment of the Tax Increment Revenues after review of such
assignment and consent by the Authority’s legal counsel and approval of the Authority. As used in
this paragraph, “affiliate” means any corporation, company, partnership, limited liability company,
trust, sole proprietorship or other individual or entity which (a) is owned or controlled by the
Developer, (b) owns or controls the Developer or (c) is under common ownership or control with the
Developer. This Agreement shall be binding upon any successors or permitted assigns of the parties.
7. Indemnification. Developer agrees to indemnify and hold City of Muskegon, the City
of Muskegon Brownfield Redevelopment Authority, as well as all officers, agents, employees, and
assigns thereof harmless, including attorney’s fees, against (a) any and all claims by any person
claiming for personal or property injuries or damage due to the Developer’s redevelopment of the
Property provided pursuant to the terms of this Agreement, and/or (b) claims by any third parties which
may arise out of, or be related to, the Developer’s redevelopment of the Property pursuant to this
Agreement. Developer shall not be obligated to indemnify any persons under this section if the liability
arises out of the person’s negligence, willful misconduct, or breach of this Agreement or the negligence
or willful misconduct of any person or entity acting by, through or under any such persons.
8. Term. This Agreement shall terminate when all reimbursements and payments
contemplated under this Agreement have been paid or December 31, 2048, whichever comes first.
9. Legislative Authorization. This Agreement is governed by and subject to the
restrictions set forth in Act 381. If there is legislation enacted in the future that alters or affects the
amount of Brownfield TIF Revenue subject to capture, eligible property, or Eligible Activities, then
the Developer’s rights and the Authority’s obligations under this Agreement shall be modified
accordingly as required by law, or by agreement of the parties.
10. Notices. All notices shall be given by registered or certified mail addressed to the parties
at their respective addresses as shown above. Any party may change the address by written notice sent
by registered or certified mail to the other party.
11. Severability. If any term, provision or condition contained in this Agreement shall, to
any extent, be invalid or unenforceable, the remainder of this Agreement (or the application of such
term, provision or condition to persons or circumstances other than those in respect of which it is
6
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invalid or unenforceable) shall not be affected thereby, and each term, provision or condition of this
Agreement shall be valid and enforceable to the fullest extent permitted by law.
12. Binding Effect. This Agreement shall be binding upon and enforceable by the parties
and their respective legal representatives, successors, and assigns.
13. Entire Agreement. This Agreement supersedes all agreements previously made
between the parties relating to the subject matter. There are no other understandings or agreements
between the parties.
14. Non-Waiver. No delay or failure by either party to exercise any right under this
Agreement, and no partial or single exercise of that right, constitutes a waiver of that or any other right,
unless otherwise expressly provided herein.
15. Governing Law. This Agreement shall be construed in accordance with and governed
by the laws of the State of Michigan.
16. Counterparts. This Agreement may be executed in two or mor counterparts, each of
which shall be deemed an original but all of which together shall constitute one and the same
instrument.
[Signature page follows]
7
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WHEREFORE, this Agreement has been executed as of the date first written above.
CITY OF MUSKEGON BROWNFIELD
REDEVELOPMENT AUTHORITY
__________________________________
By:
Its:
CITY OF MUSKEGON
__________________________________
By:
Its:
__________________________________
By:
Its:
AFP REAL ESTATE, LLC
__________________________________
By:
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Its:
9
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EXHIBIT A
Brownfield Plan Amendment
10
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EXHIBIT B
Financial Consideration Between the Parties
Summary of approved Eligible Costs
Eligible Activities Cost
To the Authority $10,673
Administration (10%) $10,673
To the Developer $75,202
State $34,151
Local $41,051
To Brownfield Revolving Funds $75,202
State $34,151
Local $41,051
Total approved costs $161,077
State TIR $68,303
Local TIR $92,774
Page 148 of 157
Agenda Item Review Form
Muskegon Downtown Development
Authority/Brownfield Redevelopment Authority
Commission Meeting Date: June 9, 2026 Title: DDA: Acceptance of Financial Report for
May 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 May 31, 2026
Detailed Summary & Background:
City staff requests approval of the financial report for the period ending May 31, 2026. The current
projected fund balance is $454,964.56.
Significant revenues for May included $5,506 in tax increment revenues generated from captured
taxes associated with tax incentive properties. Significant expenses for the month included staffing
costs, chalet rent, and the Barry's Greenhouse contract.
