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CITY OF MUSKEGON
CITY COMMISSION MEETING
May 13, 2025 @ 5:30 PM
MUSKEGON CITY COMMISSION CHAMBERS
933 TERRACE STREET, MUSKEGON, MI 49440
AGENDA
☐ CALL TO ORDER:
☐ PRAYER:
☐ PLEDGE OF ALLEGIANCE:
☐ ROLL CALL:
☐ HONORS, AWARDS, AND PRESENTATIONS:
☐ PUBLIC HEARINGS:
A. Brownfield Plan Amendment- 351 W. Western Ave., 351 Phase II, LLC
Economic Development
B. Neighborhood Enterprise Zone Certificate - 1542 Adams Ave. Economic
Development
C. Neighborhood Enterprise Zone Certificate - 397 Marquette Ave.
Economic Development
D. Neighborhood Enterprise Zone Certificate - 303 Terrace Point Circle
Economic Development
☐ FEDERAL/STATE/COUNTY OFFICIALS UPDATE:
☐ PUBLIC COMMENT ON AGENDA ITEMS:
☐ CONSENT AGENDA:
A. Approval of Minutes City Clerk
B. Sale of 283 & 287 E Walton Planning
C. Sale of 1067 Sophia Planning
D. Sale of 444 Adams Planning
E. Liquid Sodium Hypochlorite Renewal Public Works
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F. Contractor selection- 1698 Wood St. Community & Neighborhood
Services
G. South Breakwater Pier Gate Lease Amendment Public Works
H. Extension of Partnership Agreement: Boys & Girls Club of the Muskegon
Lakeshore DPW- Parks
I. Resolution for Charitable Gaming License - Restoration Restore a
Generation City Clerk
J. Fleet Vehicle Replacements Public Works
K. Energy Performance Contract Consultant Public Works
L. Sick Leave Extension for Employee Public Safety
M. Resolution of Support for the Design of Apple Avenue Public Works
N. Resolution of Support for City Ownership of Apple Avenue Public Works
O. Concur with CRC Recommendation City Clerk
P. Resolution for Watch Muskegon Day Manager's Office
☐ UNFINISHED BUSINESS:
☐ NEW BUSINESS:
☐ ANY OTHER BUSINESS:
☐ GENERAL PUBLIC COMMENT:
► Reminder: Individuals who would like to address the City Commission shall do the following: ►Fill out a
request to speak form attached to the agenda or located in the back of the room. ► Submit the form to
the City Clerk. ► Be recognized by the Chair. ► Step forward to the microphone. ► State name. ►Limit of
3 minutes to address the Commission.
☐ CLOSED SESSION:
☐ 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
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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.
clerk@shorelinecity.com
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Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: Brownfield Plan Amendment- 351 W.
Western Ave., 351 Phase II, LLC
Submitted by: Jake Eckholm, Development Department: Economic Development
Services Director
Brief Summary:
351 Phase II, LLC is requesting consideration of their brownfield plan amendment for the
redevelopment project located at 351 West Western Avenue.
Detailed Summary & Background:
The City of Muskegon Brownfield Redevelopment Authority has received a request for approval of a
Brownfield Plan Amendment under Act 381 for the 351 Phase II Redevelopment Project. The
proposed amendment involves the redevelopment of approximately 0.5 acres of partially improved
and vacant land located at the corner of W. Western Ave. and 2nd Street in downtown Muskegon.
The project, led by 351 Phase II, LLC, will transform the property into a mixed-use development
featuring 64 new residential units (41 studios and 23 one-bedroom units), and approximately 3,112
square feet of first-floor retail space. This addition will enhance the existing Lake View Lofts project,
which currently comprises 20 residential units, bringing the total to 84 units.
Approximately 50% of the new units (32 units) will be designated for tenants earning 120% of the area
median income or less for a period of 30 years. The project is expected to commence in summer/fall
2025 and be completed within a 15-month construction period. The total capital investment is
estimated at $27.7 million. The amendment allows for the use of tax increment financing (TIF) to
reimburse the developer for eligible activities totaling $6,540,560. This includes baseline environmental
assessment activities, housing development activities, site preparation, infrastructure improvements,
and potential rent loss. The Brownfield Redevelopment Authority's administrative costs are expected
to be $384,333 and $353,829 for the Local Brownfield Revolving Fund.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Diverse housing types
Progress toward completion of ongoing economic development projects
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
Amount Requested: Budgeted Item:
N/A
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Yes No N/A
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A
Recommended Motion:
I move to close the public hearing and approve the Brownfield Plan Amendment for 351 Phase II,
LLC.
Approvals: Guest(s) Invited / Presenting:
Immediate Division
Head No
Information
Technology
Other Division Heads
Communication
Legal Review
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RESOLUTION APPROVING BROWNFIELD PLAN AMENDMENT
351 Phase II, LLC (351 West Western Avenue)
County of Muskegon, Michigan
2025-April-8
Minutes of a Regular Meeting of the City Commission of the City of Muskegon, County of
Muskegon, Michigan (the "City"), held in the City Commission Chambers on the 8th day of April,
2025 at 5:30 p.m., prevailing Eastern Time.
PRESENT:
ABSENT:
The following preamble and resolution were offered by ______________ and
supported by ______________.
WHEREAS, in accordance with the provisions of Act 381, Public Acts of Michigan, 1996,
as amended ("Act 381"), the City of Muskegon Brownfield Redevelopment Authority (the
"Authority") has prepared and approved a Brownfield Plan Amendment; and
WHEREAS, a Development and Reimbursement Agreement (the "DRA") has been entered into
by and among the Authority, the City, and the Developer, outlining the terms and conditions for the
reimbursement of eligible activities using Brownfield Tax Increment Financing (TIF) revenue; and
WHEREAS, the Authority has forwarded the Brownfield Plan Amendment, to the City
Commission requesting its approval of the Brownfield Plan Amendment; and
NOW, THEREFORE, BE IT RESOLVED THAT:
1. That the Brownfield Plan constitutes a public purpose under Act 381.
2. That the Brownfield Plan meets all the requirements of Section 13(1) of Act 381.
3. That the proposed method of financing the costs of the eligible activities, as identified
in the Brownfield Plan and defined in Act 381, is feasible and the Authority has the
authority to arrange the financing.
4. That the costs of the eligible activities proposed in the Brownfield Plan are
reasonable and necessary to carry out the purposes of Act 381.
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5. That the amount of captured taxable value estimated to result from the adoption of the
Brownfield Plan is reasonable.
6. That the Brownfield Plan Amendment is approved and is effective immediately.
7. That all resolutions or parts of resolutions in conflict herewith shall be and the same are
hereby rescinded.
Be it Further Resolved that the Mayor and City Clerk are hereby authorized to execute all
documents necessary or appropriate to implement the provisions of the Brownfield Plan.
AYES:
NAYS:
ABSENT:
RESOLUTION DECLARED APPROVED.
_____________________________________
Ann Meisch, City Clerk
_____________________________________
Ken Johnson, Mayor
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I hereby certify that the foregoing is a true and complete copy of a resolution adopted by the
City Commission of the City of Muskegon, County of Muskegon, State of Michigan, at a regular
meeting held on April 8, 2025 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, as amended, and that the minutes of said meetingwere kept and will be or have
been made available as required by said Act.
______________________________
Ann Meisch, City Clerk
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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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March ‘17
II. The applicant works with the City of Muskegon staff/ Brownfield Consultant and evaluates
whether inclusion in the Brownfield Plan is appropriate and beneficial to the proposed
development project. If it is, the applicant prepares and submits a Brownfield Plan
Application, (see Fees above). The Plan Amendment is required to be completed by the
applicant and/or their consultant/attorney.
III. The Applicant works with the City Planning & Economic Development Staff/Brownfield
consultant to refine/ modify the Plan Amendment as necessary
IV. The City schedules a Brownfield Redevelopment Authority (BRA) Meeting. The
Brownfield Redevelopment Authority considers a resolution approving the Brownfield
Plan Amendment and, if approved, recommends approval to the City Commission.
V. The Developer/business prepares and submits a Development and Reimbursement
Agreement to the City. This is reviewed and negotiated. When finalized, it is presented to
the BRA for approval and forwarded to the City Commission for approval.
VI. The City Commission adopts a resolution providing notice to taxing jurisdictions and
applicable State Agencies (MDEA and/or MSF) setting a public hearing (the City
Commission meets on the second and fourth Tuesday of each month, agenda items must
be prepared by the Tuesday prior to City Commission meeting).
VII. The City posts a notice of the public hearing. Not less than 10 days prior to the public
hearing. The City sends notice of the public hearing to the legislative body of each taxing
unit levying taxes subject to capture, as well as the MDEQ for plans including eligible
environmental response activities and to the Michigan Strategic Fund (MSF) for plans
including eligible non-environmental costs, not less than 10 days prior to the public
hearing. The City Commission holds a public hearing on the adoption of the resolution
approving the Brownfield Plan (not less than 10 days after sending notice of the proposed
Brownfield Plan Amendment to the taxing jurisdictions).
VIII. If the City Commission approves the Brownfield Plan Amendment, the
Developer/Business develops an Act 381 work plan for the “eligible activities”. The
Brownfield Authority submits the Act 381 to the appropriate state agency (MDEQ for
eligible environmental response activities, MSF for Demolition, Public Infrastructure
Improvements, Site Preparation, Lead and Asbestos Abatement) for review and approval.
IX. The City of Muskegon will notify the County Assessor of the Plan Amendment.
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City of Muskegon
Brownfield Redevelopment Authority
Application for Inclusion in the Muskegon Brownfield Plan
This application requests information that may be utilized to amend the “City of Muskegon
Brownfield Redevelopment Authority Brownfield Plan”, as originally approved by the City
Commission of the City of Muskegon on April 14, 1998. Please complete the information
requested below and return to the Planning Department, City of Muskegon. In order to process
the application, a fee of $5,000 is required.
Applicant Information
Company Name (Developer/Business): 351 Phase II LLC
Contact Person and Title: Josh Canale, Manager
Contact Person Mailing Address: 351 W. Western Ave., Apt. 2C
Muskegon, Michigan 49440
Contact Person’s Phone Number: (312) 451-6629 Fax No.
josh@greatlakesdevgroup.com
Contact Person’s E-Mail Address:
Project Information
Location of Eligible Property: Corner of W. Western Ave and 2nd Street in downtown Muskegon
Legal Description/Parcel Number: See Exhibit A.
Property Ownership: Owned under Land Contract.
Current Use of Property: Part of the Property is improved with Phase I building with the balance for
Phase II being vacant.
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)? No (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)? No (Please
provide supporting information.)
Is the applicant’s property “functionally obsolete” (as defined by P.A. 381 of 1996)? No
(Please provide supporting information.)
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CITY OF MUSKEGON
BROWNFIELD REDEVELOPMENT
AUTHORITY
BROWNFIELD PLAN AMENDMENT
351 PHASE II
REDEVELOPMENT PROJECT
March 6, 2025
Original Plan Approved by the Board of the City of Muskegon Brownfield Redevelopment
Authority on February 23, 1998, as amended, including this Amendment on ________.
Original Plan Approved by the City Commission of the City of Muskegon on
April 14, 1998, as amended, including this Amendment on ___________.
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City of Muskegon Brownfield Plan Amendment
351 Phase II Redevelopment Project
CITY OF MUSKEGON
BROWNFIELD REDEVELOPMENT AUTHORITY
BROWNFIELD PLAN
INDEX
Page
I. INTRODUCTION 1
II. GENERAL PROVISIONS 1
A. Costs of the Brownfield Plan 1
B. Maximum Amount of Indebtedness 2
C. Duration of the Brownfield Plan 2
D. Displacement/Relocation of Individuals on
Eligible Properties 2
E. Local Site Remediation Revolving Fund 2
III. SITE SPECIFIC PROVISIONS 3
A. Kirksey/Anaconda Property (Approved 4/14/98)
B. Dilesco Corporation Property (Approved 8/11/98)
C. Beacon Recycling (Approved 7/11/00)
D. Verplank Dock Company (Approved 5/27/03)
E. Gillespie Development Property (Approved 8/12/03))
F. Loft Properties, LLC Property (Approved 8/12/03)
G. Parmenter O’Toole Property (Approved 8/12/03)
H. “The WaterMark” Project (Approved 5/25/04)
I. Northern Machine Tool (Approved July 13, 2004)
J. Terrace Lots Office Building (Approved July 13, 2004)
K. Art Works Apartments (Approved July 27, 2004)
L. Former Muskegon Mall (Approved October 12, 2004)
M. Vida Nova at Edison Landing (Approved 10/10/06)
N. Western Ave. Properties LLC and Port City Development Services, LLC
(Approved 10/10/06)
O. Viridian Place at Edison Landing (Approved 10/24/06)
P. Hot Rod Harley (Approved March 27, 07)
Q. Sidock Building Project (Approved June 12, 07)
R. Heritage Square Town Homes (Approved 1/8/08)
S. Betten Auto Dealerships (Approved 5/13/08)
T. Parkland Muskegon Mixed Use Project (Approved 6/24/08)
U. Terrace Point Landing Redevelopment Project (Approved 5/14/13)
(Amended ________)
V. P&G Holdings NY, LLC (Approved 1/10/17)
W. XXXXXXXXXX
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I. INTRODUCTION
In order to promote the revitalization of commercial, industrial, and residential properties
within the boundaries of the City of Muskegon (the “City”), the City established the City
of Muskegon Brownfield Redevelopment Authority (the “Authority”) pursuant to the
Brownfield Redevelopment Financing Act, P.A. 381 of 1996, as amended (“Act 381”),
and a resolution adopted by the Muskegon City Commission on February 10, 1998.
Terms defined in Act 381 and applicable sections of the statute are noted in italics
throughout this document.
The major purpose of this Brownfield Plan (“Plan”) was to promote the redevelopment of
eligible properties within the City that are impacted by the presence of hazardous
substances in concentrations that exceed Michigan’s Part 201 Generic Cleanup Criteria
(“facilities”) or that have been determined to be Functionally Obsolete, Blighted, Historic
Resources, or Housing Property. Inclusion of property within this Plan can facilitate
financing of environmental response activities, infrastructure improvements, demolition,
lead or asbestos abatement, and site preparation activities, and housing development
activities at eligible properties; and may also provide other incentives to eligible
taxpayers willing to invest in revitalization of eligible properties. By facilitating
redevelopment of underutilized eligible properties, the Plan is intended to promote
economic growth for the benefit of the residents of the City and all taxing units located
within and benefited by the Authority.
This Plan is intended to be a living document, which can be amended as necessary to
achieve the purposes of Act 381. It is specifically anticipated that properties will be
continually added to the Plan as new projects are identified. The Plan contains general
provisions applicable to the Plan, as well as property-specific information for each
project. The applicable Sections of Act 381 are noted throughout the Plan for reference
purposes.
This Brownfield Plan contains the information required by Section 13(2) of Act 381, as
amended. Additional information is available from the Muskegon City Manager or the
Director of Planning and Economic Development.
II. GENERAL PROVISIONS
A. Costs of the Brownfield Plan (Section 13(2)(a))
Any site-specific costs of implementing the Plan are described in the site-specific
section of the Plan. Site-specific sources of funding may include tax increment
financing revenue generated from new development on eligible brownfield
properties, state and federal grant or loan funds, and/or private parties. Where
private parties finance the costs of eligible activities under the Plan, tax
increment revenues may be used to reimburse the private parties. The initial
costs related to preparation of the Plan were funded by the City's general fund.
Subsequent amendments to the Plan may be funded by the person requesting
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inclusion of a project in the Plan, and if eligible, may be reimbursed through tax
increment financing.
The Authority intends to pay for administrative costs and all of the things
necessary or convenient to achieve the objectives and purposes of the Authority
with fees charged to applicants to be included in the Plan and any eligible tax
increment revenues collected pursuant to the Plan, in accordance with the
provisions of Act 381, including, but not limited to:
i) the cost of financial tracking and auditing the funds of the Authority,
ii) costs for amending and/or updating the Plan, including legal fees, and
iii) costs for Plan implementation
Tax increment revenues that may be generated and captured by this Plan are
identified in the site-specific sections of this Plan.
B. Summary of the Eligible Activities Proposed for Eligible Property
(Section 13(2)(b))
The site-specific sections of the Plan will outline the eligible activities proposed
for each eligible property. Site-specific eligible activities may include any eligible
activity allowed under Act 381.
C. Estimate of the Captured Taxable Value and Tax Increment Revenues
for Each Year of the Plan from Eligible Property (Section 13(2)(c))
The site-specific sections of the Plan will outline the estimated captured taxable
value and tax increment revenues for each year generated from the eligible
property. Capture may include the use of part or all of the captured taxable
value, including deposits into the local brownfield revolving fund. Capture will be
allowed to the extent authorized under Act 381.
D. Method for Financing Costs of Plan and Bonded Indebtedness (Section
13(2)(d) and (e))
The City or Authority may incur some debt on a site-specific basis. Please refer
to the site-specific section of the Plan for details on any debt to be incurred by
the City or Authority. When a property proposed for inclusion in the Plan is in an
area where tax increment financing is a viable option, the Authority intends to
enter into Development and Reimbursement Agreement with the property
owners/developers of properties included in the Plan to reimburse them for the
costs of eligible activities undertaken pursuant to the Plan. Financing
arrangements will be specified in the Development and Reimbursement
Agreement, and also identified in the site-specific section of the Plan.
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E. Proposed Beginning Date and Duration of the Brownfield Plan (Section
13(2)(f))
The Plan, as it applies to a site-specific eligible property, shall be effective up to
five (5) years after the year in which the total amount of any tax increment
revenue captured is equal to the total costs of eligible activities attributable to
the specific eligible property, or thirty (30) years from the date of first tax
capture under the Plan as it relates to an individual site, whichever is less. The
total costs of eligible activities include the cost of principal and interest on any
note or obligation issued by the Authority to pay for the costs of eligible
activities, the reasonable costs of a Work Plan, the actual costs of the Michigan
Department of Environment, Great Lakes and Energy, Michigan Strategic Fund,
or Michigan State Housing Development Authority’s review of the work plan,
and implementation of the eligible activities.
F. Estimate of Future Tax Revenues of all Taxing
Jurisdictions (Section 13(2)(g))
The site-specific sections of the Plan will outline the future tax revenues of all
taxing jurisdictions with the inclusion of a tax increment financing table
highlighted the projected revenues in accordance with Act 381.
G. Legal Description of the Eligible Property (Section
13(2)(h))
The site-specific sections of the Plan will outline the eligible property included in
the Plan in accordance with Act 381.
H. Displacement/Relocation of Individuals on Eligible
Properties (Section 13(2)(i),(j)(k)(l))
The site-specific section of the Plan will address these criteria if they are present
at the time of amendment consideration to the Plan.
I. Local Brownfield Revolving Fund (Section 8; Section 13(5)(b))
Whenever the Plan includes a property for which taxes will be captured through
Tax Increment Financing (“TIF”) provided by Act 381, it is the Authority's intent to
establish a Local Brownfield Revolving Fund ("Fund") and deposit funds into the
Fund. The Fund will consist of tax increment revenues that exceed the costs of
eligible activities incurred on an eligible property, as specified in Section 13(5) of
Act 381. Section 13(5) authorizes the capture of TIF from an eligible property for
up to 5 years after the time that capture is required for the purposes of
reimbursing the costs of eligible activities identified in the Plan. It is the intention
of the Authority to continue to capture tax increment revenues for up to 5 years
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after eligible activities are funded from those properties identified for tax capture
in the Plan, provided that the time frame allowed by Act 381 for tax capture is
sufficient to accommodate capture to capitalize a Fund. The amount of school
operating taxes captured for the Fund will be limited to the amount of school
operating taxes captured for eligible department specific activities under the Plan.
It may also include funds appropriated or otherwise made available from public or
private sources.
The Fund may be used to reimburse the Authority, the City, and private
parties for the costs of eligible activities at eligible properties and other costs
as permitted by Act 381. It may also be used for eligible activities on eligible
property for which there is no ability to capture tax increment revenues. The
establishment of the Fund will provide additional flexibility to the Authority in
facilitating redevelopment of brownfield properties by providing another
source of financing for necessary eligible activities.
III. SITE SPECIFIC PROVISIONS
XX. 351 PHASE II REDEVELOPMENT PROJECT
1. Eligibility and Project Description(Sec. 13(2)(h))
Project Description
The eligible property comprising the 351 Phase II Redevelopment Project
included in this Plan is approximately 0.5 acres of partially improved and vacant
land located at the corner of W. Western Ave. and 2nd Street in downtown
Muskegon, Michigan (see Attachment A-1). The parcel numbers/legal
description of the eligible property are:
Parcel #61-24-233-000-0007-01; Legal description as follows:
CITY OF MUSKEGON DOWNTOWN MUSKEGON DEVELOPMENT CENTER NO 1 A SITE
CONDOMINIUM UNIT 7A
Parcel #61-24-233-000-0007-02; Legal description as follows:
CITY OF MUSKEGON DOWNTOWN MUSKEGON DEVELOPMENT CENTER NO 1 A SITE
CONDOMINIUM UNIT 7B
Parcel #61-24-233-000-0007-03; Legal description as follows:
CITY OF MUSKEGON DOWNTOWN MUSKEGON DEVELOPMENT CENTER NO 1 A SITE
CONDOMINIUM UNIT 7C
The eligible property includes all real and new taxable personal property.
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351 Phase II, LLC (the “Developer”) will redevelop two of the remaining vacant
parcels of the former Muskegon Mall property located at the corner of W.
Western Ave. and 2nd Street in downtown Muskegon (the “Property”) into a
mixed-use project with residential and first-floor retail space (the “Project”). The
Project will include department specific activities (i.e. baseline environmental
assessment activities) and housing development activities to support
development of a new mixed-use development at the Property.
The Project involves the construction of a new five (5) story mixed-use addition to
the original Lake View Lofts project and includes a mix of studio and one-
bedroom units with approximately 3,112 square feet of first floor retail space with
residential units above located at the corner of W. Western Ave. and 2nd Street.
In total, the Project will include sixty-four (64) new residential units (adding to the
existing twenty (20) units for a total of 84 units), consisting of forty-one (41)
studios and twenty-three (23) one-bedroom units. The Developer is seeking to
utilize the new Housing TIF program and intends to designate fifty percent (50%)
of the new units (32 units) for tenants earning 120% area median income or less
for a period of thirty (30) years. The Project will facilitate the development of
housing projected to be rented to households earning 120% of the area median
income or less, of which there is a demand for 698 units by 2027 as identified by
the City of Muskegon Housing Needs Assessment, linked below:
https://muskegon-mi.gov/cresources/Muskegon-Housing-Needs-Assessment-23-
27.pdf
The Project is expected to include construction of new covered parking that will
support the housing. The Project is expected to commence in summer/fall 2025
and be completed over a 15-month construction period. Total capital investment
is estimated at approximately $27.7 million. A proposed site plan is included in
Attachment A-2.
Eligible Activities, Financing, Cost of Plan (Sec. 13(2) (a),(b),(c),(d),(e),(g))
Developer will seek tax increment financing (“TIF”) from available local taxes and
state school taxes, as applicable, for eligible activities conducted on the Property,
including department specific activities (i.e. baseline environmental assessment
activities) and housing development activities. The chart below presents
estimated costs of the eligible activities for the Project that qualify for TIF
reimbursement.
Eligible Activities
Baseline Environmental Assessment Activities $ 33,000
Housing Development Activities
- Infrastructure Improvements $ 860,000
- Site Preparation $ 75,000
- Potential Rent Loss $ 5,542,560
5 3/7/2025
Page 19 of 288
City of Muskegon Brownfield Plan Amendment
351 Phase II Redevelopment Project
Sub-total $ 6,510,560
Brownfield Plan/Work Plan Preparation and
Development $ 30,000
Total Eligible Activities
to be paid for under this Plan $ 6,540,560
The eligible activities described above will occur on the Property and are further
described as follows:
1. Department Specific Activities. Costs associated with due diligence
for acquisition of the Property, including Phase I & II Environmental
Site Assessment preparation costs.
2. Housing Development Activities. Housing development activities
include financing gap support (i.e. potential rent loss) that supports
delivery of attainable housing, site preparation to support housing
property, and infrastructure improvements to support housing
property. See Attachment A-4 for Housing Subsidy Calculation.
3. Brownfield/Work Plan Preparation and Development: Costs
incurred to prepare and develop this brownfield plan and a work
plan, as required per Act 381 of 1996, as amended.
An estimate of the captured taxable value and future tax increment revenues,
which includes the impact on the taxing jurisdictions, is attached as Attachment
A-3.
The cost to conduct the Project eligible activities included in this Plan will be
initially provided by 351 Phase II, LLC and they will seek reimbursement for
eligible activities through tax increment financing from local and state taxes. The
Downtown Development Authority Tax Increment Financing Plan (“DDA TIF
Plan”) has priority for capture of incremental property tax capture from the
Property. The Project has requested support from the DDA to waive its capture
so the Authority may capture 100% of the available captured taxable value from
the Property to reimburse the developer for eligible activities incurred for the
Project. This Plan assumes 100% capture of the captured taxable value
generated from the Project. No advances via bond or notes will be made from
the City for this Plan.
Basis of Eligibility:
The Property is considered “Housing Property” under Act 381. Therefore, the
Property is considered "Eligible Property" under Act 381 of 1996, as amended.
6 3/7/2025
Page 20 of 288
City of Muskegon Brownfield Plan Amendment
351 Phase II Redevelopment Project
Effective Date of Inclusion in Brownfield Plan and Duration of Capture (Sec.
13(2)(f) and Sec. 13b(16)
The 351 Phase II Redevelopment Project was added to the Plan upon adoption
of this Plan Amendment by the City of Muskegon City Commission. The
proposed beginning date and duration of capture will commence in 2027 and
reimbursement will continue until the earlier of full reimbursement or through
taxes captured from the 2056 tax year, plus up to five (5) years of capture for
deposit into the Fund, if available.
Estimates of the number of persons residing on each eligible property to
which the plan applies and the number of families and individuals to be
displaced. If occupied residences are designated for acquisition and
clearance by the authority, the plan must include a demographic survey of
the persons to be displaced, a statistical description of the housing supply
in the community, including the number of private and public units in