Goal/Action Item:
2027 Goal 4: Financial Infrastructure
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 X
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A X
Recommended Motion:
I move to approve the May 31, 2026, financial report as presented.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division X
Head
Information
Page 149 of 157
Technology
Other Division Heads
Communication
Legal Review
Page 150 of 157
DDA FOR CITY OF MUSKEGON
Balance As Of 05/31/2026
YTD Balance 25-26 YTD Balance Activity For
Amended
GL Number Description 05/31/2025 Budget 05/31/2026 05/31/2026
Fund: 394 DOWNTOWN DEVELOPMENT AUTH DS
Account Category: Assets
Department: 000
394-000-001 CASH IN BANK 567,067.38 730,479.49 (20,793.37)
Total Department 000: 567,067.38 730,479.49 (20,793.37)
Assets 567,067.38 730,479.49 (20,793.37)
Account Category: Liabilities
Department: 000
394-000-202 ACCOUNTS PAYABLE 1,618.80 0.00 (4,666.45)
Total Department 000: 1,618.80 0.00 (4,666.45)
Liabilities 1,618.80 0.00 (4,666.45)
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 516,659.00 537,000.00 519,427.00 5,506.00
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 0.00
394-000-613 EVENT REVENUE 87,672.11 100,000.00 71,210.60 5,634.63
394-000-665-004970 INTEREST INCOME 1,841.66 1,300.00 1,243.15 0.00
394-000-679-004847 SPONSORSHIP REVENUE - MUSK ART FAIR 13,500.00 12,000.00 36,000.00 1,500.00
394-000-699-200000 OP. TRANS FROM SPECIAL REVENUE 600.00 0.00 0.00 0.00
Total Department 000: 632,272.77 650,300.00 671,365.65 12,640.63
Revenues 632,272.77 650,300.00 671,365.65 12,640.63
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 67,187.78 0.00 76,316.06 9,436.60
394-703-707 OVERTIME 2,442.90 0.00 2,473.51 0.00
394-703-708 VACATION PAY 7,659.99 0.00 4,232.16 763.82
394-703-710 PERSONAL & OTHER LEAVE 469.39 0.00 1,871.74 0.00
394-703-711 HOLIDAY PAY 3,334.63 0.00 3,476.50 0.00
394-703-712 RETIREE HEALTHCARE - GENERAL 2,357.19 0.00 2,422.39 306.00
394-703-714 MERS RETIREMENT SYSTEM 7,313.66 0.00 7,428.87 918.03
394-703-717 HEALTH INSURANCE 19,763.33 0.00 7,080.40 1,082.28
394-703-718 LIFE INSURANCE 327.89 0.00 338.10 41.25
394-703-719 DENTAL INSURANCE 964.99 0.00 497.24 49.92
394-703-721 DISABILITY INSURANCE 296.80 0.00 311.17 38.97
394-703-722 SOCIAL SECURITY 6,047.94 0.00 6,213.68 750.94
394-703-723 WORKERS' COMPENSATION 673.16 0.00 617.95 35.13
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 31,472.12 100,000.00 30,130.28 0.00
394-703-850 TELEPHONE 234.91 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 0.00
Total Department 703: 155,016.04 238,284.00 154,411.95 13,422.94
Department: 778 LAKESHORE ART FESTIVAL
394-778-749 MISCELLANEOUS MATERIAL & SUPPLIES 8,681.16 2,000.00 10,773.66 545.00
394-778-801 CONTRACTUAL SERVICES 12,379.48 20,000.00 14,702.11 2,850.00
394-778-850 TELEPHONE 756.15 700.00 68.71 0.00
394-778-903 ADVERTISING 8,494.88 7,000.00 8,410.49 0.00
Total Department 778: 30,311.67 29,700.00 33,954.97 3,395.00
Department: 780 TASTE OF MUSKEGON
394-780-749 MISCELLANEOUS MATERIAL & SUPPLIES 15.99 0.00 0.00 0.00
394-780-801 CONTRACTUAL SERVICES 25,115.20 0.00 0.00 0.00
Total Department 780: 25,131.19 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
06/01/2026 03:18 PM Page: 1/2
Page 151 of 157
DDA FOR CITY OF MUSKEGON
Balance As Of 05/31/2026
YTD Balance 25-26 YTD Balance Activity For
Amended
GL Number Description 05/31/2025 Budget 05/31/2026 05/31/2026
Fund: 394 DOWNTOWN DEVELOPMENT AUTH DS
Account Category: Expenditures
Department: 808 FARMERS & FLEA MARKET
Total Department 808: 1,023.00 0.00 0.00 0.00
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 183,934.83 145,000.00 205,027.86 11,949.61
394-906-995-400000 OPER. TRANS TO CAPITAL PROJECT 130,000.00 130,000.00 0.00 0.00
Total Department 906: 313,934.83 275,000.00 205,027.86 11,949.61
Expenditures 527,810.31 542,984.00 395,850.72 28,767.55
06/01/2026 03:18 PM Page: 2/2
Page 152 of 157
Agenda Item Review Form
Muskegon Downtown Development
Authority/Brownfield Redevelopment Authority
Commission Meeting Date: June 9, 2026 Title: DDA: Approval of 2026-2027 Budget
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
Staff is asking the DDA to approve the 2026-2027 budget as presented
Detailed Summary & Background:
Staff reviewed historical revenues, expenditures, and operational costs in developing the attached
FY 2026–2027 budget. As part of this review, staff also evaluated sponsorship expenditures from
recent fiscal years.