existence or under construction, the condition of those in existence, the
number of owner-occupied and renter-occupied units, the annual rate of
turnover of the various types of housing and the range of rents and sale
prices, an estimate of the total demand for housing in the community, and
the estimated capacity of private and public housing available to displaced
families and individuals. (MCLA 125.2663(2)(i))
The portion of the Property the expansion will take place on is vacant and does
not currently have anyone residing on it. Therefore, the Project will not result in
any displacement of individuals. This Section is inapplicable as the Plan will not
displace anyone.
A plan for establishing priority for the relocation of persons displaced by
implementation of the Plan, if applicable. (MCLA 125.2663(2)(j))
This Section is inapplicable as the Plan will not displace anyone.
Provision for the costs of relocating persons displaced by implementation
of the Plan, and financial assistance and other reimbursement of expenses,
if any. (MCLA 125.2663(2)(k))
This Section is inapplicable as the Plan will not displace anyone.
A strategy for compliance with the Michigan Relocation Assistance Act, if
applicable. (MCLA 125.2663(2)(l))
This Section is inapplicable as the Plan will not displace anyone.
7 3/7/2025
Page 21 of 288
City of Muskegon Brownfield Plan Amendment
351 Phase II Redevelopment Project
Other material that the Authority or the City Council considers pertinent.
(MCLA 125.2663(2)(m))
The Project will provide new much-needed attainable and market rate housing,
as well as providing long-term increased property tax base to the City of
Muskegon. The Project will redevelop two vacant parcels in downtown
Muskegon at the site of the former Muskegon Mall.
8 3/7/2025
Page 22 of 288
City of Muskegon Brownfield Plan Amendment
351 Phase II Redevelopment Project
ATTACHMENT A-1
SITE MAP
9 3/7/2025
Page 23 of 288
Page 24 of 288
City of Muskegon Brownfield Plan Amendment
351 Phase II Redevelopment Project
ATTACHMENT A-2
PROPOSED SITE PLAN
10 3/7/2025
Page 25 of 288
Page 26 of 288
City of Muskegon Brownfield Plan Amendment
351 Phase II Redevelopment Project
ATTACHMENT A-3
TAX INCREMENT FINANCING TABLE
11 3/7/2025
Page 27 of 288
Tax Increment Revenue Capture Estimates - Commercial (Phase I)
Lake View Lofts
Muskegon, Michigan
March 6, 2025
Estimated Taxable Value (TV) Increase Rate:
2% per year Commercial Facilities Exemption
Plan Year 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18
Calendar Year 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043
Base Taxable Value $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200
Estimated New TV $ 352,200 $ 352,200 $ 359,244 $ 366,429 $ 373,757 $ 381,233 $ 388,857 $ 396,634 $ 404,567 $ 412,658 $ 420,912 $ 429,330 $ 437,916 $ 446,675 $ 455,608 $ 464,720 $ 474,015 $ 483,495 $ 493,165
Incremental Difference (New TV - Base TV) $ - $ - $ 7,044 $ 14,229 $ 21,557 $ 29,033 $ 36,657 $ 44,434 $ 52,367 $ 60,458 $ 68,712 $ 77,130 $ 85,716 $ 94,475 $ 103,408 $ 112,520 $ 121,815 $ 131,295 $ 140,965
School Capture Millage Rate
State Education Tax (SET) 6.0000 $ - $ - $ 42 $ 85 $ 129 $ 174 $ 220 $ 267 $ 314 $ 363 $ 412 $ 463 $ 514 $ 567 $ 620 $ 675 $ 731 $ 788 $ 846
School Operating Tax 18.0000 $ - $ - $ 127 $ 256 $ 388 $ 523 $ 660 $ 800 $ 943 $ 1,088 $ 1,237 $ 1,388 $ 1,543 $ 1,701 $ 1,861 $ 2,025 $ 2,193 $ 2,363 $ 2,537
School Total 24.0000 $ - $ - $ 169 $ 341 $ 517 $ 697 $ 880 $ 1,066 $ 1,257 $ 1,451 $ 1,649 $ 1,851 $ 2,057 $ 2,267 $ 2,482 $ 2,700 $ 2,924 $ 3,151 $ 3,383
Local Capture Millage Rate
County Operating 5.6097 $ - $ - $ 40 $ 80 $ 121 $ 163 $ 206 $ 249 $ 294 $ 339 $ 385 $ 433 $ 481 $ 530 $ 580 $ 631 $ 683 $ 737 $ 791
City Operating 9.8554 $ - $ - $ 69 $ 140 $ 212 $ 286 $ 361 $ 438 $ 516 $ 596 $ 677 $ 760 $ 845 $ 931 $ 1,019 $ 1,109 $ 1,201 $ 1,294 $ 1,389
City Sanitation 2.9364 $ - $ - $ 21 $ 42 $ 63 $ 85 $ 108 $ 130 $ 154 $ 178 $ 202 $ 226 $ 252 $ 277 $ 304 $ 330 $ 358 $ 386 $ 414
Hackley Library 2.3516 $ - $ - $ 17 $ 33 $ 51 $ 68 $ 86 $ 104 $ 123 $ 142 $ 162 $ 181 $ 202 $ 222 $ 243 $ 265 $ 286 $ 309 $ 331
County Veterans 0.0739 $ - $ - $ 1 $ 1 $ 2 $ 2 $ 3 $ 3 $ 4 $ 4 $ 5 $ 6 $ 6 $ 7 $ 8 $ 8 $ 9 $ 10 $ 10
Senior Citizens Svc 0.4921 $ - $ - $ 3 $ 7 $ 11 $ 14 $ 18 $ 22 $ 26 $ 30 $ 34 $ 38 $ 42 $ 46 $ 51 $ 55 $ 60 $ 65 $ 69
Central Dispatch 0.2952 $ - $ - $ 2 $ 4 $ 6 $ 9 $ 11 $ 13 $ 15 $ 18 $ 20 $ 23 $ 25 $ 28 $ 31 $ 33 $ 36 $ 39 $ 42
Comm College 2.1693 $ - $ - $ 15 $ 31 $ 47 $ 63 $ 80 $ 96 $ 114 $ 131 $ 149 $ 167 $ 186 $ 205 $ 224 $ 244 $ 264 $ 285 $ 306
MAISD 4.6773 $ - $ - $ 33 $ 67 $ 101 $ 136 $ 171 $ 208 $ 245 $ 283 $ 321 $ 361 $ 401 $ 442 $ 484 $ 526 $ 570 $ 614 $ 659
City Museum 0.3169 $ - $ - $ 2 $ 5 $ 7 $ 9 $ 12 $ 14 $ 17 $ 19 $ 22 $ 24 $ 27 $ 30 $ 33 $ 36 $ 39 $ 42 $ 45
Local Total 28.7778 $ - $ - $ 203 $ 409 $ 620 $ 835 $ 1,055 $ 1,279 $ 1,507 $ 1,740 $ 1,977 $ 2,220 $ 2,467 $ 2,719 $ 2,976 $ 3,238 $ 3,506 $ 3,778 $ 4,057
Non-Capturable Millages Millage Rate
Hackley Debt 0.4999 $ - $ - $ 4 $ 7 $ 11 $ 15 $ 18 $ 22 $ 26 $ 30 $ 34 $ 39 $ 43 $ 47 $ 52 $ 56 $ 61 $ 66 $ 70
MPS Debt 2020 0.0500 $ - $ - $ 0 $ 1 $ 1 $ 1 $ 2 $ 2 $ 3 $ 3 $ 3 $ 4 $ 4 $ 5 $ 5 $ 6 $ 6 $ 7 $ 7
MPS Debt 2021 7.7000 $ - $ - $ 54 $ 110 $ 166 $ 224 $ 282 $ 342 $ 403 $ 466 $ 529 $ 594 $ 660 $ 727 $ 796 $ 866 $ 938 $ 1,011 $ 1,085
Comm College Debt 0.2700 $ - $ - $ 2 $ 4 $ 6 $ 8 $ 10 $ 12 $ 14 $ 16 $ 19 $ 21 $ 23 $ 26 $ 28 $ 30 $ 33 $ 35 $ 38
MPS Sinking Fund 0.9712 $ - $ - $ 7 $ 14 $ 21 $ 28 $ 36 $ 43 $ 51 $ 59 $ 67 $ 75 $ 83 $ 92 $ 100 $ 109 $ 118 $ 128 $ 137
Total Non-Capturable Taxes 9.4911 $ - $ - $ 67 $ 135 $ 205 $ 276 $ 348 $ 422 $ 497 $ 574 $ 652 $ 732 $ 814 $ 897 $ 981 $ 1,068 $ 1,156 $ 1,246 $ 1,338
Total Tax Increment Revenue (TIR) Available for Capture $ - $ - $ 372 $ 751 $ 1,138 $ 1,532 $ 1,935 $ 2,345 $ 2,764 $ 3,191 $ 3,626 $ 4,071 $ 4,524 $ 4,986 $ 5,458 $ 5,939 $ 6,429 $ 6,929 $ 7,440
Footnotes:
Assumes millages rates remain the same
Page 28 of 288
Tax Increment Revenue Capture Estimates - Commercial (Phase I)
Lake View Lofts
Muskegon, Michigan
March 6, 2025
Estimated Taxable Value (TV) Increase Rate:
Plan Year 19 20 21 22 23 24 25 26 27 28 29 30 31 TOTAL
Calendar Year 2044 2045 2046 2047 2048 2049 2050 2051 2052 2053 2054 2055 2056
Base Taxable Value $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200 $ 352,200
Estimated New TV $ 503,028 $ 513,089 $ 523,351 $ 533,818 $ 544,494 $ 555,384 $ 566,492 $ 577,821 $ 589,378 $ 601,165 $ 613,189 $ 625,452 $ 637,962 $ 637,962
Incremental Difference (New TV - Base TV) $ 150,828 $ 160,889 $ 171,151 $ 181,618 $ 192,294 $ 203,184 $ 214,292 $ 225,621 $ 237,178 $ 248,965 $ 260,989 $ 273,252 $ 285,762 $ 285,762
School Capture Millage Rate
State Education Tax (SET) 6.0000 $ 905 $ 965 $ 1,027 $ 1,090 $ 1,154 $ 1,219 $ 1,286 $ 1,354 $ 1,423 $ 1,494 $ 1,566 $ 1,640 $ 1,715 $ 24,047
School Operating Tax 18.0000 $ 2,715 $ 2,896 $ 3,081 $ 3,269 $ 3,461 $ 3,657 $ 3,857 $ 4,061 $ 4,269 $ 4,481 $ 4,698 $ 4,919 $ 5,144 $ 72,141
School Total 24.0000 $ 3,620 $ 3,861 $ 4,108 $ 4,359 $ 4,615 $ 4,876 $ 5,143 $ 5,415 $ 5,692 $ 5,975 $ 6,264 $ 6,558 $ 6,858 $ 96,188
Local Capture Millage Rate
County Operating 5.6097 $ 846 $ 903 $ 960 $ 1,019 $ 1,079 $ 1,140 $ 1,202 $ 1,266 $ 1,330 $ 1,397 $ 1,464 $ 1,533 $ 1,603 $ 22,483
City Operating 9.8554 $ 1,486 $ 1,586 $ 1,687 $ 1,790 $ 1,895 $ 2,002 $ 2,112 $ 2,224 $ 2,337 $ 2,454 $ 2,572 $ 2,693 $ 2,816 $ 39,499
City Sanitation 2.9364 $ 443 $ 472 $ 503 $ 533 $ 565 $ 597 $ 629 $ 663 $ 696 $ 731 $ 766 $ 802 $ 839 $ 11,769
Hackley Library 2.3516 $ 355 $ 378 $ 402 $ 427 $ 452 $ 478 $ 504 $ 531 $ 558 $ 585 $ 614 $ 643 $ 672 $ 9,425
County Veterans 0.0739 $ 11 $ 12 $ 13 $ 13 $ 14 $ 15 $ 16 $ 17 $ 18 $ 18 $ 19 $ 20 $ 21 $ 296
Senior Citizens Svc 0.4921 $ 74 $ 79 $ 84 $ 89 $ 95 $ 100 $ 105 $ 111 $ 117 $ 123 $ 128 $ 134 $ 141 $ 1,972
Central Dispatch 0.2952 $ 45 $ 47 $ 51 $ 54 $ 57 $ 60 $ 63 $ 67 $ 70 $ 73 $ 77 $ 81 $ 84 $ 1,183
Comm College 2.1693 $ 327 $ 349 $ 371 $ 394 $ 417 $ 441 $ 465 $ 489 $ 515 $ 540 $ 566 $ 593 $ 620 $ 8,694
MAISD 4.6773 $ 705 $ 753 $ 801 $ 849 $ 899 $ 950 $ 1,002 $ 1,055 $ 1,109 $ 1,164 $ 1,221 $ 1,278 $ 1,337 $ 18,746
City Museum 0.3169 $ 48 $ 51 $ 54 $ 58 $ 61 $ 64 $ 68 $ 71 $ 75 $ 79 $ 83 $ 87 $ 91 $ 1,270
Local Total 28.7778 $ 4,341 $ 4,630 $ 4,925 $ 5,227 $ 5,534 $ 5,847 $ 6,167 $ 6,493 $ 6,825 $ 7,165 $ 7,511 $ 7,864 $ 8,224 $ 115,337
Non-Capturable Millages Millage Rate
Hackley Debt 0.4999 $ 75 $ 80 $ 86 $ 91 $ 96 $ 102 $ 107 $ 113 $ 119 $ 124 $ 130 $ 137 $ 143 $ 2,004
MPS Debt 2020 0.0500 $ 8 $ 8 $ 9 $ 9 $ 10 $ 10 $ 11 $ 11 $ 12 $ 12 $ 13 $ 14 $ 14 $ 200
MPS Debt 2021 7.7000 $ 1,161 $ 1,239 $ 1,318 $ 1,398 $ 1,481 $ 1,565 $ 1,650 $ 1,737 $ 1,826 $ 1,917 $ 2,010 $ 2,104 $ 2,200 $ 30,860
Comm College Debt 0.2700 $ 41 $ 43 $ 46 $ 49 $ 52 $ 55 $ 58 $ 61 $ 64 $ 67 $ 70 $ 74 $ 77 $ 1,082
MPS Sinking Fund 0.9712 $ 146 $ 156 $ 166 $ 176 $ 187 $ 197 $ 208 $ 219 $ 230 $ 242 $ 253 $ 265 $ 278 $ 3,892
Total Non-Capturable Taxes 9.4911 $ 1,432 $ 1,527 $ 1,624 $ 1,724 $ 1,825 $ 1,928 $ 2,034 $ 2,141 $ 2,251 $ 2,363 $ 2,477 $ 2,593 $ 2,712 $ 38,039
Total Tax Increment Revenue (TIR) Available for Capture $ 7,960 $ 8,491 $ 9,033 $ 9,585 $ 10,149 $ 10,724 $ 11,310 $ 11,908 $ 12,518 $ 13,140 $ 13,774 $ 14,422 $ 15,082 $ 211,525
Footnotes:
Assumes millages rates remain the same
Page 29 of 288
Tax Increment Revenue Capture Estimates - Commercial (Phase II)
Lake View Lofts
Muskegon, Michigan
March 6, 2025
Estimated Taxable Value (TV) Increase Rate:
2% per year
Plan Year 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18
Calendar Year 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043
Base Taxable Value $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965
Estimated New TV $ 12,965 $ 12,965 $ 328,020 $ 334,580 $ 341,272 $ 348,097 $ 355,059 $ 362,161 $ 369,404 $ 376,792 $ 384,328 $ 392,014 $ 399,855 $ 407,852 $ 416,009 $ 424,329 $ 432,815 $ 441,472 $ 450,301
Incremental Difference (New TV - Base TV) $ - $ - $ 315,055 $ 321,615 $ 328,307 $ 335,132 $ 342,094 $ 349,196 $ 356,439 $ 363,827 $ 371,363 $ 379,049 $ 386,890 $ 394,887 $ 403,044 $ 411,364 $ 419,850 $ 428,507 $ 437,336
School Capture Millage Rate
State Education Tax (SET) 6.0000 $ - $ - $ 1,890 $ 1,930 $ 1,970 $ 2,011 $ 2,053 $ 2,095 $ 2,139 $ 2,183 $ 2,228 $ 2,274 $ 2,321 $ 2,369 $ 2,418 $ 2,468 $ 2,519 $ 2,571 $ 2,624
School Operating Tax 18.0000 $ - $ - $ 5,671 $ 5,789 $ 5,910 $ 6,032 $ 6,158 $ 6,286 $ 6,416 $ 6,549 $ 6,685 $ 6,823 $ 6,964 $ 7,108 $ 7,255 $ 7,405 $ 7,557 $ 7,713 $ 7,872
School Total 24.0000 $ - $ - $ 7,561 $ 7,719 $ 7,879 $ 8,043 $ 8,210 $ 8,381 $ 8,555 $ 8,732 $ 8,913 $ 9,097 $ 9,285 $ 9,477 $ 9,673 $ 9,873 $ 10,076 $ 10,284 $ 10,496
Local Capture Millage Rate
County Operating 5.6097 $ - $ - $ 1,767 $ 1,804 $ 1,842 $ 1,880 $ 1,919 $ 1,959 $ 2,000 $ 2,041 $ 2,083 $ 2,126 $ 2,170 $ 2,215 $ 2,261 $ 2,308 $ 2,355 $ 2,404 $ 2,453
City Operating 9.8554 $ - $ - $ 3,105 $ 3,170 $ 3,236 $ 3,303 $ 3,371 $ 3,441 $ 3,513 $ 3,586 $ 3,660 $ 3,736 $ 3,813 $ 3,892 $ 3,972 $ 4,054 $ 4,138 $ 4,223 $ 4,310
City Sanitation 2.9364 $ - $ - $ 925 $ 944 $ 964 $ 984 $ 1,005 $ 1,025 $ 1,047 $ 1,068 $ 1,090 $ 1,113 $ 1,136 $ 1,160 $ 1,183 $ 1,208 $ 1,233 $ 1,258 $ 1,284
Hackley Library 2.3516 $ - $ - $ 741 $ 756 $ 772 $ 788 $ 804 $ 821 $ 838 $ 856 $ 873 $ 891 $ 910 $ 929 $ 948 $ 967 $ 987 $ 1,008 $ 1,028
County Veterans 0.0739 $ - $ - $ 23 $ 24 $ 24 $ 25 $ 25 $ 26 $ 26 $ 27 $ 27 $ 28 $ 29 $ 29 $ 30 $ 30 $ 31 $ 32 $ 32
Senior Citizens Svc 0.4921 $ - $ - $ 155 $ 158 $ 162 $ 165 $ 168 $ 172 $ 175 $ 179 $ 183 $ 187 $ 190 $ 194 $ 198 $ 202 $ 207 $ 211 $ 215
Central Dispatch 0.2952 $ - $ - $ 93 $ 95 $ 97 $ 99 $ 101 $ 103 $ 105 $ 107 $ 110 $ 112 $ 114 $ 117 $ 119 $ 121 $ 124 $ 126 $ 129
Comm College 2.1693 $ - $ - $ 683 $ 698 $ 712 $ 727 $ 742 $ 758 $ 773 $ 789 $ 806 $ 822 $ 839 $ 857 $ 874 $ 892 $ 911 $ 930 $ 949
MAISD 4.6773 $ - $ - $ 1,474 $ 1,504 $ 1,536 $ 1,568 $ 1,600 $ 1,633 $ 1,667 $ 1,702 $ 1,737 $ 1,773 $ 1,810 $ 1,847 $ 1,885 $ 1,924 $ 1,964 $ 2,004 $ 2,046
City Museum 0.3169 $ - $ - $ 100 $ 102 $ 104 $ 106 $ 108 $ 111 $ 113 $ 115 $ 118 $ 120 $ 123 $ 125 $ 128 $ 130 $ 133 $ 136 $ 139
Local Total 28.7778 $ - $ - $ 9,067 $ 9,255 $ 9,448 $ 9,644 $ 9,845 $ 10,049 $ 10,258 $ 10,470 $ 10,687 $ 10,908 $ 11,134 $ 11,364 $ 11,599 $ 11,838 $ 12,082 $ 12,331 $ 12,586
Non-Capturable Millages Millage Rate
Hackley Debt 0.4999 $ - $ - $ 157 $ 161 $ 164 $ 168 $ 171 $ 175 $ 178 $ 182 $ 186 $ 189 $ 193 $ 197 $ 201 $ 206 $ 210 $ 214 $ 219
MPS Debt 2020 0.0500 $ - $ - $ 16 $ 16 $ 16 $ 17 $ 17 $ 17 $ 18 $ 18 $ 19 $ 19 $ 19 $ 20 $ 20 $ 21 $ 21 $ 21 $ 22
MPS Debt 2021 7.7000 $ - $ - $ 2,426 $ 2,476 $ 2,528 $ 2,581 $ 2,634 $ 2,689 $ 2,745 $ 2,801 $ 2,859 $ 2,919 $ 2,979 $ 3,041 $ 3,103 $ 3,168 $ 3,233 $ 3,300 $ 3,367
Comm College Debt 0.2700 $ - $ - $ 85 $ 87 $ 89 $ 90 $ 92 $ 94 $ 96 $ 98 $ 100 $ 102 $ 104 $ 107 $ 109 $ 111 $ 113 $ 116 $ 118
MPS Sinking Fund 0.9712 $ - $ - $ 306 $ 312 $ 319 $ 325 $ 332 $ 339 $ 346 $ 353 $ 361 $ 368 $ 376 $ 384 $ 391 $ 400 $ 408 $ 416 $ 425
Total Non-Capturable Taxes 9.4911 $ - $ - $ 2,990 $ 3,052 $ 3,116 $ 3,181 $ 3,247 $ 3,314 $ 3,383 $ 3,453 $ 3,525 $ 3,598 $ 3,672 $ 3,748 $ 3,825 $ 3,904 $ 3,985 $ 4,067 $ 4,151
Total Tax Increment Revenue (TIR) Available for Capture $ - $ - $ 16,628 $ 16,974 $ 17,327 $ 17,688 $ 18,055 $ 18,430 $ 18,812 $ 19,202 $ 19,600 $ 20,005 $ 20,419 $ 20,841 $ 21,272 $ 21,711 $ 22,159 $ 22,616 $ 23,082
Footnotes:
Assumes millages rates remain the same
Page 30 of 288
Tax Increment Revenue Capture Estimates - Commercial (Phase II)
Lake View Lofts
Muskegon, Michigan
March 6, 2025
Estimated Taxable Value (TV) Increase Rate:
Plan Year 19 20 21 22 23 24 25 26 27 28 29 30 31 TOTAL
Calendar Year 2044 2045 2046 2047 2048 2049 2050 2051 2052 2053 2054 2055 2056
Base Taxable Value $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965 $ 12,965
Estimated New TV $ 459,307 $ 468,493 $ 477,863 $ 487,420 $ 497,169 $ 507,112 $ 517,254 $ 527,600 $ 538,152 $ 548,915 $ 559,893 $ 571,091 $ 582,513 $ 582,513
Incremental Difference (New TV - Base TV) $ 446,342 $ 455,528 $ 464,898 $ 474,455 $ 484,204 $ 494,147 $ 504,289 $ 514,635 $ 525,187 $ 535,950 $ 546,928 $ 558,126 $ 569,548 $ 569,548
School Capture Millage Rate
State Education Tax (SET) 6.0000 $ 2,678 $ 2,733 $ 2,789 $ 2,847 $ 2,905 $ 2,965 $ 3,026 $ 3,088 $ 3,151 $ 3,216 $ 3,282 $ 3,349 $ 3,417 $ 77,509
School Operating Tax 18.0000 $ 8,034 $ 8,200 $ 8,368 $ 8,540 $ 8,716 $ 8,895 $ 9,077 $ 9,263 $ 9,453 $ 9,647 $ 9,845 $ 10,046 $ 10,252 $ 232,527
School Total 24.0000 $ 10,712 $ 10,933 $ 11,158 $ 11,387 $ 11,621 $ 11,860 $ 12,103 $ 12,351 $ 12,604 $ 12,863 $ 13,126 $ 13,395 $ 13,669 $ 310,037
Local Capture Millage Rate
County Operating 5.6097 $ 2,504 $ 2,555 $ 2,608 $ 2,662 $ 2,716 $ 2,772 $ 2,829 $ 2,887 $ 2,946 $ 3,007 $ 3,068 $ 3,131 $ 3,195 $ 72,467
City Operating 9.8554 $ 4,399 $ 4,489 $ 4,582 $ 4,676 $ 4,772 $ 4,870 $ 4,970 $ 5,072 $ 5,176 $ 5,282 $ 5,390 $ 5,501 $ 5,613 $ 127,314
City Sanitation 2.9364 $ 1,311 $ 1,338 $ 1,365 $ 1,393 $ 1,422 $ 1,451 $ 1,481 $ 1,511 $ 1,542 $ 1,574 $ 1,606 $ 1,639 $ 1,672 $ 37,933
Hackley Library 2.3516 $ 1,050 $ 1,071 $ 1,093 $ 1,116 $ 1,139 $ 1,162 $ 1,186 $ 1,210 $ 1,235 $ 1,260 $ 1,286 $ 1,312 $ 1,339 $ 30,378
County Veterans 0.0739 $ 33 $ 34 $ 34 $ 35 $ 36 $ 37 $ 37 $ 38 $ 39 $ 40 $ 40 $ 41 $ 42 $ 955
Senior Citizens Svc 0.4921 $ 220 $ 224 $ 229 $ 233 $ 238 $ 243 $ 248 $ 253 $ 258 $ 264 $ 269 $ 275 $ 280 $ 6,357
Central Dispatch 0.2952 $ 132 $ 134 $ 137 $ 140 $ 143 $ 146 $ 149 $ 152 $ 155 $ 158 $ 161 $ 165 $ 168 $ 3,813
Comm College 2.1693 $ 968 $ 988 $ 1,009 $ 1,029 $ 1,050 $ 1,072 $ 1,094 $ 1,116 $ 1,139 $ 1,163 $ 1,186 $ 1,211 $ 1,236 $ 28,023
MAISD 4.6773 $ 2,088 $ 2,131 $ 2,174 $ 2,219 $ 2,265 $ 2,311 $ 2,359 $ 2,407 $ 2,456 $ 2,507 $ 2,558 $ 2,611 $ 2,664 $ 60,422
City Museum 0.3169 $ 141 $ 144 $ 147 $ 150 $ 153 $ 157 $ 160 $ 163 $ 166 $ 170 $ 173 $ 177 $ 180 $ 4,094
Local Total 28.7778 $ 12,845 $ 13,109 $ 13,379 $ 13,654 $ 13,934 $ 14,220 $ 14,512 $ 14,810 $ 15,114 $ 15,423 $ 15,739 $ 16,062 $ 16,390 $ 371,757
Non-Capturable Millages Millage Rate
Hackley Debt 0.4999 $ 223 $ 228 $ 232 $ 237 $ 242 $ 247 $ 252 $ 257 $ 263 $ 268 $ 273 $ 279 $ 285 $ 6,458
MPS Debt 2020 0.0500 $ 22 $ 23 $ 23 $ 24 $ 24 $ 25 $ 25 $ 26 $ 26 $ 27 $ 27 $ 28 $ 28 $ 646
MPS Debt 2021 7.7000 $ 3,437 $ 3,508 $ 3,580 $ 3,653 $ 3,728 $ 3,805 $ 3,883 $ 3,963 $ 4,044 $ 4,127 $ 4,211 $ 4,298 $ 4,386 $ 99,470
Comm College Debt 0.2700 $ 121 $ 123 $ 126 $ 128 $ 131 $ 133 $ 136 $ 139 $ 142 $ 145 $ 148 $ 151 $ 154 $ 3,488
MPS Sinking Fund 0.9712 $ 433 $ 442 $ 452 $ 461 $ 470 $ 480 $ 490 $ 500 $ 510 $ 521 $ 531 $ 542 $ 553 $ 12,546
Total Non-Capturable Taxes 9.4911 $ 4,236 $ 4,323 $ 4,412 $ 4,503 $ 4,596 $ 4,690 $ 4,786 $ 4,884 $ 4,985 $ 5,087 $ 5,191 $ 5,297 $ 5,406 $ 122,608
Total Tax Increment Revenue (TIR) Available for Capture $ 23,557 $ 24,042 $ 24,536 $ 25,041 $ 25,555 $ 26,080 $ 26,615 $ 27,161 $ 27,718 $ 28,286 $ 28,866 $ 29,457 $ 30,059 $ 681,794
Footnotes:
Assumes millages rates remain the same
Page 31 of 288
Tax Increment Revenue Capture Estimates - Residential Phase I
Lake View Lofts
Muskegon, Michigan
March 6, 2025
Estimated Taxable Value (TV) Increase Rate:
2% per year NEZ Term Phase Out
Plan Year 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19
Calendar Year 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044
Base Taxable Value $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900
Estimated New TV $ 1,118,900 $ 1,141,278 $ 1,164,104 $ 1,187,386 $ 1,211,133 $ 1,235,356 $ 1,260,063 $ 1,285,264 $ 1,310,970 $ 1,337,189 $ 1,363,933 $ 1,391,212 $ 1,419,036 $ 1,447,416 $ 1,476,365 $ 1,505,892 $ 1,536,010 $ 1,566,730 $ 1,598,065 $ 1,630,026
Incremental Difference (New TV - Base TV) $ - $ 22,378 $ 45,204 $ 68,486 $ 92,233 $ 116,456 $ 141,163 $ 166,364 $ 192,070 $ 218,289 $ 245,033 $ 272,312 $ 300,136 $ 328,516 $ 357,465 $ 386,992 $ 417,110 $ 447,830 $ 479,165 $ 511,126
NEZ
School Capture Millage Rate NEZ Millage Rate Phase Out
State Education Tax (SET) 6.0000 2.6040 6.0000 $ - $ - $ 118 $ 178 $ 240 $ 303 $ 368 $ 433 $ 1,152 $ 1,310 $ 1,470 $ 1,634 $ 1,801 $ 1,971 $ 2,145 $ 2,322 $ 2,503 $ 2,687 $ 2,875 $ 3,067
School Operating Tax 18.0000 7.7741 18.0000 $ - $ - $ 351 $ 532 $ 717 $ 905 $ 1,097 $ 1,293 $ 3,457 $ 3,929 $ 4,411 $ 4,902 $ 5,402 $ 5,913 $ 6,434 $ 6,966 $ 7,508 $ 8,061 $ 8,625 $ 9,200
School Total 24.0000 10.3781 $ - $ - $ 469 $ 711 $ 957 $ 1,209 $ 1,465 $ 1,727 $ 4,610 $ 5,239 $ 5,881 $ 6,535 $ 7,203 $ 7,884 $ 8,579 $ 9,288 $ 10,011 $ 10,748 $ 11,500 $ 12,267
Local Capture Millage Rate 9.6656875 11.598825 13.5319625
County Operating 5.6097 2.4347 $ - $ - $ 110 $ 167 $ 225 $ 284 $ 344 $ 583 $ 808 $ 1,071 $ 1,375 $ 1,528 $ 1,684 $ 1,843 $ 2,005 $ 2,171 $ 2,340 $ 2,512 $ 2,688 $ 2,867
City Operating 9.8554 4.2562 $ - $ - $ 192 $ 291 $ 393 $ 496 $ 601 $ 1,025 $ 1,420 $ 1,882 $ 2,415 $ 2,684 $ 2,958 $ 3,238 $ 3,523 $ 3,814 $ 4,111 $ 4,414 $ 4,722 $ 5,037
City Sanitation 2.9364 1.2691 2.9364 $ - $ - $ 57 $ 87 $ 117 $ 148 $ 179 $ 211 $ 564 $ 641 $ 720 $ 800 $ 881 $ 965 $ 1,050 $ 1,136 $ 1,225 $ 1,315 $ 1,407 $ 1,501
Hackley Library 2.3516 1.0157 2.3516 $ - $ - $ 46 $ 70 $ 94 $ 118 $ 143 $ 169 $ 452 $ 513 $ 576 $ 640 $ 706 $ 773 $ 841 $ 910 $ 981 $ 1,053 $ 1,127 $ 1,202
County Veterans 0.0739 0.0319 0.0739 $ - $ - $ 1 $ 2 $ 3 $ 4 $ 5 $ 5 $ 14 $ 16 $ 18 $ 20 $ 22 $ 24 $ 26 $ 29 $ 31 $ 33 $ 35 $ 38
Senior Citizens Svc 0.4921 0.2125 0.4921 $ - $ - $ 10 $ 15 $ 20 $ 25 $ 30 $ 35 $ 95 $ 107 $ 121 $ 134 $ 148 $ 162 $ 176 $ 190 $ 205 $ 220 $ 236 $ 252
Central Dispatch 0.2952 0.1275 0.2952 $ - $ - $ 6 $ 9 $ 12 $ 15 $ 18 $ 21 $ 57 $ 64 $ 72 $ 80 $ 89 $ 97 $ 106 $ 114 $ 123 $ 132 $ 141 $ 151
Comm College 2.1693 0.9370 2.1693 $ - $ - $ 42 $ 64 $ 86 $ 109 $ 132 $ 156 $ 417 $ 474 $ 532 $ 591 $ 651 $ 713 $ 775 $ 840 $ 905 $ 971 $ 1,039 $ 1,109
MAISD 4.6773 2.0202 4.6773 $ - $ - $ 91 $ 138 $ 186 $ 235 $ 285 $ 336 $ 898 $ 1,021 $ 1,146 $ 1,274 $ 1,404 $ 1,537 $ 1,672 $ 1,810 $ 1,951 $ 2,095 $ 2,241 $ 2,391
City Museum 0.3169 0.1369 0.3169 $ - $ - $ 6 $ 9 $ 13 $ 16 $ 19 $ 23 $ 61 $ 69 $ 78 $ 86 $ 95 $ 104 $ 113 $ 123 $ 132 $ 142 $ 152 $ 162
Local Total 28.7778 12.4417 $ - $ - $ 562 $ 852 $ 1,148 $ 1,449 $ 1,756 $ 2,565 $ 4,785 $ 5,860 $ 7,052 $ 7,837 $ 8,637 $ 9,454 $ 10,287 $ 11,137 $ 12,004 $ 12,888 $ 13,789 $ 14,709
Non-Capturable Millages Millage Rate
Hackley Debt 0.4999 0.2159 0.4999 $ - $ - $ 10 $ 15 $ 20 $ 25 $ 30 $ 36 $ 96 $ 109 $ 122 $ 136 $ 150 $ 164 $ 179 $ 193 $ 209 $ 224 $ 240 $ 256
MPS Debt 2020 0.0500 0.0216 0.0500 $ - $ - $ 1 $ 1 $ 2 $ 3 $ 3 $ 4 $ 10 $ 11 $ 12 $ 14 $ 15 $ 16 $ 18 $ 19 $ 21 $ 22 $ 24 $ 26
MPS Debt 2021 7.7000 3.3258 7.7000 $ - $ - $ 150 $ 228 $ 307 $ 387 $ 469 $ 553 $ 1,479 $ 1,681 $ 1,887 $ 2,097 $ 2,311 $ 2,530 $ 2,752 $ 2,980 $ 3,212 $ 3,448 $ 3,690 $ 3,936
Comm College Debt 0.2700 0.1166 0.2700 $ - $ - $ 5 $ 8 $ 11 $ 14 $ 16 $ 19 $ 52 $ 59 $ 66 $ 74 $ 81 $ 89 $ 97 $ 104 $ 113 $ 121 $ 129 $ 138
MPS Sinking Fund 0.9712 0.4195 0.9712 $ - $ - $ 19 $ 29 $ 39 $ 49 $ 59 $ 70 $ 187 $ 212 $ 238 $ 264 $ 291 $ 319 $ 347 $ 376 $ 405 $ 435 $ 465 $ 496
Total Non-Capturable Taxes 9.4911 4.0994 $ - $ - $ 185 $ 281 $ 378 $ 477 $ 579 $ 682 $ 1,823 $ 2,072 $ 2,326 $ 2,585 $ 2,849 $ 3,118 $ 3,393 $ 3,673 $ 3,959 $ 4,250 $ 4,548 $ 4,851
Total Tax Increment Revenue (TIR) Available for Capture $ - $ - $ 1,032 $ 1,563 $ 2,105 $ 2,658 $ 3,221 $ 4,291 $ 9,394 $ 11,099 $ 12,932 $ 14,372 $ 15,841 $ 17,338 $ 18,866 $ 20,425 $ 22,014 $ 23,635 $ 25,289 $ 26,976
Footnotes:
Assumes millages rates remain the same
Existing NEZ Phases out in 2034
Assumes 2% inflation
Page 32 of 288
Tax Increment Revenue Capture Estimates - Residential Phase I
Lake View Lofts
Muskegon, Michigan
March 6, 2025
Estimated Taxable Value (TV) Increase Rate:
Plan Year 20 21 22 23 24 25 26 27 28 29 30 31 TOTAL
Calendar Year 2045 2046 2047 2048 2049 2050 2051 2052 2053 2054 2055 2056
Base Taxable Value $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900 $ 1,118,900
Estimated New TV $ 1,662,627 $ 1,695,879 $ 1,729,797 $ 1,764,393 $ 1,799,680 $ 1,835,674 $ 1,872,388 $ 1,909,835 $ 1,948,032 $ 1,986,993 $ 2,026,732 $ 2,067,267 $ 2,067,267
Incremental Difference (New TV - Base TV) $ 543,727 $ 576,979 $ 610,897 $ 645,493 $ 680,780 $ 716,774 $ 753,488 $ 790,935 $ 829,132 $ 868,093 $ 907,832 $ 948,367 $ 948,367
NEZ
School Capture Millage Rate NEZ Millage Rate Phase Out
State Education Tax (SET) 6.0000 2.6040 6.0000 $ 3,262 $ 3,462 $ 3,665 $ 3,873 $ 4,085 $ 4,301 $ 4,521 $ 4,746 $ 4,975 $ 5,209 $ 5,447 $ 5,690 $ 79,812
School Operating Tax 18.0000 7.7741 18.0000 $ 9,787 $ 10,386 $ 10,996 $ 11,619 $ 12,254 $ 12,902 $ 13,563 $ 14,237 $ 14,924 $ 15,626 $ 16,341 $ 17,071 $ 239,411
School Total 24.0000 10.3781 $ 13,049 $ 13,847 $ 14,662 $ 15,492 $ 16,339 $ 17,203 $ 18,084 $ 18,982 $ 19,899 $ 20,834 $ 21,788 $ 22,761 $ 319,222
Local Capture Millage Rate 9.6656875
County Operating 5.6097 2.4347 $ 3,050 $ 3,237 $ 3,427 $ 3,621 $ 3,819 $ 4,021 $ 4,227 $ 4,437 $ 4,651 $ 4,870 $ 5,093 $ 5,320 $ 74,376
City Operating 9.8554 4.2562 $ 5,359 $ 5,686 $ 6,021 $ 6,362 $ 6,709 $ 7,064 $ 7,426 $ 7,795 $ 8,171 $ 8,555 $ 8,947 $ 9,347 $ 130,657
City Sanitation 2.9364 1.2691 2.9364 $ 1,597 $ 1,694 $ 1,794 $ 1,895 $ 1,999 $ 2,105 $ 2,213 $ 2,323 $ 2,435 $ 2,549 $ 2,666 $ 2,785 $ 39,056
Hackley Library 2.3516 1.0157 2.3516 $ 1,279 $ 1,357 $ 1,437 $ 1,518 $ 1,601 $ 1,686 $ 1,772 $ 1,860 $ 1,950 $ 2,041 $ 2,135 $ 2,230 $ 31,278
County Veterans 0.0739 0.0319 0.0739 $ 40 $ 43 $ 45 $ 48 $ 50 $ 53 $ 56 $ 58 $ 61 $ 64 $ 67 $ 70 $ 983
Senior Citizens Svc 0.4921 0.2125 0.4921 $ 268 $ 284 $ 301 $ 318 $ 335 $ 353 $ 371 $ 389 $ 408 $ 427 $ 447 $ 467
Central Dispatch 0.2952 0.1275 0.2952 $ 161 $ 170 $ 180 $ 191 $ 201 $ 212 $ 222 $ 233 $ 245 $ 256 $ 268 $ 280 $ 3,926
Comm College 2.1693 0.9370 2.1693 $ 1,180 $ 1,252 $ 1,325 $ 1,400 $ 1,477 $ 1,555 $ 1,635 $ 1,716 $ 1,799 $ 1,883 $ 1,969 $ 2,057 $ 28,853
MAISD 4.6773 2.0202 4.6773 $ 2,543 $ 2,699 $ 2,857 $ 3,019 $ 3,184 $ 3,353 $ 3,524 $ 3,699 $ 3,878 $ 4,060 $ 4,246 $ 4,436 $ 62,211
City Museum 0.3169 0.1369 0.3169 $ 172 $ 183 $ 194 $ 205 $ 216 $ 227 $ 239 $ 251 $ 263 $ 275 $ 288 $ 301 $ 4,215
Local Total 28.7778 12.4417 $ 15,647 $ 16,604 $ 17,580 $ 18,576 $ 19,591 $ 20,627 $ 21,684 $ 22,761 $ 23,861 $ 24,982 $ 26,125 $ 27,292 $ 375,555
Non-Capturable Millages Millage Rate
Hackley Debt 0.4999 0.2159 0.4999 $ 272 $ 288 $ 305 $ 323 $ 340 $ 358 $ 377 $ 395 $ 414 $ 434 $ 454 $ 474 $ 6,649
MPS Debt 2020 0.0500 0.0216 0.0500 $ 27 $ 29 $ 31 $ 32 $ 34 $ 36 $ 38 $ 40 $ 41 $ 43 $ 45 $ 47 $ 665
MPS Debt 2021 7.7000 3.3258 7.7000 $ 4,187 $ 4,443 $ 4,704 $ 4,970 $ 5,242 $ 5,519 $ 5,802 $ 6,090 $ 6,384 $ 6,684 $ 6,990 $ 7,302 $ 102,415
Comm College Debt 0.2700 0.1166 0.2700 $ 147 $ 156 $ 165 $ 174 $ 184 $ 194 $ 203 $ 214 $ 224 $ 234 $ 245 $ 256 $ 3,591
MPS Sinking Fund 0.9712 0.4195 0.9712 $ 528 $ 560 $ 593 $ 627 $ 661 $ 696 $ 732 $ 768 $ 805 $ 843 $ 882 $ 921 $ 12,918
Total Non-Capturable Taxes 9.4911 4.0994 $ 5,161 $ 5,476 $ 5,798 $ 6,126 $ 6,461 $ 6,803 $ 7,151 $ 7,507 $ 7,869 $ 8,239 $ 8,616 $ 9,001 $ 126,237
Total Tax Increment Revenue (TIR) Available for Capture $ 28,697 $ 30,452 $ 32,242 $ 34,068 $ 35,930 $ 37,830 $ 39,767 $ 41,744 $ 43,760 $ 45,816 $ 47,913 $ 50,053 $ 694,777
Footnotes:
Assumes millages rates remain the same
Existing NEZ Phases out in 2034
Assumes 2% inflation
Page 33 of 288
Tax Increment Revenue Capture Estimates - Residential Phase II
Lake View Lofts
Muskegon, Michigan
March 6, 2025
Estimated Taxable Value (TV) Increase Rate:
2% per year NEZ Term Phase Out
Plan Year 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19
Calendar Year 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044
Base Taxable Value $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Estimated New TV $ - $ - $ 3,720,540 $ 3,794,951 $ 3,870,850 $ 3,948,267 $ 4,027,232 $ 4,107,777 $ 4,189,932 $ 4,273,731 $ 4,359,206 $ 4,446,390 $ 4,535,317 $ 4,626,024 $ 4,718,544 $ 4,812,915 $ 4,909,174 $ 5,007,357 $ 5,107,504 $ 5,209,654
Incremental Difference (New TV - Base TV) $ - $ - $ 3,720,540 $ 3,794,951 $ 3,870,850 $ 3,948,267 $ 4,027,232 $ 4,107,777 $ 4,189,932 $ 4,273,731 $ 4,359,206 $ 4,446,390 $ 4,535,317 $ 4,626,024 $ 4,718,544 $ 4,812,915 $ 4,909,174 $ 5,007,357 $ 5,107,504 $ 5,209,654
NEZ
School Capture Millage Rate NEZ Millage Rate Phase Out
State Education Tax (SET) 6.0000 2.6040 6.0000 $ - $ - $ 9,688 $ 9,882 $ 10,080 $ 10,281 $ 10,487 $ 10,697 $ 10,911 $ 11,129 $ 11,351 $ 11,578 $ 11,810 $ 12,046 $ 28,311 $ 28,877 $ 29,455 $ 30,044 $ 30,645 $ 31,258
School Operating Tax 18.0000 7.7741 18.0000 $ - $ - $ 28,924 $ 29,502 $ 30,092 $ 30,694 $ 31,308 $ 31,934 $ 32,573 $ 33,224 $ 33,889 $ 34,567 $ 35,258 $ 35,963 $ 84,934 $ 86,632 $ 88,365 $ 90,132 $ 91,935 $ 93,774
School Total 24.0000 10.3781 $ - $ - $ 38,612 $ 39,384 $ 40,172 $ 40,976 $ 41,795 $ 42,631 $ 43,484 $ 44,353 $ 45,240 $ 46,145 $ 47,068 $ 48,009 $ 113,245 $ 115,510 $ 117,820 $ 120,177 $ 122,580 $ 125,032
Local Capture Millage Rate 9.6656875 11.598825 13.5319625
County Operating 5.6097 2.4347 $ - $ - $ 9,058 $ 9,240 $ 9,424 $ 9,613 $ 9,805 $ 10,001 $ 10,201 $ 10,405 $ 10,613 $ 10,826 $ 11,042 $ 11,263 $ 16,544 $ 20,249 $ 24,097 $ 28,090 $ 28,652 $ 29,225
City Operating 9.8554 4.2562 $ - $ - $ 15,835 $ 16,152 $ 16,475 $ 16,805 $ 17,141 $ 17,484 $ 17,833 $ 18,190 $ 18,554 $ 18,925 $ 19,303 $ 19,689 $ 29,064 $ 35,575 $ 42,334 $ 49,350 $ 50,336 $ 51,343
City Sanitation 2.9364 1.2691 2.9364 $ - $ - $ 4,722 $ 4,816 $ 4,912 $ 5,011 $ 5,111 $ 5,213 $ 5,317 $ 5,424 $ 5,532 $ 5,643 $ 5,756 $ 5,871 $ 13,856 $ 14,133 $ 14,415 $ 14,704 $ 14,998 $ 15,298
Hackley Library 2.3516 1.0157 2.3516 $ - $ - $ 3,779 $ 3,855 $ 3,932 $ 4,010 $ 4,090 $ 4,172 $ 4,256 $ 4,341 $ 4,428 $ 4,516 $ 4,607 $ 4,699 $ 11,096 $ 11,318 $ 11,544 $ 11,775 $ 12,011 $ 12,251
County Veterans 0.0739 0.0319 0.0739 $ - $ - $ 119 $ 121 $ 123 $ 126 $ 128 $ 131 $ 134 $ 136 $ 139 $ 142 $ 145 $ 148 $ 349 $ 356 $ 363 $ 370 $ 377 $ 385
Senior Citizens Svc 0.4921 0.2125 0.4921 $ - $ - $ 791 $ 806 $ 823 $ 839 $ 856 $ 873 $ 890 $ 908 $ 926 $ 945 $ 964 $ 983 $ 2,322 $ 2,368 $ 2,416 $ 2,464 $ 2,513 $ 2,564
Central Dispatch 0.2952 0.1275 0.2952 $ - $ - $ 474 $ 484 $ 494 $ 503 $ 513 $ 524 $ 534 $ 545 $ 556 $ 567 $ 578 $ 590 $ 1,393 $ 1,421 $ 1,449 $ 1,478 $ 1,508 $ 1,538
Comm College 2.1693 0.9370 2.1693 $ - $ - $ 3,486 $ 3,556 $ 3,627 $ 3,700 $ 3,774 $ 3,849 $ 3,926 $ 4,004 $ 4,085 $ 4,166 $ 4,250 $ 4,335 $ 10,236 $ 10,441 $ 10,649 $ 10,862 $ 11,080 $ 11,301
MAISD 4.6773 2.0202 4.6773 $ - $ - $ 7,516 $ 7,667 $ 7,820 $ 7,976 $ 8,136 $ 8,299 $ 8,465 $ 8,634 $ 8,806 $ 8,983 $ 9,162 $ 9,345 $ 22,070 $ 22,511 $ 22,962 $ 23,421 $ 23,889 $ 24,367
City Museum 0.3169 0.1369 0.3169 $ - $ - $ 509 $ 520 $ 530 $ 541 $ 551 $ 562 $ 574 $ 585 $ 597 $ 609 $ 621 $ 633 $ 1,495 $ 1,525 $ 1,556 $ 1,587 $ 1,619 $ 1,651
Local Total 28.7778 12.4417 $ - $ - $ 46,290 $ 47,216 $ 48,160 $ 49,123 $ 50,106 $ 51,108 $ 52,130 $ 53,172 $ 54,236 $ 55,321 $ 56,427 $ 57,556 $ 108,425 $ 119,897 $ 131,785 $ 144,101 $ 146,983 $ 149,922
Non-Capturable Millages Millage Rate
Hackley Debt 0.4999 0.2159 0.4999 $ - $ - $ 803 $ 819 $ 836 $ 852 $ 869 $ 887 $ 905 $ 923 $ 941 $ 960 $ 979 $ 999 $ 2,359 $ 2,406 $ 2,454 $ 2,503 $ 2,553 $ 2,604
MPS Debt 2020 0.0500 0.0216 0.0500 $ - $ - $ 80 $ 82 $ 84 $ 85 $ 87 $ 89 $ 91 $ 92 $ 94 $ 96 $ 98 $ 100 $ 236 $ 241 $ 245 $ 250 $ 255 $ 260
MPS Debt 2021 7.7000 3.3258 7.7000 $ - $ - $ 12,374 $ 12,621 $ 12,874 $ 13,131 $ 13,394 $ 13,662 $ 13,935 $ 14,214 $ 14,498 $ 14,788 $ 15,084 $ 15,385 $ 36,333 $ 37,059 $ 37,801 $ 38,557 $ 39,328 $ 40,114
Comm College Debt 0.2700 0.1166 0.2700 $ - $ - $ 434 $ 442 $ 451 $ 460 $ 470 $ 479 $ 489 $ 498 $ 508 $ 518 $ 529 $ 539 $ 1,274 $ 1,299 $ 1,325 $ 1,352 $ 1,379 $ 1,407
MPS Sinking Fund 0.9712 0.4195 0.9712 $ - $ - $ 1,561 $ 1,592 $ 1,624 $ 1,656 $ 1,689 $ 1,723 $ 1,758 $ 1,793 $ 1,829 $ 1,865 $ 1,903 $ 1,941 $ 4,583 $ 4,674 $ 4,768 $ 4,863 $ 4,960 $ 5,060
Total Non-Capturable Taxes 9.4911 4.0994 $ - $ - $ 15,252 $ 15,557 $ 15,868 $ 16,186 $ 16,509 $ 16,839 $ 17,176 $ 17,520 $ 17,870 $ 18,228 $ 18,592 $ 18,964 $ 44,784 $ 45,680 $ 46,593 $ 47,525 $ 48,476 $ 49,445
Total Tax Increment Revenue (TIR) Available for Capture $ - $ - $ 84,902 $ 86,600 $ 88,332 $ 90,099 $ 91,901 $ 93,739 $ 95,613 $ 97,526 $ 99,476 $ 101,466 $ 103,495 $ 105,565 $ 221,670 $ 235,407 $ 249,605 $ 264,277 $ 269,563 $ 274,954
Footnotes: Assumes project building with 2% inflation thereafter
Assumes millages rates remain the same
Assumes 15yr New NEZ
Page 34 of 288
Tax Increment Revenue Capture Estimates - Residential Phase II
Lake View Lofts
Muskegon, Michigan
March 6, 2025
Estimated Taxable Value (TV) Increase Rate:
Plan Year 20 21 22 23 24 25 26 27 28 29 30 31 TOTAL
Calendar Year 2045 2046 2047 2048 2049 2050 2051 2052 2053 2054 2055 2056
Base Taxable Value $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Estimated New TV $ 5,313,847 $ 5,420,124 $ 5,528,527 $ 5,639,097 $ 5,751,879 $ 5,866,917 $ 5,984,255 $ 6,103,940 $ 6,226,019 $ 6,350,539 $ 6,477,550 $ 6,607,101 $ 6,607,101
Incremental Difference (New TV - Base TV) $ 5,313,847 $ 5,420,124 $ 5,528,527 $ 5,639,097 $ 5,751,879 $ 5,866,917 $ 5,984,255 $ 6,103,940 $ 6,226,019 $ 6,350,539 $ 6,477,550 $ 6,607,101 $ 6,607,101
NEZ
School Capture Millage Rate NEZ Millage Rate Phase Out
State Education Tax (SET) 6.0000 2.6040 6.0000 $ 31,883 $ 32,521 $ 33,171 $ 33,835 $ 34,511 $ 35,202 $ 35,906 $ 36,624 $ 37,356 $ 38,103 $ 38,865 $ 39,643 $ 736,150
School Operating Tax 18.0000 7.7741 18.0000 $ 95,649 $ 97,562 $ 99,513 $ 101,504 $ 103,534 $ 105,605 $ 107,717 $ 109,871 $ 112,068 $ 114,310 $ 116,596 $ 118,928 $ 2,206,558
School Total 24.0000 10.3781 $ 127,532 $ 130,083 $ 132,685 $ 135,338 $ 138,045 $ 140,806 $ 143,622 $ 146,495 $ 149,424 $ 152,413 $ 155,461 $ 158,570 $ 2,942,708
Local Capture Millage Rate 9.6656875
County Operating 5.6097 2.4347 $ 29,809 $ 30,405 $ 31,013 $ 31,634 $ 32,266 $ 32,912 $ 33,570 $ 34,241 $ 34,926 $ 35,625 $ 36,337 $ 37,064 $ 668,150
City Operating 9.8554 4.2562 $ 52,370 $ 53,417 $ 54,486 $ 55,576 $ 56,687 $ 57,821 $ 58,977 $ 60,157 $ 61,360 $ 62,587 $ 63,839 $ 65,116 $ 1,172,780
City Sanitation 2.9364 1.2691 2.9364 $ 15,604 $ 15,916 $ 16,234 $ 16,559 $ 16,890 $ 17,228 $ 17,572 $ 17,924 $ 18,282 $ 18,648 $ 19,021 $ 19,401 $ 360,007
Hackley Library 2.3516 1.0157 2.3516 $ 12,496 $ 12,746 $ 13,001 $ 13,261 $ 13,526 $ 13,797 $ 14,073 $ 14,354 $ 14,641 $ 14,934 $ 15,233 $ 15,537 $ 288,277
County Veterans 0.0739 0.0319 0.0739 $ 393 $ 401 $ 409 $ 417 $ 425 $ 434 $ 442 $ 451 $ 460 $ 469 $ 479 $ 488 $ 9,058
Senior Citizens Svc 0.4921 0.2125 0.4921 $ 2,615 $ 2,667 $ 2,721 $ 2,775 $ 2,830 $ 2,887 $ 2,945 $ 3,004 $ 3,064 $ 3,125 $ 3,188 $ 3,251 $ 60,323
Central Dispatch 0.2952 0.1275 0.2952 $ 1,569 $ 1,600 $ 1,632 $ 1,665 $ 1,698 $ 1,732 $ 1,767 $ 1,802 $ 1,838 $ 1,875 $ 1,912 $ 1,950 $ 36,188
Comm College 2.1693 0.9370 2.1693 $ 11,527 $ 11,758 $ 11,993 $ 12,233 $ 12,478 $ 12,727 $ 12,982 $ 13,241 $ 13,506 $ 13,776 $ 14,052 $ 14,333 $ 265,932
MAISD 4.6773 2.0202 4.6773 $ 24,854 $ 25,352 $ 25,859 $ 26,376 $ 26,903 $ 27,441 $ 27,990 $ 28,550 $ 29,121 $ 29,703 $ 30,297 $ 30,903 $ 573,379
City Museum 0.3169 0.1369 0.3169 $ 1,684 $ 1,718 $ 1,752 $ 1,787 $ 1,823 $ 1,859 $ 1,896 $ 1,934 $ 1,973 $ 2,012 $ 2,053 $ 2,094 $ 38,849
Local Total 28.7778 12.4417 $ 152,921 $ 155,979 $ 159,099 $ 162,281 $ 165,526 $ 168,837 $ 172,214 $ 175,658 $ 179,171 $ 182,755 $ 186,410 $ 190,138 $ 3,472,944
Non-Capturable Millages Millage Rate
Hackley Debt 0.4999 0.2159 0.4999 $ 2,656 $ 2,710 $ 2,764 $ 2,819 $ 2,875 $ 2,933 $ 2,992 $ 3,051 $ 3,112 $ 3,175 $ 3,238 $ 3,303 $ 61,281
MPS Debt 2020 0.0500 0.0216 0.0500 $ 266 $ 271 $ 276 $ 282 $ 288 $ 293 $ 299 $ 305 $ 311 $ 318 $ 324 $ 330 $ 6,130
MPS Debt 2021 7.7000 3.3258 7.7000 $ 40,917 $ 41,735 $ 42,570 $ 43,421 $ 44,289 $ 45,175 $ 46,079 $ 47,000 $ 47,940 $ 48,899 $ 49,877 $ 50,875 $ 943,927
Comm College Debt 0.2700 0.1166 0.2700 $ 1,435 $ 1,463 $ 1,493 $ 1,523 $ 1,553 $ 1,584 $ 1,616 $ 1,648 $ 1,681 $ 1,715 $ 1,749 $ 1,784 $ 33,098
MPS Sinking Fund 0.9712 0.4195 0.9712 $ 5,161 $ 5,264 $ 5,369 $ 5,477 $ 5,586 $ 5,698 $ 5,812 $ 5,928 $ 6,047 $ 6,168 $ 6,291 $ 6,417 $ 119,058
Total Non-Capturable Taxes 9.4911 4.0994 $ 50,434 $ 51,443 $ 52,472 $ 53,521 $ 54,592 $ 55,683 $ 56,797 $ 57,933 $ 59,092 $ 60,274 $ 61,479 $ 62,709 $ 1,163,494
Total Tax Increment Revenue (TIR) Available for Capture $ 280,453 $ 286,062 $ 291,783 $ 297,619 $ 303,572 $ 309,643 $ 315,836 $ 322,153 $ 328,596 $ 335,167 $ 341,871 $ 348,708 $ 6,415,652
Footnotes: Assumes project building with 2% inflation thereafter
Assumes millages rates remain the same
Assumes 15yr New NEZ
Page 35 of 288
Tax Increment Revenue Capture Estimates - Combined
Lake View Lofts
Muskegon, Michigan
March 6, 2025
Estimated Taxable Value (TV) Increase Rate:
2% per year CFE - Phase I NEZ Phase I NEZ Phase II
Plan Year 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18
Calendar Year 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043
Base Taxable Value $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065
Estimated New TV $ 1,484,065 $ 1,506,443 $ 5,571,908 $ 5,683,346 $ 5,797,013 $ 5,912,953 $ 6,031,212 $ 6,151,836 $ 6,274,873 $ 6,400,370 $ 6,528,378 $ 6,658,945 $ 6,792,124 $ 6,927,967 $ 7,066,526 $ 7,207,857 $ 7,352,014 $ 7,499,054 $ 7,649,035
Incremental Difference (New TV - Base TV)* $ - $ 22,378 $ 4,087,843 $ 4,199,281 $ 4,312,948 $ 4,428,888 $ 4,547,147 $ 4,667,771 $ 4,790,808 $ 4,916,305 $ 5,044,313 $ 5,174,880 $ 5,308,059 $ 5,443,902 $ 5,582,461 $ 5,723,792 $ 5,867,949 $ 6,014,989 $ 6,164,970
School Capture
State Education Tax (SET) $ - $ - $ 11,739 $ 12,075 $ 12,419 $ 12,770 $ 13,127 $ 13,492 $ 14,516 $ 14,984 $ 15,462 $ 15,949 $ 16,446 $ 16,953 $ 33,495 $ 34,343 $ 35,208 $ 36,090 $ 36,990
School Operating Tax $ - $ - $ 35,073 $ 36,080 $ 37,107 $ 38,155 $ 39,223 $ 40,313 $ 43,389 $ 44,791 $ 46,221 $ 47,680 $ 49,167 $ 50,685 $ 100,484 $ 103,028 $ 105,623 $ 108,270 $ 110,969
$ - $ - $ 46,812 $ 48,155 $ 49,526 $ 50,924 $ 52,350 $ 53,805 $ 57,905 $ 59,775 $ 61,683 $ 63,629 $ 65,614 $ 67,638 $ 133,979 $ 137,371 $ 140,831 $ 144,360 $ 147,959
Local Capture
County Operating $ - $ - $ 12,633 $ 12,928 $ 13,229 $ 13,536 $ 13,849 $ 14,168 $ 14,494 $ 14,826 $ 15,165 $ 15,511 $ 15,864 $ 16,223 $ 21,646 $ 25,496 $ 29,490 $ 33,634 $ 34,349
City Operating $ - $ - $ 22,115 $ 22,632 $ 23,159 $ 23,696 $ 24,245 $ 24,804 $ 25,375 $ 25,957 $ 26,551 $ 27,156 $ 27,774 $ 28,404 $ 38,028 $ 44,792 $ 51,810 $ 59,090 $ 60,346
City Sanitation $ - $ - $ 6,593 $ 6,747 $ 6,904 $ 7,064 $ 7,228 $ 7,394 $ 7,565 $ 7,738 $ 7,915 $ 8,095 $ 8,280 $ 8,467 $ 16,526 $ 16,879 $ 17,239 $ 17,606 $ 17,980
Hackley Library $ - $ - $ 5,277 $ 5,401 $ 5,526 $ 5,655 $ 5,786 $ 5,919 $ 6,055 $ 6,194 $ 6,336 $ 6,480 $ 6,628 $ 6,778 $ 13,235 $ 13,517 $ 13,806 $ 14,099 $ 14,399
County Veterans $ - $ - $ 166 $ 170 $ 174 $ 178 $ 182 $ 186 $ 190 $ 195 $ 199 $ 204 $ 208 $ 213 $ 416 $ 425 $ 434 $ 443 $ 453
Senior Citizens Svc $ - $ - $ 1,104 $ 1,130 $ 1,156 $ 1,183 $ 1,211 $ 1,238 $ 1,267 $ 1,296 $ 1,326 $ 1,356 $ 1,387 $ 1,418 $ 2,770 $ 2,829 $ 2,889 $ 2,950 $ 3,013
Central Dispatch $ - $ - $ 662 $ 678 $ 694 $ 710 $ 726 $ 743 $ 760 $ 778 $ 795 $ 813 $ 832 $ 851 $ 1,661 $ 1,697 $ 1,733 $ 1,770 $ 1,808
Comm College $ - $ - $ 4,868 $ 4,982 $ 5,098 $ 5,217 $ 5,337 $ 5,460 $ 5,586 $ 5,714 $ 5,845 $ 5,978 $ 6,114 $ 6,253 $ 12,209 $ 12,469 $ 12,735 $ 13,006 $ 13,283
MAISD $ - $ - $ 10,496 $ 10,742 $ 10,992 $ 11,247 $ 11,507 $ 11,773 $ 12,044 $ 12,320 $ 12,602 $ 12,889 $ 13,182 $ 13,481 $ 26,324 $ 26,886 $ 27,459 $ 28,044 $ 28,640
City Museum $ - $ - $ 711 $ 728 $ 745 $ 762 $ 780 $ 798 $ 816 $ 835 $ 854 $ 873 $ 893 $ 914 $ 1,784 $ 1,822 $ 1,860 $ 1,900 $ 1,940
$ - $ - $ 64,626 $ 66,136 $ 67,676 $ 69,247 $ 70,850 $ 72,485 $ 74,152 $ 75,853 $ 77,587 $ 79,357 $ 81,161 $ 83,002 $ 134,598 $ 146,811 $ 159,455 $ 172,542 $ 176,211
Non-Capturable Millages
Hackley Debt $ - $ - $ 974 $ 1,002 $ 1,031 $ 1,060 $ 1,089 $ 1,120 $ 1,205 $ 1,244 $ 1,284 $ 1,324 $ 1,365 $ 1,408 $ 2,791 $ 2,861 $ 2,933 $ 3,007 $ 3,082
MPS Debt 2020 $ - $ - $ 97 $ 100 $ 103 $ 106 $ 109 $ 112 $ 121 $ 124 $ 128 $ 132 $ 137 $ 141 $ 279 $ 286 $ 293 $ 301 $ 308
MPS Debt 2021 $ - $ - $ 15,004 $ 15,435 $ 15,874 $ 16,323 $ 16,780 $ 17,246 $ 18,562 $ 19,161 $ 19,773 $ 20,397 $ 21,034 $ 21,683 $ 42,985 $ 44,073 $ 45,183 $ 46,315 $ 47,470
Comm College Debt $ - $ - $ 526 $ 541 $ 557 $ 572 $ 588 $ 605 $ 651 $ 672 $ 693 $ 715 $ 737 $ 760 $ 1,507 $ 1,545 $ 1,584 $ 1,624 $ 1,665
MPS Sinking Fund $ - $ - $ 1,893 $ 1,947 $ 2,002 $ 2,059 $ 2,116 $ 2,175 $ 2,341 $ 2,417 $ 2,494 $ 2,573 $ 2,653 $ 2,735 $ 5,422 $ 5,559 $ 5,699 $ 5,842 $ 5,987
$ - $ - $ 18,494 $ 19,025 $ 19,567 $ 20,119 $ 20,683 $ 21,257 $ 22,879 $ 23,618 $ 24,373 $ 25,142 $ 25,926 $ 26,726 $ 52,984 $ 54,325 $ 55,693 $ 57,089 $ 58,512
Total Tax Increment Revenue (TIR) Available for Capture $ - $ - $ 111,437 $ 114,291 $ 117,202 $ 120,171 $ 123,200 $ 126,289 $ 132,056 $ 135,628 $ 139,270 $ 142,986 $ 146,775 $ 150,641 $ 268,577 $ 284,182 $ 300,286 $ 316,902 $ 324,170
Footnotes:
Project is located in the DDA and assumes passthrough
Assumes millages rates remain the same
Assumes New NEZ on Phase II with CFE and NEZ expiring for Phase I
Assumes 2% inflation increases
Page 36 of 288
Tax Increment Revenue Capture Estimates - Combined
Lake View Lofts
Muskegon, Michigan
March 6, 2025
Estimated Taxable Value (TV) Increase Rate:
Plan Year 19 20 21 22 23 24 25 26 27 28 29 30 31 TOTAL
Calendar Year 2044 2045 2046 2047 2048 2049 2050 2051 2052 2053 2054 2055 2056
Base Taxable Value $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065 $ 1,484,065
Estimated New TV $ 7,802,016 $ 7,958,056 $ 8,117,217 $ 8,279,562 $ 8,445,153 $ 8,614,056 $ 8,786,337 $ 8,962,064 $ 9,141,305 $ 9,324,131 $ 9,510,614 $ 9,700,826 $ 9,894,842 $ 9,894,842
Incremental Difference (New TV - Base TV)* $ 6,317,951 $ 6,473,991 $ 6,633,152 $ 6,795,497 $ 6,961,088 $ 7,129,991 $ 7,302,272 $ 7,477,999 $ 7,657,240 $ 7,840,066 $ 8,026,549 $ 8,216,761 $ 8,410,777 $ 8,410,777
School Capture
State Education Tax (SET) $ 37,908 $ 38,844 $ 39,799 $ 40,773 $ 41,767 $ 42,780 $ 43,814 $ 44,868 $ 45,943 $ 47,040 $ 48,159 $ 49,301 $ 50,465 $ 917,518
School Operating Tax $ 113,723 $ 116,532 $ 119,397 $ 122,319 $ 125,300 $ 128,340 $ 131,441 $ 134,604 $ 137,830 $ 141,121 $ 144,478 $ 147,902 $ 151,394 $ 2,750,637
$ 151,631 $ 155,376 $ 159,196 $ 163,092 $ 167,066 $ 171,120 $ 175,255 $ 179,472 $ 183,774 $ 188,162 $ 192,637 $ 197,202 $ 201,859 $ 3,668,155
Local Capture
County Operating $ 35,078 $ 35,822 $ 36,581 $ 37,355 $ 38,145 $ 38,950 $ 39,772 $ 40,609 $ 41,464 $ 42,336 $ 43,225 $ 44,132 $ 45,057 $ 835,567
City Operating $ 61,627 $ 62,935 $ 64,268 $ 65,628 $ 67,015 $ 68,430 $ 69,873 $ 71,345 $ 72,846 $ 74,378 $ 75,940 $ 77,533 $ 79,158 $ 1,466,907
City Sanitation $ 18,362 $ 18,751 $ 19,148 $ 19,554 $ 19,967 $ 20,388 $ 20,818 $ 21,257 $ 21,704 $ 22,161 $ 22,626 $ 23,101 $ 23,585 $ 447,642
Hackley Library $ 14,705 $ 15,017 $ 15,335 $ 15,659 $ 15,990 $ 16,328 $ 16,672 $ 17,024 $ 17,382 $ 17,747 $ 18,120 $ 18,500 $ 18,888 $ 358,459
County Veterans $ 462 $ 472 $ 482 $ 492 $ 503 $ 513 $ 524 $ 535 $ 546 $ 558 $ 569 $ 581 $ 594 $ 11,264
Senior Citizens Svc $ 3,077 $ 3,142 $ 3,209 $ 3,277 $ 3,346 $ 3,417 $ 3,489 $ 3,562 $ 3,637 $ 3,714 $ 3,792 $ 3,871 $ 3,953 $ 75,009
Central Dispatch $ 1,846 $ 1,885 $ 1,925 $ 1,966 $ 2,007 $ 2,050 $ 2,093 $ 2,137 $ 2,182 $ 2,228 $ 2,275 $ 2,322 $ 2,371 $ 44,998
Comm College $ 13,565 $ 13,853 $ 14,146 $ 14,445 $ 14,751 $ 15,062 $ 15,380 $ 15,704 $ 16,034 $ 16,371 $ 16,715 $ 17,066 $ 17,424 $ 330,673
MAISD $ 29,248 $ 29,868 $ 30,501 $ 31,146 $ 31,805 $ 32,476 $ 33,161 $ 33,860 $ 34,572 $ 35,299 $ 36,040 $ 36,797 $ 37,568 $ 712,970
City Museum $ 1,982 $ 2,024 $ 2,067 $ 2,110 $ 2,155 $ 2,200 $ 2,247 $ 2,294 $ 2,342 $ 2,392 $ 2,442 $ 2,493 $ 2,545 $ 48,307
$ 179,952 $ 183,769 $ 187,662 $ 191,633 $ 195,683 $ 199,815 $ 204,028 $ 208,327 $ 212,711 $ 217,183 $ 221,744 $ 226,397 $ 231,142 $ 4,331,795
Non-Capturable Millages
Hackley Debt $ 3,158 $ 3,236 $ 3,316 $ 3,397 $ 3,480 $ 3,564 $ 3,650 $ 3,738 $ 3,828 $ 3,919 $ 4,012 $ 4,108 $ 4,205 $ 76,391
MPS Debt 2020 $ 316 $ 324 $ 332 $ 340 $ 348 $ 356 $ 365 $ 374 $ 383 $ 392 $ 401 $ 411 $ 421 $ 7,641
MPS Debt 2021 $ 48,648 $ 49,850 $ 51,075 $ 52,325 $ 53,600 $ 54,901 $ 56,227 $ 57,581 $ 58,961 $ 60,369 $ 61,804 $ 63,269 $ 64,763 $ 1,176,672
Comm College Debt $ 1,706 $ 1,748 $ 1,791 $ 1,835 $ 1,879 $ 1,925 $ 1,972 $ 2,019 $ 2,067 $ 2,117 $ 2,167 $ 2,219 $ 2,271 $ 41,259
MPS Sinking Fund $ 6,136 $ 6,288 $ 6,442 $ 6,600 $ 6,761 $ 6,925 $ 7,092 $ 7,263 $ 7,437 $ 7,614 $ 7,795 $ 7,980 $ 8,169 $ 148,414
$ 59,964 $ 61,445 $ 62,956 $ 64,497 $ 66,068 $ 67,671 $ 69,307 $ 70,974 $ 72,676 $ 74,411 $ 76,181 $ 77,986 $ 79,828 $ 1,450,378
Total Tax Increment Revenue (TIR) Available for Capture $ 331,583 $ 339,145 $ 346,858 $ 354,725 $ 362,749 $ 370,934 $ 379,283 $ 387,799 $ 396,485 $ 405,344 $ 414,381 $ 423,599 $ 433,001 $ 7,999,950
Footnotes:
Project is located in the DDA and assumes passthrough
Assumes millages rates remain the same
Assumes New NEZ on Phase II with CFE and NEZ expiring for Phase I
Assumes 2% inflation increases
Page 37 of 288
Tax Increment Revenue Reimbursement Table
Lake View Lofts
Muskegon, Michigan
March 6, 2025
Developer
Maximum School & Local Local-Only
Reimbursement **Proportionality Taxes Taxes Total Estimated Capture $ 7,798,091
State 44.8% $ 2,932,133 $ - $ 2,932,133 Estimated Total Administrative Fees $ 384,333
Local 55.2% $ 3,608,427 $ - $ 3,608,427 Years of Plan: 32 State Brownfield Fund $ 433,526
TOTAL $ 6,540,560 LBRF $ 353,829
EGLE 0.5% $ 33,000 $ - $ 33,000
MSHDA 99.5% $ 6,507,560 $ - $ 6,507,560
NEZ Abatement on Residential
2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041
Total State Incremental Revenue $ - $ - $ 46,812 $ 48,155 $ 49,526 $ 50,924 $ 52,350 $ 53,805 $ 57,905 $ 59,775 $ 61,683 $ 63,629 $ 65,614 $ 67,638 $ 133,979 $ 137,371 $ 140,831
State Brownfield Redevelopment Fund (50% of SET) $ - $ - $ (5,869) $ (6,038) $ (6,210) $ (6,385) $ (6,564) $ (6,746) $ (7,258) $ (7,492) $ (7,731) $ (7,975) $ (8,223) $ (8,477) $ (16,747) $ (17,171) $ (17,604)
State TIR Available for Reimbursement $ - $ - $ 40,942 $ 42,118 $ 43,316 $ 44,539 $ 45,787 $ 47,059 $ 50,647 $ 52,283 $ 53,952 $ 55,654 $ 57,391 $ 59,162 $ 117,232 $ 120,200 $ 123,227
Total Local Incremental Revenue $ - $ - $ 64,626 $ 66,136 $ 67,676 $ 69,247 $ 70,850 $ 72,485 $ 74,152 $ 75,853 $ 77,587 $ 79,357 $ 81,161 $ 83,002 $ 134,598 $ 146,811 $ 159,455
BRA Administrative Fee (5%) $ - $ - $ - $ (5,715) $ (5,860) $ (6,009) $ (6,160) $ (6,314) $ (6,603) $ (6,781) $ (6,964) $ (7,149) $ (7,339) $ (7,532) $ (13,429) $ (14,209) $ (15,014)
Local TIR Available for Reimbursement $ - $ - $ 64,626 $ 60,421 $ 61,816 $ 63,239 $ 64,690 $ 66,170 $ 67,549 $ 69,071 $ 70,624 $ 72,207 $ 73,823 $ 75,470 $ 121,169 $ 132,602 $ 144,441
Total State & Local TIR Available $ - $ - $ 105,568 $ 102,539 $ 105,133 $ 107,778 $ 110,477 $ 113,229 $ 118,196 $ 121,354 $ 124,576 $ 127,862 $ 131,213 $ 134,632 $ 238,401 $ 252,802 $ 267,668
Beginning
DEVELOPER Balance
DEVELOPER Reimbursement Balance $ 6,540,560 $ 6,540,560 $ 6,540,560 $ 6,434,992 $ 6,332,453 $ 6,227,320 $ 6,119,542 $ 6,009,066 $ 5,895,837 $ 5,777,641 $ 5,656,287 $ 5,531,711 $ 5,403,850 $ 5,272,636 $ 5,138,004 $ 4,899,604 $ 4,646,802 $ 4,379,134
MSHDA Housing Activity Costs $6,507,560 $ 6,507,560 $ 6,507,560 $ 6,507,560 $ 6,402,525 $ 6,300,503 $ 6,195,901 $ 6,088,666 $ 5,978,747 $ 5,866,090 $ 5,748,490 $ 5,627,748 $ 5,503,801 $ 5,376,585 $ 5,246,034 $ 5,112,081 $ 4,874,883 $ 4,623,357
State Tax Reimbursement 99% $ - $ - $ 40,736 $ 41,905 $ 43,098 $ 44,315 $ 45,556 $ 46,821 $ 50,391 $ 52,019 $ 53,680 $ 55,373 $ 57,101 $ 58,863 $ 116,640 $ 119,593 $ 122,605
Local Tax Reimbursement $ - $ - $ 64,300 $ 60,116 $ 61,504 $ 62,920 $ 64,364 $ 65,836 $ 67,208 $ 68,723 $ 70,267 $ 71,843 $ 73,450 $ 75,089 $ 120,558 $ 131,933 $ 143,712
Total MSHDA Reimbursement Balance $ 0.99 $ 6,507,560 $ 6,507,560 $ 6,402,525 $ 6,300,503 $ 6,195,901 $ 6,088,666 $ 5,978,747 $ 5,866,090 $ 5,748,490 $ 5,627,748 $ 5,503,801 $ 5,376,585 $ 5,246,034 $ 5,112,081 $ 4,874,883 $ 4,623,357 $ 4,357,039
EGLE Environmental Costs $ 33,000 $ 33,000 $ 33,000 $ 33,000 $ 32,467 $ 31,950 $ 31,420 $ 30,876 $ 30,318 $ 29,747 $ 29,151 $ 28,538 $ 27,910 $ 27,265 $ 26,603 $ 25,923 $ 24,721 $ 23,445
State Tax Reimbursement $ 0 $ - $ - $ 207 $ 213 $ 219 $ 225 $ 231 $ 237 $ 256 $ 264 $ 272 $ 281 $ 290 $ 298 $ 591 $ 606 $ 622
Local Tax Reimbursement $ - $ - $ 326 $ 305 $ 312 $ 319 $ 326 $ 334 $ 341 $ 348 $ 356 $ 364 $ 372 $ 381 $ 611 $ 669 $ 729
Total EGLE Reimbursement Balance 0.01 $ 33,000 $ 33,000 $ 32,467 $ 31,950 $ 31,420 $ 30,876 $ 30,318 $ 29,747 $ 29,151 $ 28,538 $ 27,910 $ 27,265 $ 26,603 $ 25,923 $ 24,721 $ 23,445 $ 22,095
Local Only Costs $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Local Tax Reimbursement $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Total Local Only Reimbursement Balance $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Total Annual Developer Reimbursement $ - $ - $ 105,568 $ 102,539 $ 105,133 $ 107,778 $ 110,477 $ 113,229 $ 118,196 $ 121,354 $ 124,576 $ 127,862 $ 131,213 $ 134,632 $ 238,401 $ 252,802 $ 267,668
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits * $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
State Tax Capture $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Local Tax Capture $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Total LBRF Capture
* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from EGLE & Local TIR only.
Footnotes:
Project is located in the DDA.
Assumes millages rates remain the same with the exception of City noted expirations above.
Assumes 15yr NEZ on Apartments
Page 38 of 288
Tax Increment Revenue Reimbursement Table
Lake View Lofts
Muskegon, Michigan
March 6, 2025
2042 2043 2044 2045 2046 2047 2048 2049 2050 2051 2052 2053 2054 2055 2056 TOTAL
Total State Incremental Revenue $ 144,360 $ 147,959 $ 151,631 $ 155,376 $ 159,196 $ 163,092 $ 167,066 $ 171,120 $ 175,255 $ 179,472 $ 183,774 $ 188,162 $ 192,637 $ 197,202 $ - $ 3,466,296
State Brownfield Redevelopment Fund (50% of SET) $ (18,045) $ (18,495) $ (18,954) $ (19,422) $ (19,899) $ (20,386) $ (20,883) $ (21,390) $ (21,907) $ (22,434) $ (22,972) $ (23,520) $ (24,080) $ (24,650) $ - $ (433,526)
State TIR Available for Reimbursement $ 126,315 $ 129,464 $ 132,677 $ 135,954 $ 139,296 $ 142,705 $ 146,183 $ 149,730 $ 153,348 $ 157,038 $ 160,802 $ 164,641 $ 168,558 $ 172,552 $ - $ 3,032,770
Total Local Incremental Revenue $ 172,542 $ 176,211 $ 179,952 $ 183,769 $ 187,662 $ 191,633 $ 195,683 $ 199,815 $ 204,028 $ 208,327 $ 212,711 $ 217,183 $ 221,744 $ 226,397 $ 231,142 $ 4,331,795
BRA Administrative Fee (5%) $ (15,845) $ (16,208) $ (16,579) $ (16,957) $ (17,343) $ (17,736) $ (18,137) $ (18,547) $ (18,964) $ (19,390) $ (19,824) $ (20,267) $ (20,719) $ (21,180) $ (11,557) $ (384,333)
Local TIR Available for Reimbursement $ 156,697 $ 160,002 $ 163,373 $ 166,812 $ 170,319 $ 173,897 $ 177,546 $ 181,268 $ 185,064 $ 188,937 $ 192,887 $ 196,915 $ 201,025 $ 205,217 $ 219,585 $ 3,947,462
Total State & Local TIR Available $ 283,012 $ 289,466 $ 296,050 $ 302,766 $ 309,615 $ 316,602 $ 323,729 $ 330,998 $ 338,412 $ 345,975 $ 353,689 $ 361,557 $ 369,582 $ 377,769 $ 219,585 $ 6,980,232
DEVELOPER
DEVELOPER Reimbursement Balance $ 4,096,122 $ 3,806,656 $ 3,510,605 $ 3,207,840 $ 2,898,224 $ 2,581,622 $ 2,257,894 $ 1,926,896 $ 1,588,484 $ 1,242,509 $ 888,821 $ 527,264 $ 157,681 $ - $ - $ -
MSHDA Housing Activity Costs $ 4,357,039 $ 4,075,455 $ 3,787,449 $ 3,492,893 $ 3,191,655 $ 2,883,602 $ 2,568,597 $ 2,246,502 $ 1,917,174 $ 1,580,469 $ 1,236,240 $ 884,336 $ 524,603 $ 156,886 $ - $ -
State Tax Reimbursement $ 125,677 $ 128,811 $ 132,008 $ 135,268 $ 138,593 $ 141,985 $ 145,445 $ 148,974 $ 152,574 $ 156,246 $ 159,991 $ 163,811 $ 167,707 $ 71,552 $ - $ 2,917,339
Local Tax Reimbursement $ 155,906 $ 159,195 $ 162,549 $ 165,970 $ 169,460 $ 173,019 $ 176,650 $ 180,353 $ 184,131 $ 187,983 $ 191,913 $ 195,922 $ 200,011 $ 85,334 $ - $ 3,590,221
Total MSHDA Reimbursement Balance $ 4,075,455 $ 3,787,449 $ 3,492,893 $ 3,191,655 $ 2,883,602 $ 2,568,597 $ 2,246,502 $ 1,917,174 $ 1,580,469 $ 1,236,240 $ 884,336 $ 524,603 $ 156,886 $ - $ - $ -
EGLE Environmental Costs $ 22,095 $ 20,667 $ 19,206 $ 17,713 $ 16,185 $ 14,623 $ 13,025 $ 11,392 $ 9,722 $ 8,015 $ 6,269 $ 4,484 $ 2,660 $ 796 $ - $ -
State Tax Reimbursement $ 637 $ 653 $ 669 $ 686 $ 703 $ 720 $ 738 $ 755 $ 774 $ 792 $ 811 $ 831 $ 850 $ 363 $ - $ 14,794
Local Tax Reimbursement $ 791 $ 807 $ 824 $ 842 $ 859 $ 877 $ 896 $ 915 $ 934 $ 953 $ 973 $ 994 $ 1,014 $ 433 $ - $ 18,206
Total EGLE Reimbursement Balance $ 20,667 $ 19,206 $ 17,713 $ 16,185 $ 14,623 $ 13,025 $ 11,392 $ 9,722 $ 8,015 $ 6,269 $ 4,484 $ 2,660 $ 796 $ - $ - $ -
Local Only Costs $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Local Tax Reimbursement $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Total Local Only Reimbursement Balance $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Total Annual Developer Reimbursement $ 283,012 $ 289,466 $ 296,050 $ 302,766 $ 309,615 $ 316,602 $ 323,729 $ 330,998 $ 338,412 $ 345,975 $ 353,689 $ 361,557 $ 369,582 $ 157,681 $ - $ -
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits * $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 134,244 $ 219,585 $ 353,829
State Tax Capture $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 14,794 $ - $ 14,794
Local Tax Capture $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 119,450 $ 219,585 $ 339,035
Total LBRF Capture
* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from EGLE & Local TIR only.
Footnotes:
Project is located in the DDA.
Assumes millages rates remain the same with the exception of City noted expirations above.
Assumes 15yr NEZ on Apartments
Page 39 of 288
City of Muskegon Brownfield Plan Amendment
351 Phase II Redevelopment Project
ATTACHMENT A-4
HOUSING SUBSIDY TABLE
12 3/7/2025
Page 40 of 288
Attachment A-4
Housing Subsidy Table
Housing TIF Financing Gap Cap Calculation - Multifamily Rental
Project: 351 Phase II
*City Approved Using 120% AMI as Control Rent
Developer AMI Control Project No. of No. of
FORMULA Location Type - = PRL x No. of Units x = PRL GAP CAP Per Unit
Commitment Rent* Rent Months Years
City BRA AMI Control 120% Muskegon Studio $1,674 - $1,120 = $554 x 21 12 x 30 = $4,188,240 $199,440
City BRA AMI Control 120% Muskegon 1 bedroom $1,792 - $1,450 = $342 x 11 12 x 30 = $1,354,320 $123,120
TOTAL Housing Subsidy 32 $5,542,560 $173,205
*MSHDA Control Rent Calculation
Developer AMI Control Project No. of No. of
FORMULA Location Type - = PRL x No. of Units x = PRL GAP CAP Per Unit
Commitment Rent* Rent Months Years
MSHDA Control Rents 120% Muskegon Studio $1,790 - $1,120 = $670 x 21 12 x 30 = $5,065,200 $241,200
MSHDA Control Rents 120% Muskegon 1 bedroom $2,028 - $1,450 = $578 x 11 12 x 30 = $2,288,880 $208,080
TOTAL Housing Subsidy 32 $7,354,080 $229,815
Approved BRA TIF Request for Financing Gap/Renovation $5,542,560
Other Housing Activities Allowed
Site Preparation $75,000
Infrastructure Improvements $860,000
BF/WP Prep and Development $30,000
Total Housing Subsidy Requested for Approval $6,507,560
Page 41 of 288
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: Neighborhood Enterprise Zone Certificate -
1542 Adams Ave.
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
The staff are requesting the approval of a Neighborhood Enterprise Zone (NEZ) certificate for 15 years
for a new construction home at 1542 Adams Ave.
Detailed Summary & Background:
An application for a Neighborhood Enterprise zone (NEZ) certificate has been received from
Stephens Homes and Investments for a new construction home at 1542 Adams Ave. The cost of
construction is $130,000. The applicant has met local and state requirements for the issuance of the
NEZ certificate.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Diverse housing types
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business - Improved community vibrancy through
infill development
Amount Requested: Budgeted Item:
N/A Yes No N/A
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A
Recommended Motion:
I move to close the public hearing and approve the Neighborhood Enterprise Zone (NEZ) certificate
for 15 years at 1542 Adams Ave. and authorize the City Clerk and Mayor to sign the certificate and
resolution.
Approvals: Guest(s) Invited / Presenting:
Immediate Division
Head Yes
Page 42 of 288
Information
Technology
Other Division Heads
Communication
Legal Review
Page 43 of 288
X
Marquette 10/22/2024
Page 44 of 288
5/13/2025
Ann Marie Meisch
231-724-6721
ann.meisch@shorelinecity.com
933 Terrace St Muskegon MI 49440
Page 45 of 288
Resolution No. ________
MUSKEGON CITY COMMISSION
RESOLUTION TO APPROVE THE ISSUANCE
OF A NEIGHBORHOOD ENTERPISE ZONE CERTIFICATE
WHEREAS, an application for a Neighborhood Enterprise Zone Certificate has been filed with the City
Clerk by Stephens Homes and Investments LLC to construct a new home at 1542 ADAMS AVE. in the
Marquette neighborhood, and;
WHEREAS, the applicant has satisfied both the local and state eligibility criteria for a Neighborhood
Enterprise Zone Certificate;
WHEREAS, the local unit of government is allowing the six (6) month grace period after construction
commencement to apply, which is allowed under the law;
WHEREAS, the Neighborhood Enterprise Zone Certificate has been approved for fifteen (15) years;
NOW, THEREFORE, BE IT RESOLVED that the application for a Neighborhood Enterprise Zone
Certificate for the new construction of a home by Stephens Homes and Investments LLC be approved.
Adopted this 13th day of May, 2025.
Ayes:
Nays:
Absent:
By: __________________________
Ken Johnson, Mayor
Attest: _________________________
Ann Meisch
City Clerk
Page 46 of 288
CERTIFICATION
I hereby certify that the foregoing constitutes a true and complete copy of a resolution adopted by the
City Commission of the City of Muskegon, County of Muskegon, Michigan at a regular meeting held on
May 13, 2025.
By: ________________________
Ann Meisch
City Clerk
Page 47 of 288
QUIT-CLAIM DEED
KNOW ALL MEN BY THESE PRESENTS: ThattheCITY OF MUSKEGON, a municipal of
corporation,
933 Terrace
Street,
Muskegon,Michigan49440,
QUIT CLAIMS toSTEPHENS HOMES AND INVESTMENTS LLC, a LimitedLiability
Company, of1042
TerraceSt,Muskegon,Michigan49442,thefollowing
described
premisessituated
intheCityofMuskegon,
CountyofMuskegon,StateofMichigan,
towit:
*SEE ATTACHED LEGAL DESCRIPTIONS
forthesum ofFifty-Six One HundredSeventy-Five,
Thousand, and0/100Dollars
($56,175.00)
PROVIDED, HOWEVER, Grantee, oritsassigns,
shall
complete construction
ofone (1)single
familyhome on
eachofthenineteen on thepremises
(19)parcels herein conveyedwithintwenty-four(24)monthsafter
thedate
hereof.Indefaultofsuchconstruction,
title
tothepremises revert
shall totheCityofMuskegon freeandclearof
any claimofGranteeoritsassigns.Inaddition,
theCityofMuskegonmay retain theconsideration
forthis
conveyance freeandclearofany claimofGranteeorits Buyershall
assigns. removeonlythosetrees necessaryfor
construction
ofthehomes and driveways."Completec onstruction"
means:(1)issuanceofa residential
building
permitsby theCityofMuskegon;and (2)inthesoleopinion oftheCityofMuskegon's DirectorofInspections,
substantial
completionofthedwellingsdescribed
inthesaidbuildingpermits.Intheeventofreversionoftitles
of
theabove-describedpremises,
improvementsmade thereonshallbecometheproperty ofGrantor.
Thisdeedisexemptfromreal
estate
transfer
taxpursuant
totheprovisions
ofMCLA 207.505(h)(i)
anr'
MCLA 207.526Sec.6(h)(i).
Datedthis dayof 2024.
Signedinthepresence
of: CITY OF MUSKEGON
acfr^ fo †f e en ohnson,
Its ayor
Ann MarieMeisch,MMC, ItsClerk
STATE OF MICHIGAN
COUNTY OF MUSKEGON
Beforeme personally inMuskegonCounty,Michigan,
appeared on cefnÓer _1, 2024,by KEN
JOHNSON andANN MARIE MEISCH, MMC, theMayor and Clerk, oftheCITY OF MUSKEGON,
respectively,
a municipal on behalf
corporation, oftheCity.
PREPARED BY: SamanthaPulos nda ffe ,NotaryPublic
CityofMuskegonPlanningDept. ActingintheCountyof //744 /fego r)
933 Terrace
St.Room 202 #/ad /¾eg-o CouEty,Michigan
Muskegon,MI 49440 llyComm. fÏxpires:
Telephone:231/724-6702
WHEN RECORDED RETURN TO: Grantees SEND SUBSEQUENT TAX BILLS TO: Grantees
Page 1 of 5
Page 48 of 288
Legal Descriptions
1. LegalDescription:
CITY OF MUSKEGON REVISED PLAT OF 1903EAST ½ LOT 13BLOCK 386
Address:209 MERRILL, MUSKEGON, MI 49441
Parcel
#:61-24-205-386-0013-10
Price:$2,437.50
2. LegalDescription:CITY OF MUSKEGON REVISED PLAT OF 1903WEST ½ LOT 13BLOCK 386
Address:213 MERRILL, MUSKEGON, MI 49441
Parcel
#:61-24-205-386-0013-01
Price:$2,437.50
3. Legal Description:
CITY OF MUSKEGON URBAN RENEWAL PLAT NO 3 LOT 631 ALSO
VACATED EAST 1/2OF ADJACENT ALLEY ((8/00 RESOLUTION # 2000-72(G))
LOT 632 SPLIT FROM PARCEL 9/14/00
FOR 2001ROLL
Address:845 DUCEY, MUSKEGON, MI 49442
Parcel#:61-24-612-000-0631-00
Price:$6,000.00
4. LegalDescription:
PART OF LOTS 576 ANO 577,CITY OF MUSKEGON URBAN RENEWAL PLAT
NO. 3,MUSKEGON COUNTY, MICHIGAN, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID LOT 519 OF SAID CITY OF MUSKEGON
URBAN RENEWAL PLAT NO. 3;
THENCE SOUTH 02 DEGREES 14MINUTES 29 SECONDS WEST, A DISTANCE OF 133.12FEET;
THENCE NORTH 88 DEGREES 51 MINUTES 05 SECONDS WEST, A DISTANCE OF 83.41FEET;
THENCE SOUTH 69 DEGREES 13MINUTES 36 SECONDS WEST, A DISTANCE OF 60.86FEET;
THENCE SOUTH 68 DEGREES 41 MINUTES 05 SECONDS WEST, A DISTANCE OF 38.02FEET TO THE
POINT OF BEGINNING;
CONTINUING SOUTH 68 DEGREES 41 MINUTES 05 SECONDS WEST, A DISTANCE OF 83.87FEET TO
THE SOUTHWEST CORNER OF SAID LOT 577;
THENCE NORTH O 1 DEGREES 41 MINUTES 33 SECONDS EAST, ALONG THE WEST LINE OF SAID
LOT 577,A DISTANCE OF 102.85FEET TO THE NORTHWEST CORNER OF SAID LOT 577;
THENCE SOUTH 88 DEGREES 28 MINUTES 35 SECONDS EAST, A DISTANCE OF 16.30FEET TO THE
BEGINNING OF A CURVE TO THE LEFT HAVING A CENTRAL ANGLE OF 13 DEGREES 49 MINUTES 35
SECONDS, A RADIUS OF 166.67FEET, A CHORD BEARING OF NORTH 84 DEGREES 18 MINUTES 34
SECONDS EAST, A CHORD DISTANCE OF 40.12 FEET AND AN ARC LENGTH OF 40.22FEET TO THE
ENO OF SAID CURVE;
THENCE SOUTH 13 DEGREES 58 MINUTES 14 SECONDS EAST, A DISTANCE OF 78.18 FEET TO THE
POINT OF BEGINNING.
PARCEL CONTAINS 6062 SQUARE FEET, MORE OR LESS.