FY 2023–2024 Sponsorships: $22,800
• Lakeshore Legacy Project (downtown holiday lights)
• Parties in the Park
• Haybales
• MMA Festival of Trees
FY 2025–2026 Sponsorships: $41,623.69
• Pitch Competition with Muskegon Innovation Hub
• Chalet Workshops
• Chalet Rentals
• Parties in the Park
• Haybales
• Michigan Makers Market (Girlfriends Getaway Weekend)
• Lakeshore Legacy Project (downtown holiday lights)
• Snowflakes
FY 2026–2027 Proposed Sponsorships: $33,924
• Michigan Makers Market (Girlfriends Getaway Weekend)
• Haybales
• Lakeshore Legacy Project (downtown holiday lights)
• Snowflakes
• Chalet Rentals
Page 153 of 157
• Chalet Workshops
As the Board considers future sponsorship requests, it is important to recognize that increases in
sponsorship funding reduce the resources available for other DDA priorities, including marketing,
consulting services, strategic planning initiatives, and other economic development activities. Staff
encourages the Board to consider sponsorship requests within the context of the DDA's overall goals,
available resources, and long-term financial sustainability.
Goal/Action Item:
2027 Goal 4: Financial Infrastructure
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:
394- Yes No N/A
Recommended Motion:
I move to approve the 2026-2027 budget as presented.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division X
Head
Information
Technology
Other Division Heads
Communication
Legal Review
Page 154 of 157
BUDGET REPORT FOR CITY OF MUSKEGON
Calculations As Of 06/30/2027
22-23 23-24 24-25 25-26 25-26 25-26 26-27 26-27
Activity Activity Activity Amended Budget Projected Activity Requested Recommended
GL Number Description
Fund: 394 DOWNTOWN DEVELOPMENT AUTH DS
Account Category: Estimated Revenues
394-000-402 PROPERTY TAX 401,043.00 481,207.00 516,659.00 537,000.00 537,000.00 519,427.00 524,621.00 524,621.00
394-000-428 REIMBURSEMENT STATE 0.00 0.00 0.00 0.00 0.00 39,469.06 0.00 0.00
394-000-540 STATE GRANTS 2,625.00 12,750.00 12,000.00 0.00 0.00 0.00 0.00 0.00
394-000-569 STATE GRANTS OTHER 0.00 0.00 0.00 0.00 0.00 6,621.98 0.00 0.00
394-000-613 EVENT REVENUE 112,307.55 100,420.94 98,381.95 100,000.00 100,000.00 71,210.60 100,000.00 100,000.00
394-000-665-004970 INTEREST INCOME 1,139.20 1,867.28 2,071.18 1,300.00 1,300.00 1,243.15 1,600.00 1,600.00
394-000-679-004845 FUNDRAISING REVENUE 4,325.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
394-000-679-004846 SPONSORSHIP REVENUE 352,753.26 280,139.25 0.00 0.00 0.00 0.00 0.00 0.00
394-000-679-004847 SPONSORSHIP REVENUE - MUSK ART F 68,933.47 23,500.00 24,000.00 12,000.00 12,000.00 36,000.00 33,500.00 33,500.00
394-000-684-004800 MISC. & SUNDRY 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
394-000-699-100000 OP. TRANS FROM GENERAL FUND 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
394-000-699-200000 OP. TRANS FROM SPECIAL REVENUE 17,000.00 0.00 600.00 0.00 0.00 0.00 0.00 0.00
394-000-699-300000 OP. TRANS FROM DEBT SERVICE 0.00 3,136.62 0.00 0.00 0.00 0.00 0.00 0.00