Address:973 DUCEY, MUSKEGON, MI 49442
Parcel
#:61-24-612-000-0577-10
Price:$3,000.00
5. LegalDescription:
PART OF LOTS 575ANO 576,CITY OF MUSKEGON URBAN RENEWAL PLAT
NO. 3,MUSKEGON COUNTY, MICHIGAN, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID LOT 519;
THENCE SOUTH 02 DEGREES 14MINUTES 29 SECONDS WEST, A DISTANCE OF 133.12 FEET;
THENCE NORTH 88 DEGREES 51 MINUTES 05 SECONDS WEST, A DISTANCE OF 83.41FEET;
THENCE SOUTH 69 DEGREES 13MINUTES 36 SECONDS WEST, A DISTANCE OF 13.62FEET TO THE
POINT OF BEGINNING;
THENCE CONTINUING SOUTH 69 DEGREES 13MINUTES 36 SECONDS WEST, A DISTANCE OF 47.31
FEET;
THENCE SOUTH 68 DEGREES 41 MINUTES 05 SECONDS WEST, A DISTANCE OF 38.02FEET;
THENCE NORTH 13DEGREES 58 MINUTES 14SECONDS WEST, A DISTANCE OF 78.18FEET TO THE
BEGINNING OF A NON-TANGENT CURVE TO THE LEFT HAVING A CENTRAL ANGLE OF 26 DEGREES
Page 2 of 5
Page 49 of 288
28 MINUTES 15 SECONDS, A RADIUS OF 166.67FEET, A CHORD BEARING OF NORTH 64 DEGREES 11
MINUTES 17SECONDS EAST, A CHORD DISTANCE OF 76.30FEET ANO AN ARC LENGTH OF 76.98
FEET TO THE END OF SAID CURVE;
THENCE SOUTH 20 DEGREES 46 MINUTES 24 SECONDS EAST, A DISTANCE OF 83.97FEET TO THE
POINT OF BEGINNING.
PARCEL CONTAINS 6264 SQUARE FEET, MORE OR LESS.
Address:983 DUCEY, MUSKEGON, MI 49442
Parcel
#:61-24-612-000-0576-10
Price:$3,000.00
6. LegalDescription:
PART OF LOTS 519 AND 575,CITY OF MUSKEGON URBAN RENEWAL PLAT
NO. 3,MUSKEGON COUNTY, MICHIGAN, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID LOT 519;
THENCE SOUTH 02 DEGREES 14 MINUTES 29 SECONDS WEST, A DISTANCE OF 133.12
FEET;
THENCE NORTH 88 DEGREES 51 M1NUTES 05 SECONDS WEST, A DISTANCE OF 54.00FEET TO THE
POINT OF BEGINNING;
THENCE CONTINUING NORTH 88 DEGREES 51 MINUTES 05 SECONDS WEST, A DISTANCE OF 29.38
FEET;
THENCE SOUTH 69 DEGREES 13MINUTES 36 SECONDS WEST, A DISTANCE OF 13.62
FEET;
THENCE NORTH 20 DEGREES 46 MINUTES 24 SECONDS WEST, A DISTANCE OF 83.97FEET TO THE
BEGINNING OF A NON-TANGENT CURVE TO THE LEFT HAVING A CENTRAL ANGLE OF 05 DEGREES
12 MINUTES 24 SECONDS, A RADIUS OF 166.67FEET, A CHORD BEARING OF NORTH 48 DEGREES
21
MINUTES 06 SECONDS EAST, A CHORD DISTANCE OF 15.14FEET, AN ARC LENGTH OF 15.14FEET
TO THE END OF SAID CURVE;
AND THE BEGINNING OF A REVERSE CURVE TO THE RIGHT HAVING A CENTRAL ANGLE OF 26
DEGREES 48 MINUTES 37 SECONDS, A RADIUS OF 166.67FEET, A CHORD BEARING OF NORTH 58
DEGREES 10MINUTES 20 SECONDS EAST, A CHORD DISTANCE OF 77.07FEET, AN ARC LENGTH OF
77.99FEET TO THE END OF SAID CURVE;
THENCE SOUTH O2 DEGREES 14MINUTES 29 SECONDS WEST, A DISTANCE OF 124.94FEET TO THE
POINT OF BEGINNING.
PARCEL CONTAINS 6626 SQUARE FEET, MORE OR LESS.
THE PARCEL ISSUBJECT TO A UTILITY EASEMENT AS IT APPARENT ALONG ITSEAST BOUNDARY
LINE.
Address:993 DUCEY, MUSKEGON, MI 49442
Parcel#:61-24-612-000-0575-01
Price:$3,000.00
7. LegalDescription:
PART OF LOT 519,CITY OF MUSKEGON URBAN RENEWAL PLAT NO. 3,
MUSKEGON COUNTY, MICHIGAN, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF SAID LOT 519;
THENCE SOUTH 02 DEGREES 14 MINUTES 29 SECONDS WEST, A DISTANCE OF 133.12FEET TO THE
SOUTHEAST CORNER OF SAID LOT 519;
THENCE NORTH 88 DEGREES 51 MINUTES 05 SECONDS WEST, A DISTANCE OF 54.00
FEET;
THENCE NORTH 02 DEGREES 14 MINUTES 29 SECONDS EAST, A DISTANCE OF 124.94FEET TO THE
BEGINNING OF A NON-TANGENT CURVE TO THE RIGHT HAVING A CENTRAL ANGLE OF 18
DEGREES 54 MINUTES 35 SECONDS, A RADIUS OF I66.67FEET, A CHORD BEARING OF NORTH 82
DEGREES 41 MINUTES 48 SECONDS EAST, A CHORD DISTANCE OF 54.76FEET AND AN ARC LENGTH
OF 55.01FEET TO THE END OF SAID CURVE AND THE POINT OF BEGINNING.
PARCEL CONTAINS 7062 SQUARE FEET, MORE OR LESS.
THE PARCEL ISSUBJECT TO A UTILITY EASEMENT AS ITAPPARENT ALONG ITS WEST BOUNDARY
LINE.
Address:1003DUCEY, MUSKEGON, MI 49442
Parcel#:61-24-612-000-0519-01
Price:$3,000.00
Page 3 of 5
Page 50 of 288
8. LegalDescription:CITY OF MUSKEGON URBAN RENEWAL PLAT NO 3 NORTH 1/2LOT 553
Address:554 AGNES, MUSKEGON, MI 49442
Parcel
#:61-24-612-000-0553-01
Price:$3,000.00
9. LegalDescription:CITY OF MUSKEGON URBAN RENEWAL PLAT NO 3 SOUTH 1/2LOT 553
Address:572 AGNES, MUSKEGON, MI 49442
Parcel
#:61-24-612-000-0553-10
Price:$3,000.00
10. LegalDescription:
CITY OF MUSKEGON URBAN RENEWAL PLAT NO 3 LOT 620
Address:502 MARY, MUSKEGON, MI 49442
Parcel
#:61-24-612-000-0621-01
Price:$3,000.00
11. LegalDescription:
CITY OF MUSKEGON URBAN RENEWAL PLAT NO 3 LOT 621
Address:508 MARY, MUSKEGON, MI 49442
Parcel
#:61-24-612-000-0620-01
Price:
$3,000.00
12. LegalDescription:
CITY OF MUSKEGON URBAN RENEWAL PLAT NO 3 LOT 639 & EAST 1/2
VACATED N/S ALLEY ADJACENT
Address:561 MARY, MUSKEGON, MI 49442
Parcel
#:61-24-612-000-0639-00
Price:$4,650.00
13.LegalDescription:
CITY OF MUSKEGON URBAN RENEWAL PLAT NO 4 LOT 893
Address:1542ADAMS, MUSKEGON, MI 49442
Parcel
#:61-24-613-000-0893-00
Price:$4,650.00
14. LegalDescription:
CITY OF MUSKEGON REVISED PLAT OF 1903SOUTH 1/2LOTS 8 & 9 BLOCK
8
Address:320 WOOD, MUSKEGON, MI 49442
Parcel
#:61-24-205-008-0008-10
Price:$3,000.00
15. LegalDescription:
CITY OF MUSKEGON REVISED PLAT OF 1903LOT 10BLOCK 8
Address:346 WOOD, MUSKEGON, MI 49442
Parcel
#:61-24-205-008-0010-00
Price:$3,000.00
16. LegalDescription:
CITY OF MUSKEGON REVISED PLAT OF 1903LOT 14BLOCK 140
Address:425 OCTAVIUS, MUSKEGON, MI 49442
Parcel
#:61-24-205-140-0014-00
Price:$3,000.00
17. LegalDescription:
CITY OF MUSKEGON REVISED PLAT OF 1903CITY OF MUSKEGON LOT 5
BLOCK 13 AND WEST 1/2OF VAC 16.5FEET ALLEY ADJACENT THERETO (VAC ALLEY CITY RES
#99-87)
Address:436 CHARLES, MUSKEGON, MI 49441
Parcel
#:61-24-205-013-0005-00
Price:
$3,000.00
Page 4 of 5
Page 51 of 288
18. LegalDescription:
CITY OF MUSKEGON SEC 21 TION R16W W 50 FT OF N 132FT OF S 297 FT NE
1/4SW 1/4SW 1/4
Address:907 ORCHARD, MUSKEGON, MI 49442
Parcel
#:61-24-121-300-0062-00
Price:$3,000.00
19. LegalDescription:
CITY OF MUSKEGON SEC 21 T10N R16W E 66 FT OF W 544 1/2FT OF N 165FT
OF SW 1/4OF SW 1/4OF SW 1/4EX N 33 FT FOR ST
Address:877 AMITY, MUSKEGON, MI 49442
Parcel
#:61-24-121-300-0116-00
Price:$3,000.00
Page 5 of 5
Page 52 of 288
4/22/25, 12:51 PM about:blank
1542 Adams Ave Property Report
Area of Interest (AOI) Information
Area : 6,515.7 ft²
Apr 22 2025 12:48:17 Eastern Daylight Time
about:blank 1/2
Page 53 of 288
4/22/25, 12:51 PM about:blank
Summary
Name Count Area(ft²) Length(ft)
Parcels 1 6,515.70 N/A
Parcels
Property Property Property Property
Municipality Acreage per Acreage per
# PIN Address Address Address Address
Code GIS Assessor
Number Direction Combined City
61-24-613- 1542
1 24 0.15 0.14 1542 No Data MUSKEGON
000-0893-00 ADAMS AVE
Property Property Owner Owner
Owner Owner Owner Care Owner
# Address Address Zip Address Address
Name 1 Name 2 Of Address
State Code City State
933
CITY OF
1 MI 49442 No Data PO BOX 536 TERRACE MUSKEGON MI
MUSKEGON
ST
Owner State PRE Property School
Assessed Taxable Property
# Address Zip Equalized Homestead Class District
Value Value Class Code
Code Value Pct Description Code
Commercial
1 49443 0.00 0.00 0.00 0 201 61010
- Improved
Zoning per Assessor
# School District Name Tax Description Area(ft²)
Primary
CITY OF MUSKEGON
MUSKEGON CITY
1 R-1 URBAN RENEWAL PLAT 6,515.70
SCHOOL DIST
NO 4 LOT 893
©2020 Muskegon County GIS Data reported herein is believed to be accurate and up to date, however Muskegon County and Muskegon County GIS make no warranty
to the accuracy of the data. It is advised that before any decisions are made from this data, that the local assessor or building officials are contacted.
about:blank 2/2
Page 54 of 288
Page 55 of 288
Page 56 of 288
Causeway E C RE
EK
Muskegon Township South FO U R M ILE
MI L
CITY OF MUSKEGON
CR
UR BRUSSE AVE BRUSSE AVE
E EK
FO
CityNEIGHBORHOOD
of North Muskegon
ENTERPRIZE ZONE (NEZ) MORGAN AVE
ST
Muskegon Township North
MEEKING ST
NB
WA
SPRING 2025 ADAMS AVE
OAKHILL DR
CAMPBELL ST
-31
TA
Muskegon Township North
MARSHALL ST
OT
BR
DRATZ ST
GUNN ST
LEONARD AVE
KRAFT ST
ST
BENNETT ST
LANGLEY ST
MARQUETTE AVE
N
Jackson Hill
HARVEY ST
SO
ICK
ST
DUCEY AVE
ST
JACKSON AVE
BROADMOOR ST
ER
S
MCLAREN ST
College
ABBEY ST
V IU
BA
K E 0 'S
)
Marquette
MARGARET ST
MARLANE ST
JAMES AVE
YU
TA
LAA 183
MULDER ST
SB
MARY ST
SUELANE ST
OC
ED
AGNES ST
ON CIR
QUARTERLINE RD
-31
C IS O
N SUMNER AVE
EGAKE
VIR ALBERT AVE
BR
I DR GLEN OAKS DR
K DIA
S O L
TERRACE ST
N
MUKEG
SCHOOL ST
DR WESLEY AVE
VIRIDIA
AS NEW CONSTRUCTION N DR
(M MARCOUX AVE
NEZ
CARLTON ST
SURREY PL
ROBERTS ST
MARCOUX AVE
VILLAGE DR
DUDLEY AVE
E
AV WHITE AVE
E
AV
ON
MU
LT LAWRENCE AVE
RILEY ST
WA
IS
RP
OAK AVE
RR
HY
£ 31
¤
MO
SP
PIN
OAK AVE
ST
EMERALD ST
1S
RI
ORCHARD AVE R YE RS
E
KENNETH ST
T
ON
NG
CARLTON ST
3R
ST
ST
HOME ST
CR
FORK ST
2N
D
EE
ST
D
Steele
STEVENS ST
K
ST
ST
E
AV AMITY AVE
M
SCOTT ST
E
AV
AR
LE
RT
WOOD ST
AY
T
MY ALLEN AVE
CL
ST
EVART ST
PLYMOUTH ST
JAY ST
E
AV AV
E
APPLE AVE
RN D
TE OR REHAB & V
U46
SO
OAKGROVE ST
S HAMILTON AVE NC
ROBERTS ST
Nelson
E
E CO NEWAVCONSTRUCTION NEZ
PH
W
Angell
WILLIAMS ST
D
IA
R ADA AVE ADA AVE
AM
E FO ADA AVE
KENNETH ST
AV RT
MADISON ST
ST
US-31 SB
BR
GREEN ST
N HA E
GO AV E
BURTON ST
O
NA AV ISABELLA AVE ISABELLA AVE
SIA
HOLT ST
E MONROE AVE E
E SK IA
AR
SP
D
AV MU W E
GORDON ST
ST
MAPLE ST
LA AV
RI
R DE
SAUTER ST
TE A
NG
N
BS IO
JEFFERSON ST
E
CHESTNUT ST
RA
E AV
ST
4T
W
ON
NS
MCLAUGHLIN AVE
SHONAT ST
H
Nims
E
E ST AV Sheldon Park MCLAUGHLIN AVE
OM
ST
AV E E EVA
9T
WESTERN AVE U AV
HO AV LIN NS
11
N
GRAF ST
E
H
H TO CALVIN AVE
GO OE AV INE
ST
HARVEY ST
UG
TH
HIL N A
ST
E CALVIN AVE CALVIN AVE
KE NR L AV ER LA L VE
ST
IL TH MC E A
AR
S
ST
MICHIGAN AVE MU MO RR N
AV
E
CA AV CA
TA
V E FRANCIS AVE
SO TH
TH
E BA W FRANCIS AVE
EASTGATE ST
M
WEST ST
NG FRANCIS AVE
MA UR
W BA
E
E TA
RO E
NN
AV CA AV AV LANGELAND AVE
ST ST E
KE
US R LANGELAND AVE
UE
EASTWOOD DR
WASHINGTON AVE
MP
McLaughlin BA
Muskegon Township South
BEIDLER ST
WASHINGTON AVE CA IRWIN AVE HOWARD AVE
WINTERS ST
NEW ST
VINE AVE
ST
IRWIN AVE VINE AVE
GLADE ST
GRAND AVE
HUDSON ST
FLOWER AVE
AU
GRAND AVE
8TH ST
JIROCH ST
KINGSLEY ST
RN
KAMPENGA AVE BUSH AVE
FRANKLIN ST
SUMMERSET DR
US-31 NB
DIVISION ST
LEAHY ST
HA
CLINTON ST
CARLTON ST
SOUTHERN AVE NI
GRAND AVE M
BURTON ST
S FLEMING AVE
SHONAT ST
OAK PARK DR
TERRACE ST
ST
FOREST AVE
FOREST AVE EMERSON AVE
MESSLER ST
6TH ST
FOREST AVE
PINE ST
5TH ST
IRELAND AVE KREGEL AVE
FOREST AVE FOREST AVE
FOREST AVE Oakview
PECK ST
GLADE
IRELAND AVE
7TH ST
SOUTHLAND DR SOUTHLAND DR
DALE AVE
GLADE ST
JEFFERSON ST
DALE AVE
MANZ ST
DALE AVE DALE AVE
DALE AVE DALE AVE
MADISON ST
CRESTON ST
DALE AVE
BROADMOOR ST
ROBERTS ST
BURTON ST
LARCH AVE LARCH AVE EV
AURORA AVE AN
LARCH AVE ST
ON
SMITH ST
LARCH AVE AV
LEAHY ST
WIERENGO DR
LAKETON AVE E
JARMAN ST
LARCH AVE
SANFORD ST
PARK ST
ELWOOD ST
DYSON ST
TURNER AVE
LAKETON AVE
HOYT ST
FRANKLIN ST
NEVADA ST
CROWLEY ST
RAY ST
ALPHA AVE
TEMPLE ST
BURTON RD
KINSEY ST
CONTINENTAL ST
SUPERIOR ST
TABLE OF
Ê
1. Rehab and New Construction NEZMarsh
Acreage = 1,214.92± acres
Field
BARBARA ST
PORT CITY BL
MAP FEATURES
VALLEY ST
AUSTIN ST
HOLBROOK AVE
DOWD ST
ROUSE ST
HOLBROOK AVE
HOWDEN ST
HUIZENGA ST
SHELBY AVE
NEZ PERCENTAGES
BRUNSWICK ST
YOUNG AVE 2. New Construction NEZ Acreage = 48.56± acres
NEW CONSTRUCTION NEZ
HENRY ST
GLADE ST
VULCAN ST
YOUNG AVE
DISCLAIMER
OF TOTAL
CampbellCITY
Field ACERAGE
KEATING AVE
BARCLAY ST
Combined acreages of 1 & 2 = 1,263.48± acres KEATING AVE
REHAB & NEW CONSTRUCTION NEZ
GETTY ST
KEATING AVE KEATINGThe
AVEgeographic networking informationKEATING
contained in this map is NOT to be
AVE
BURTON RD
KEATING AVE
PARCELS 1 inch = 1,333 feet construed or used as "survey data" or for a "legal description"; it is provided
5TH ST
East Muskegon
THERESA ST
WILSON AVE WILSON AVE DELANO AVE for informational purposes only. Every effort has been made to ensure the
City of Muskegon acerage isNO9,595.42± acres
9TH ST
DELA highest accuracy of all data on this map, but some errors may occur.
RAILROADS
ELWOOD ST
AVE
REYNOLDS ST
SUPERIOR ST
HANCOCK AVE
JARMAN ST
HOWDEN ST
RIORDAN ST
0 500 1,000 1,500 2,000
HUDSON ST
DYSON ST
HARVEY ST
8TH ST
MAFFETT ST
7TH ST
West Percentage
Side East Side
BAKER ST
Overall NEZ Acreage of City Acreage = ±13.17% LAKES & PONDS Muskegon County GIS assumes no liability or responsibility for any errors,
RAY ST
LATIMER DR
HACKLEY AVE omissions or inaccuracies in the information provided regardless of the
AUSTIN ST
Feet
VALLEY ST
RIVERS & STREAMS
N
AREA OF NEZs INCLUDING ROW AREA
cause,
OW
STEIN ST
MANZ ST
6TH ST
KN
HACKLEY AVE
UN
Page 57 of 288
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: Neighborhood Enterprise Zone Certificate -
397 Marquette Ave.
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
The staff are requesting the approval of a Neighborhood Enterprise Zone (NEZ) certificate for 15 years
for a new construction home at 397 Marquette Avenue.
Detailed Summary & Background:
An application for a Neighborhood Enterprise Zone (NEZ) certiticate has been received from LRS
Enterprises LLC for a new construction home at 397 Marquette Ave. The cost of construction is
$180,000. The applicant has met local and state requirements for the issuance of the NEZ certificate.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Diverse housing types
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business - Improved community vibrancy through
infill development
Amount Requested: Budgeted Item:
N/A Yes No N/A
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A
Recommended Motion:
I move to close the public hearing and approve the Neighborhood Enterprise Zone (NEZ) certificate
for 15 years for 397 Marquette Ave. and authorize the City Clerk and Mayor to sign the certificate
and resolution.
Approvals: Guest(s) Invited / Presenting:
Immediate Division
Head Yes
Information
Page 58 of 288
Technology
Other Division Heads
Communication
Legal Review
Page 59 of 288
Page 60 of 288
Page 61 of 288
Resolution No. ________
MUSKEGON CITY COMMISSION
RESOLUTION TO APPROVE THE ISSUANCE
OF A NEIGHBORHOOD ENTERPISE ZONE CERTIFICATE
WHEREAS, an application for a Neighborhood Enterprise Zone Certificate has been filed with the City
Clerk by LRS Enterprises LLC to construct a new home at 397 MARQUETTE AVE. in the Jackson Hill
neighborhood, and;
WHEREAS, the applicant has satisfied both the local and state eligibility criteria for a Neighborhood
Enterprise Zone Certificate;
WHEREAS, the local unit of government is allowing the six (6) month grace period after construction
commencement to apply, which is allowed under the law;
WHEREAS, the Neighborhood Enterprise Zone Certificate has been approved for fifteen (15) years;
NOW, THEREFORE, BE IT RESOLVED that the application for a Neighborhood Enterprise Zone
Certificate for the new construction of a home by LRS Enterprises LLC be approved.
Adopted this 13th day of May, 2025.
Ayes:
Nays:
Absent:
By: __________________________
Ken Johnson, Mayor
Attest: _________________________
Ann Meisch
City Clerk
Page 62 of 288
CERTIFICATION
I hereby certify that the foregoing constitutes a true and complete copy of a resolution adopted by the
City Commission of the City of Muskegon, County of Muskegon, Michigan at a regular meeting held on
May 13, 2025.
By: ________________________
Ann Meisch
City Clerk
Page 63 of 288
QUIT-CLAIM DEED
KNOW ALL MEN BY THESE PRESENTS: ThattheCITY OF MUSKEGON, a municipal of
corporation,
933 TerraceStreet,
Muskegon,Michigan49440,
QUIT CLAIMS toLRS ENTERPRISES, LLC, a Michiganlimited company,of525 S.DanglRd.,
liability
Muskegon,Michigan49442,
thefollowing
described situated
premises intheCityofMuskegon,CountyofMuskegon,State
ofMichigan,
towit:
*SeeAttachedLegalDescriptions
forthesum ofFifteen
ThousandSeventy-Five
andno/100Dollars
($15,075.00)
PROVIDED, HOWEVER, Grantee, oritsassigns,shallcompletetheconstructionofnine(9)single familyhomes
on six(6)parcels
hereinconveyedwithineighteen (18)monthsafterthedatehereof.Indefault ofsuchconstruction,
title
tothepremisesshallreverttotheCityofMuskegon freeandclear ofany claimofGranteeoritsassigns. In
the of
addition, City Muskegon may retain
theconsideration forthis
conveyance free
andclear o f any claimof
Granteeoritsassigns.Buyershall remove onlythosetrees necessaryforconstructionofthehomes and driveways.
"Completeconstruction"means:(1)issuance ofa residential
buildingpermitsby theCityofMuskegon;and (2)in
thesoleopinionoftheCityofMuskegon'sDirector ofInspections,
substantial
completion ofthedwellings
describedinthesaidbuildingpermits.Intheevent ofreversionoftitles
oftheabove-describedpremises,
improvements made thereonshallbecome theproperty ofGrantor.
Thisdeedisexemptfromrealestate taxpursuant
transfer totheprovisions
ofMCLA and
207.505(h)(i)
MCLA 207.526Sec.6(h)(i).
Datedthis day ofJune,2023.
Si int prese e o CITY OF MUSKEGON
Ken Johnson,
(tsMayor
Ann MarieMeisch,MMC, ItsClerk
STATE OF MICHIGAN
COUNTY OF MUSKEGON
Signedand sworntobeforeme inMuskegon County,Michigan,
on June 2023,by KEN JOHNSON
andANN MARIE MEISCH, MMC, theMayor and Clerk, oftheCITY
respectively, OF MUSKEGON, a municipal
on behalf
corporation, oftheCity.
KlMBERLY YOUNG
broÅ4Ù/ A2fÑ Public,MuskegonCo.,
PREPARED BY: Hope Griffith My ExpiresJune7,
CityofMuskegon Planning Dept. ActingintheCohat)of g intheCountyofMuskegon
933 TerraceSt.Room 202 CoWty, Michigan
Muskegon,MI 49440 My Comm. Expires:
Telephone:231/724-6760
WHEN RECORDED RETURN TO: Grantees SEND SUBSEQUENT TAX BILLS TO: Grantees
Page 64 of 288
FileNo.: 416869LKR
EXHIBIT "A"
inthe City of Muskegon, County of Muskegon, and Stateof Michigan
Propertysituated
describedas:
Parcel1:
Block 37,
The East 105 feetof the West 217 feetof the South 114 feetof theNorth 139 feet,
Revised Plat(of1903) of the City of Muskegon, Muskegon County, Michigan, as recordedin
Page 71.
Liber3 of Plats,
Parcel2:
Lot 11 and Lot 12,Block 1,Marcoux's Subdivision,City of Muskegon, Muskegon County,
Michigan, as recordedinLiber 6 of Page 38,Muskegon County Records.
Plats,
Together with theNorth 1/2of vacatedalleyadjacentthereto.
Parcel3:
Lot 16,Lot 17 and Lot 18,Block 1,Marcoux's Subdivision,City of Muskegon, Muskegon
County, Michigan, as recordedinLiber 6 of Plats,
Page 38,Muskegon County Records.
Together with theNorth 1/2of vacatedalleyadjacentthereto.
Parcel4:
Lot 1,Block 140,Revised Plat(of1903) of the City of Muskegon, Muskegon County, Michigan,
Page 71.
as recordedinLiber3 of Plats,
Parcel5:
Lot 15 and Lot 16,Block 140,Revised Plat(of1903) of the City of Muskegon, Muskegon
Page 71.
County, Michigan, as recordedinLiber 3 of Plats,
Parcel6:
Lot 2 and Lot 3, Block 139,Revised Plat(of 1903) of the City of Muskegon, County of
Muskegon, Michigan, as recordedinLiber3 of Plats, Page 71.
Tax ID:
61-24-205-037-0001-01, 61-24-590-001-0011-00, 61-24-590-001-0016-00,
Page 65 of 288
61-24-205-140-0001-00, 61-24-205-140-0015-00, 61-24-205-139-0002-00
Page 66 of 288
4/30/25, 11:27 AM about:blank
397 Marquette Ave Property Report
Area of Interest (AOI) Information
Area : 8,902.3 ft²
Apr 30 2025 11:26:10 Eastern Daylight Time
about:blank 1/2
Page 67 of 288
4/30/25, 11:27 AM about:blank
Summary
Name Count Area(ft²) Length(ft)
Parcels 1 8,902.30 N/A
Parcels
Property Property Property Property
Municipality Acreage per Acreage per
# PIN Address Address Address Address
Code GIS Assessor
Number Direction Combined City
397
61-24-205-
1 24 0.20 0.20 397 No Data MARQUETT MUSKEGON
140-0015-00
E AVE
Property Property Owner Owner
Owner Owner Owner Care Owner
# Address Address Zip Address Address
Name 1 Name 2 Of Address
State Code City State
LRS
525 S
1 MI 49442 ENTERPRIS No Data No Data MUSKEGON MI
DANGLE RD
ES LLC
Owner State PRE Property School
Assessed Taxable Property
# Address Zip Equalized Homestead Class District
Value Value Class Code
Code Value Pct Description Code
Commercial
1 49442 2,000.00 2,000.00 2,000.00 0 201 61010
- Improved
Zoning per Assessor
# School District Name Tax Description Area(ft²)
Primary
CITY OF MUSKEGON
MUSKEGON CITY
1 R-1 REVISED PLAT OF 1903 8,902.30
SCHOOL DIST
LOT 15 & 16 BLK 140
©2020 Muskegon County GIS Data reported herein is believed to be accurate and up to date, however Muskegon County and Muskegon County GIS make no warranty
to the accuracy of the data. It is advised that before any decisions are made from this data, that the local assessor or building officials are contacted.
about:blank 2/2
Page 68 of 288
Page 69 of 288
Page 70 of 288
Page 71 of 288
Page 72 of 288
Page 73 of 288
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Page 75 of 288
Causeway E C RE
EK
Muskegon Township South FO U R M ILE
MI L
CITY OF MUSKEGON
CR
UR BRUSSE AVE BRUSSE AVE
E EK
FO
CityNEIGHBORHOOD
of North Muskegon
ENTERPRIZE ZONE (NEZ) MORGAN AVE
ST
Muskegon Township North
MEEKING ST
NB
WA
SPRING 2025 ADAMS AVE
OAKHILL DR
CAMPBELL ST
-31
TA
Muskegon Township North
MARSHALL ST
OT
BR
DRATZ ST
GUNN ST
LEONARD AVE
KRAFT ST
ST
BENNETT ST
LANGLEY ST
MARQUETTE AVE
N
Jackson Hill
HARVEY ST
SO
ICK
ST
DUCEY AVE
ST
JACKSON AVE
BROADMOOR ST
ER
S
MCLAREN ST
College
ABBEY ST
V IU
BA
K E 0 'S
)
Marquette
MARGARET ST
MARLANE ST
JAMES AVE
YU
TA
LAA 183
MULDER ST
SB
MARY ST
SUELANE ST
OC
ED
AGNES ST
ON CIR
QUARTERLINE RD
-31
C IS O
N SUMNER AVE
EGAKE
VIR ALBERT AVE
BR
I DR GLEN OAKS DR
K DIA
S O L
TERRACE ST
N
MUKEG
SCHOOL ST
DR WESLEY AVE
VIRIDIA
AS NEW CONSTRUCTION N DR
(M MARCOUX AVE
NEZ
CARLTON ST
SURREY PL
ROBERTS ST
MARCOUX AVE
VILLAGE DR
DUDLEY AVE
E
AV WHITE AVE
E
AV
ON
MU
LT LAWRENCE AVE
RILEY ST
WA
IS
RP
OAK AVE
RR
HY
£ 31
¤
MO
SP
PIN
OAK AVE
ST
EMERALD ST
1S
RI
ORCHARD AVE R YE RS
E
KENNETH ST
T
ON
NG
CARLTON ST
3R
ST
ST
HOME ST
CR
FORK ST
2N
D
EE
ST
D
Steele
STEVENS ST
K
ST
ST
E
AV AMITY AVE
M
SCOTT ST
E
AV
AR
LE
RT
WOOD ST
AY
T
MY ALLEN AVE
CL
ST
EVART ST
PLYMOUTH ST
JAY ST
E
AV AV
E
APPLE AVE
RN D
TE OR REHAB & V
U46
SO
OAKGROVE ST
S HAMILTON AVE NC
ROBERTS ST
Nelson
E
E CO NEWAVCONSTRUCTION NEZ
PH
W
Angell
WILLIAMS ST
D
IA
R ADA AVE ADA AVE
AM
E FO ADA AVE
KENNETH ST
AV RT
MADISON ST
ST
US-31 SB
BR
GREEN ST
N HA E
GO AV E
BURTON ST
O
NA AV ISABELLA AVE ISABELLA AVE
SIA
HOLT ST
E MONROE AVE E
E SK IA
AR
SP
D
AV MU W E
GORDON ST
ST
MAPLE ST
LA AV
RI
R DE
SAUTER ST
TE A
NG
N
BS IO
JEFFERSON ST
E
CHESTNUT ST
RA
E AV
ST
4T
W
ON
NS
MCLAUGHLIN AVE
SHONAT ST
H
Nims
E
E ST AV Sheldon Park MCLAUGHLIN AVE
OM
ST
AV E E EVA
9T
WESTERN AVE U AV
HO AV LIN NS
11
N
GRAF ST
E
H
H TO CALVIN AVE
GO OE AV INE
ST
HARVEY ST
UG
TH
HIL N A
ST
E CALVIN AVE CALVIN AVE
KE NR L AV ER LA L VE
ST
IL TH MC E A
AR
S
ST
MICHIGAN AVE MU MO RR N
AV
E
CA AV CA
TA
V E FRANCIS AVE
SO TH
TH
E BA W FRANCIS AVE
EASTGATE ST
M
WEST ST
NG FRANCIS AVE
MA UR
W BA
E
E TA
RO E
NN
AV CA AV AV LANGELAND AVE
ST ST E
KE
US R LANGELAND AVE
UE
EASTWOOD DR
WASHINGTON AVE
MP
McLaughlin BA
Muskegon Township South
BEIDLER ST
WASHINGTON AVE CA IRWIN AVE HOWARD AVE
WINTERS ST
NEW ST
VINE AVE
ST
IRWIN AVE VINE AVE
GLADE ST
GRAND AVE
HUDSON ST
FLOWER AVE
AU
GRAND AVE
8TH ST
JIROCH ST
KINGSLEY ST
RN
KAMPENGA AVE BUSH AVE
FRANKLIN ST
SUMMERSET DR
US-31 NB
DIVISION ST
LEAHY ST
HA
CLINTON ST
CARLTON ST
SOUTHERN AVE NI
GRAND AVE M
BURTON ST
S FLEMING AVE
SHONAT ST
OAK PARK DR
TERRACE ST
ST
FOREST AVE
FOREST AVE EMERSON AVE
MESSLER ST
6TH ST
FOREST AVE
PINE ST
5TH ST
IRELAND AVE KREGEL AVE
FOREST AVE FOREST AVE
FOREST AVE Oakview
PECK ST
GLADE
IRELAND AVE
7TH ST
SOUTHLAND DR SOUTHLAND DR
DALE AVE
GLADE ST
JEFFERSON ST
DALE AVE
MANZ ST
DALE AVE DALE AVE
DALE AVE DALE AVE
MADISON ST
CRESTON ST
DALE AVE
BROADMOOR ST
ROBERTS ST
BURTON ST
LARCH AVE LARCH AVE EV
AURORA AVE AN
LARCH AVE ST
ON
SMITH ST
LARCH AVE AV
LEAHY ST
WIERENGO DR
LAKETON AVE E
JARMAN ST
LARCH AVE
SANFORD ST
PARK ST
ELWOOD ST
DYSON ST
TURNER AVE
LAKETON AVE
HOYT ST
FRANKLIN ST
NEVADA ST
CROWLEY ST
RAY ST
ALPHA AVE
TEMPLE ST
BURTON RD
KINSEY ST
CONTINENTAL ST
SUPERIOR ST
TABLE OF
Ê
1. Rehab and New Construction NEZMarsh
Acreage = 1,214.92± acres
Field
BARBARA ST
PORT CITY BL
MAP FEATURES
VALLEY ST
AUSTIN ST
HOLBROOK AVE
DOWD ST
ROUSE ST
HOLBROOK AVE
HOWDEN ST
HUIZENGA ST
SHELBY AVE
NEZ PERCENTAGES
BRUNSWICK ST
YOUNG AVE 2. New Construction NEZ Acreage = 48.56± acres
NEW CONSTRUCTION NEZ
HENRY ST
GLADE ST
VULCAN ST
YOUNG AVE
DISCLAIMER
OF TOTAL
CampbellCITY
Field ACERAGE
KEATING AVE
BARCLAY ST
Combined acreages of 1 & 2 = 1,263.48± acres KEATING AVE
REHAB & NEW CONSTRUCTION NEZ
GETTY ST
KEATING AVE KEATINGThe
AVEgeographic networking informationKEATING
contained in this map is NOT to be
AVE
BURTON RD
KEATING AVE
PARCELS 1 inch = 1,333 feet construed or used as "survey data" or for a "legal description"; it is provided
5TH ST
East Muskegon
THERESA ST
WILSON AVE WILSON AVE DELANO AVE for informational purposes only. Every effort has been made to ensure the
City of Muskegon acerage isNO9,595.42± acres
9TH ST
DELA highest accuracy of all data on this map, but some errors may occur.
RAILROADS
ELWOOD ST
AVE
REYNOLDS ST
SUPERIOR ST
HANCOCK AVE
JARMAN ST
HOWDEN ST
RIORDAN ST
0 500 1,000 1,500 2,000
HUDSON ST
DYSON ST
HARVEY ST
8TH ST
MAFFETT ST
7TH ST
West Percentage
Side East Side
BAKER ST
Overall NEZ Acreage of City Acreage = ±13.17% LAKES & PONDS Muskegon County GIS assumes no liability or responsibility for any errors,
RAY ST
LATIMER DR
HACKLEY AVE omissions or inaccuracies in the information provided regardless of the
AUSTIN ST
Feet
VALLEY ST
RIVERS & STREAMS
N
AREA OF NEZs INCLUDING ROW AREA
cause,
OW
STEIN ST
MANZ ST
6TH ST
KN
HACKLEY AVE
UN
Page 76 of 288
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: Neighborhood Enterprise Zone Certificate -
303 Terrace Point Circle
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
Staff is requesting the approval of a Neighborhood Enterprise Zone (NEZ) certificate for 12 years for a
new construction home at 303 Terrace Point Circle.
Detailed Summary & Background:
An application for a Neighborhood Enterprise Zone (NEZ) certificate has been received from Greg
and Karen Wing for their home located at 303 Terrace Point Circle. The estimated cost of
construction exceeds $300,000, and the home received a Certificate of Occupancy on November
11, 2019. The original NEZ application was submitted to the City of Muskegon in 2023 but was not
processed or forwarded to the State due to an internal clerical error. A letter from the City
acknowledging this oversight is included with this item. After consultation with the Michigan
Department of Treasury, the applicants were advised to reapply. However, the State Tax Commission
has noted that while reapplication is permitted, approval is not guaranteed.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Diverse housing types
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
Amount Requested: Budgeted Item:
N/A Yes No N/A
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A
Recommended Motion:
I move to close the public hearing and approve the Neighborhood Enterprise Zone (NEZ) certificate
for 12 years at 303 Terrace Point Circle and authorize the City Clerk and Mayor to sign the certificate
and resolution.
Approvals: Guest(s) Invited / Presenting:
Page 77 of 288
Immediate Division Yes
Head
Information
Technology
Other Division Heads
Communication
Legal Review
Page 78 of 288
Page 79 of 288
5/13/2025
Ann Marie Meisch
231-724-6721
ann.meisch@shorelinecity.com
933 Terrace St. Muskegon MI 49440
Page 80 of 288
Page 81 of 288
Resolution No. ________
MUSKEGON CITY COMMISSION
RESOLUTION TO APPROVE THE ISSUANCE
OF A NEIGHBORHOOD ENTERPISE ZONE CERTIFICATE
WHEREAS, an application for a Neighborhood Enterprise Zone Certificate has been filed with
the City Clerk by Terrace Point Landing, LLC to construct a new home at 303 Terrace Point in
the Terrace Point Condominium neighborhood, and;
WHEREAS, the applicant has satisfied both the local and state eligibility criteria for a
Neighborhood Enterprise Zone Certificate;
WHEREAS, the local unit of government is allowing the six (6) month grace period after
construction commencement to apply, which is allowed under the law;
WHEREAS, the Neighborhood Enterprise Zone Certificate has been approved for twelve (12)
years;
NOW, THEREFORE, BE IT RESOLVED that the application for a Neighborhood Enterprise
Zone Certificate for the new construction of a home by Greg and Karen Wing be approved.
Adopted this 13th of May, 2025.
Ayes:
Nays:
Absent:
By: __________________________
Ken Johnson, Mayor
Attest: _________________________
Ann Meisch
City Clerk
5/1/2025
Page 82 of 288
CERTIFICATION
I hereby certify that the foregoing constitutes a true and complete copy of a resolution adopted
by the City Commission of the City of Muskegon, County of Muskegon, Michigan at a regular
meeting held on May 13, 2025.
By: ________________________
Ann Meisch
City Clerk
5/1/25
Page 83 of 288
Page 84 of 288
215
Page 85 of 288
215
Page 86 of 288
215
Page 87 of 288
Page 88 of 288
m Received & Sealed for Record
~-n" MARK F. FAIRCHILD REGISTER OF DEEDS
""
Muskegan County Michigan
10/29/2021 09:50 AM Liber: 4279 Page: 15
MARK F. FAIRCHILD Liber: 4279 Page: 15
REGISTER OF DEEDS PAGE: 1 of 2
Muskegon County Michigan 10/29/202199:50 AM
DO2 5744659
QUIT CLAIM DEED
Gregory R. Wing and Karen A. Wing, husband and wife ("Grantors"),whose address is 303
Terrace Point Circle,Muskegon, MI 49440, quit claims to
Gregory R. Wing and Karen A.
Wing, husband and wife, whose address is 303 Terrace Point Circle,Muskegon, MI 49440, a
ninety-ninepercent (99%) undivided tenants-in-common interest, and to their son, Sean G.
Wing, whose address is 303 Terrace Point Circle,Muskegon, MI 49440, a one percent (1%)
undivided tenants-in-common interestin the real property situatedin the
City of Muskegon,
County of Muskegon, Stateof Michigan, and is legallydescribedas:
Unit 23, Terrace Point Landing Site Condominium, a Site Condominium
according to the Master Deed recorded in Liber 4057, Page 3, FirstAmendment
to Master Deed recorded in Liber 4059, Page 643, as amended, in the Office of
the Muskegon County Register of Deeds, and designated as Muskegon
County
Condominium SubdivisionPlan No. 194, togetherwith rightsin general common
elements and limited common elements as set forth in said Master Deed, and
amendments thereto,and as described in Act 59 of the Public Acts of 1978 as
amended.