394-000-699-400000 OP. TRANS FROM CAPITAL PROJECTS 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Estimated Revenues 960,126.48 903,021.09 653,712.13 650,300.00 650,300.00 673,971.79 659,721.00 659,721.00
Account Category: Appropriations
394-703-702 BUDGETED SALARIES & BENEFITS 1,615.75 777.60 0.00 138,284.00 138,284.00 0.00 140,209.00 140,209.00
394-703-703 SALARY PERMANENT 65,085.47 52,733.51 70,695.55 0.00 0.00 76,316.06 0.00 0.00
394-703-707 OVERTIME 219.85 299.64 2,442.90 0.00 0.00 2,473.51 0.00 0.00
394-703-708 VACATION PAY 3,551.84 16,450.74 7,659.99 0.00 0.00 4,232.16 0.00 0.00
394-703-709 LONGEVITY PAY 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
394-703-710 PERSONAL & OTHER LEAVE 410.30 648.16 469.39 0.00 0.00 1,871.74 0.00 0.00
394-703-711 HOLIDAY PAY 3,865.39 4,020.08 3,803.62 0.00 0.00 3,476.50 0.00 0.00
394-703-712 RETIREE HEALTHCARE - GENERAL 2,257.10 2,206.61 2,430.30 0.00 0.00 2,422.39 0.00 0.00
394-703-714 MERS RETIREMENT SYSTEM 6,822.79 6,639.66 7,535.81 0.00 0.00 7,428.87 0.00 0.00
394-703-717 HEALTH INSURANCE 10,180.87 21,024.76 19,805.39 0.00 0.00 7,080.40 0.00 0.00
394-703-718 LIFE INSURANCE 317.69 315.58 338.77 0.00 0.00 338.10 0.00 0.00
394-703-719 DENTAL INSURANCE 940.35 963.84 967.40 0.00 0.00 497.24 0.00 0.00
394-703-721 DISABILITY INSURANCE 261.79 270.98 306.29 0.00 0.00 311.17 0.00 0.00
394-703-722 SOCIAL SECURITY 5,603.75 5,400.78 6,235.72 0.00 0.00 6,213.68 0.00 0.00
394-703-723 WORKERS' COMPENSATION 424.17 346.26 686.77 0.00 0.00 617.95 0.00 0.00
394-703-724 UNEMPLOYMENT 71.64 13.08 9.93 0.00 0.00 5.77 0.00 0.00
394-703-727 BUDGETED SUPPLIES 0.00 0.00 4,460.00 0.00 0.00 3,129.40 4,000.00 4,000.00
394-703-728 OFFICE SUPPLIES 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
394-703-749 MISCELLANEOUS MATERIAL & SUPPLIE 1,243.61 889.87 0.00 0.00 0.00 0.00 0.00 0.00
394-703-801 CONTRACTUAL SERVICES 26,588.91 63,853.63 38,583.62 100,000.00 100,000.00 30,130.28 40,000.00 40,000.00
394-703-850 TELEPHONE 100.00 299.80 259.72 0.00 0.00 61.42 0.00 0.00
394-703-861 CONFERENCE, TRAINING AND TRAVEL 0.00 0.00 0.00 0.00 0.00 450.00 0.00 0.00
394-703-944 VEHICLE RENTAL 0.00 0.00 0.00 0.00 0.00 7,355.31 6,500.00 8,000.00
394-778-749 MISCELLANEOUS MATERIAL & SUPPLIE 10,360.67 11,018.90 16,597.60 2,000.00 2,000.00 10,773.66 17,000.00 17,000.00
394-778-801 CONTRACTUAL SERVICES 112,924.33 65,048.58 68,660.12 20,000.00 20,000.00 14,702.11 12,000.00 12,000.00
394-778-810 ENGINEERING SERVICES 605.33 0.00 0.00 0.00 0.00 0.00 0.00 0.00
394-778-850 TELEPHONE 487.91 752.38 824.95 700.00 700.00 68.71 700.00 700.00
394-778-861 CONFERENCE, TRAINING AND TRAVEL 130.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
394-778-903 ADVERTISING 36,691.30 19,892.91 13,272.25 7,000.00 7,000.00 8,410.49 8,500.00 8,500.00
394-778-963 BANK CHARGES 3,414.33 2,637.17 0.00 0.00 0.00 0.00 0.00 0.00
394-780-749 MISCELLANEOUS MATERIAL & SUPPLIE 28,129.17 13,131.28 15.99 0.00 0.00 0.00 0.00 0.00