Commonly Known As: 303 Terrace Point Circle,Muskegon, MI 49440
Tax ParcelNo.: 61-24-793-000-0023-00
Subject to zoning, easements, rightof ways and building and use restrictionsof record, if any,
and to any liensfor taxeswhich are not yet due and payable,and further
subjectto any mortgage
liensgranted by Grantors.
This instrumentis exempt from transfertax under MCLA
207.505(5)(a)and MCLA 207.526(a),
being a transfer
where the consideration islessthan One Hundred Dollars ($100.00). The filing
ofa "PROPERTY TRANSFER AFFIDAVIT" notification
to the assessingofficerisnot required
sincetherehas not been a transferof ownership.
Dated: October 19, 2021
Gregory . ing,Grantor
Dated: October , 2021
Karen A. Wing, GranTor
Page 89 of 288
STATE OF MICHIGAN }
} ss.
COUNTY OF [<} (\ }
The foregoing instrument was acknowledged before me on October '2. 8 , 2021, by
Gregory R. Wing, Grantor and Karen A. Wing, Grantor.
Notary Public
M(}$6 County, Michigan
'
Acting in #\ )(-epa County ic an
My Commission Ex tres: 27 G
LASANDRA HOWLAND, NotaryF
StateofMichigan,
CountyofMush
My CommissionExpires04/271
intheCoun
Acting of
Public
Notary
HOWLAND, ofMuskagan
1.ASANORA County
0412712025
ofMfchigan,
Expires
State
My Commission of
County
inthe
Acting
fZarn 40 arid
Drafted by cuadshou secorded ice : Send subsequent tax billsto:
Stephen L. Elkins Gregory and Karen Wing
Bosch Killman VanderWal, P.C. 303 Terrace Point Circle
2900 East BeltlineAvenue N.E. Muskegon, MI 49440
Grand Rapids, MI 49525
Telephone: (616) 364-2900
MARK F. FAIRCHILD Liber: 4279 Page: 15
REGISTER OF DEEDS PAGE: 2 of 2
Huskegon County Michigan 10/29/202109:50 AM
DO2 5744659
AllamaMAMMERMBHilli
Page 90 of 288
Page 91 of 288
Page 92 of 288
4/30/25, 4:14 PM about:blank
303 Terrace Point Circle Property Report
Area of Interest (AOI) Information
Area : 3,403.2 ft²
Apr 30 2025 16:11:10 Eastern Daylight Time
about:blank 1/9
Page 93 of 288
4/30/25, 4:14 PM about:blank
Summary
Name Count Area(ft²) Length(ft)
Parcels 2 6,806.37 N/A
Parcels
Property Property Property Property
Municipality Acreage per Acreage per
# PIN Address Address Address Address
Code GIS Assessor
Number Direction Combined City
303
61-24-793-
1 24 0.08 0.08 303 No Data TERRACE MUSKEGON
000-0023-00
POINT CIR
61-24-793- TERRACE
2 24 3.99 10.05 0 No Data MUSKEGON
000-0000-00 POINT CIR
Property Property Owner Owner
Owner Owner Owner Care Owner
# Address Address Zip Address Address
Name 1 Name 2 Of Address
State Code City State
WING
GREGORY 303
1 MI 49440 R/KAREN No Data No Data TERRACE MUSKEGON MI
A/WING POINT CIR
SEAN G
TERRACE
600
POINT GRAND
2 MI 49440 No Data No Data BROADWAY MI
LANDING RAPIDS
NW #C1
LLC
Owner State PRE Property School
Assessed Taxable Property
# Address Zip Equalized Homestead Class District
Value Value Class Code
Code Value Pct Description Code
Residential -
1 49440 199,900.00 199,900.00 188,103.00 100 401 61010
Improved
Non-
Assessable
2 49504 0.00 0.00 0.00 0 6 61010
Permanent
Reference
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Zoning per Assessor
# School District Name Tax Description Area(ft²)
Primary
CITY OF MUSKEGON
TERRACE POINT
LANDING SITE CONDO
UNIT 23 FIRST
AMENDMENT TO MASTER
MUSKEGON CITY
1 PUD DEED 4059/643 SECOND 3,403.20
SCHOOL DIST
AMENDMENT TO MASTER
DEED 4070/329 ROAD
RIGHT OF WAY TO CITY
OF MUSKEGON 8/31/2017
L/P 4135/069
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4/30/25, 4:14 PM about:blank
2 MUSKEGON CITY B-2 CITY OF MUSKEGON 3,403.16
SCHOOL DIST TERRACE POINT
LANDING SITE
CONDOMINIUM
REFERENCE PARCEL
FIRST AMENDMENT TO
MASTER DEED 4059/643
SECOND AMENDMENT TO
MASTER DEED 4070/329
THAT PART OF BLK 558
OF REVISED PLAT (OF
1903) OF CITY OF
MUSKEGON, MUSKEGON
COUNTY, MICHIGAN AS
RECORDED IN L 3 OF
PLATS P 71 MUSKEGON
COUNTY RECORDS INCL
ALL LANDS MADE BY
LAND-FILL WHICH MAY
HAVE BEEN
SUBAQUEOUS LANDS AT
TIME OF DEDICATION OF
SD REVISED PLAT (OF
1903) DESC AS FOLS:
COM @ INTSEC OF NELY
LN TERRACE ST BEING
SWLY LN BLK 557 OF SD
REVISED PLAT (OF 1903)
EXTND TO CTRLN OF VAC
WATER ST TH 62D 44M
00S W ALG NELY LN SD
TERRACE ST EXTND
381.45 FT TH WLY ALG
NLY LN OF SD TERRACE
ST ALG ARC OF A 302.48
FT RADIUS CURVE TO
LEFT A DIST OF 269.86 FT
TO LN BETWN LOT 5 &
LOT 6 OF SD BLK 558
(LONG CHORD OF SD
CURVE BEARS N 88D 17M
30S W 261.00 FT
CENTRAL ANGLE OF SD
CURVE IS 51D 07M 00S)
TH N 46D 09M 15S W
ALNG SD LN BETWN LOT
5 & LOT 6 A DIST OF
534.25 FT TO POB OF
THIS DESC TH N 27D 25M
55S E 925.82 FT TO A
POINT HEREINAFTER
REFERRED TO AS "POINT
A" TH CONT N 27D 25M
55S E 5 FT M/LTO SHORE
OF MUSKEGON LAKE TH
NWLY & SWLY ALG
SHORE OF MUSKEGON
LAKE 1350 FT M/L TO SD
LN BETWN LOT 5 & LOT 6
OF BLK 558 TH S 46D 09M
15S E ALG SD LN BETWN
LOT 5 & LOT 6 A DIST OF
620 FT M/L TO POB EXC
THAT PT THEREOF INCL
IN FOL DESCRIBED
PARCEL: THAT PT OF
BLKS 558 & 563 OF
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Page 96 of 288
4/30/25, 4:14 PM about:blank
REVISED PLAT (OF 1903)
OF CITY OF MUSKEGON
AS RECD IN L 3 OF PLATS
P 71 MUSKEGON
COUNTY RECORDS INC
ALL LANDS MADE BY
LAND-FILL WHICH HAVE
BEEN SUBAQUEOUS
LANDS AT TIME OF
DEDICATION OF SD
REVISED PLAT (OF 1903)
DESC AS FOLS: COM @
INTSEC OF NELY LN OF
TERRACE ST BEING
SWLY LN OF BLK 557 OF
SD REVISED PLAT (OF
1903) EXTND TO CTRLN
OF VACATED WATER ST,
THENCE N 62D 44M 00S
W ALG NELY LN OF SD
TERRACE ST EXTND
381.45 TH WLY ALG N LN
OF SD TERRACE ST ALG
ARC OF A 302.48 FT
RADIUS CURVE TO LEFT
DIST OF 477.51 FT (LONG
CHORD OF SD CURVE
BEARS S 72D 02M 30S W
429.45 FT CENTRAL
ANGLE OF SD CURVE IS
90D 27M 00S) TH S 26D
49M 00S W ALG NWLY LN
OF SD TERRACE ST
225.07 FT TO A PT
HEREINAFTER
REFERRED TO AS POB
FOR EASMT TH NLY ALG
ARC OF A 517.00 FT
RADIUS CURVE TO RIGHT
A DIST OF 705.40 FT
(LONG CHORD OF SD
CURVE BEARS N 23D 29M
25S W 651.95 FT
CENTRAL ANGLE OF SD
CURVE IS 78D 10M 34S)
TH N 15D 35M 52S E
187.25 FT TH ELY, NLY &
WLY ALG ARC OF A 75.00
FT RADIUS CURVE TO
LEFT A DIST OF 232.88 FT
(LONG CHORD OF SD
CURVE BEARS N 18D 20M
25S W 149.98 FT
CENTRAL ANGLE OF SD
CURVE IS 177D 54M 42S)
TO POB OF THIS DESC
TH SWLY ALG ARC OF A
75.00 FT RADIUS CURVE
TO LEFT A DIST OF 105.61
FT (LONG CHORD OF OF
SD CURVE BEARS S 32D
21M 55S W 97.10 FT
CENTRAL ANGLE OF SD
CURVE IS 80D 40M 47S)
TH N 61D 06M 15S W
138.74 FT TH SWLY ALG
ARC OF A 172.00 FT
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Page 97 of 288
4/30/25, 4:14 PM about:blank
RADIUS CURVE TO RIGHT
A DIST OF 89.58 FT (LONG
CHORD OF SD CURVE
BEARS S 58D 58M 45S W
68.55 FT CENTRAL ANGLE
OF SD CURVE IS 29D 50M
00S TH S 73D 53M 45S W
127.91 FT TH N16D 06M
15S W 75 FT TH S 73D
53M 45S W 110.00 FT TH N
16D 06M 15S W 250 FT
M/L TO WATERS EDGE OF
MUSKEGON LAKE TO A
PT HEREINAFTER
REFERRED TO AS "POINT
A" TH RECOM @ POB TH
N 17D 17M 45S W 326.55
FT TH N 66D 15M 15S W
275 FT M/L TO WATERS
EDGE OF MUSKEGON
LAKE TH SWLY ALG SD
WATER EDGE OF
MUSKEGON LAKE 350 FT
M/L TO ABOVE
MENTIONED "POINT A" &
FURTHER EXC: THIS
PARCEL IS LOC IN CITY
OF MUSKEGON,
MUSKEGON COUNTY,
MICHIGAN & IS
DESCRIBED AS FOLS:
PART OF BLK 558 OF
REVISED PLAT OF 1903
OF CITY OF MUSKEGON
AS RECORDED IN L 3 OF
PLATS P 71 MUSKEGON
COUNTY RECORDS DESC
AS COM @ W MOST
CORNER OF MUSKEGON
LAKESHORE
SMARTZONE
CONDOMINIUM
MUSKEGON COUNTY
CONDOMINIUM SUBDIV
NO 100 AS AMENDED TH
N 27D 25M 55S E 196.94
FT ALG WLY LN OF SD
CONDOMINIUM TO POB
TH N 62D 05M 15S W
106.63 FT TH S 27D 54M
45S W 61 FT TO NLY LN
OF TERRACE PT DRIVE
TH NWLY ALG SD LN
91.59 FT ALG A 75.00 FT
RADIUS TO LEFT CHORD
OF WHICH BEARS N 62D
06M 15S W 86.00 FT TH N
27D 54M 45S E 127.68 FT
TH S 62D 05M 15S E
192.07 FT TO WLY LN OF
AFORESAID
CONDOMINIUM TH S 27D
25M 55S W 55 FT ALG SD
LN TO POB ABOVE
OVERALL PARCEL IS
MORE PARTICULARLY
DESC AS: THAT PART OF
about:blank 6/9
Page 98 of 288
4/30/25, 4:14 PM about:blank
BLK 558 OF REVISED
PLAT (OF 1903) OF CITY
OF MUSKEGON
MUSKEGON COUNTY
MICHIGAN AS RECORDED
IN L 3 OF PLATS P 71
MUSKEGON COUNTY
RECORDS INC ALL
LANDS MADE BY LAND-
FILL WHICH MAY HAVE
BEEN SUBAQUEOUS
LANDS @ TIME OF
DEDICATION OF SD
REVISED PLAT (OF 1903)
DESC AS FOLS: COM @
INTSEC OF NELY LN OF
TERRACE ST BEING
SWLY LN OF BLK 557 OF
SD REVISED PLAT (OF
1903) EXTND TO CTRLN
OF VACATED WATER ST
SD PT BEING N 62D 44M
00S W 667.24 FT FROM
SLY MOST CORNER OF
BLK 556 OF SD PLAT TH
ALG NLY LN OF TERRACE
ST EXTD N 62D 44M 00S
W 381.45 FT TH WLY ALG
NLY LN SD TERRACE ST
269.88 FT ALG ARC OF A
302.48 FT RADIUS CURVE
TO LEFT CHORD OF
WHICH BEARS N 88D 17M
30S W 261.00 FT TO LN
BETWN LOT 5 & LOT 6 OF
SD BLK 558 TH ALG SD LN
BETWN LOTS 5 & 6 OF
BLK 558 N 46D 09M 15S W
534.25 FT TO W MOST
CORNER OF MUSKEGON
LAFESHORE
SMARTZONE SITE
CONDOMINIUM FOR POB
TH N 46D 09M 15S W
96.26 FT TO ELY ROW LN
OF OF TERRACE POINT
DRIVE TH ALG SD ELY
ROW LN NELY 125.20 FT
ALG ARC OF A 75.00 FT
RADIUS CURVE TO LEFT
CHORD OF WHICH
BEARS N 20D 46M 30S E
111.16 FT TH N 27D 54M
45S E 61.68 FT TH S 62D
05M 15S E 106.63 FT TO
W LN OF MUSKEGON
LAKESHORE
SMARTZONE SITE
CONDOMINIUM TH ALG W
LN OF SD CONDOMINIUM
S 27D 25M 55S W 196.94
FT TO POB (CONTS
0.39+/- ACRES (17,073 +/-
SQ FT) ALSO THAT PART
OF BLK 558 OF REVISED
PLAT (OF 1903) OF CITY
OF MUSKEGON
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MUSKEGON COUNTY
MICHIGAN AS RECORDED
IN L 3 OF PLATS P 71
MUSKEGON COUNTY
RECORDS INCL ALL
LANDS MADE BY LAND-
FILL WHICH MAY HAVE
BEEN SUBAQUEOUS
LANDS AT TIME OF
DEDICATION OF SD
REVISED PLAT (OF 1903)
DESC AS FOLS: COM @
INTSEC OF NELY LN OF
TERRACE ST BEING
SWLY LN OF BLK 557 OF
SD REVISED PLAT (OF
1903) EXTND TO CTRLN
OF VACATED WATER ST
SD PT BEING N 62D 44M
00S W 667.24 FT FROM
SLY MOST CORNER OF
BLK 556 OF SD PLAT TH
ALG NLY LN OF TERRACE
ST EXTND N 62D 44M 00S
W 381.45 FT TH WLY ALG
NLY LN OF SD TERRACE
ST 289.88 FT ALG ARC OF
A 302.48 FT RADIUS
CURVE TO LEFT CHORD
OF WHICH BEARS N 88D
17M 30S W 261.00 FT TO
LN BEWTN LOT 5 & LOT 6
OF SD BLK 558 TH ALG
SD LN BETWN LOTS 5 & 6
OF BLK 558 N 46D 09M
15S W 534.25 FT TO
WESTERN MOST
CORNER OF MUSKEGON
LAKESHORE
SMARTZONE SITE
CONOMINIUM TH ALG W
LN OF SD CONDOMINIUM
N 27D 25M 55S TH S 27D
25M 55S E 254.94 FT FOR
POB TH N 62D 05M 15S W
192.07 FT TH S 27D 54M
45S W 127.66 FT TO NLY
ROW LN OF TERRACE
POINT DRIVE TH ALG SD
NLY ROW LN SWLY 13.48
FT ALG ARC OF A 75 FT
RADIUS CURVE TO LEFT
CHORD OF WHICH
BEARS S 78D 08M 0S W
13.44 FT TH N 17D 17M
45S W 326.55 FT TH N 56D
15M 15S W 230.94 FT TO
INTSEC WITH AN INTMED
TRAVERSE LN ALG
SHORE OF MUSKEGON
LAKE SD PT
HEREINAFTER
REFERRED TO AS PT "C"
TH CONT N 66D 15M 15S
W 49 FT M/L TO SHORE
OF MUSKEGON LAKE:
RECOM AT PT "C" TH ALG
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ON INTMED TRAVERSE
LN FOR NEXT SIX CALLS
N 41D 44M 46S E 113.57
FT TH N 15D 21M 18S E
181.94 FT TH N 31D 43M
46S E 110.75 FT TH N 62 D
38M 50S E 87.06 FT TH S
85D 52M 23S E 237.98 FT
TH S 61D 54M 10S E
398.75 FT TO W LN OF
MUSKEGON LAKESHORE
SMARTZONE SITE
CONDOMINIUM SD PT
HEREINAFTER
REFERRED TO AS POINT
"D" TH ALG W LN OF SD
CONDOMINIUM N 27D
25M 55S E 28 FT M/L TO
SHORE OF MUSKEGON
LAKE; RECOM @ PT "D"
TH ALG W LN OF SD
CONDOMINIUM S 27D
25M 55S W 641.57 FT TO
POB INCL ALL LANDS
LYING BETWN INTMED
TRAVERSE LN & WATERS
EDGE OF MUSKEGON
LAKE AS IT MAY OCCUR
FROM DAY TO DAY
CONTS 10.05 +/- ACRES
(437,562 */- SQ FT) ROAD
RIGHT OF WAY TO CITY
OF MUSKEGON 8/31/2017
L/P 4135/069
©2020 Muskegon County GIS Data reported herein is believed to be accurate and up to date, however Muskegon County and Muskegon County GIS make no warranty
to the accuracy of the data. It is advised that before any decisions are made from this data, that the local assessor or building officials are contacted.
about:blank 9/9
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Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: Approval of Minutes
Submitted by: Ann Meisch, City Clerk Department: City Clerk
Brief Summary:
To approve minutes of the April 22, 2025, City Commission Meeting
Detailed Summary & Background:
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
Amount Requested: Budgeted Item:
Yes No N/A X
Fund(s) or Account(s): Budget Amendment Needed:
Yes No N/A X
Recommended Motion:
Approval of the minutes
Approvals: Guest(s) Invited / Presenting:
Immediate Division
Head No
Information
Technology
Other Division Heads
Communication
Legal Review
Page 102 of 288
CITY OF MUSKEGON
CITY COMMISSION MEETING
April 22, 2025 @ 5:30 PM
MUSKEGON CITY COMMISSION CHAMBERS
933 TERRACE STREET, MUSKEGON, MI 49440
MINUTES
The Regular Commission Meeting of the City of Muskegon was held at City Hall,
933 Terrace Street, Muskegon, Michigan at 5:30 p.m., Tuesday, April 22,
2025. Pastor Rob Renberg from Anchor Point Bible Church, opened the
meeting with prayer, after which the Commission and public recited the
Pledge of Allegiance to the Flag.
ROLL CALL
Present: Mayor Ken Johnson, Vice Mayor Rebecca St. Clair, Commissioners
Katrina Kochin, Jay Kilgo, Destinee Keener, Willie German, Jr., and Rachel
Gorman (arrived at 6:30 p.m.), City Manager Jonathan Seyferth, City Attorney
John Schrier, and City Clerk Ann Marie Meisch
HONORS, AWARDS, AND PRESENTATIONS
A. Fresh Coast Climate Solutions - Climate Action Plan Manager's Office
REMOVED PER STAFF REQUEST
2025-32 PUBLIC HEARINGS
A. Neighborhood Enterprise Zone Certificates for 346 Wood St., 320 Wood
St., 209 Merrill Ave., 213 Merrill Ave., and 436 Charles St. Economic
Development
Staff is requesting the approval of Neighborhood Enterprise Zone (NEZ)
certificates for 15 years for new construction homes at 346 Wood St., 320 Wood
St., 209 Merrill Ave., 213 Merrill Ave., and 436 Charles St.
An application for a Neighborhood Enterprise zone (NEZ) certificate has been
received from Stephens Homes and Investments for the new construction of
homes at 346 Wood St., 320 Wood St., 209 Merrill Ave., 213 Merrill Ave., and 436
Charles St. The cost of construction is between $140,000 and $210,000 per
home. The applicant has met local and state requirements for the issuance of
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Page 103 of 288
the NEZ certificate.
STAFF RECOMMENDATION: I move to close the public hearing and approve the
Neighborhood Enterprise Zone (NEZ) certificates for 15 years at 346 Wood St.,
320 Wood St., 209 Merrill Ave., 213 Merrill Ave., and 436 Charles St. and
authorize the City Clerk and Mayor to sign the certificate and resolution.
The public hearing opened to hear and consider any comments from the
public. No public comments were made.
Motion by Commissioner Keener, second by Commissioner Kochin, to close
the public hearing and approve the Neighborhood Enterprise Zone (NEZ)
certificates for 15 years at 346 Wood St., 320 Wood St., 209 Merrill Ave., 213
Merrill Ave., and 436 Charles St. and authorize the City Clerk and Mayor to sign
the certificate and resolution.
ROLL VOTE: Ayes: St.Clair, Johnson, Kilgo, Keener, German, and Kochin
Nays: None
MOTION PASSES
B. Neighborhood Enterprise Zone Certificate - 328 Terrace Point
Circle Economic Development
Staff is requesting the approval of a Neighborhood Enterprise Zone (NEZ)
certificate for 12 years for a new construction home at 328 Terrace Point Circle.
An application for a Neighborhood Enterprise Zone (NEZ) certificate has been
submitted by Katherine M. Kesteloot-Scarbrough for a new construction home
at 328 Terrace Point Circle. The estimated construction cost is $600,000.
The application meets all local and state requirements for NEZ certification.
Included in your materials are the NEZ resolution for Terrace Point Landing and
a map outlining the NEZ boundaries for your review.
STAFF RECOMMENDATION: I move to close the public hearing and approve the
Neighborhood Enterprise Zone certificate for 12 years at 328 Terrace Point
Circle and authorize the City Clerk and Mayor to sign the certificate and
resolution.
The public hearing opened to hear and consider any comments from the
public. No public comments were made.
Motion by Commissioner Keener, second by Vice Mayor St.Clair, to close the
public hearing and approve the Neighborhood Enterprise Zone certificate for
12 years at 328 Terrace Point Circle and authorize the City Clerk and Mayor to
sign the certificate and resolution.
ROLL VOTE: Ayes: Johnson, Kilgo, Keener, German, Kochin, and St.Clair
Nays: None
MOTION PASSES
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Page 104 of 288
C. Neighborhood Enterprise Zone Certificate - 312 Jackson Ave. Economic
Development
Staff is requesting the approval of a Neighborhood Enterprise Zone (NEZ)
certificate for 15 years for a new construction home at 312 Jackson Ave.
An application for a Neighborhood Enterprise Zone (NEZ) certificate has been
received from Sjaarda Homes and Properties LLC for a new construction home
(3 bedrooms, 2 baths) at 312 Jackson Ave. The cost of construction is
approximately $157,000. The applicant has met local and state requirements
for the issuance of the NEZ certificate.
STAFF RECOMMENDATION: I move to close the public hearing and approve the
Neighborhood Enterprise Zone certificate for 312 Jackson Ave. and authorize
the City Clerk and Mayor to sign the certificate and resolution.
The Public hearing opened to hear and consider any comments from the
public. No public comments were made.
Motion by Commissioner Kochin, second by Commissioner Keener, to close
the public hearing and approve the Neighborhood Enterprise Zone certificate
for 15 years at 312 Jackson Ave. and authorize the City Clerk and Mayor to
sign the certificate and resolution.
ROLL VOTE: Ayes: Kilgo, Keener, German, Kochin, St.Clair, and Johnson
Abstain: Gorman
Nays: None
MOTION PASSES
FEDERAL/STATE/COUNTY OFFICIALS UPDATE
No comments were made.
PUBLIC COMMENT ON AGENDA ITEMS
No public comments were made.
2025-33 CONSENT AGENDA
A. Approval of Minutes City Clerk
To approve minutes of the April 7, 2025, Worksession Meeting, and the April 8,
2025, City Commission Meeting.
STAFF RECOMMENDATION: Approval of the minutes.
B. Fresh Coast Climate Solutions - Climate Action Plan Manager's Office
REMOVED PER STAFF REQUEST
Page 3 of 12
Page 105 of 288
C. FY26 Chip Seal Program Public Works
Staff requests approval to enter into a contract with Pavement Maintenance
Systems in the amount of $258,245 for chip seal and fog seal services in the
2025-26 fiscal year.
Chip sealing has long been acknowledged as one of the most cost-effective
ways of extending the life of a street. When applied at the right time, it can
extend the life of a roadway by five or even ten years. It works by placing a
water-tight seal on the pavement, and then covering that seal in "chips" (small
rocks) that give friction back to the road surface. By keeping the water out,
and preventing oxidization by the sun, two of the main sources of road
deterioration are reduced. While chip seals are more traditionally seen in rural
areas, they are becoming increasingly common in urban areas as well. The
Muskegon County Road Commission, for example, has placed chip seals on
Sherman Boulevard east of US-31 and on Sternberg Road east of Harvey Street,
both high-traffic urban areas.
Staff have carefully selected roadways that fit the criteria for successful chip
seals, which are listed here:
• Sherman from Beach to Lincoln
• Getty from Marquette to US-31BR (Access Highway)
• Broadmoor from Marquette to Brusse
• Marquette from Harvey to Quarterline
• Quarterline from Marquette to Stebbins
The low bidder, Pavement Maintenance Systems, included a qualifier that their
schedule for the 2025 construction season is nearly full, and they may not be
able to accomplish the work yet this season. They have agreed to a deadline
of June 30, 2026, so the work will be complete no later than next spring. The
work will fall into next fiscal year (2025-26), and both the DPW Director and
Manager agree that the Streets Fund Budget will easily accommodate this
work and plan to include it in the FY26 budget presented to the Commission.
STAFF RECOMMENDATION: I move to approve staff to enter into a contract with
Pavement Maintenance Systems in the amount of $258,245 for chip seal and
fog seal services in the 2025-26 fiscal year.
D. Qualitative Assessment Contract Assignment Manager's Office
Staff is requesting permission to assign the phase 2 qualitative assessment
contract with MGT to Mitchell Consulting Group, LLC.
In January of 2024, commission approved a contract with MGT to review a
number of city policies for their impact on equity and provide
recommendations for changes to existing policies as well as for new policies
that further our efforts to realize our equity vision. The last phase of the project
Page 4 of 12
Page 106 of 288
includes a qualitative assessment of our organization's strengths, weaknesses,
and readiness to embrace these principles. Staff focus groups will be the
primary mode of understanding the state of our current organization.
MGT has recently modified its business model, phasing out cultural
transformation solution offerings. They are requesting that the last portion of our
contract be reassigned to Mitchell Consulting Group, LLC for
administration. Vernetta Mitchell of Mitchell Consulting Group, LLC will serve as
a Senior Technical Advisor who will review all draft and final deliverables on the
project. Vernetta is a former MGT Director and close partner. Zunilda Rodriguez,
the current MGT Project Director, will continue to manage the project and lead
the team, lead client-facing meetings, and will direct all client deliverables
across the project. Banen Al-Sheemary, a MGT Senior Consultant, will also
continue to support all client-facing meetings and deliverables across the
project. A capability statement for Mitchell Consulting Group, LLC is included
for your reference.
There will be no change to the contract price which will be included in the FY
2025/26 budget.
STAFF RECOMMENDATION: to approve the contract assignment to Mitchell
Consulting Group, LLC.
E. Amendment to the zoning ordinance - Planned Unit Development (PUD)
compliance (SECOND READING) Planning
Staff-initiated request to amend Section 2101 of the zoning ordinance to
require the Zoning Administrator to review all Planned Unit Development sites
for accuracy before a certificate of occupancy can be issued for any building.
Staff is proposing to add additional language to the PUD regulations that
requires the Zoning Administrator to ensure compliance with the site plan
before a certificate of occupancy can be obtained for a building. There have
been some issues over the years with some PUDs receiving a certificate of
occupancy without fully complying with the approved site plan. Most recently,
the absence of this proposed language has caused confusion in the Harbour
Towne development regarding the installation of sidewalks. A certificate of
occupancy is issued by the Inspections Department. If the amendment is
approved, the Inspections Department would require the Zoning Administrator
to sign off on the project before the certificate of occupancy is issued.
The Planning Commission recommended a different wording for the ordinance
amendment. They unanimously recommended in favor (6-0, 3 members
absent) of the following ordinance language:
Section 2101
6. The Zoning Administrator shall ensure reasonable progress is being made to
comply with all of the provisions and requirements of the PUD plan and
construction and placement of all of the improvements therein before a
certificate of occupancy may be issued for any building within the PUD. Before
a certificate of occupancy for the final elements of the PUD, the Zoning
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Page 107 of 288
Administrator shall ensure complete compliance with all of the provisions and
requirements of the PUD plan and construction and placement of all of the
improvements therein before a certificate of occupancy is issued.
STAFF RECOMMENDATION: I move to approve the amendment to Section 2101
of the zoning ordinance as proposed by the Planning Commission.
F. Ordinance Amendment - International Property Maintenance Code
(SECOND READING) Public Safety
Building codes are currently enforced by the 2015 International Property
Maintenance Code and need to be updated to follow the 2021 version.
City of Muskegon Building Inspections follow the International Property
Maintenance Code (IPMC) to enforce property maintenance. Ordinances are
currently written to follow the 2015 code but need to be updated to reflect the
2021 IPMC. Adopting the 2021 IPMC ensures consistent, minimum standards for
property maintenance, promotes public health and safety and provides clear
expectations for property owners and occupants.
STAFF RECOMMENDATION:
I move to adopt the 2021 International Property Maintenance Code for all city
ordinances.
G. Health and Dental Care Renewal Finance
To approve the renewal of Priority Health as the City’s fully insured health care
provider and the Third Party Administrator for City’s self-funded health care
plan. And to renew Delta Dental as the City’s dental insurance provider.
STAFF RECOMMENDATION: To approve the renewal of Priority Health as the
City's fully insured health care provider and the Third Party Administrator for
City's self-funded health care plan. And to renew Delta Dental as the City's
dental insurance provider.
H. Sale of 436 Adams Planning
Staff is seeking authorization to sell the City-owned vacant lot at 436 Adams to
Ryskamp Properties 10 LLC (Dave Ryskamp).
Ryskamp Properties 10 LLC (Dave Ryskamp) would like to purchase the City-
owned buildable lot at 436 Adams for $3,000 (75% of the True Cash Value of
$4,000) plus half of the closing costs, and the fee to register the deed. Ryskamp
Properties 10 LLC (Dave Ryskamp) will be constructing a duplex on the
property.
STAFF RECOMMENDATION: Authorize staff to sell the City-owned vacant lot at
436 Adams to Ryskamp Properties 10 LLC (Dave Ryskamp).
K. Contract Award - City Signage Public Works
Page 6 of 12
Page 108 of 288
Staff is requesting authorization to enter into a contract with Port City Signs in
the amount not to exceed $130,913 for the production and installation of
various signs throughout the city.
To improve consistency, visibility, and wayfinding across Muskegon, staff
released a Request for Proposals (RFP) for a comprehensive signage upgrade.
The RFP covers multiple categories:
1. New Park Signs – Replacing aging wooden signs at city parks with
modern, durable signage that reflects the city's brand and highlights
park amenities.
2. Public Waterfront Access Signs – Installing directional signage for both
vehicles and pedestrians to mark public access points along Muskegon
Lake.
3. Winter Parking + Welcome Signs – At the direction of the City
Commission, new signs outlining winter parking rules will be added at
major city entry points. At the same time, existing “Welcome to
Muskegon” street-style signs at those locations will be updated for
consistency.
4. Municipal Building Signage – Updating exterior signage at City Hall, the
Department of Public Works, fire stations, and the Water Filtration Plant to
improve visibility and identification.
The City received eight bids for the project, ranging from $107,899 to over
$256,000. Staff recommends awarding the contract to Port City Signs, the
lowest bidder at $107,899.94 plus the option cost of $23,013.62 for a total cost of
$130,913. Port City Signs is a local contractor and has previously completed
signage work for the City of Muskegon.
The total project cost will be shared across multiple departmental budget
accounts.
STAFF RECOMMENDATION: Move to authorize staff to enter into a contract with
Port City Signs, not to exceed $130,914 for the production and installation of
various signs throughout the city.
M. Design and Construction Engineering Services for Industrial Park and
Sherman Lift Station Improvements Public Works
Staff is requesting approval of a contract with Fleis & VandenBrink for
Engineering Services in the amount of $41,800.
Proposals were received from Engineering Consultants to provide Design and
Construction Engineering Services for Improvements to the Industrial Park and
Sherman Street Lift Stations. The proposals were reviewed and evaluated based
on project team, Project Understanding, Cost, and Location. Fleis &
VandenBrink was rated the highest and was also the consultant with the lowest
cost for the proposed services.
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STAFF RECOMMENDATION: I move to authorize staff to enter into an agreement
with Fleis & VandenBrink in the amount of $41,800 for the Design and
Construction Engineering Services requested for the Industrial Park and
Sherman Street Lift Stations.
N. Parking Enforcement Management System Public Safety
REMOVED PER STAFF REQUEST
Motion by Commissioner German, second by Commissioner Keener, to
approve the consent agenda as presented minus items I, J, and L.
ROLL VOTE: Ayes: Keener, German, Gorman, Kochin, St.Clair, Johnson, and
Kilgo
Nays: None
MOTION PASSES
2025-34 ITEMS REMOVED FROM THE CONSENT AGENDA
I. Contract Award - Amity Street Extra Work DPW- Engineering
Staff is requesting authorization to enter into a contract with AnLaan
Corporation in the amount of $141,863.92 for the reconstruction of Amity Street,
from the bridge to Fork.
The City is currently under contract with AnLaan (via MDOT) to replace the
Amity Avenue Bridge. That project does not include the half block of roadway
from the bridge to Fork Street. In discussions with MDOT, because bridge funds
were used for that project, the extra work cannot be added to it (since this is
considered road work). If this work is not completed, this 300 foot section of
Amity will be the only part in the middle of about three-quarters of a mile that
has not been rebuilt, and the work will include replacing the lead service lines
as well.
Staff requests authorization to enter into a contract with AnLaan to complete a
road reconstruction project on the remaining half block of Amity. Unit prices
were submitted by AnLaan for work items that were not included in the MDOT
project. Items of work that were included in the MDOT project, AnLaan has
agreed to match the unit pricing. While this additional work contract was not
publicly bid separately, staff is confident AnLaan is the most economical and
efficient option for this work. The bidding process would add additional time
and complicate construction methods if another contractor is selected. The
unit prices submitted are also very reasonable; the existing contract was bid
competitively through the MDOT bidding process and MDOT awarded the
contract to AnLann at over 20% below the Engineer's Estimate. The cost will
likely fall in FY26 but if the project moves more quickly, staff will adjust the
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budget at the Q4 reforecast. The streets fund has reserves to cover this
expense.
STAFF RECOMMENDATION: Move to authorize staff to enter into a contract with
AnLaan Corporation in the amount of $141,863.92 for the reconstruction of
Amity Street, from the bridge to Fork.
Motion by Commissioner Kilgo, second by Vice Mayor St.Clair, to authorize staff
to enter into a contract with AnLaan Corporation in the amount of $141,863.92
for the reconstruction of Amity Street, from the bridge to Fork.
ROLL VOTE: Ayes: German, Gorman, Kochin, St.Clair, Johnson, Kilgo, and
Keener
Nays: None
MOTION PASSES
J. Special Event Policy Update DPW- Parks and Recreation
Recommended update to the special event policy to not allow a food vendor
within 20 feet of the entrance door or service window of an existing restaurant.
As previously discussed, this update to the special event policy provides
guidance on food vendor placement for events. Allowing 20 feet on either side
of a restaurant's entrance or service window to be free from a food vendor
would keep restaurants visible during festivals and leave spaces for event
organizers to place food vendors within their footprint.
STAFF RECOMMENDATION: I move to approve the proposed addition to the
special event policy to not allow a food vendor to be placed within 20 feet of
a restaurant's entrance door or service window.
Motion by Commissioner Kochin, second by Commissioner Gorman, to
approve the proposed addition to the special event policy to not allow a food
vendor to be placed within 20 feet of a restaurant's entrance door or service
window.
ROLL VOTE: Ayes: Gorman, Kochin, St.Clair, Johnson, Kilgo, Keener, and
German
Nays: None
MOTION PASSES
L. 880 First Street Demo Asbestos Change Order #2 Economic
Development
City staff requests approval of Asbestos Abatement Inc.'s proposal for
additional asbestos abatement work to proceed with the approved demolition
of the 880 First St. structure.
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The City of Muskegon solicited bids from qualified contractors for the demolition
of the building located at 880 First St., Muskegon, MI 49440. The scope of work
includes complete demolition and removal of the structure, including all
foundations and footings, backfilling the site, hydroseeding, and asbestos
abatement. The primary objective is to eliminate blight, improve the area's
aesthetic appeal, and encourage economic development by preparing the
site for future opportunities.
Asbestos Abatement Inc. was awarded the bid by the City Commission on
October 8, 2024. Additional asbestos containing material was found on the
lower roof flashing. AAI has completed an asbestos survey, and the report is
available for your review. To proceed with demolition, asbestos abatement
must be completed.
Scope of Work: Removal and disposal of asbestos containing lower roof
flashing beneath poured concrete deck.
Required personal air monitoring and clearances included. Continuous third-
party air monitoring not included.
State notification and permits included.
Total Cost: $53,562
STAFF RECOMMENDATION: I move to approve the asbestos abatement
proposal submitted by Asbestos Abatement Inc. for the property located at 880
First St., Muskegon, MI 49440, in the amount of $53,562.
Motion by Vice Mayor St.Clair, second by Commissioner Kochin, to approve
the asbestos abatement proposal submitted by Asbestos Abatement Inc. for
the property located at 880 First St., Muskegon, MI 49440, in the amount of
$53,562.
ROLL VOTE: Ayes: Kochin, St.Clair, Johnson, Kilgo, Keener, German, and
Gorman
Nays: None
MOTION PASSES
2025-35 NEW BUSINESS
A. Pole Banner Policy DPW- Parks
Staff requests approval of a new Pole Banner Policy in response to an
increasing number of requests.
A new pole banner policy is being proposed to create a consistent process in
which requests can be received to display a banner on a city-owned light
pole. An application can be submitted by an educational institution or an
event organizer that has been approved through the special event process.
The City Manager or their designee will review the application for community
benefit and design quality. The Department of Public Works will review the
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application with regard to logistics and scheduling conflicts with other requests.
Applicants will have a $50 application fee for new images. An image can be
used for an additional 4 years at no additional charge. Many of the specific
rules and statements in the policy are a direct outcome of a detailed legal
review.
There is an existing fee, created in 2008 in the user fee schedule, to "Hang
And/Or Remove Banner" of $450 for each request and $50 for each additional
banner. The proposed fee to install and remove banners was based on a study
of the average amount of time it takes to install a banner multiplied by staff
hourly rates and equipment rates. This came out to be $75 per pole to install
and remove each banner. Staff estimates there are about 80 poles throughout
the City, concentrated in Downtown, Midtown (Third Street southeast of
Muskegon Ave), and Lakeside.
There are 14 poles identified in Downtown and Lakeside, which are more
regularly used by existing approved users. The cost of hanging banners on
these poles was cut in half, because staff would be able to remove the
previous banner at the same time as installing the next banner.
STAFF RECOMMENDATION: I move to approve the Pole Banner Policy as
presented.
Motion by Commissioner Kilgo, second by Vice Mayor St.Clair, to approve the
Pole Banner Policy as presented.
ROLL VOTE: Ayes: St.Clair, Johnson, Kilgo, Keener, German, and Gorman
Nays: Kochin
MOTION PASSES
ANY OTHER BUSINESS
Commissioner Gorman commented that the Michigan Strategic Fund did
approve the Transformational Brownfield Credit for Shaw Walker and she
wanted to recognize our Development Services Team and City Manager for all
they have done.
Vice Mayor St.Clair stated that Pere Marquette Beach has been nominated by
USA Today for the 10 Best Beaches in Michigan. Make sure you vote.
Commissioner Kochin stated that today is Earth Day and there are a lot of
businesses in the City doing a great job cleaning up the City. She also
mentioned that early voting is coming up next week.
City Manager Jonathan Seyferth stated the Development Services Office work
has been nominated for an Ivory Housing Prize, we are now in the top 10
finalists for the infill housing program.
Mayor Johnson mentioned the opportunities to volunteer to clean-up beaches:
Thursday, April 24th at 7:00 p.m. at Pere Marquette Beach, and Sunday April 27th
at 8:30 a.m. at the AFL CIO Hall on Western Avenue and choose a spot to
clean.
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GENERAL PUBLIC COMMENT
Public comments received.