394-780-801 CONTRACTUAL SERVICES 273,589.27 214,304.98 25,115.20 0.00 0.00 0.00 0.00 0.00
394-780-850 TELEPHONE 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
06/02/2026 05:07 PM Page: 1/2
Page 155 of 157
BUDGET REPORT FOR CITY OF MUSKEGON
Calculations As Of 06/30/2027
22-23 23-24 24-25 25-26 25-26 25-26 26-27 26-27
Activity Activity Activity Amended Budget Projected Activity Requested Recommended
GL Number Description
Fund: 394 DOWNTOWN DEVELOPMENT AUTH DS
Account Category: Appropriations
394-780-902 PRINTING 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
394-780-903 ADVERTISING 3,711.68 4,677.79 0.00 0.00 0.00 0.00 0.00 0.00
394-808-801 CONTRACTUAL SERVICES 0.00 0.00 1,277.90 0.00 0.00 0.00 0.00 0.00
394-809-749 MISCELLANEOUS MATERIAL & SUPPLIE 2,411.04 3,261.09 2,393.58 0.00 0.00 2,455.94 0.00 0.00
394-809-850 TELEPHONE 3,240.96 3,137.09 0.00 0.00 0.00 0.00 0.00 0.00
394-906-778 BUDGETED OTHER EXPENSES 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
394-906-801 CONTRACTUAL SERVICES 76,559.40 105,491.15 204,884.93 145,000.00 145,000.00 205,027.86 216,000.00 216,000.00
394-906-861 CONFERENCE, TRAINING AND TRAVEL 255.06 0.00 0.00 0.00 0.00 0.00 0.00 0.00
394-906-903 ADVERTISING 278.62 271.36 0.00 0.00 0.00 0.00 0.00 0.00
394-906-963 REFUNDS/RESALES 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
394-906-992 PRINCIPAL EXP (BONDS) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
394-906-994 INTEREST EXPENSE (BONDS) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
394-906-995 OPERATING TRANSFER OUT 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
394-906-995-400000 OPER. TRANS TO CAPITAL PROJECT 130,000.00 222,651.20 130,000.00 130,000.00 130,000.00 0.00 130,000.00 130,000.00
394-999-995-400000 OPER. TRANS TO CAPITAL PROJECT 0.00 0.00 30,000.00 0.00 0.00 0.00 0.00 0.00
Appropriations 812,350.34 843,430.46 659,733.69 542,984.00 542,984.00 395,850.72 574,909.00 576,409.00
Fund 394 - DOWNTOWN DEVELOPMENT AUTH DS:
TOTAL ESTIMATED REVENUES 960,126.48 903,021.09 653,712.13 650,300.00 650,300.00 673,971.79 659,721.00 659,721.00
TOTAL APPROPRIATIONS 812,350.34 843,430.46 659,733.69 542,984.00 542,984.00 395,850.72 574,909.00 576,409.00
NET OF REVENUES & APPROPRIATIONS: 147,776.14 59,590.63 (6,021.56) 107,316.00 107,316.00 278,121.07 84,812.00 83,312.00
06/02/2026 05:07 PM Page: 2/2
Page 156 of 157
Agenda Item Review Form
Muskegon Downtown Development
Authority/Brownfield Redevelopment Authority
Commission Meeting Date: June 9, 2026 Title: BRA CLOSED SESSION: TIF Capture
Submitted by: Department: Economic Development
Brief Summary:
Detailed Summary & Background:
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:
Yes No N/A
Fund(s) or Account(s): Budget Amendment Needed:
Yes No N/A
Recommended Motion:
Approvals: Name the Policy/Ordinance Followed:
Immediate Division
Head
Information
Technology
Other Division Heads
Communication
Legal Review
Page 157 of 157
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