2025-36 CLOSED SESSION
A. Attorney/Client Confidential Communication Manager's Office
Motion by Vice Mayor St.Clair, second by Commissioner Kilgo, to go into
closed session to consider material exempt from discussion and disclosure by
State or Federal Statute, being an attorney client communication.
ROLL VOTE: Ayes: Keener, German, Gorman, Kochin, St.Clair, Johnson, and
Kilgo
Nays: None
MOTION PASSES
Motion by Commissioner Kochin, second by Commissioner Kilgo, to come out
of closed session.
ROLL VOTE: Ayes: German, Gorman, Kochin, St.Clair, Johnson, Kilgo, and
Keener
Nays: None
MOTION PASSES
ADJOURNMENT
The City Commission meeting adjourned at 9:26 p.m.
Respectfully Submitted,
Ann Marie Meisch, MMC City Clerk
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Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: Sale of 283 & 287 E Walton
Submitted by: Samantha Pulos, Code Department: Planning
Coordinator
Brief Summary:
Staff is seeking authorization to sell the City-owned vacant lots at 283 & 287 E Walton to Sjaarda
Homes and Properties LLC (Derek Sjaarda).
Detailed Summary & Background:
Sjaarda Homes and Properties LLC (Derek Sjaarda) would like to purchase the City-owned buildable
lots at 283 & 287 E Walton for $3,000 (75% of the True Cash Value of $4,000) plus half of the closing
costs, and the fee to register the deed. Sjaarda Homes and Properties LLC (Derek Sjaarda) will be
constructing a single-family home on each of the properties.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Focus Area/Action Item Addressed:
Create an environment that effectively attracts new residents and retains existing residents by
filling existing employment gaps, attracting new and diverse businesses to the city, and
expanding access to a variety of high-quality housing options in Muskegon. Diverse housing
types.
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
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:
Authorize staff to sell the City-owned vacant lot at 283 & 287 E Walton to Sjaarda Homes and
Properties LLC (Derek Sjaarda).
Approvals: Guest(s) Invited / Presenting:
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Immediate Division x No
Head
Information
Technology
Other Division Heads x
Communication
Legal Review
Page 116 of 288
PURCHASE AND DEVELOPMENT AGREEMENT
This Purchase and Development Agreement (“Agreement”) is made May 13, 2025 (“Effective Date”),
between the City of Muskegon, a Michigan municipal corporation, of 933 Terrace Street, Muskegon,
Michigan 49440 (“City”), and Sjaarda Homes and Properties LLC, 15131 Blueberry Ct,
West Olive MI, 49460 (“Developer”), with reference to the following facts:
Background
A. Developer proposes to purchase and develop two (2) vacant properties owned by the City
which are located in the City of Muskegon, Muskegon County, Michigan, and each commonly known and
legally described on the attached Exhibit A (each property individually, a “Parcel” and collectively “Project
Properties”).
B. City and Developer desire to establish the terms, covenants, and conditions upon which
City will sell and Developer will purchase and develop the Project Properties. Developer intends to develop
on each of the Project Properties one (1) single-family home, for a total of two single-family homes. (the
“Project”).
Therefore, for good and valuable consideration, the parties agree as follows:
1. Sale and Purchase of Project Properties. City agrees to sell to Developer, and Developer
agrees to purchase from City, on the terms and subject to the conditions set forth in this Agreement, the
Project Properties, subject to reservations, restrictions, and easements of record.
2. Purchase Price. The total purchase price for the Project Properties shall be $3,000.00,
which shall be paid in cash or other immediately available funds at Closing (defined below) less the $800
deposit that the Developer has paid to the City of Muskegon.
Pursuant to Paragraph 3(b) below, the parties acknowledge and agree that Developer shall be eligible to be
reimbursed all or a portion of the purchase price for the Parcel upon the completion of certain design
standards as further described herein.
3. Construction and Development Requirements.
a. Construction Dates. The parties acknowledge and agree that Developer shall have
a period of eighteen (18) months from the date of Closing to complete the Project (“Construction
Period”), except as otherwise provided in this Agreement or as otherwise mutually agreed upon by
the parties in writing.
b. Construction Details; Purchase Price Reimbursement. Developer’s construction
and development of the Project properties, including single-family homes, duplexes, triplexes, and
accessory dwelling units, shall be in substantial conformance with its plans and specifications
provided to City by Developer or as otherwise agreed upon in writing between City and Developer.
As referenced above, Developer shall be eligible for reimbursement of all or a portion of the
purchase price for the Project properties upon Developer’s satisfaction of the following design
standards for each single-family home, duplex, triplex, and accessory dwelling unit it constructs on
the Project properties. If the Project includes an accessory dwelling unit, both the primary dwelling
unit (single-family home, duplex, triplex) and the accessory dwelling unit must meet the design
standards outlined below to be eligible for reimbursement.
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Design Standard Purchase Price Reimbursement for Parcel
Open front porch of at least 60 sq. ft. 20%
Picture or bay window 20%
Alley-loaded parcel 20%
Shutter or other acceptable window 20%
treatments
Underground Sprinkling 20%
(By way of example only: If Developer completes three of the design standards listed above for
the construction at the Parcel located at 283 E Walton, Developer would be reimbursed $1,800.00,
which is 60% of the $3,000.00 purchase price for this Parcel. If Developer completes all five design
standards, Developer would be reimbursed the entire purchase price for this Parcel. If Developer
builds a duplex or small multiplex, Developer would be reimbursed 100% of the purchase price for
this Parcel.)
4. Right of Reversion. Notwithstanding anything herein to the contrary, and as security for
Developer’s obligation to commence and complete construction of a single-family home on each of the
Project Properties, the quit claim deed conveying the Project properties to Developer shall contain a right
of reversion in all of the Project Properties (“City’s Reversionary Right”), which may be exercised by City,
in its sole and absolute discretion, if any of the following conditions occur:
a. Developer does not commence construction within sixty (60) days after the date of
Closing, in which case title to all of the Project properties shall automatically revert to City upon
the terms and conditions further provided in this Paragraph 4 below. For purposes of this Paragraph
4(a), commencing construction means furnishing labor and materials to the Parcel of the Project
properties and beginning installation of each of the approved single-family homes.
b. Developer does not complete construction of the Project Properties prior to
expiration of the Construction Period, in which case title to any of the Project Properties that are
not complete by the end of the Construction Period shall automatically revert to City upon the terms
and conditions further provided in this Paragraph 4 below. For purposes of this Paragraph 4(b),
completing construction means the issuance of an occupancy permit by City for the Project
Properties. Provided, however, the parties agree to reasonably negotiate an extension of the
Construction Period up to a period of six (6) months for the Project Properties that have a completed
foundation before the expiration of the initial Construction Period.
If any of the above conditions occur, City shall automatically have City’s Reversionary Right to reacquire
title to the Project Properties, as the case may be. To exercise City’s Reversionary Right described herein,
City must provide written notice to Developer (or its permitted successors, assigns, or transferees) within
thirty (30) days of Developer’s failure under this Agreement, but in any event prior to Developer satisfying
the conditions set forth in Paragraph 4(a) or Paragraph 4(b) above, as the case may be, and record such
notice with the Muskegon County Register of Deeds. Upon request of City, Developer shall take all
reasonable steps to ensure City acquires marketable title to the Project properties, as the case may be,
through its exercise of its rights under this Paragraph within thirty (30) days of City’s demand, including
without limitation, the execution of appropriate deeds and other documents.
In addition, if the Project properties revert to City, City may retain the purchase price for such Project
properties free and clear of any claim of Developer or its assigns. In the event of reversion of title of the
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Project properties, improvements made on such Project properties shall become the property of City. In no
event shall the Project properties be in a worse condition than upon the date of Closing. These covenants
and conditions shall run with the land and be recorded in the quit claim deed from City to Developer.
5. Title Insurance. Within five (5) days after the Effective Date, Developer shall order a title
commitment for an extended coverage ALTA owner’s policy of title insurance issued by Transnation Title
Agency (the “Title Company”) for the Project properties in the amount of the total purchase price for the
Project properties and bearing a date later than the Effective Date, along with copies of all of the underlying
documents referenced therein (the “Title Commitment”). Developer shall cause the Title Company to issue
a marked-up commitment or pro forma owner’s policy with respect to the Project properties at the Closing
naming Developer as the insured and in form and substance reasonably satisfactory to Developer, but
subject to Permitted Exceptions (defined below). As soon as possible after the Closing, Developer shall
cause the Title Company to furnish to Developer an extended coverage ALTA owner’s policy of title
insurance with respect to the Project properties (the “Title Policy”). City shall be responsible for the cost
of the Title Policy; provided, however, Developer shall be solely responsible for the cost of any
endorsements to the Title Policy that Developer desires.
6. Title Objections. Developer shall have until the end of the Inspection Period (as defined
below) within which to raise objections to the status of City’s title to the Project properties. If objection to
the title is made, City shall have seven (7) days from the date it is notified in writing of the particular defects
claimed to either (a) remedy the objections, or (b) notify Developer that it will not remedy the objections.
If Developer does not notify City in writing as to any title or survey objections, then Developer will be
deemed to have accepted the condition of title as set forth in the Title Commitment. If City is unwilling or
unable to remedy the title or obtain title insurance over such defects within the time period specified, then
notwithstanding anything contained herein to the contrary, Developer may, at its option, upon written notice
to City, either (i) terminate this Agreement and neither City nor Developer shall have any further obligation
to the other pursuant to this Agreement, except as otherwise provided herein, or (ii) waive such objection,
in which case such objection shall become a Permitted Exception, and thereafter proceed to the Closing
according to the terms of this Agreement. Any matter disclosed on the Title Commitment that is waived or
not objected to by Developer shall be deemed a “Permitted Exception.”
7. Property Taxes and Assessments. City shall be responsible for the payment of all real
estate taxes and assessments that become due and payable prior to Closing, without proration. Developer
shall be responsible for the payment of all real estate taxes and assessments that become due and payable
after Closing, without proration.
8. Survey. Developer at its own expense may obtain a survey of any or all of the Project
properties, and Buyer or its surveyor or other agents may enter any of the Project properties for that purpose
prior to Closing. If no survey is obtained, Developer agrees that Developer is relying solely upon
Developer's own judgment as to the location, boundaries, and area of the Project properties and
improvements thereon without regard to any representations that may have been made by City or any other
person. In the event that a survey by a registered land surveyor made prior to Closing discloses an
encroachment or substantial variation from the presumed land boundaries or area, City shall have the option
of affecting a remedy within seven (7) days after disclosure, or terminate this Agreement. Developer may
elect to purchase the Project properties subject to said encroachment or variation.
9. Inspection Period. At Developer’s sole option and expense, Developer and Developer’s
agents may conduct inspections of each of the Project properties within thirty (30) days after the Effective
Date (“Inspection Period”). Developer’s inspection under this Paragraph may include, by way of example
but not limitation, inspections of any existing improvements to each Parcel, other systems servicing the
Parcel, zoning, and the suitability for Developer’s intended purposes for each Parcel. If Developer, in
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Developer’s reasonable discretion, is not satisfied with the results of the inspections for any reason,
Developer shall notify City in writing of Developer’s prior to expiration of the 30-day Inspection Period. If
Developer so notifies City, this Agreement shall be terminated and have no further force and effect. If no
written objection is made by Developer within the stated period, this inspection contingency shall be
deemed to be waived by Developer and the parties shall proceed to Closing in accordance with the terms
of this Agreement.
10. Condition of Project properties. City and Developer acknowledge and agree that the
Parcel in the Project properties is being sold and delivered “AS IS”, “WHERE IS” in its present condition.
Except as specifically set forth in this Agreement or any written disclosure statements, City has not made,
does not make, and specifically disclaims any and all representations, warranties, or covenants of any kind
or character whatsoever, whether implied or express, oral or written, as to or with respect to (i) the value,
nature, quality, or condition of any of the Project properties, including without limitation, soil conditions,
and any environmental conditions; (ii) the suitability of the Project properties for any or all of Developer’s
activities and uses; (iii) the compliance of or by the Project properties with any laws, codes, or ordinances;
(iv) the habitability, marketability, profitability, or fitness for a particular purpose of the Project properties;
(v) existence in, on, under, or over the Project properties of any hazardous substances; or (vi) any other
matter with respect to the Project properties. Developer acknowledges and agrees that Developer has or
will have the opportunity to perform inspections of the Project properties pursuant to this Agreement and
that Developer is relying solely on Developer’s own investigation of the Project properties and not on any
information provided to or to be provided by City (except as specifically provided in this Agreement). If
the transaction contemplated herein closes, Developer agrees to accept the respective Project properties
acquired by Developer and waive all objections or claims against City arising from or related to such Project
properties and any improvements thereon except for a breach of any representations or warranties or
covenants specifically set forth in this Agreement. In the event this transaction closes, then subject to City’s
express representations, warranties, and covenants in this Agreement, Developer acknowledges and agrees
that it has determined that the respective Project properties it has acquired and all improvements thereon
are in a condition satisfactory to Developer based on Developer’s own inspections and due diligence, and
Developer has accepted such Project properties in their present condition and subject to ordinary wear and
tear up to the date of Closing. The terms of this Paragraph shall survive the Closing and/or the delivery of
the deed.
11. Developer’s Representations and Warranties of Developer. Developer represents,
covenants, and warrants the following to be true:
a. Authority. Developer has the power and authority to enter into and perform
Developer’s obligations under this Agreement.
b. Litigation. No judgment is outstanding against Developer and no litigation, action,
suit, judgment, proceeding, or investigation is pending or outstanding before any forum, court, or
governmental body, department or agency or, to the knowledge of Developer, threatened, that has
the stated purpose or the probable effect of enjoining or preventing the Closing.
c. Bankruptcy. No insolvency proceeding, including, without limitation, bankruptcy,
receivership, reorganization, composition, or arrangement with creditors, voluntary or involuntary,
affecting Developer or any of Developer's assets or property, is now or on the Closing Date will be
pending or, to the knowledge of Developer, threatened.
12. Conditions Precedent. This Agreement and all of the obligations of Developer under this
Agreement are, at Developer’s option, subject to the fulfillment, before or at the time of the Closing, of
each of the following conditions:
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a. Performance. The obligations, agreements, documents, and conditions required to
be signed and performed by City shall have been performed and complied with before or at the date
of the Closing.
b. City Commission Approval. This Agreement is approved by the Muskegon City
Commission.
13. Default.
a. By Developer. In the event Developer fails to comply with any or all of the
obligations, covenants, warranties, or agreements under this Agreement and such default is not
cured within ten (10) days after receipt of notice (other than Developer’s failure to tender the
purchase price in full at Closing, a default for which no notice is required), then City may terminate
this Agreement.
b. By City. In the event City fails to comply with any or all of the obligations,
covenants, warranties or agreements under this Agreement, and such default is not cured within ten
(10) days after receipt of notice, then Developer may either terminate this Agreement or Developer
may pursue its legal and/or equitable remedies against City including, without limitation, specific
performance.
14. Closing.
a. Date of Closing. The closing date of this sale shall be as mutually agreed by the
parties, but in no event later than 60 days from the City Commission’s approval of the sale
(“Closing”), unless this Agreement is terminated in accordance with its provisions. The Closing
shall be conducted at such time and location as the parties mutually agree.
b. Costs. The costs associated with this Agreement and the Closing shall be paid as
follows: (i) Developer shall pay any state and county transfer taxes in the amount required by law;
(ii) City shall pay the premium for the owner’s Title Policy, provided that Developer shall pay for
any and all endorsements to the Title Policy that Developer desires; (iii) City shall be responsible
to pay for the recording of any instrument that must be recorded to clear title to the extent required
by this Agreement; (iv) Developer shall pay for the cost of recording the deed; and (v) Developer
and City shall each pay one-half of any closing fees charged by the Title Company.
c. Deliveries. At Closing, City shall deliver a quit claim deed for the Project
properties and Developer shall pay the purchase price. The quit claim deed to be delivered by City
at closing shall include the City Right of Reversion described in Paragraph 4 above. The parties
shall execute and deliver such other documents reasonably required to effectuate the transaction
contemplated by this Agreement.
15. Real Estate Commission. Developer and City shall each be responsible for any fees for
any real estate agents, brokers, or salespersons regarding this sale that it has hired, but shall have no
obligation as to any fees for any real estate agents, brokers, or salespersons regarding this sale that the other
party has hired.
16. Notices. All notices, approvals, consents and other communications required under this
Agreement shall be in writing and shall be deemed given: (i) when delivered in person; (ii) when sent by
fax or email: (iii) when sent by a nationally-recognized receipted overnight delivery service with delivery
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fees prepaid; or (iv) when sent by United States first-class, registered, or certified mail, postage prepaid.
The notice shall be effective immediately upon personal delivery or upon transmission of the fax or email;
one day after depositing with a nationally recognized overnight delivery service; and five (5) days after
sending by first class, registered, or certified mail.
Notices shall be sent to the parties as follows:
To City: City of Muskegon
Attn.: Samantha Pulos, Code Coordinator
933 Terrace Street
Muskegon, MI 49440
To Developer: Sjaarda Homes and Properties LLC
Derek Sjaarda
15131 Blueberry Ct
West Olive MI 49460
Email: dlsjaarda@gmail.com
Cell: 616-723-7130
17. Miscellaneous.
a. Governing Law. This Agreement will be governed by and interpreted in
accordance with the laws of the state of Michigan.
b. Entire Agreement. This Agreement constitutes the entire agreement of the parties
and supersedes any other agreements, written or oral, that may have been made by and between the
parties with respect to the subject matter of this Agreement. All contemporaneous or prior
negotiations and representations have been merged into this Agreement.
c. Amendment. This Agreement shall not be modified or amended except in a
subsequent writing signed by all parties.
d. Binding Effect. This Agreement shall be binding upon and enforceable by the
parties and their respective legal representatives, permitted successors, and assigns.
e. Counterparts. This Agreement may be executed in counterparts, and each set of
duly delivered identical counterparts which includes all signatories, shall be deemed to be one
original document.
f. Full Execution. This Agreement requires the signature of all parties. Until fully
executed, on a single copy or in counterparts, this Agreement is of no binding force or effect and if
not fully executed, this Agreement is void.
g. Non-Waiver. No waiver by any party of any provision of this Agreement shall
constitute a waiver by such party of any other provision of this Agreement.
h. Severability. Should any one or more of the provisions of this Agreement be
determined to be invalid, unlawful, or unenforceable in any respect, the validity, legality, and
enforceability of the remaining provisions of this Agreement shall not in any way be impaired or
affected.
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i. No Reliance. Each party acknowledges that it has had full opportunity to consult
with legal and financial advisors as it has been deemed necessary or advisable in connection with
its decision to knowingly enter into this Agreement. Neither party has executed this Agreement in
reliance on any representations, warranties, or statements made by the other party other than those
expressly set forth in this Agreement.
j. Assignment or Delegation. Except as otherwise specifically set forth in this
Agreement, neither party shall assign all or any portion of its rights and obligations contained in
this Agreement without the express or prior written approval of the other party, in which approval
may be withheld in the other party's sole discretion.
k. Venue and Jurisdiction. The parties agree that for purposes of any dispute in
connection with this Agreement, the Muskegon County Circuit Court shall have exclusive personal
and subject matter jurisdiction and that Muskegon County is the exclusive venue.
This Agreement is executed effective as of the Effective Date set forth above.
CITY: DEVELOPER:
CITY OF MUSKEGON Sjaarda Homes and Properties LLC
By: _______________________________
By: _______________________________ Name: Derek Sjaarda
Name: Ken Johnson Dated: __________________
Title: Mayor
Dated: __________________
By: _______________________________
Name: Ann Marie Meisch
Title: City Clerk
Dated: __________________
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Exhibit A
The following described premises located in the City of Muskegon, County of Muskegon, State of
Michigan, and legally described as follows:
1. Legal Description: CITY OF MUSKEGON REVISED PLAT OF 1903 WLY ½ LOT 3 BLK 199
Address: 283 E WALTON, MUSKEGON, MI 49442
Parcel #: 61-24-205-199-0003-00 (Original Parent Parcel Number)
Price: $1,500.00
(New parcel number to be issued from Muskegon County Equalization after pending lot split)
2. Legal Description: CITY OF MUSKEGON REVISED PLAT OF 1903 ELY ½ LOT 3 BLK 199
Address: 287 E WALTON, MUSKEGON, MI 49442
Parcel #:
Price: $1,500.00
(New parcel number to be issued from Muskegon County Equalization after pending lot split)
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Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: Sale of 1067 Sophia
Submitted by: Samantha Pulos, Code Department: Planning
Coordinator
Brief Summary:
Staff is requesting approval of a purchase agreement for 1067 Sophia for $125,000.
Detailed Summary & Background:
1067 Sophia was constructed through the agreement with Dave Dusendang to construct infill
housing with ARPA funding. The offer ($125,000) is under asking price ($129,900).
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Create an environment that effectively attracts new residents and retains existing residents by filling
existing employment gaps, attracting new and diverse businesses to the city, and expanding access
to a variety of high-quality housing options in Muskegon. Key Focus Area: Diverse housing types
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
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:
To approve the Purchase Agreement for 1067 Sophia for $125,000.
Approvals: Guest(s) Invited / Presenting:
Immediate Division x
Head No
Information
Technology
Other Division Heads x
Communication
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Legal Review
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WEST MICHIGAN REGIONAL PURCHASE AGREEMENT
#
DATE: 04/15/2025 , (time) MLS # 25006781
SELLING OFFICE: Coldwell Banker Woodland Schmidt Whitehall BROKER LIC.#: REALTOR® PHONE: 231-670-6253
LISTING OFFICE: West Urban Realty LLC REALTOR® PHONE:
1. Effective Date: This Agreement is effective on the date on which Seller's acceptance of Buyer's offer is delivered to Buyer or Buyer’s
Agent, or the date on which Buyer's acceptance of any counteroffer is delivered to the Seller or Seller’s Agent, as the case may be,
and this date shall hereafter be referred to as the "Effective Date". Further, any reference to "days" in this Agreement refers to calendar
days. The first calendar day begins at 12:01 a.m. on the day after the Effective Date. Any reference to "time" refers to local time.
2. Agency Disclosure: The Undersigned Buyer and Seller each acknowledge that they have read and signed the Disclosure Regarding
Real Estate Agency Relationships. The selling licensee is acting as (choose one):
Agent/Subagent of Seller Buyer’s Agent Dual Agent (with written, informed consent of both Buyer and Seller)
Transaction Coordinator
Primary Selling Agent Name: David Dusenberry Email: realtordaviddusenberry@gmail.com Lic.#: 6502395538
Alternate Selling Agent Name: Email: Lic.#:
3. Seller’s Disclosure Statement: (This paragraph applies to sales of one-to-four family residential units.)
Buyer has received the Seller’s Disclosure Statement, dated .
Buyer has not received the Seller’s Disclosure Statement. Buyer may terminate this Agreement, in writing, any time prior to receipt
of the Seller’s Disclosure Statement. Once Buyer has received the Seller’s Disclosure Statement, Buyer may terminate this
Agreement, in writing, within 72 hours of receipt if the disclosure was received in person, or within 120 hours if received by
registered mail. Exceptions:
Seller is exempt from the requirements of the Seller Disclosure Act.
4. Lead-Based Paint Addendum: Transactions involving homes built prior to 1978 require a written disclosure which is hereby attached
and will be an integral part of this Agreement.
5. Property Description: Buyer offers to buy the property located in the City Village Township of Muskegon ,
County of Muskegon , Michigan, commonly known as (insert mailing address: street/city/state/zip code)
1067 Sophia St, Muskegon, MI 49442
with the following legal description and tax parcel ID numbers:
CITY OF MUSKEGON 1903 REVISED PLAT OF THE CITY OF MUSKEGON THE N 41 FT OF LOT 10 EXC THE W 46 FT THEREOF, BLK 247
PP# 6124205247000920 .
The following paragraph applies only if the Premises include unplatted land:
Seller agrees to grant Buyer at closing the right to make (insert number) division(s) under Section 108(2), (3), and
(4) of the Michigan Land Division Act. (If no number is inserted, the right to make divisions under the sections referenced above stays
with any remainder of the parent parcel retained by Seller. If a number is inserted, Seller retains all available divisions in excess of the
number stated, however, Seller and/or REALTOR® do not warrant that the number of divisions stated is actually available.) If this sale
will create a new division, Seller’s obligations under this Agreement are contingent on Seller’s receipt of municipal approval on or
before , of the proposed division to create the Premises.
6. Purchase Price: Buyer offers to buy the Property for the sum of $ 120,000
one hundred twenty thousand U.S. Dollars
7. Seller Concessions, if any:
8. Terms: The Terms of Purchase will be as indicated by “X” below: (Other unmarked terms of purchase do not apply.)
SOURCE OF FUNDS TO CLOSE: Buyer represents that the funds necessary to close this transaction on the terms specified below
are currently available to Buyer in cash or an equally liquid equivalent.
If the Property’s value stated in an appraisal obtained by Buyer or Buyer’s lender is less than the Purchase Price, Buyer shall within
three (3) days after receipt of the appraisal: 1) renegotiate with the Seller, 2) terminate the transaction, in which case Buyer shall
receive a refund of Buyer’s Earnest Money Deposit, or 3) proceed to close the transaction at the agreed Purchase Price.
CASH. The full Purchase Price upon execution and delivery of Warranty Deed. Buyer Agrees to provide Buyer Agent/Dual Agent
verification of funds within five (5) days after the Effective Date, and consents to the disclosure of such information to Seller and/or
Seller’s Agent. If verification of funds is not received within 5 days after the Effective Date, Seller may terminate this Agreement
at any time before verification of funds is received by giving written notice to Buyer. Any appraisal required by Buyer shall be
arranged and paid for by Buyer within ten (10) days after the Effective Date of this Agreement.
NEW MORTGAGE. The full Purchase Price upon execution and delivery of Warranty Deed, contingent upon Buyer’s ability to
obtain a Conventional type 30 (year) mortgage in the amount of 99 % of the Purchase Price
bearing interest at a rate not to exceed 9 % per annum (rate at time of loan application), on or before the date the sale is
to be closed. Buyer agrees to apply for a mortgage loan, and pay all fees and costs customarily charged by Buyer’s lender to
process the application, within 3 days after the Effective Date, not to impair Buyers’ credit after the date such loan if
offered. Seller Buyer will agree to pay an amount not to exceed $ 300 representing repairs required as a
condition of financing. Buyer agrees does not agree to authorize Buyer’s Agent/Dual Agent to obtain information from
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Buyer’s lender regarding Buyer’s financing, and consents to the disclosure of this information to Seller and/or Seller’s Agent.
Exceptions:
SELLER FINANCING (choose one of the following): CONTRACT or PURCHASE MONEY MORTGAGE
In the case of Seller financing, Buyer agrees to provide Seller with a credit report within 72 hours after the Effective Date. If the
credit report is unacceptable to Seller, Seller shall have the right to terminate this offer within 48 hours of Seller’s receipt, or if
Buyer fails to provide said credit report to Seller within the time frame allotted, Seller shall have the right to terminate this offer
within 48 hours. Seller is advised to seek professional advice regarding the credit report.
$ upon execution and delivery of a
form (name or type of form and revision date), a copy of which is attached, wherein the balance of $
will be payable in monthly installments of $ or more including interest at % per annum,
interest to start on date of closing, and first payment to become due thirty (30) days after date of closing. The entire unpaid balance
will become due and payable months after closing. Any appraisal required by Buyer shall be arranged and
paid for by Buyer within ten (10) days after the Effective Date of this Agreement. Exceptions:
EQUITY (choose one of the following): Formal Assumption or Informal Assumption
Upon execution and delivery of: Warranty Deed subject to existing mortgage OR Assignment of Vendee Interest
in Land Contract, Buyer to pay the difference (approximately $ ) between the Purchase Price above
provided and the unpaid balance (approximately $ ) upon said mortgage or land contract, which Buyer
agrees to assume and pay. Buyer agrees to reimburse Seller for accumulated funds held in escrow, if any, for payment of future
taxes and insurance premiums, etc. Any appraisal required by Buyer shall be arranged and paid for by Buyer within ten
(10) days after the Effective Date of this Agreement. Exceptions:
OTHER:
9. Contingencies: Buyer’s obligation to consummate this transaction (choose one):
IS NOT CONTINGENT - is not contingent upon the sale or exchange of any other property by Buyer.
IS CONTINGENT UPON CLOSING - is contingent upon closing of an existing sale or exchange of Buyer’s property located at:
A copy of Buyer’s agreement to sell or exchange that property is being delivered to Seller along with this offer. If the existing sale
or exchange terminates for any reason, Buyer will immediately notify Seller, and either party may terminate this Agreement in
writing, within 3 days of Buyer’s notice to Seller. If either party terminates, Buyer shall receive a refund of any applicable Earnest
Money Deposit.
IS CONTINGENT UPON THE SALE AND CLOSING - is contingent upon the execution of a binding agreement and the closing
of a sale or exchange of Buyer’s property located at
on or before . Seller will have the right to continue to
market Seller’s Property until Buyer enters into a binding agreement to sell or exchange Buyer’s property and delivers a copy
thereof to Seller. During such marketing period, Seller may enter into a binding contract for sale to another purchaser on such
price and terms as the Seller deems appropriate. In such event, this Agreement will automatically terminate, Buyer will be notified
promptly, and Buyer’s Earnest Money Deposit will be refunded. Exceptions:
10. Fixtures & Improvements: The following is not intended to be an all-inclusive list of items included with the Property. All
improvements and appurtenances are included in the Purchase Price, if now in or on the Property, unless rented, including the
following: all buildings; landscaping; attached smart home devices; attached security systems; lighting fixtures and their shades and
bulbs; ceiling fans; hardware for draperies and curtains; window shades and blinds; built-in kitchen appliances, including garbage
disposal and drop-in ranges; wall to wall carpeting, if attached; all attached mirrors; all attached TV mounting brackets; all attached
shelving; attached work benches; stationary laundry tubs; water softener; water heater; incinerator; sump pump; water pump and
pressure tank; heating and air conditioning equipment (window units excluded); attached humidifiers; heating units, including add-on
heating stoves and heating stoves connected by flue pipe; fireplace screens, inserts, and grates; fireplace doors, if attached; liquid
heating and cooking fuel tanks; TV antenna and complete rotor equipment; satellite dish and necessary accessories and complete
rotor equipment; all support equipment for inground pools; screens and storm windows and doors; awnings; installed basketball
backboard, pole and goal; mailbox; flagpole(s); fencing, invisible inground fencing and all related equipment, including collars;
detached storage buildings; underground sprinkling, including the pump; installed outdoor grills; all plantings and bulbs; garage door
opener and control(s); and any and all items and fixtures permanently affixed to the Property; and also includes:
but does not include:
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11. Heating and Cooking Fuels: Liquid heating and cooking fuels in tanks are included in the sale and will transfer to Buyer at time of
possession unless usage is metered (in which case it is not included in the sale). Sellers are responsible for maintaining heating and
cooking liquid fuels at an operational level and shall not permit fuels to fall below 10% in the tank(s) at the time of possession, except
that the tank(s) may be empty only if now empty. Further, Seller is precluded from removing fuel from tank(s) other than what is
expended through normal use. Exceptions:
12. Assessments (choose one):
If the Property is subject to any assessments,
Seller shall pay the entire balance of any such assessments that are due and payable on or before the day of closing (regardless
of any installment arrangements), except for any fees that are required for future connection to public utilities.
Seller shall pay all installments of such assessments that become due and payable on or before day of closing. Buyer shall assume
and pay all other installments of such assessments.
Seller has an ongoing obligation through the Closing to disclose to the Buyer any known pending assessments, including, but not limited
to, any mandatory utility connection requirements, and/or benefit charges, and condominium special assessments, that have not been
previously disclosed in writing to Buyer.
13. Property Taxes: Seller will be responsible for any taxes billed prior to those addressed below. Buyer will be responsible for all taxes
billed after those addressed below.
Buyer is also advised that the state equalized value of the Property, principal residence exemption information and other real property
tax information is available from the appropriate local assessor’s office. Buyer should not assume that Buyer’s future tax bills on the
Property will be the same as Seller’s present tax bills. Under Michigan law, real property tax obligations can change significantly when
property is transferred.
No proration. (Choose one):
Buyer Seller will pay taxes billed summer (year)
Buyer Seller will pay taxes billed winter (year)
Calendar Year Proration (all taxes billed or to be billed in the year of the closing). Calendar year tax levies will be estimated, if
necessary, using the taxable value and the millage rate(s) in effect on the day of closing, broken down to a per diem tax payment
and prorated to the date of closing with Seller paying for January 1 through the day before closing.
Fiscal Year Proration - Taxes will be prorated as though they are paid in (choose one): advance. arrears.
Fiscal Year will be assumed to cover a 12-month period from date billed, and taxes will be prorated to the date of closing. Fiscal
year tax levies will be estimated, if necessary, using the taxable value and millage rate(s) in effect on the day of closing, broken
down to a per diem tax payment and prorated to the date of closing with Seller paying through the day before closing. Exceptions:
14. Well/Septic: Within ten (10) days after the Effective Date, (choose one) Seller or Buyer will arrange for, at their own expense,
an inspection of the primary well used for human consumption (including a water quality test for coliform bacteria and nitrates) and
septic systems in use on the Property. The inspection will be performed by a qualified inspector in a manner that meets county (or
other local governmental authority, if applicable) protocol.
If any report discloses a condition unsatisfactory to Buyer or doesn’t meet county standards that are a condition of sale, Buyer may,
within three (3) days after Buyer has received the report, by written notice to Seller, either terminate this Agreement and receive a
refund of Buyer’s Earnest Money Deposit or make a written proposal to Seller to correct those unsatisfactory conditions. If Buyer fails
to make a written proposal within the above referenced time period, then Buyer will be deemed to have accepted the well/septic as-is.
Seller will respond in writing within three (3) days to Buyer’s request. If Seller fails to respond or to arrive at a mutually agreeable
resolution within three (3) days after Seller’s receipt of Buyer’s proposal, Buyer will have three (3) days to provide written notice of
termination of this Agreement and receive a refund of any applicable Earnest Money Deposit. If Buyer fails to terminate the contract,
Buyer will proceed to closing according to the terms and conditions of this Agreement.
Other: City
15. Inspections & Investigations:
Inspections: Buyer, or someone selected by Buyer, has the right to inspect the buildings, premises, components and systems, at
Buyer’s expense. Any damage, misuse, abuse, or neglect of any portion of the Property or premises as a result of inspections will be
Buyer’s responsibility and expense.
Investigations: It is Buyer’s responsibility to investigate (i) whether the Property complies with applicable codes and local ordinances
and whether the Property is zoned for Buyer’s intended use; (ii) whether Buyer can obtain a homeowner’s insurance policy for the
Property at price and terms acceptable to Buyer; (iii) and whether or not the Property is in a flood zone.
All inspections and investigations will be completed within ____
10 days after the Effective Date. If the results of Buyer’s inspections and
investigations are not acceptable to Buyer, Buyer may, within the above referenced period, either (a) terminate this Agreement by
written notice to Seller and receive a refund of Buyer’s Earnest Money Deposit, or (b) make a written proposal to Seller to correct those
unsatisfactory conditions, which proposal must be in the form of a proposed addendum and must be signed by Buyer in order for it to
be effective. If Buyer fails to make a written proposal within the above referenced time period, then Buyer will be deemed to have
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accepted the Property as-is. Seller may negotiate with Buyer, or by written notice to Buyer, accept Buyer’s proposal or terminate this
Agreement. If Seller fails to respond, or to arrive at a mutually agreeable resolution within three (3) days after Seller’s receipt of
Buyer’s proposal, Buyer shall have three (3) days to provide written notice of termination of this Agreement and receive a refund of
any applicable Earnest Money Deposit. If Buyer fails to terminate this Agreement within said three (3) day period, Buyer will be deemed
to accept the Inspections & Investigations and will proceed to closing according to the terms and conditions of this Agreement.
Buyer has waived all rights under this Inspections & Investigations paragraph.
Exceptions:
16. Municipal Compliances: Seller will arrange and pay for current certificates of occupancy, sidewalk compliance, and smoke detector
ordinances, if applicable.
17. Title Insurance: Seller agrees to convey marketable title to the Property subject to conditions, limitations, reservation of oil, gas and
other mineral rights, existing zoning ordinances, and building and use restrictions and easements of record. An expanded coverage
ALTA Homeowner’s Policy of Title Insurance in the amount of the Purchase Price shall be ordered by Seller and furnished to Buyer at
Seller’s expense, and a commitment to issue a policy insuring marketable title vested in Buyer, including a real estate tax status
report, will be made available to Buyer within ten (10) days after the Effective Date. If Buyer so chooses, or if an expanded policy is
not applicable, then a standard ALTA Owners’ Policy of Title Insurance shall be provided.
If Buyer objects to any conditions, Buyer may, within three (3) days of receipt of the Title Commitment, by written notice to Seller,
either terminate this Agreement and receive a refund of Buyer’s Earnest Money Deposit, or make a written proposal to Seller to correct
those unsatisfactory conditions. If Buyer fails to make a written proposal within the above referenced time period, then Buyer will be
deemed to have accepted the Title Commitment as-is. Seller may negotiate with Buyer, do nothing, or by written notice to Buyer,
accept Buyer’s proposal. If Seller fails to respond or fails to arrive at a mutually agreeable resolution, within three (3) days after
Seller’s receipt of Buyer’s proposal, Buyer shall have three (3) days to provide written notice of termination of this Agreement and shall
receive a refund of any applicable Earnest Money Deposit. If Buyer fails to terminate this Agreement within said three (3) day period,
Buyer will be deemed to accept the Title Commitment as-is and will proceed to closing according to the terms and conditions of this
Agreement. Exceptions:
18. Property Survey: Broker advises that Buyer should have a survey performed to satisfy Buyer as to the boundaries of the Property
and the location of improvements thereon.
Buyer or Seller (choose one) shall within ten (10) days of the Effective Date, order, at their expense, a boundary survey with iron
corner stakes showing the location of the boundaries, improvements and easements in connection with the Property. Upon receipt of
the survey, Buyer will have three (3) days to review the survey. If the survey shows any condition, in Buyer’s sole discretion, which
would interfere with Buyer’s intended use of the Property, the marketability of the title, or zoning non-compliance, then Buyer may,
within said three (3) day period, terminate this Agreement, in writing, and Buyer will receive a full refund of Buyer’s Earnest Money
Deposit.
No survey. Buyer has waived all rights under this paragraph.
When closing occurs, Buyer shall be deemed to have accepted the boundaries of the Property and the location of such improvements
thereon. Exceptions:
19. Home Protection Plan: Buyer and Seller have been informed that home protection plans may be available. Such plans may provide
additional protection and benefit to the parties. Exceptions:
20. Prorations: Rent; association dues/fees, if any; insurance, if assigned; interest on any existing land contract, mortgage or lien
assumed by Buyer; will all be adjusted to the date of closing. For the purposes of calculating prorations, it is presumed that Seller
owns the Property through the day before closing.
21. Closing: If agreeable to Buyer and Seller, the sale will be closed as soon as closing documents are ready, but not later than
05/16/2025 . An additional period of fifteen (15) days will be allowed for closing to accommodate the correction of
title defects or survey problems which can be readily corrected, or for delays in obtaining any lender required inspections/repairs. During
this additional period, the closing will be held within 5 days after all parties have been notified that all necessary documents have been
prepared. Buyer and Seller will each pay their title company closing fee, if applicable, except in the case of VA financing where Seller
will pay the entire closing fee. Exceptions:
22. Pre-Closing Walk-Through: Buyer (choose one) reserves waives the right to conduct a final walk-through of the
Property within three (3) days of the scheduled closing date. The purpose of the walk-through is to determine that the Property is in
a substantially similar condition as of the Effective Date, any contractually agreed upon items have been fulfilled, and that any included
personal property is still located at the Property. Buyer shall immediately report to Seller any objections to these conditions and Buyer’s
requested corrective action.
23. Possession: Seller will maintain the Property in its present condition until the completion of the closing of the sale. Possession to be
delivered to Buyer, subject to rights of present tenants, if any.
At the completion of the closing of the sale.
At a.m. p.m. on the day after completion of the closing of the sale, during which time Seller
will have the privilege to occupy the Property and hereby agrees to pay Buyer $ as an occupancy
fee for this period payable at closing, WITHOUT PRORATION. Payment shall be made in the form of cash or certified funds.
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For purposes of determining possession, the transaction will be considered closed once all necessary documents have been signed
and received by escrow agent and funds have been received by the escrow agent.
If Seller fails to deliver possession to Buyer on the agreed date, Seller shall become a tenant at sufferance and shall pay to Buyer as
liquidated damages $ per day plus all of the Buyer’s actual reasonable attorney's fees incurred in removing the Seller
from the Property.
If Seller occupies the Property after closing, Seller will pay all utilities during such occupancy. Seller shall also be responsible for snow
removal and/or landscape maintenance. Buyer will maintain the structure and mechanical systems at the Property. However, any
repairs or replacements necessitated by Seller’s misuse, abuse, or neglect of any portion of the Property will be Seller’s responsibility
and expense.
On the agreed delivery date, Seller shall deliver the Property free of trash and debris and in broom-clean condition, shall remove all
personal property (unless otherwise stated in this or an additional written agreement), shall make arrangements for final payment on
all utilities, and shall deliver all keys to Buyer.
In the event of possession by Seller after close, Buyer and Seller agree do not agree to sign the West Michigan Regional
Temporary Occupancy Amendment to the Purchase Agreement on or before the date of closing. If signed, that Amendment shall
become an integral part of this Agreement.
Exceptions:
24. Earnest Money Deposit: An Earnest Money Deposit in the amount of $ 500.00 shall be submitted to
Coldwell Banker Woodland Schmidt (insert name of broker, title
company, other) within 72 hours of the Effective Date of this Agreement, and shall be applied against the Purchase Price. If the Earnest
Money Deposit is not received within 72 hours of the Effective Date or is returned for insufficient funds, Seller may terminate this
Agreement until such time as the Earnest Money Deposit is received. If Seller terminates this Agreement under this provision, Seller
waives any claim to the Earnest Money Deposit. If the sale is not closed due to a failure to satisfy a contingency for a reason other
than the fault of Buyer, the Buyer is entitled to a refund of the Earnest Money Deposit. In such event, Buyer and Seller agree to sign a
written disbursement agreement directing how the Earnest Money Deposit shall be disbursed. If the sale is not closed as provided in
this Agreement and Buyer and Seller do not agree to the disposition of the Earnest Money Deposit, then Buyer and Seller agree that
the Broker holding the Earnest Money Deposit may notify Buyer and Seller, in writing, of Broker’s intended disposition of the Earnest
Money Deposit. If Buyer and Seller do not object to such disposition in writing within fifteen (15) days after the date of Broker’s notice,
they will be deemed to have agreed to Broker’s proposed disposition; if either Buyer or Seller object and no mutually agreeable
disposition can be negotiated, Broker may deposit the funds by interpleader with a court of proper jurisdiction or await further actions
by Buyer and Seller. In the event of litigation involving the deposit, in whole or in part, either the Seller or the Buyer that is not the
prevailing party, as determined by the court, will reimburse the other for reasonable attorneys’ fees and expenses incurred in
connection with the litigation, and will reimburse the Broker for any reasonable attorneys’ fees and expenses incurred in connection
with any interpleader action instituted. If the entity holding the Earnest Money Deposit is not the Broker, then to the extent that the
terms of any escrow agreement conflict with this paragraph, then the terms and conditions of the escrow agreement shall control.
25. Professional Advice: Broker hereby advises Buyer and Seller to seek legal, tax, environmental and other appropriate professional
advice relating to this transaction. Broker does not make any representations or warranties with respect to the advisability of, or the
legal effect of this transaction. Buyer further acknowledges that REALTOR® above named in the Agreement hereby recommends to
Buyer that an attorney be retained by Buyer to pass upon the marketability of the title and to ascertain that the required details of the
sale are adhered to before the transaction is consummated. Buyer agrees that Buyer is not relying on any representation or statement
made by Seller or any real estate salesperson (whether intentionally or negligently) regarding any aspect of the Property or this sale
transaction, except as may be expressly set forth in this Agreement, a written amendment to this Agreement, or a disclosure statement
separately signed by Seller.
26. Disclosure of Information: Buyer and Seller acknowledge and agree that the Purchase Price, terms, and other details with respect
to this transaction (when closed) are not confidential, will be disclosed to REALTORS® who participate in the applicable Multiple Listing
Service, and may otherwise be used and/or published by that Multiple Listing Service in the ordinary course of its business.
27. Other Provisions:
Offer is subject to attached buyer agency addendum
Seller to add outdoor water spigot.
28. Mergers and Integrations: This Agreement is the final expression of the complete agreement of Buyer and Seller, and there are no
oral agreements existing between Buyer and Seller relating to this transaction. This Agreement may be amended only in writing signed
by Buyer and Seller and attached to this Agreement.
29. Fax/Electronic Distribution and Electronic Signatures: Buyer and Seller agree that any signed copy of this Agreement, and any
amendments or addendums related to this transaction, transmitted by facsimile or other electronic means shall be competent evidence
of its contents to the same effect as an original signed copy. Buyer and Seller further agree that an electronic signature is the legal
equivalent of a manual or handwritten signature, and consent to use of electronic signatures. Buyer and Seller agree that any notice(s)
required or permitted under this Agreement may also be transmitted by facsimile or other electronic means.
30. Wire Fraud: Seller and Buyer are advised that wire fraud is an increasingly common problem. If you receive any electronic
communication directing you to transfer funds or provide nonpublic personal information (such as social security numbers, drivers’
©Copyright, West Michigan REALTOR® Associations
Page 5 of 6 Rev. Date 2/2025 Buyer’s Initials RP Seller’s Initials
SP
04/15/25 04/17/25
11:53 PM EDT 2:48 PM EDT
dotloop verified dotloop verified
Page 131 of 288
dotloop signature
dotloop signature verification:
verification: dtlp.us/mGf3-nGnR-LtR2
dtlp.us/4Lgq-rrCO-TXa4
West Michigan Regional Purchase Agreement Page 6 of 6
license numbers, wire instructions, bank account numbers, etc.), even if electronic communication appears to be from the Broker,
Title Company, or Lender, DO NOT reply until you have verified the authenticity of the email by direct communication with Broker,
Title Company, or Lender. DO NOT use telephone numbers provided in the email. Such requests may be part of a scheme to steal
funds or use your identity.
31. Expiration: For valuable consideration, Buyer gives Seller until_____________(time) on 04/17/2025 (date), to
deliver the written acceptance of this offer and agrees that this offer, when accepted by Seller, will constitute a binding Agreement
between Buyer and Seller.
32. Buyer’s Approval and Acknowledgment: Buyer approves the terms of this offer and acknowledges receipt of a copy of this offer.
dotloop verified
Buyer 1 Address X Robert Powers 04/15/25 11:53 PM EDT
GUQN-N3GD-6HYE-ELGE Buyer
Buyer 1 Phone: (Res.) (Bus.) Robert Powers
Print name as you want it to appear on documents.
Buyer 2 Address X Buyer
Buyer 2 Phone: (Res.) (Bus.)
Print name as you want it to appear on documents.
33. Seller’s Response: The above offer is approved: As written. As written except:
The seller will provide a quit claim deed VS a warranty deed. The buyer acknowledges they have signed
and will abide by the city of Muskegon's addendum for the builder's warranty and landscaping
requirements. The home must be owner occupied. The sale of the home must be approved by city of
Muskegon's city council. The sale price to be 125,000.00
Counteroffer, if any, expires , at (time). Seller has the right to withdraw this
counteroffer and to accept other offers until Seller or Seller’s Agent has received notice of Buyer’s acceptance.
34. Certification of Previous Disclosure Statement: Seller certifies to Buyer that the Property is currently in the same condition as
disclosed in the Seller’s Disclosure Statement dated (choose one): Yes No.
Seller agrees to inform Buyer in writing of any changes in the content of the disclosure statement prior to closing.
35. Notice to Seller: Seller understands that consummation of the sale or transfer of the Property described in this Agreement will not
relieve Seller of any liability that Seller may have under the mortgages to which the Property is subject, unless otherwise agreed to by
the lender or required by law or regulation. Buyer and Seller are advised that a Notice to Seller & Buyer of Underlying Mortgage form
is available from the respective agents via the West Michigan REALTOR® Boards.
36. Listing Office Address: Listing Broker License #
Listing Agent Name: Brent Cox Listing Agent License #
37. Seller’s Approval and Acknowledgment: Seller approves the terms of this Agreement and acknowledges receipt of a copy. If Seller’s
response occurs after Buyer’s offer expires, then Seller’s response is considered a counteroffer and Buyer’s acceptance is required
below.
Sam Pulos
dotloop verified
04/17/25 2:48 PM EDT
X (Seller’s Signature, Date, Time): F2YR-PDWB-DHL3-OZ7C
Is Seller a U.S. Citizen or Resident Alien? Yes No*
Print name as you want it to appear on documents.
X (Seller’s Signature, Date, Time):
Is Seller a U.S. Citizen or Resident Alien? Yes No*
Print name as you want it to appear on documents.
Seller’s Address: Seller’s Phone (Res.) (Bus)
* If Seller(s) is not a U.S. Citizen or Resident Alien, there may be tax implications and Buyer and Seller are advised to seek professional advice.
38. Buyer’s Receipt/Acceptance: Buyer acknowledges receipt of Seller’s response to Buyer’s offer. In the event Seller’s response
constitutes a counteroffer, Buyer accepts said counteroffer. All other terms and conditions in the offer remain unchanged.
Robert Powers
dotloop verified
X (Buyer’s Signature, Date, Time): 04/17/25 3:53 PM EDT
KCWT-VFGX-OW74-MV1U
X (Buyer’s Signature, Date, Time):
39. Seller’s Receipt: Seller acknowledges receipt of Buyer’s acceptance of counteroffer.
Sam Pulos
dotloop verified
X (Seller’s Signature, Date, Time): 04/29/25 8:27 AM EDT
UMMQ-UY3F-5HH5-OW9U
X (Seller’s Signature, Date, Time):
Copyright, West Michigan REALTOR® Associations
Page of 6 Rev. Date 2/2025
Page 132 of 288
dotloop signature verification: dtlp.us/trNs-kG8t-adUL
WEST MICHIGAN REGIONAL
ADDENDUM TO PURCHASE AGREEMENT
MLS# 25006781
_________ Date: 04/22/2025
_____________ ______ (time)
_______________, REALTOR®
Selling Office CBWS _____ __
Phone231-670-6253 Fax _______
Listing Office West Urban Realty LLC , REALTOR® Phone _______ Fax _______
1. ______________ _ covering property at
Addendum# ____ _ to Purchase Agreement dated04-15-2025
1067 Sophia St, Muskegon, MI 49442
2. This Addendum shall be an integral part of the Purchase Agreement, which is amended as follows:
Change the Tax ID to 61-24-205-247-0009-21
3. The D Seller D Buyer (check one) gives the above-named REALTOR® __ ___ days to obtain the written
acceptance of this Addendum to the Purchase Agreement. If accepted, this Addendum will constitute a binding change to the
Purchase Agreement.
4. RECEIPT IS ACKNOWLEDGED BY BUYER of a copy of this Agreement.
Robert Powers
dotloop verified
Date ____________ X -��----...,..,..--.....,....----,---� Buyer
04/22/25 11:15 AM EDT
QXM6-R67F-DLK0-JMLM
(Note: Please sign as you wish your name to appear on docoments.)
David Dusenberry
dotloop verified
Witness ___ ____________ _ X _____ ____ __ ____ ___ Buyer
04/22/25 10:28 AM EDT
Z2HS-SMFY-GJU5-UMPQ
(Note: Please sign as you wish your name to appear on documents.)
5. RECEIPT IS ACKNOWLEDGED BY SELLER of a copy of this Agreement.
Sam Pulos
dotloop verified
Date ____________ X -��----...,..,..--.....,....-- --� Seller
04/29/25 8:27 AM EDT
--,-
AOG8-NTEB-GBWX-XZVF
(Note: Please sign as you wish your name to appear on docoments.)
Witness _____________ ___ x __________________ Seller
(Note: Please sign as you wish your name to appear on documents.)
CWest Michigan REALTOR® Boards
Form #23 Rev. Date 1/2002
REALTOR•
Page 133 of 288
Page 134 of 288
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: Sale of 444 Adams
Submitted by: Samantha Pulos, Code Department: Planning
Coordinator
Brief Summary:
Staff is seeking authorization to sell the City-owned vacant lot at 444 Adams to Ryskamp Properties
LLC (Dave Ryskamp).
Detailed Summary & Background:
Ryskamp Properties LLC (Dave Ryskamp) would like to purchase the City-owned buildable lot at 444
Adams for $3,000 (75% of the True Cash Value of $4,000) plus half of the closing costs, and the fee to
register the deed. Ryskamp Properties LLC (Dave Ryskamp) will be constructing a duplex on the
property.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Focus Area/Action Item Addressed:
Create an environment that effectively attracts new residents and retains existing residents by
filling existing employment gaps, attracting new and diverse businesses to the city, and
expanding access to a variety of high-quality housing options in Muskegon. Diverse housing
types.
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
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:
Authorize staff to sell the City-owned vacant lot at 444 Adams to Ryskamp Properties LLC (Dave
Ryskamp).
Approvals: Guest(s) Invited / Presenting:
Page 135 of 288
Immediate Division x No
Head
Information
Technology
Other Division Heads x
Communication
Legal Review
Page 136 of 288
PURCHASE AND DEVELOPMENT AGREEMENT
This Purchase and Development Agreement (“Agreement”) is made May 13, 2025 (“Effective Date”),
between the City of Muskegon, a Michigan municipal corporation, of 933 Terrace Street, Muskegon,
Michigan 49440 (“City”), and Ryskamp Properties LLC, 1990 Aberdeen Street NE, Grand Rapids, MI
49505 (“Developer”), with reference to the following facts:
Background
A. Developer proposes to purchase and develop one (1) vacant property owned by City which
is located in the City of Muskegon, Muskegon County, Michigan, and each commonly known and legally
described on the attached Exhibit A (each property individually, a “Parcel” and collectively “Project
Property”).
B. City and Developer desire to establish the terms, covenants, and conditions upon which
City will sell and Developer will purchase and develop the Project Property. Developer intends to develop
on the Project Property one (1) duplex. (the “Project”).
Therefore, for good and valuable consideration, the parties agree as follows:
1. Sale and Purchase of Project Property. City agrees to sell to Developer, and Developer
agrees to purchase from City, on the terms and subject to the conditions set forth in this Agreement, the
Project Property, subject to reservations, restrictions, and easements of record.
2. Purchase Price. The total purchase price for the Project Property shall be $3,000.00,
which shall be paid in cash or other immediately available funds at Closing (defined below) less the $300
deposit that the Developer has paid to the City of Muskegon.
Pursuant to Paragraph 3(b) below, the parties acknowledge and agree that Developer shall be eligible to be
reimbursed all or a portion of the purchase price for the Parcel upon the completion of certain design
standards as further described herein.
3. Construction and Development Requirements.
a. Construction Dates. The parties acknowledge and agree that Developer shall have
a period of eighteen (18) months from the date of Closing to complete the Project (“Construction
Period”), except as otherwise provided in this Agreement or as otherwise mutually agreed upon by
the parties in writing.
b. Construction Details; Purchase Price Reimbursement. Developer’s construction
and development of the Project Property, including single-family homes, duplexes, triplexes, and
accessory dwelling units, shall be in substantial conformance with its plans and specifications
provided to City by Developer or as otherwise agreed upon in writing between City and Developer.
As referenced above, Developer shall be eligible for reimbursement of all or a portion of the
purchase price for the Project Property upon Developer’s satisfaction of the following design
standards for each single-family home, duplex, triplex, and accessory dwelling unit it constructs on
the Project Property. If the Project includes an accessory dwelling unit, both the primary dwelling
unit (single-family home, duplex, triplex) and the accessory dwelling unit must meet the design
standards outlined below to be eligible for reimbursement.
Page 137 of 288
Design Standard Purchase Price Reimbursement for Parcel
Open front porch of at least 60 sq. ft. 20%
Picture or bay window 20%
Alley-loaded parcel 20%
Shutter or other acceptable window 20%
treatments
Underground Sprinkling 20%
(By way of example only: If Developer completes three of the design standards listed above for
the construction at the Parcel located at 444 Adams, Developer would be reimbursed $1,800.00,
which is 60% of the $3,000.00 purchase price for this Parcel. If Developer completes all five design
standards, Developer would be reimbursed the entire purchase price for this Parcel. If Developer
builds a duplex or small multiplex, Developer would be reimbursed 100% of the purchase price for
this Parcel.)
4. Right of Reversion. Notwithstanding anything herein to the contrary, and as security for
Developer’s obligation to commence and complete construction of a duplex on the Project Property, the
quit claim deed conveying the Project Property to Developer shall contain a right of reversion in all of the
Project Property (“City’s Reversionary Right”), which may be exercised by City, in its sole and absolute
discretion, if any of the following conditions occur:
a. Developer does not commence construction within sixty (60) days after the date of
Closing, in which case title to all of the Project Property shall automatically revert to City upon the
terms and conditions further provided in this Paragraph 4 below. For purposes of this Paragraph
4(a), commencing construction means furnishing labor and materials to the Parcel of the Project
Property and beginning installation of the approved duplex.
b. Developer does not complete construction of the Project Property prior to
expiration of the Construction Period, in which case title to any of the Project Property that are not
complete by the end of the Construction Period shall automatically revert to City upon the terms
and conditions further provided in this Paragraph 4 below. For purposes of this Paragraph 4(b),
completing construction means the issuance of an occupancy permit by City for the Project
Property. Provided, however, the parties agree to reasonably negotiate an extension of the
Construction Period up to a period of six (6) months for the Project Property that have a completed
foundation before the expiration of the initial Construction Period.
If any of the above conditions occur, City shall automatically have City’s Reversionary Right to reacquire
title to the Project Property, as the case may be. To exercise City’s Reversionary Right described herein,
City must provide written notice to Developer (or its permitted successors, assigns, or transferees) within
thirty (30) days of Developer’s failure under this Agreement, but in any event prior to Developer satisfying
the conditions set forth in Paragraph 4(a) or Paragraph 4(b) above, as the case may be, and record such
notice with the Muskegon County Register of Deeds. Upon request of City, Developer shall take all
reasonable steps to ensure City acquires marketable title to the Project Property, as the case may be, through
its exercise of its rights under this Paragraph within thirty (30) days of City’s demand, including without
limitation, the execution of appropriate deeds and other documents.
Page 138 of 288
In addition, if the Project Property revert to City, City may retain the purchase price for such Project
Property free and clear of any claim of Developer or its assigns. In the event of reversion of title of the
Project Property, improvements made on such Project Property shall become the property of City. In no
event shall the Project Property be in a worse condition than upon the date of Closing. These covenants and
conditions shall run with the land and be recorded in the quit claim deed from City to Developer.
5. Title Insurance. Within five (5) days after the Effective Date, Developer shall order a title
commitment for an extended coverage ALTA owner’s policy of title insurance issued by Transnation Title
Agency (the “Title Company”) for the Project Property in the amount of the total purchase price for the
Project Property and bearing a date later than the Effective Date, along with copies of all of the underlying
documents referenced therein (the “Title Commitment”). Developer shall cause the Title Company to issue
a marked-up commitment or pro forma owner’s policy with respect to the Project Property at the Closing
naming Developer as the insured and in form and substance reasonably satisfactory to Developer, but
subject to Permitted Exceptions (defined below). As soon as possible after the Closing, Developer shall
cause the Title Company to furnish to Developer an extended coverage ALTA owner’s policy of title
insurance with respect to the Project Property (the “Title Policy”). City shall be responsible for the cost of
the Title Policy; provided, however, Developer shall be solely responsible for the cost of any endorsements
to the Title Policy that Developer desires.
6. Title Objections. Developer shall have until the end of the Inspection Period (as defined
below) within which to raise objections to the status of City’s title to the Project Property. If objection to
the title is made, City shall have seven (7) days from the date it is notified in writing of the particular defects
claimed to either (a) remedy the objections, or (b) notify Developer that it will not remedy the objections.
If Developer does not notify City in writing as to any title or survey objections, then Developer will be
deemed to have accepted the condition of title as set forth in the Title Commitment. If City is unwilling or
unable to remedy the title or obtain title insurance over such defects within the time period specified, then
notwithstanding anything contained herein to the contrary, Developer may, at its option, upon written notice
to City, either (i) terminate this Agreement and neither City nor Developer shall have any further obligation
to the other pursuant to this Agreement, except as otherwise provided herein, or (ii) waive such objection,
in which case such objection shall become a Permitted Exception, and thereafter proceed to the Closing
according to the terms of this Agreement. Any matter disclosed on the Title Commitment that is waived or
not objected to by Developer shall be deemed a “Permitted Exception.”
7. Property Taxes and Assessments. City shall be responsible for the payment of all real
estate taxes and assessments that become due and payable prior to Closing, without proration. Developer
shall be responsible for the payment of all real estate taxes and assessments that become due and payable
after Closing, without proration.
8. Survey. Developer at its own expense may obtain a survey of any or all of the Project
Property, and Buyer or its surveyor or other agents may enter any of the Project Property for that purpose
prior to Closing. If no survey is obtained, Developer agrees that Developer is relying solely upon
Developer's own judgment as to the location, boundaries, and area of the Project Property and
improvements thereon without regard to any representations that may have been made by City or any other
person. In the event that a survey by a registered land surveyor made prior to Closing discloses an
encroachment or substantial variation from the presumed land boundaries or area, City shall have the option
of affecting a remedy within seven (7) days after disclosure, or terminate this Agreement. Developer may
elect to purchase the Project Property subject to said encroachment or variation.
9. Inspection Period. At Developer’s sole option and expense, Developer and Developer’s
agents may conduct inspections of each of the Project Property within thirty (30) days after the Effective
Date (“Inspection Period”). Developer’s inspection under this Paragraph may include, by way of example
Page 139 of 288
but not limitation, inspections of any existing improvements to each Parcel, other systems servicing the
Parcel, zoning, and the suitability for Developer’s intended purposes for each Parcel. If Developer, in
Developer’s reasonable discretion, is not satisfied with the results of the inspections for any reason,
Developer shall notify City in writing of Developer’s prior to expiration of the 30-day Inspection Period. If
Developer so notifies City, this Agreement shall be terminated and have no further force and effect. If no
written objection is made by Developer within the stated period, this inspection contingency shall be
deemed to be waived by Developer and the parties shall proceed to Closing in accordance with the terms
of this Agreement.
10. Condition of Project Property. City and Developer acknowledge and agree that the Parcel
in the Project Property is being sold and delivered “AS IS”, “WHERE IS” in its present condition. Except
as specifically set forth in this Agreement or any written disclosure statements, City has not made, does not
make, and specifically disclaims any and all representations, warranties, or covenants of any kind or
character whatsoever, whether implied or express, oral or written, as to or with respect to (i) the value,
nature, quality, or condition of any of the Project Property, including without limitation, soil conditions,
and any environmental conditions; (ii) the suitability of the Project Property for any or all of Developer’s
activities and uses; (iii) the compliance of or by the Project Property with any laws, codes, or ordinances;
(iv) the habitability, marketability, profitability, or fitness for a particular purpose of the Project Property;
(v) existence in, on, under, or over the Project Property of any hazardous substances; or (vi) any other matter
with respect to the Project Property. Developer acknowledges and agrees that Developer has or will have
the opportunity to perform inspections of the Project Property pursuant to this Agreement and that
Developer is relying solely on Developer’s own investigation of the Project Property and not on any
information provided to or to be provided by City (except as specifically provided in this Agreement). If
the transaction contemplated herein closes, Developer agrees to accept the respective Project Property
acquired by Developer and waive all objections or claims against City arising from or related to such Project
Property and any improvements thereon except for a breach of any representations or warranties or
covenants specifically set forth in this Agreement. In the event this transaction closes, then subject to City’s
express representations, warranties, and covenants in this Agreement, Developer acknowledges and agrees
that it has determined that the respective Project Property it has acquired and all improvements thereon are
in a condition satisfactory to Developer based on Developer’s own inspections and due diligence, and
Developer has accepted such Project Property in their present condition and subject to ordinary wear and
tear up to the date of Closing. The terms of this Paragraph shall survive the Closing and/or the delivery of
the deed.
11. Developer’s Representations and Warranties of Developer. Developer represents,
covenants, and warrants the following to be true:
a. Authority. Developer has the power and authority to enter into and perform
Developer’s obligations under this Agreement.
b. Litigation. No judgment is outstanding against Developer and no litigation, action,
suit, judgment, proceeding, or investigation is pending or outstanding before any forum, court, or
governmental body, department or agency or, to the knowledge of Developer, threatened, that has
the stated purpose or the probable effect of enjoining or preventing the Closing.
c. Bankruptcy. No insolvency proceeding, including, without limitation, bankruptcy,
receivership, reorganization, composition, or arrangement with creditors, voluntary or involuntary,
affecting Developer or any of Developer's assets or property, is now or on the Closing Date will be
pending or, to the knowledge of Developer, threatened.
Page 140 of 288
12. Conditions Precedent. This Agreement and all of the obligations of Developer under this
Agreement are, at Developer’s option, subject to the fulfillment, before or at the time of the Closing, of
each of the following conditions:
a. Performance. The obligations, agreements, documents, and conditions required to
be signed and performed by City shall have been performed and complied with before or at the date
of the Closing.
b. City Commission Approval. This Agreement is approved by the Muskegon City
Commission.
13. Default.
a. By Developer. In the event Developer fails to comply with any or all of the
obligations, covenants, warranties, or agreements under this Agreement and such default is not
cured within ten (10) days after receipt of notice (other than Developer’s failure to tender the
purchase price in full at Closing, a default for which no notice is required), then City may terminate
this Agreement.
b. By City. In the event City fails to comply with any or all of the obligations,
covenants, warranties or agreements under this Agreement, and such default is not cured within ten
(10) days after receipt of notice, then Developer may either terminate this Agreement or Developer
may pursue its legal and/or equitable remedies against City including, without limitation, specific
performance.
14. Closing.
a. Date of Closing. The closing date of this sale shall be as mutually agreed by the
parties, but in no event later than 60 days from the City Commission’s approval of the sale
(“Closing”), unless this Agreement is terminated in accordance with its provisions. The Closing
shall be conducted at such time and location as the parties mutually agree.
b. Costs. The costs associated with this Agreement and the Closing shall be paid as
follows: (i) Developer shall pay any state and county transfer taxes in the amount required by law;
(ii) City shall pay the premium for the owner’s Title Policy, provided that Developer shall pay for
any and all endorsements to the Title Policy that Developer desires; (iii) City shall be responsible
to pay for the recording of any instrument that must be recorded to clear title to the extent required
by this Agreement; (iv) Developer shall pay for the cost of recording the deed; and (v) Developer
and City shall each pay one-half of any closing fees charged by the Title Company.
c. Deliveries. At Closing, City shall deliver a quit claim deed for the Project Property
and Developer shall pay the purchase price. The quit claim deed to be delivered by City at closing
shall include the City Right of Reversion described in Paragraph 4 above. The parties shall execute
and deliver such other documents reasonably required to effectuate the transaction contemplated
by this Agreement.
15. Real Estate Commission. Developer and City shall each be responsible for any fees for
any real estate agents, brokers, or salespersons regarding this sale that it has hired, but shall have no
obligation as to any fees for any real estate agents, brokers, or salespersons regarding this sale that the other
party has hired.
Page 141 of 288
16. Notices. All notices, approvals, consents and other communications required under this
Agreement shall be in writing and shall be deemed given: (i) when delivered in person; (ii) when sent by
fax or email: (iii) when sent by a nationally-recognized receipted overnight delivery service with delivery
fees prepaid; or (iv) when sent by United States first-class, registered, or certified mail, postage prepaid.
The notice shall be effective immediately upon personal delivery or upon transmission of the fax or email;
one day after depositing with a nationally recognized overnight delivery service; and five (5) days after
sending by first class, registered, or certified mail.
Notices shall be sent to the parties as follows:
To City: City of Muskegon
Attn.: Samantha Pulos, Code Coordinator
933 Terrace Street
Muskegon, MI 49440
To Developer: Ryskamp Properties LLC
Dave Ryskamp
1990 Aberdeen Street NE
Grand Rapids, MI 49505
Email: dave.ryskamp@yahoo.com
Cell: 616-889-3471
17. Miscellaneous.
a. Governing Law. This Agreement will be governed by and interpreted in
accordance with the laws of the state of Michigan.
b. Entire Agreement. This Agreement constitutes the entire agreement of the parties
and supersedes any other agreements, written or oral, that may have been made by and between the
parties with respect to the subject matter of this Agreement. All contemporaneous or prior
negotiations and representations have been merged into this Agreement.
c. Amendment. This Agreement shall not be modified or amended except in a
subsequent writing signed by all parties.
d. Binding Effect. This Agreement shall be binding upon and enforceable by the
parties and their respective legal representatives, permitted successors, and assigns.
e. Counterparts. This Agreement may be executed in counterparts, and each set of
duly delivered identical counterparts which includes all signatories, shall be deemed to be one
original document.
f. Full Execution. This Agreement requires the signature of all parties. Until fully
executed, on a single copy or in counterparts, this Agreement is of no binding force or effect and if
not fully executed, this Agreement is void.
g. Non-Waiver. No waiver by any party of any provision of this Agreement shall
constitute a waiver by such party of any other provision of this Agreement.
Page 142 of 288
Page 143 of 288
Exhibit A
The following described premises located in the City of Muskegon, County of Muskegon, State of
Michigan, and legally described as follows:
Legal Description: CITY OF MUSKEGON REVISED PLAT OF 1903 EAST 16.5 FEET LOT 6
WEST 33 FEET LOT 5 BLOCK 7 & EAST 49.5 FEET OF WEST 297 FEET OF SOUTH 100
FEET BLOCK 5
Address: 444 ADAMS AVE, MUSKEGON, MI 49442
Parcel #: 61-24-205-007-0005-10
Price: $4,000.00
Page 144 of 288
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: Liquid Sodium Hypochlorite Renewal
Submitted by: Joshua Parmer, Water Filtration Department: Public Works
Brief Summary:
Staff is requesting authorization to renew our purchase agreement for liquid sodium hypochlorite from
Webb Chemical.
Detailed Summary & Background:
The Water Filtration Plant uses sodium hypochlorite in the production of drinking water. The
application of sodium hypochlorite is one of several crucial processes used to inactivate or
remove pathogens from the water. Since 1996, the Water Filtration Plant has solicited competitive
bids for water treatment chemicals jointly with the cities of Grand Haven, Grand Rapids, Holland,
Muskegon Heights, and Wyoming. The City of Grand Rapids manages this bidding process and
holds the master agreement.
Bids were solicited for a one-year contract with the option to renew for two additional one-year
terms. Webb Chemical’s bid has no price increases for the one-year duration of the contract and
is overall the cheapest bidder. Webb Chemical is a local supplier to Muskegon County and has
supplied the cooperative with liquid sodium hypochlorite in the past. Staff recommends we
continue with the cooperative and renew Webb Chemical as our supplier.
1-Year 2-Year
($/ton) ($/ton)
Alexander Chemical Corp 387.23 407.19
JCI Jones Chemicals Inc 374.14 374.14
Rowell Chemical 447.00 No Bid
Webb Chemical Service Corp 366.00 366.00
The Water Filtration Plant has used an average of 450 tons of liquid sodium hypochlorite in the
previous three fiscal years. With this renewal, our estimated cost would remain at $164,700.00 for
the renewed one-year contract. Liquid sodium hypochlorite is included in the budget, but the
actual amount spent will depend on water demand and source water quality.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
2027 GOAL 4: FINANCIAL INFRASTRUCTURE - Reliable and efficient short and long term financial
Page 145 of 288
practices
Amount Requested: Budgeted Item:
$164,700.00 (estimate) Yes X No N/A
Fund(s) or Account(s): Budget Amendment Needed:
591-558-739 Yes No X N/A
Recommended Motion:
I move to authorize staff to participate in the treatment plant purchase cooperative and renew our
purchase agreement for liquid sodium hypochlorite with Webb Chemical.
Approvals: Guest(s) Invited / Presenting:
Immediate Division X
Head No
Information
Technology
Other Division Heads
Communication
Legal Review
Page 146 of 288
Contract Renewal – Year 2
Contract Number: MA 233 24000140
Date: February 24, 2025
Vendor: Webb Chemical Services Department: LMFP
2708 Jarman Street 17350 Lake Michigan Dr
Muskegon, MI 49444 West Olive , MI 49460
Contract Title: Chemicals. Bulk Sodium Hypocholorite – Co-Op
Term Contract Change: XX
To Extend Contract Period To: March 31, 2026
Bid Reference No. 885-40-51
_____________________________________________________________________________________________________
Vendor Note Change as Follows:
Contract Renewal:
Year two contract renewal for the “as needed” purchase and delivery of Chemicals. Bulk Sodium Hypochlorite – Co-Op, Year 2-
unit cost remains unchanged: all other terms, conditions, requirements, specifications remain in full force and effect.
Annual expenditures shall not exceed $1,000,000.00.
Purchasing Buyer: Daniel Williamson
cc: Department
Bid Pack
ROOM 720, 300 MONROE AVENUE N.W. GRAND RAPIDS MICHIGAN 49503 PHONE: (616) 456-3173
Page 147 of 288
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: Contractor selection- 1698 Wood St.
Submitted by: Sharonda Carson, CNS Director Department: Community & Neighborhood
Services
Brief Summary:
Select contractor to complete lead abatement and general contracting work
Detailed Summary & Background:
The CNS department purchased a vacant house at 1698 Wood Street for $65,000. The purpose is
to rehab the property and sell it to an income-eligible family.
HOME guidelines require that a lead risk assessment be conducted. The risk assessment identified
significant amounts of lead throughout the house. In January 2025, an RFP was published to
request bids for the lead remediation work and general rehab work for a 4-bedroom, 2-bath
accessible home.
Bids were received from 3 contractors. The evaluation of the bids showed that the contractors
did not submit complete bid packets. Also, the rehab amounts were much higher than
anticipated.
Bids were then evaluated by additional CNS staff, who also consulted with SafeBuilt for an
opinion of the cost. Staff conducted an itemized cost comparison by comparing bids from other
lead projects with these bids. It was determined that the line items were comparable in cost to
other lead work by the same contractors.
Part of the request for bids is for electrical work, plumbing and HVAC. To ease the time burden
on staff, the hope was to have the general contractor hire and manage the individual trades
throughout the rehab process. To determine if the bids for these parts of the project were
reasonable, HVAC, plumbing and electrical contractors were invited to bid on that part of the
project. The following is the breakdown:
Trade Contractor Type of Contractor Cost
Plumbing Badgerow’s B&R Lead and General $20,000
Nassau Lead and General $21,860
Across the Board Lead and General $18,750
Andy’s Plumbing Plumber $19,000
HVAC Badgerow’s B&R Lead and General $8,000
Nassau Lead and General $22,000
Across the Board Lead and General $30,000
Jewett Heating and Cooling $9,145
Page 148 of 288
Electrical Badgerow’s B&R Lead and General $20,000
Nassau Lead and General $22,000
Across the Board Lead and General $30,000
Belasco Electric Electrical $19,175
After reviewing the additional bids, it was determined that, while not a huge savings, it would
save a few hundred dollars if CNS hires the specialized contractors directly.
CNS staff also scheduled an inspection of the roof to determine its condition and need for
repairs. The roofing contractor was able to confirm that the house has a fairly new roof. It was
installed correctly and does not need to be replaced at this time. A couple of repairs are
needed, but this will be a cost savings of at least $13,000.
All the existing windows have tested positive for lead, which is a very expensive part of the
project. To save money, staff created a new floor plan that eliminated 10 windows. This saves
about $15,000.
Unfortunately, while doing the contractor walk-throughs, questions were raised about the height
of the second-floor ceiling. Staff requested an evaluation by SafeBuilt, and they concluded that
the ceiling is too low to have rooms on this floor. The scope of work had to be changed to
include properly raising and insulating the ceiling. This added costs to the rehab work.
A revised RFP went out at the end of March. CNS received 3 bids. Two for the lead and general
and one for just the general rehab work. The project has been awarded to Badgerow’s Building
and Remodeling at a total cost of $204,150 for the general rehab and lead remediation.
While the cost of the project is significantly higher than originally expected, the revised scope of
work saves a considerable amount of money.
A breakdown of the bids received in February and April is below.
Lead General Rehab
Contractor Remediation Total Project Total
Feb 2025 Bids
Badgerow's B&R $97,200.00 $202,150.00 $299,350.00
Nassau
Construction $79,980.00 $205,444.00 $285,424.00
Across the Board $82,100.00 $232,175.00 $314,275.00
CTI $0.00 $0.00 $0.00
April 2025 Bids
Badgerow's B&R $61,250.00 $142,900.00 $204,150.00
Nassau
Construction $79,980.00 $177,084.00 $257,064.00
Across the Board $0.00 $0.00 $0.00
CTI-submitted for
general rehab
only $0.00 $366,030.00
Page 149 of 288
TOTAL PROJECT COSTS
TOTAL PROJECT $251,470.00
Lead Remediation $61,250
General Rehab $142,900
HVAC $9,145
Electrical $19,175
Plumbing $19,000
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
Amount Requested: Budgeted Item:
$251,470.00 of HOME funds is requested to Yes No N/A
complete this project.
Fund(s) or Account(s): Budget Amendment Needed:
Yes No N/A
Recommended Motion:
To approve general and trade contractors to complete the rehabilitation of 1698 Wood St.
Approvals: Guest(s) Invited / Presenting:
Immediate Division
Head Yes
Information
Technology
Other Division Heads
Communication
Legal Review
Page 150 of 288
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: South Breakwater Pier Gate Lease
Amendment
Submitted by: Dan VanderHeide, Public Works Department: Public Works
Director, Tim Kozal, Public Safety Director
Brief Summary:
Staff requests authority to sign the included amendment to the City's lease of U.S. Army Corps of
Engineers' waterfront at Pere Marquette Beach to allow a pier gate to be installed.
Detailed Summary & Background:
About a year ago, the Public Safety Department submitted a grant to the U.S. Army Corps of
Engineers (USACE, commonly referred to as "the Corps") for a pier gate to be installed on the south
breakwater arm at Pere Marquette Beach. After a long deliberation, the Corps has awarded the
grant to Muskegon. Before the grant agreement can be signed and the pier gate installed, the lease
the City holds with the Corps that allows us to make specific improvements to property owned by the
Corps (including parts of Pere Marquette, Margaret Drake Elliot and the Muskegon Lake Channel)
needs to be amended to allow the gate to be installed. The attached lease amendment will make
those modifications.
The Public Safety Department will work with the Corps to execute the grant, while DPW may assist
with the gate installation depending on contracting method. Staff anticipates that specifically
authorized Parks staff (such as a Park Ranger) may operate the gate under the direction of Public
Safety.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
2027 Goal 1: Destination Community & Quality of Life - Recognizable improvements to community
safety
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:
Page 151 of 288
I move to approve staff to sign an amendment to the City's lease of U.S. Army Corps of Engineers'
waterfront at Pere Marquette Beach to allow a pier gate to be installed.
Approvals: Guest(s) Invited / Presenting:
Immediate Division X
Head No
Information
Technology
Other Division Heads X
Communication
Legal Review
Page 152 of 288
Page 153 of 288
U.S. ARMY CORPS OF ENGINEERS
LEASE NO. DACW35-1-16-3003
DEPARTMENT OF THE ARMY
DETROIT DISTRICT, CORPS OF ENGINEERS
SUPPLEMENTAL AGREEMENT NO. 1
TO LEASE NO. DACW35-1-16-3003
CITY OF MUSKEGON, MICHIGAN
MUSKEGON HARBOR FEDERAL NAVIGATION PROJECT, MI
THIS SUPPLEMENTAL AGREEMENT NO. 1 is made and entered into
between the SECRECTARY OF THE ARMY, party of the first part,
hereinafter referred to as the Secretary or Government, and the
CITY OF MUSKEGON, MICHIGAN, party of the second part,
hereinafter referred to as the Lessee;
W I T N E S S E T H:
WHEREAS, on 17 December 2012, the Government granted to the
City of Muskegon, the above numbered agreement, for a period of
twenty-five (25) years beginning 1 October 2016 and ending 30
September 2041 at the Muskegon Harbor Federal Navigation
Project, MI, as more specifically described in said lease.
WHEREAS, The Lessee has requested to construct, maintain,
and operate a removable seasonal gate on the US South Breakwater
to deter pedestrian use in times of adverse weather conditions.
NOW THEREFORE, Lease no. DACW35-1-16-3003 is hereby amended
in the following respects, but in no others:
1. Condition No. 36 b. is amended by DELETING therefrom,
”USACE Grand Haven Resident Office. The point-of-contact for
coordination is Elizabeth Wilkinson, Resident Engineer
(telephone 616-240-7989) and can also be reached by email at
elizabeth.n.wilkinson@usace.army.mil.” and SUBSTITUTING in lieu
thereof, “U.S. Army Corps of Engineers’ Operations Project
Manager of the Grand Haven Office. The current Operations
Project Manager can be reached by phone at (616)842-5510
x25523.”
2. ADDING Condition 36 j. ” The Lessee is authorized to
construct, operate, and maintain a gate on the U.S. South
Breakwaters. This removable gate may be used to deter pedestrian
access to the breakwater during times of inclement weather.”
3. ADDING Condition 36 k. ”Appropriate safety measures must
Page 1 of 3
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U.S. ARMY CORPS OF ENGINEERS
LEASE NO. DACW35-1-16-3003
be employed during all work or maintenance activities performed
by the Lessee. The Lessee activities must not degrade the
condition of the premises or cause interference with the
operations and maintenance of the Federal project, including
access to the Federal navigation structures.”
4. ADDING Condition 36 l. ”USACE maintenance activities
require a minimum of a 60” wide opening to access the pier when
conditions allow. The exact placement, location and construction
will require coordination with and approval by USACE as outlined
in Condition No. 36 b.”
5. ADDING Condition 36 m. ”In the event of construction or
maintenance on the U.S. South Breakwater by the Department of
the Army, the Permittee may be required to remove the gate until
completion of such actions.”
6. ADDING the attached Exhibit “D”, in its entirety, hereto
and made part of the lease.
EXCEPT for the revision above, the terms and conditions of
the lease shall remain unchanged and in full force and effect.
IN WITNESS WHEREOF, I have hereunto set my hand by
authority of the Secretary of the Army, this __________________
day of______________________, 20________.
_______________________________
Andrew M. Shelton
Chief, Real Estate Tech Branch
Real Estate Contracting Officer
Page 2 of 3
Page 155 of 288
U.S. ARMY CORPS OF ENGINEERS
LEASE NO. DACW35-1-16-3003
The above instrument, together with all the conditions
thereof, is hereby accepted this _________________ day of
_________________________, 20_____.
CITY OF MUSKEGON, MICHIGAN
________________________________________________
(Signature)
_________________________________________________
(Printed Name)
_________________________________________________
(Title
_________________________________________________
Page 3 of 3
EXHIBIT D
LEASE NO. DACW35-1-16-3003
CITY OF MUSKEGON | APPROX. 3.2 ACRES ¹
MUSKEGON HARBOR (MUSKED)
MUSKEGON COUNTY, MI
Center DMS: 86°20'16"W 43°13'38"N
Center DD: 86.338°W 43.227°N uske
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U.S. SOUTH PIER AND REVETMENT
U.S. NORTH BREAKWATER
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Elliot Park
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U.S. SOUTH BREAKWATER
Pere Marquette
Park
3/6/2025
LEASE AREA
Map data © OpenStreetMap contributors, Microsoft, Facebook, Inc. and its
affiliates, Esri Community Maps contributors, Map layer by Esri, Esri Community
0 250 500 1,000 Maps Contributors, © OpenStreetMap, Microsoft, Esri, TomTom, Garmin,
Feet SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, EPA, NPS, US Census
Page 156 of 288
Bureau, USDA, USFWS
US Army Corps of Engineers
______________________________________________________
NOTE: THE CERTIFICATE OF AUTHORITY must be executed by an individual
other than by the person who signed the agreement. The individual must certify
that the official who signed the agreement was authorized to act in that capacity.
CERTIFICATE OF AUTHORITY
I, _________________________________, do hereby certify that I am
(someone other than the person signing the agreement)
the _____________________________ of _____________________________
(position within the county or city) (name of the county or city)
and that __________________________________________, who signed
(the person who signed the agreement)
the agreement on behalf of the grantee was at the time of
signature, its _________________________________________, and that
(position held by person who signed the agreement)
the person who executed the agreement on behalf of the grantee
acted within his/her statutory authority.
IN WITNESS WHEREOF, I have made and executed this certification
this _____________day of _________________________, ___________.
______________________________________
(signature of the individual doing the certifying)
Page 157 of 288
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: Extension of Partnership Agreement: Boys &
Girls Club of the Muskegon Lakeshore
Submitted by: Kyle Karczewski, Parks and Department: DPW- Parks
Recreation Director
Brief Summary:
Staff is requesting authorization to extend our contract with the Boys & Girls Club of the Muskegon
Lakeshore for temporary staffing services during the 2025 maintenance season.
Detailed Summary & Background:
DPW typically hires up to 30 seasonal employees each year from GoodTemps (Goodwill). The staffing
provided by this agreement will take the place of an approximately equal number of our typical
seasonal employees, helping DPW fill our roster during the labor shortage and providing employment
and training for younger community members. Temporary staffing is accounted for in the annual
budget of the departments that use these services. The employees under this agreement are
included in the parks (general) fund budget.
The Boys & Girls Club anticipates providing approximately 8 staff split in two teams, and in
consultation with DPW, identified two service areas that they would be well suited for:
1. Landscape maintenance, waste-removal and general support in the BID area downtown.
2. Restroom cleaning and waste removal at various parks.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Enhanced Parks and Recreation Department and Services, Enhanced internal and community
communication, Foster strong ties among government and community agencies, Help increase
public participation, Staff reflective of the diverse community
Goal/Action Item:
2027 Goal 3: Community Connection
Amount Requested: Budgeted Item:
$50,000 Yes x No N/A
Fund(s) or Account(s): Budget Amendment Needed:
101-770 Yes No x N/A
Recommended Motion:
Authorize staff to contract with the Boys and Girls Club of the Muskegon Lakeshore for temporary
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staffing services during the 2025 maintenance season.
Approvals: Guest(s) Invited / Presenting:
Immediate Division x
Head No
Information
Technology
Other Division Heads
Communication
Legal Review x
Page 159 of 288
Affirmative Action
(231)724-6703
FAX (231)722-1214
Assessor/
Equalization Co.
(231)724-6386
FAX (231)724-1129
Cemetery/Forestry
(231)724-6783
FAX (231)724-4188
City Manager
(231)724-6724
FAX (231)722-1214
April 28, 2025
Clerk
(231)724-6705
FAX (231)724-4178 Boys and Girls Club
900 W. Western Ave.
Comm. & Neigh.
Services
Muskegon, MI 49441
(231)724-6717
FAX (231)726-2501 Re: Exercise the Extension on the Partnership Agreement between the City of Muskegon and the Boys and
Computer Info.
Girls Club of the Muskegon Lakeshore.
Technology
(231)724-4126 Dear Monica Turnbull:
FAX (231)722-4301
Engineering Pursuant to Paragraph 7 of the CONTRACT FOR TEMPORARY STAFFING SERVICES (the
(231)724-6707 “Agreement”) between City of Muskegon (the “City”) and the Boys and Girls Club of the Muskegon Lakeshore
FAX (231)727-6904 (“BGCML”), the City elects to renew the Agreement for the period of May 1, 2025, through April 30, 2026,
Finance and all other provisions of the Agreement shall remain in full force and effect. This renewal is conditioned on
(231)724-6713 BGCML’s acceptance below.
FAX (231)726-2325
Fire Department The City expects to utilize this Agreement to assist the City of Muskegon Parks Department. This renewal
(231)724-6795 contemplates the use of approximately eight seasonal employees & two field coordinators. Services include
FAX (231)724-6985 contract laborers for seasonal projects on an as-needed basis.
Human Resources
Co. (Civil Service) This Agreement shall be effective on the date of execution and shall remain in full force and at the same
(231)724-6442 terms through April 30, 2026, with an option to renew for an additional term, if mutually agreed upon by
FAX (231)724-6840
both parties as memorialized in a written and signed agreement.
Income Tax
(231)724-6770
FAX (231)724-6768
Mayor’s Office City of Muskegon
(231)724-6701
FAX (231)722-1214
Planning/Zoning
(231)724-6702
Date: ,2025
FAX (231)724-6790 CITY OF MUSKEGON
Police Department
(231)724-6750
FAX (231)722-5140 By:_
Ken Johnson, Mayor
Public Works
(231)724-4100
And:
FAX (231)722-4188
Ann Meisch, MMC City Clerk
SafeBuilt
(Inspections)
(231)724-6715 Contractor
FAX (231)728-4371
Date: ,2025
Treasurer
(231)724-6720 BOYS AND GIRLS CLUB OF MUSKEGON LAKESHORE
FAX (231)724-6768
By: _____________________________________
Water Billing
(231)724-6718 Monica Turnbull, CEO
FAX (231)724-6768
Water Filtration
(231)724-4106
FAX (231)755-5290 City of Muskegon, 933 Terrace Street, Muskegon, MI 49440 http://www.shorelinecity.com Page 160 of 288
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Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: Resolution for Charitable Gaming License -
Restoration Restore a Generation
Submitted by: Ann Meisch, City Clerk Department: City Clerk
Brief Summary:
Restoration Restore a Generation is requesting a resolution recognizing them as a non-profit
organization operating in the City for the purpose of obtaining a gaming license. They have been
recognized as a 501(c)(3) organization by the State.
Detailed Summary & Background:
Restoration Restore a Generation provides a safe haven for all youth ages 18 and under. The center
has access to a gym, commercial kitchen, cafeteria, classrooms, and an outdoor park. They offer
meals, clothing, hygiene products, arts & crafts, and many other activities. They will use the gaming
license to raise money for the center.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
Amount Requested: Budgeted Item:
Yes No N/A X
Fund(s) or Account(s): Budget Amendment Needed:
Yes No N/A
Recommended Motion:
Approval of the resolution for a Charitable Gaming License.
Approvals: Guest(s) Invited / Presenting:
Immediate Division
Head No
Information
Technology
Other Division Heads
Page 167 of 288
Communication
Legal Review
Page 168 of 288
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Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: Fleet Vehicle Replacements
Submitted by: Dawson Romanosky, DPW Department: Public Works
Superintendent
Brief Summary:
Staff recommends purchasing three pickup trucks to replace aging vehicles in the city’s fleet.
Detailed Summary & Background:
Staff recommends purchasing two 2025 Ford Maverick pickup trucks from Great Lakes Ford at a total
cost of $59,566.00 to replace aging fleet vehicles—a 2007 Ford Ranger and a 2011 Ford F-150. Three
quotes were obtained from local dealers: 2025 Ford Mavericks from Great Lakes Ford at $29,783
each, 2025 Honda Ridgelines from Betten at $38,592.05 each, and 2024 Chevy Colorados from
Betten for $43,078.25 each.
Additionally, staff recommends purchasing one Ford F-250 pickup truck from Gorno Ford for
$55,987.00 to replace a 2011 Ford F-250. The purchase of the Ford F-250 is being made through the
MiDEAL cooperative purchasing program, which ensures competitive pricing through publicly bid
contracts.
All recommended vehicle purchases are included in the FY 2024–25 Equipment Fund budget. The
total cost for these acquisitions is $115,553.00.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Sustainability in financial practices and infrastructure
Goal/Action Item:
2027 Goal 4: Financial Infrastructure
Amount Requested: Budgeted Item:
$115,553.00 Yes X No N/A
Fund(s) or Account(s): Budget Amendment Needed:
Equipment Fund (661) Yes No X N/A
Recommended Motion:
I move to authorize staff to purchase two Ford Mavericks from Great Lakes Ford and one Ford F-250
Page 174 of 288
from Gorno Ford for a total cost of $115,553.00.
Approvals: Guest(s) Invited / Presenting:
Immediate Division X
Head No
Information
Technology
Other Division Heads
Communication
Legal Review
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Preview Order F100 - W2B 4x4 Crew Cab SRW : Order Summary Time of Preview: 05/05/2025 13:12:02 Receipt: NA
Dealership Name : Gorno Bros Inc Sales Code : F48022
Dealer Rep. patrick southward Type Fleet Vehicle Line Superduty Order Code F100
Customer Name Muskegon Price Level 435
Priority Code M2 Model Year 2024
DESCRIPTION DESCRIPTION
F250 4X4 CREW CAB PICKUP/160 BACKGLASS DEFROST
160 INCH WHEELBASE PRO POWER ONBOARD - 2KW
TOTAL BASE VEHICLE POWER SLIDING REAR WINDOW
OXFORD WHITE SNOWPLOW PREP/CAMPER PACKAGE
VINYL 40/20/40 SEATS SPARE TIRE AND WHEEL
MEDIUM DARK SLATE ROOF CLEARANCE LIGHTS
PREFERRED EQUIPMENT PKG.600A JACK
.XL TRIM SPLASH GUARDS - FRONT
.AIR CONDITIONING -- CFC FREE SPLASH GUARDS - REAR
.AM/FM STEREO MP3/CLK UPFITTER SWITCHES
.6.8L DEVCT NA PFI V8 ENGINE TAILGATE STEP
10-SPEED AUTO TORQSHIFT-G DUAL BATTERY
JOB #2 ORDER PRIVACY GLASS
FORD FLEET SPECIAL ADJUSTMENT XL CHROME PACKAGE
XL OFF-ROAD PACKAGE .FOG LAMPS
.33" OFF ROAD LT285/70R17 AT SPECIAL DEALER ACCOUNT ADJUSTM
.3.73 ELECTRONIC-LOCKING AXLE SPECIAL FLEET ACCOUNT CREDIT
.SKID PLATES FUEL CHARGE
PLATFORM RUNNING BOARDS NET INVOICE FLEET OPTION (B4A)
10000# GVWR PACKAGE PRICED DORA
50 STATE EMISSIONS ADVERTISING ASSESSMENT
DESTINATION & DELIVERY
TOTAL BASE AND OPTIONS MI Deal # MA240000001193
DISCOUNTS
MI Deal Price Delivered With Options $ 55,987.00
TOTAL
*** In Stock Truck ***
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This order has not been submitted to the order bank.
This is not an invoice.
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Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: Energy Performance Contract Consultant
Submitted by: Dan VanderHeide, Public Works Department: Public Works
Director
Brief Summary:
Staff request approval to enter into an arrangement with Johnson Controls, Inc., an energy service
company, to prepare an energy performance contract.
Detailed Summary & Background:
An Energy Performance Contract (EPC), is a financing mechanism where an Energy Service
Company (ESCO) installs, and in some cases maintains, energy-efficient equipment in a customer's
facility and is paid for the cost of the project with a portion of the energy savings generated. The
ESCO guarantees a level of energy savings over a specific period, and the customer pays for the
project through those savings, often without upfront capital expenditures. EPCs are commonly used
by governments to fund energy efficiency projects in their facilities.
Staff solicited a Request for Qualifications. This included reached out to Johnson Controls, Inc. (JCI),
American Building Maintenance (ABM), and RWE Clean Energy to specifically solicit qualifications
from those firm based on prior contacts with those firms, plus a full advertisement according to the
City's standard process (on the website, etc.). Only JCI submitted to the RFQ.
Staff recommends JCI based on our interactions with them, their work with similar nearby
organizations, and their RFQ submittal. JCI has worked with many Michigan cities on projects like the
one staff envisions, and JCI staff have worked with Muskegon Heights, Ottawa County, Marquette,
and Lansing. On pages 47 and 48 of their submittal, you can see their commitment to using a local,
diverse workforce during the construction phase. Given the nature of EPC's, if the City elects to move
forward with a project in the future, Johnson Controls, Inc. (JCI) will be the City's design-build
contractor and financier. Staff has brought this item forward now in transparency, since future
requests may include exceptions to the purchasing policy.
Staff anticipates the DPW facility as the prime target of the work, but depending on the energy audit
findings JCI may recommend projects at other facilities as well if the savings are worth the effort. JCI
will guarantee a specific level of savings associated with the project(s) they recommend. The City
and JCI would split the savings generated by the energy-efficient equipment, the City's portion of
which is available to defray the costs of the project(s). These efforts could allow the City to engage
in activities identified in a Climate Action Plan with the goal of reducing the City's carbon footprint
and seeing energy savings. A Climate Action Plan is being prepared and will be presented to the
Commission for review and adoption soon. Staff anticipates the Climate Action Plan will be available
for JCI to use as a resource when developing potential projects.
It's important to know that at this time, staff is only asking for approval to enter into an exclusive
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arrangement with JCI, not for a specific project(s) or funds. JCI will work with staff to perform a
detailed energy audit, and based on those results they will recommend a specific project or projects
that will save the City money. Since the savings are shared, JCI has an incentive to generate as
much savings as practical. Only at that time would staff come back with the particulars of the
project, the financing vehicle(s), the guaranteed savings and other project information for
consideration by the Commission.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Sustainability in financial practices and infrastructure
Goal/Action Item:
2027 GOAL 4: FINANCIAL INFRASTRUCTURE - Reliable and efficient short and long term financial
practices
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 staff entering into an arrangement with Johnson Controls, Inc., an energy service
company, to prepare an energy performance contract.
Approvals: Guest(s) Invited / Presenting:
Immediate Division X
Head No
Information
Technology
Other Division Heads
Communication
Legal Review
Page 185 of 288
Johnson Controls, Inc.
3312 Lousma Drive SE
Grand Rapids, MI 49548
SUBJECT: Statement of Qualifications for the City of Muskegon
Energy Performance Contract
Dear Mr. VanderHeide and Members of the Selection Committee:
With a highly successful economic development strategy focused on key industries –
agribusiness, advanced manufacturing and aerospace/defense to name a few – the City
of Muskegon is a fast-growing progressive community widely recognized for its diverse,
entrepreneur-driven economy. Muskegon is perfectly situated in the region and a magnet for
business development in West Michigan but cannot stand still. A commitment to innovation,
vibrancy and climate action has been echoed by community leaders and is necessary to retain
and attract business as well as serve the growing needs of the population.
The Smart and Sustainable Muskegon Initiative detailed in our proposal is a self-funding,
fiscally responsible program that continues the evolution of the City’s transformation to being
efficient, connected, sustainable, livable, resilient, and secure, all without raising taxes or utility
rates, through cost-justified infrastructure investments.
Johnson Controls is ideally positioned to serve the City of Muskegon as your Climate Action
Plan implementation partner. Your Climate Action Plan (v1.1) seeks to leverage funding
opportunities to implement climate action
initiatives, to reduce operational costs through
improved efficiency, to reach net zero GHG
emissions by 2040, and enhance the resilience Johnson Controls is
of city operations and land. As your partner, we
seek the same outcomes, delivered through
ideally positioned
performance contracting with our additional to serve the City of
services and expertise. Indeed, of your five
identified focus areas, we can address nearly Muskegon as your
all of the action items identified in Buildings &
Facilities, and many of the action items identified
Climate Action Plan
for transportation, waste, land use & resilience, implementation
and implementation.
partner.
Implementing these changes requires an
experienced partner, and Johnson Controls is
well suited for this very important and unprecedented project. The Smart and Sustainable
Muskegon Initiative promises to deliver on numerous City organizational objectives, and
Johnson Controls alone has the expertise as well as resources to make sure this project is a
resounding success.
On behalf of Johnson Controls, I am pleased to submit our response to the City of Muskegon’s
request for qualifications for an energy performance contract. I will be your primary point
of contact and can be reached at (616) 243-4134 or dave.gehrls@jci.com. Brad Estadt has
delegation of authority to execute agreements on behalf of Johnson Controls.
Dave Gehrls Bradford Estadt
Senior Account Executive General Manager
Sustainable Infrastructure Sustainable Infrastructure
Page 186 of 288
Building tomorrow
Table of
Contents
Executive Summary............................................................................................... 1
Qualifications & Experience................................................................................. 5
1. Firm Profile........................................................................................................................ 5
2. Project Experience.......................................................................................................... 7
3. Ongoing Service and Maintenance Capabilities ...................................................17
4. Training............................................................................................................................20
5. Bonding, Warranties and Insurance.........................................................................24
Project Management Approach........................................................................ 25
1. Organizational Chart....................................................................................................25
2. Key Personnel Resumes..............................................................................................26
3. Project Management Overview..................................................................................36
4. Subconsultant Management......................................................................................47
Technical Approach............................................................................................. 51
1. Process Overview..........................................................................................................51
2. Baseline Calculation Methodology............................................................................63
3. Adjustment to Baseline Methodology......................................................................65
4. Savings Calculations.....................................................................................................68
5. Standards of Service and Comfort............................................................................70
6. Monitoring and Verification........................................................................................72
7. Sample Contract............................................................................................................72
8. Sample Audit..................................................................................................................72
Financial Approach.............................................................................................. 75
1. Preferred Approach......................................................................................................75
2. Grants, Rebates and Incentives.................................................................................80
Additional Services............................................................................................... 83
Appendix
Required Form
Preliminary Project Schedule
Surety Letter
Sample Contract
Sample Audit
Audited Financial Statement Summary
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Page 187 of 288
Page 188 of 288
1
Executive
Summary
We commend the City of Muskegon for pursuing the procurement vehicle of Michigan Energy
Performance Contracting to make investments into critical infrastructure that are guaranteed to
be cost-justified. It is important to note that the project contemplated in this RFQ is very unique,
potentially incorporating energy, water, security and life safety components. A successful endeavor
will require a partner not only experienced in the technical aspects, but also a firm who has the scale,
balance sheet, and resource pool to ensure an outcome that exceeds expectations. Fortunately,
Johnson Controls checks all of these boxes.
Criteria Why Johnson Controls?
Experience with Johnson Controls has completed more than 800 guaranteed savings
traditional scope projects for local government clients, lowering your risk. Our local team
items for a municipal has completed successful, large-scale, multi-phased energy-focused
Energy Performance projects in many Midwest cities and towns, including Marquette (MI),
Contract (EPC) Indianapolis (IN), Louisville (KY), and South Bend (IN).
Experience The Johnson Controls Water Team pioneered the inclusion of AMI under
with delivering the umbrella of EPC. With nearly 1.6 million water meters installed to
improvements to date, we have used this experience to drive expanded scopes of work for
a municipal water water utilities. Our local team has implemented successful water meter
utility via an EPC projects via EPC in Evansville (IN), Toledo (OH), Decatur (IL), Lansing (MI),
structure Port Huron (MI) and Marquette (MI) to name a few.
Scale / Balance Many ESCOs have not been in business long enough to honor a 20-
Sheet / Resources / year agreement as contemplated in this RFQ. In fact, many are currently
Longevity owned by venture capitalists where companies and subsequent contracts
get “spun off” in a short time span. Johnson Controls has had offices in
Michigan since 1887. Our balance sheet with $24B in revenue allows us
to comfortably invest in the development of EPC projects such as this.
Company Background
Since 1885, Johnson Controls has been working with clients across the country and the world in a
variety of markets to implement system and equipment efficiency solutions that drive energy and
operational savings. With a global team of 100,000 experts in more than 150 countries, Johnson
Controls offers the world’s largest portfolio of building technology and software, as well as service
solutions from some of the most trusted names in the industry. We operate through our unmatched
network of branches, including our nearby Grand Rapids office, to help municipalities enhance the
full lifecycle of their infrastructure. We use industry award-winning digital technologies, such as our
Statement of Qualifications for the City of Muskegon Energy Performance Contract | May 2025 1
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1 | Executive Summary
innovative OpenBlue platform, Johnson Controls has replaced nearly 1.6 million
as well as building automation,
hyper-efficient heating and water meters as part of 150 AMI/AMR projects
cooling systems, smart water
distribution and conservation,
and world-class fire protection
and smart security systems
to save energy, reduce costs,
protect people and assets, and
lower emissions.
Performance
Contracting
Expertise
Given the breadth
and complexity of the
improvements being 3,500 projects involving $12.5 Audrey Noel. Our full team
contemplated, the City billion in guaranteed savings. of leading water experts
needs a partner it can rely We are currently managing bring a combined 150 years
on to successfully develop, 344 projects that include more of industry experience and
implement, and monitor than $3.6 billion in upgrades are contributing authors of
the upgrades over the long and carry performance multiple American Water
term. All project phases are guarantees of nearly $7 billion. Works Association standards
managed by our in-house Our portfolio includes 10 active and manuals, which are used
professionals to provide a Michigan projects with similar across the water industry.
one-stop-shop for the entire municipal efforts underway for
the City of Lansing, the City of Our industry professionals
infrastructure improvement holistically analyze all facets
program. Since pioneering Marquette, and Eaton County.
of your water infrastructure
performance contracting, we to explore opportunities for
have implemented more than
Specialized optimization. We have the
expertise to ensure that the
Water Utility new AMI system contemplated
in this program interfaces
Expertise seamlessly with your billing
and financial systems, so
Johnson Controls invented the you won’t have to worry
concept of using performance about lost revenue due to
contracting to supply smart missing or incorrect data. We
metering infrastructure more have also worked with every
than 25 years ago and we major manufacturer and will
have since implemented 150+ provide a truly independent
projects involving more than perspective to help you get the
1.6 million meters generating best solution for the City which
Johnson Controls brings $1 billion in financial benefits.
unparalleled experience in Michigan can include Smart City/IoT
developing performance contracts. Our national team takes devices, remote disconnect,
Over the past 25 years alone we an active hands-on role in distribution leak detection, and
have implemented 162 projects every project and is led by
for a wide variety of markets many more options. And, given
that involved $413 million in multiple experts in the field, the huge volume of meters
infrastructure improvements. including Jonathan Gunn and
2 Statement of Qualifications for the City of Muskegon Energy Performance Contract | May 2025
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Executive Summary | 1
we purchase, we have preferred pricing arrangements to ensure you receive the best price. Using
our proven processes and methods, we will maximize operational savings and billable revenues for
the City. Our unique JCI Connect tool is a web-based program allowing for daily communication for
subcontractors and the City to keep everyone up to date on the project’s progress in real time. We
recently completed a similar project for the City of Toledo involving more than 100,000 meters and
an AMI system. Your team includes the same experts who delivered this project successfully. There is
no other ESCO that comes close to matching our metrology and AMI experience.
Scope Items for Consideration
Based on previous discussions as well as information that could be found in the public domain,
Johnson Controls proposes that the following scope items warrant strong consideration in the
project and should be vetted during the Detailed Design Phase of the project. Please note there are
several GO/NO GO milestone meetings as well as workshops and ideation sessions with City leaders
planned to enable the team to add/remove/or modify potential ECMs during this “living process”.
More detailed descriptions of these potential scope items can be found beginning on Page 52.
Scope Items for Consideration: City of Muskegon EPC Program
DPW Buildings/Grounds Water Distribution
1. Lighting (Interior, Exterior, Intelligent) 14. Meter Replacement
2. High Efficiency HVAC Systems 15. AMI Network (Fixed/Cellular/Hybrid)
3. Building Automation 16. Right Sizing / Right Typing
4. Low GWP Refrigerant Conversion 17. Remote Disconnect Valves
5. Domestic Hot Water 18. Leak Detection (Sensor Network or Satellite Based)
6. Domestic Water Retrofits 19. Customer Portal App
7. Net Zero Advisor MIS (to support 20. Lead Pipe Inspections or Remedy
GHG/CAP) 21. Solar (Roof/Canopy/Ground Mount)
8. Space Planning/Remodeling at DPW 22. Battery Storage
Main Facility 23. Audit CIS and Database Scrub
9. Solar (on new roof/or parking 24. Power Factor Correction
canopy) 25. VFDs
10. Building envelope 26. “Smart Nodes” (sensing temp, pressure, dry pipe,
11. Fire & Security Upgrades freeze, etc. on distribution zones)
12. Ice Arena Chiller Replacement 27. New Roof at Filtration Plant
13. Other City Infrastructure (Phase 2?)
Local Presence
The City anticipates implementing a wide array of infrastructure
improvements, some of which we have outlined above. Overseeing
and managing the development and implementation of these
upgrades will be crucial to success. As shown by the map on the
right, Johnson Controls brings a large presence across western
Michigan, with nearly 100 professionals in the area to support the
City of Muskegon. Our full-service branch office in Grand Rapids is
located less than an hour away. We will manage the project from Johnson Controls has nearly 100
professionals based in the greater
here, providing a wealth of services to ensure this entire program is Grand Rapids area to support the
delivered as you envision. City of Muskegon throughout all
phases of this project.
Statement of Qualifications for the City of Muskegon Energy Performance Contract | May 2025 3
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Page 192 of 288
2
Qualifications
& Experience
1. Firm Profile
a. Firm name, corporate Johnson Controls, Inc.
address, local address 3312 Lousma Drive SE
and type of firm Grand Rapids, MI 49548
Corporation
b. Main contact person David Gehrls, Senior Account
with full contact Executive
information (616) 308-7330
dave.gehrls@jci.com
c. Year firm was 1885
NAESCO Recognition established
In 2021, Johnson d. Years of experience in 140 years
Controls received the energy business
NAESCO’s first Member
Award for Outstanding e. Years of experience 42 years
Community Service in performance
through Performance contracting
Contracting. Pictured f. Number and value of 344 projects totaling $3.6 billion in
above are Chuck McGinnis, performance contracts contract value
vice president of sales, in effect
Sustainable Infrastructure,
and Maureen Blase, vice g. Number of 68 active municipal projects
president and general performance contracts that will deliver $763 million in
manager, Sustainable for municipal clients guaranteed savings.
Infrastructure. NAESCO
selected Johnson Controls
from among 17 applicants. h. Financial Stability
Receiving the NAESCO
Industry Award shows that i. Describe the financial soundness and stability of the firm.
our solutions can translate
to real impact in the
communities we serve. Johnson Controls International plc has a strong balance sheet
with significant financial liquidity. As of September 30, 2024, our
parent company has more than $42.7 billion in total reported
assets. In addition, we continue to generate strong revenue and
profitability. For the fiscal year 2024, our company reported net
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2 | Qualifications& Experience
revenue of $22.95 billion and net income of $1.7 opportunities to leverage our volume, leading to
billion. Our parent company has a long-term improved quality and efficiencies. This enables
credit rating of BBB+/Stable/A-2 from Standard us to invest in innovation and improve our
& Poor’s Rating Service. This financial strength services, bringing more success to our clients.
empowers us to fund our project development Our growth goals are supported by initiatives
activities. focusing on new technology, optimizing our
resources and continuous improvement of
Johnson Controls’ financial health provides quality, reliability, and delivery.
the City assurance of our ability to serve
our clients. Our capacity to integrate a wide
ii. Submit the most recent annual summary (1-3 pages)
range of services into a cohesive, tailored of the annual Statements of Financial Conditions dated
value proposition for our customers truly within the past twelve (12) months, along with name,
differentiates us from our competitors. We address, and the telephone number of firm(s) that
have invested millions of dollars to create a prepared the financial statements.
robust operational, financial, and technical
infrastructure, critical when managing large, Our commitment to exceeding client satisfaction
widely distributed, and divergent sets of has contributed to decades of consistent
properties that constitute client portfolios. growth and financial success. Johnson Controls
We continue to focus on profitable growth has continued to develop, expanding into a
in all our businesses, as it allows us more Fortune Global 500 corporation with annual
revenue exceeding $25 billion. With our financial
strength, you can rely on Johnson Controls
to not only back our guarantee, but be there
beyond this project as the City of Muskegon
continues to grow.
Statements of Financial Condition
The excerpt from our most recent Form 10-K
Annual Report (FY24), provided in the appendix,
demonstrates our firm’s financial soundness.
Our financial reports are prepared inhouse by
Marc Vandiepenbeeck, Executive Vice President
& Chief Financial Officer, with a third-party audit
conducted by PricewaterhouseCoopers, LLC.
i. NAESCO Accreditation. State whether your firm is
Accredited with the National Association of Energy
Strength in Numbers Services Companies (NAESCO). Note: Firms must be
NAESCO Accredited to be considered.
With us, BIG does not mean impersonal.
For the City, it means:
The National Association of Energy Service
• Strength and scale. Companies (NAESCO) has continuously
• Purchasing power. recognized Johnson Controls as an accredited
• Significant engineering and technical ESCO since 1997. NAESCO designated us as
resources. an Accredited Energy Service Provider (ESP)
• An investment grade credit rating. in 2003 (the first year ESP accreditation was
• A partner with deep understanding of available). We are one of only 14 companies
local government environments. in North America to receive this designation.
• Investments in innovative solutions Our current Certificate of Accreditation is valid
that positively impact your citizens. through November 2026. Our Vice President of
Sales, Charles McGinnis, is named to NAESCO’s
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Qualifications& Experience | 2
Executive Advisory Committee, a member of the
NAESCO Board of Directors, and served as the
organization’s former Board Chairman, showing
our commitment to the industry.
2. Project Experience
a. Provide a minimum of five performance contracting
references for projects of similar size, scope and
complexity indicating your firm’s recent experience with
local government clients. Each project description shall
describe the services provided, project cost, savings Ethics Recognition
amount and contract term in a maximum of two pages
each. Emphasis should be placed on projects that Johnson Controls has been recognized
were completed by the branch office and/or personnel 18 times by the Ethisphere Institute, a
proposed for this project. Client names with a contact global leader in defining and advancing
person’s phone number shall be listed. the standards of ethical business
practices, as one of the World’s Most
The projects highlighted beginning on the Ethical Companies.
following page illustrate the comparable
experience our local team and our specialized
water utility team brings in developing and
implementing municipal performance contracts
focused on comprehensive facility upgrades In Michigan alone we have managed 162
to drive energy efficiency savings and water performance contracts that have generated
metering projects that recover lost revenue. $525 million in financial benefits.
Water Metering Project Profile
Cary Selects Johnson Controls
to Upgrade 68,000 Meters
The Town of Cary in North Carolina selected
Johnson Controls for a major technology
development program involving the design
and implementation of a full-scale AMI system
for the town’s water customers.
favorable warranties and guaranteed read
The $17.3 million project encompassed rates above the industry standards.
68,000 water meters and included the first
full deployment of two-way communicating We guaranteed more than $1.8 million in
endpoints. Johnson Controls developed a annual savings. More than $1 million of the
strategic procurement procedure that split savings came from an increase in meter
the AMI system into components, allowing accuracy, with the balance coming from
for the separate selection of meters and AMI operational savings and future cost avoidance.
infrastructure based on the client’s needs. We In the end the project was completed early
also negotiated with AMI providers to obtain and under budget.
Statement of Qualifications for the City of Muskegon Energy Performance Contract | May 2025 7
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City of Marquette | Michigan
Citywide effort for
Marquette involves
cogen system at the
treatment plant and
much more
SERVICES PROVIDED
The City of Marquette partnered with
Johnson Controls to implement a major
$28 million smart city effort that delivers
a strategic, customized, connected solution that caters to the
advancement of the City and the community. PROJECT COST
$28 million
Johnson Controls implemented a new AMI meter reading system,
water meter upgrades, a new energy management system,
citywide security, IT and lighting upgrades, a cogen plant at the PROJECT SAVINGS
wastewater treatment plant, new traffic signals and controls, and $7.6 million
numerous facility improvements. The upgrades touch all aspects
of the City’s operations, improve safety and sustainability, address
deferred maintenance, reduce energy costs and provide new CONTRACT TERM
services for residents. The project had a total economic impact
7/2017 – 8/2024
of $62,359,949 with 37 full-time local jobs created and more than
78,585 labor hours at the prevailing wage.
CLIENT CONTACT
Eric Stemen
Director of Facilities
and Maintenance
estemen@
marquettemi.gov
(906) 228-0444
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City of Lansing | Michigan
The City of Lansing
project optimized energy
efficiency and enhanced
public safety
SERVICES PROVIDED
Johnson Controls has worked with the
City’s Departments for a number of
years to identify and establish the City’s
infrastructure goals and challenges and
develop a 20-year plan to upgrade the
infrastructure, optimize energy efficiency and provide guaranteed
outcomes of the project. PROJECT COST
• Proactive approach to fiscal responsibility $12 million
• Reduce operation and maintenance costs in 54 facilities
• Enhance public safety through technology PROJECT SAVINGS
• All identified project costs, savings and performance of
improvements are guaranteed by Johnson Controls $20.1 million
The scope of work included:
CONTRACT TERM
• Pedway renovation 2/2021 – 4/2044
• ASHRAE Level I and II Audits
• Built energy modeling
• Cost estimating CLIENT CONTACT
• Lighting upgrades
Andy Kilpatrick
• HVAC upgrades
Director of Public Services
• Security/fire upgrade
(517) 483-4455
• Building management system controls
Andrew.kilpatrick@
lansingmi.gov
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City of Evansville | Indiana
Major effort in Evansville
includes Sensus and a
customer portal
SERVICES PROVIDED &
SCOPE OF WORK
Evansville embarked on an effort to
address aged water infrastructure and
improve overall sustainability through
ambitious community-wide upgrades
without raising taxes. Key elements
included biogas optimization through
co-digestion of high-strength wastes and
installation of a 460kW co-generation system. PROJECT COST
Other upgrades included lighting retrofits, HVAC, controls and $39 million
power-factor correction. The project generates $3.1 million in
annual savings. The integration of AMI has streamlined water
metering and billing processes, enabling city workers to reassign PROJECT SAVINGS
seven meter readers to other tasks. As a result, the annual water $108.7 million
meter budget has been reduced by $300,000.
CONTRACT TERM
See the Video Case Study
8/2013 – Present
CLIENT CONTACT
Duane Gilles
Consultant
1 NW MLK, Jr Blvd.
Evansville, IN 47708
duanegilles@gmail.com
https://tinyurl.com/ydrahtkx (812) 305-6684
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City of Toledo | Ohio
Major water meter
project delivers $175
million for the City of
Toledo
SERVICES PROVIDED
Johnson Controls is powering the City
of Toledo’s digital transformation by
addressing deferred maintenance and
integrating smart water infrastructure.
The smart city technologies will automate
the water meter readings and billing process, and equip the City
with the latest water metering technology, enhancing customer PROJECT COST
service and affordability, as well as sustainability. The $78 million $75 million
project was implemented through a performance-based contract
and the operational and maintenance savings will self-fund the
entirety of the project, ultimately delivering $177 million in savings PROJECT SAVINGS
over 20 years. The project includes: $173 million
• Approximately 116,000 water meter upgrades and
replacements across large commercial, intermediate, and
CONTRACT TERM
residential locations.
• AMI network installation including towers and 21 base 7/2019 - Present
stations.
• A new Enterprise Resource Planning (ERP) software to
interface with the AMI network.
CLIENT CONTACT
• A customer service portal allowing for both direct customer Douglas Stephens
interface and customer to City interface. Director of Public Utilities
• Interface of the ERP software to the existing City workflow douglas.stephens@
system to allow for improved asset management and toledo.oh.gov
maintenance. (419) 350-3035
See the Video Case Study
https://tinyurl.com/bdupcve5
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Louisville Metro Government | Kentucky
Louisville saves $56
million through two-
phase effort with
Johnson Controls
SERVICES PROVIDED
Louisville Metro Government selected
Johnson Controls to implement a major
energy efficiency project in 24 municipal
facilities encompassing more than two
million square feet.
The two-phase $36 million project included a lighting retrofit, PROJECT COST
steam distribution repairs, pipe insulation upgrades, HVAC
upgrades, building envelope upgrades, building energy $36 million
management systems and a computer network optimization.
Johnson Controls is currently working with Louisville Metro to PROJECT SAVINGS
achieve ENERGY STAR ratings on their buildings, as well as LEED
certification. $56 million
The project will save the City more than $56 million. More than
60% of the project was completed using local resources and MBE/ CONTRACT TERM
WBE firms completed 33%. There were no major issues during 8/2013 – 2/2024
construction.
The effort also included a large PR campaign to promote the CLIENT CONTACT
benefits of the project. Our in-house PR professionals developed
Mark Zoeller
a variety of materials, including a media alert and news release,
Executive Director
for a community event featuring the mayor. Print and broadcast
of Public Works
coverage was also secured. A case study on the project is
(502) 574-0104
provided in the appendix.
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Water Metering Project Profile
Warren Achieves $580K in
Annual Savings
We developed $8 million in improvements for
the City of Warren, including comprehensive
aeration upgrades, demand management
controls, and other process-related
improvements. We also implemented various
facility upgrades to drive energy savings.
Project costs were completely off-set by addressing numerous infrastructure deferred
$580,000 in annual energy and operational maintenance issues, delivering technology
savings. We focused on providing the greatest that increased operational efficiency, and
energy cost reduction opportunities possible, supporting the city’s energy reduction goals.
Water Metering Project Profile
Two-Phase Water Utility
Effort Upgrades Systems
for Knox County
After implementing several major
infrastructure improvement projects for
Mount Vernon, the county seat, the County
selected us for a $1.5 million project focused
on upgrading their water infrastructure
and providing ongoing savings. Phase 1 additional savings. The new meters and
focused on replacing 2,936 water meters billing process, coupled with a reduction in
and deploying an AMI system while Phase operational costs, will deliver $700,000 in
2 included leak detection to help drive savings and recovered revenue.
Water Metering Project Profile
Johnson Controls Updates
the Water Utility of Jax Beach
The City of Jacksonville Beach partnered with
Johnson Controls to provide upgrades to its
utility systems to increase customer service
levels, reduce unaccounted for water, and
implement technological upgrades across
their service territory. We upgraded 11,000
water and natural gas meters, performed implemented a mobile water leak detection
a utility database reconciliation, provided system, and deployed an AMI system. The
enterprise resource planning transition effort will provide benefits of more than $8.7
support, replaced large water meter vaults, million over 14 years.
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2 | Qualifications& Experience
b. Provide an overview of the performance contracts your firm has implemented in the past three years, including client,
project cost and guaranteed savings.
Client /Project Project Cost Guaranteed Savings
Arkansas Northeastern College $3,735,174 $1,788,704
Batavia Central School District Phase 1 $2,357,531 $3,656,133
Bayport Blue Point $8,000,000 $12,208,521
Beloit College Phase 2 Core CPPC $6,168,786 $11,359,153
Broward County Public Schools Phase 2 $10,262,600 $13,156,065
Canada Border Services Agency $1,577,434 $2,388,340
Center Moriches Union Free School District $6,021,372 $7,025,267
City of La Crosse Phase 3 $2,877,458 $2,988,125
City of Lewiston $2,819,418 $3,646,957
City of Port Huron Phase 3 $3,986,888 $998,439
City of Rogers $17,995,904 $15,235,786
Crested Butte $950,000 $862,057
Deer Park Schools Phase 2 $7,517,778 $8,634,935
East Meadow School District Phase 3 $11,847,421 $14,583,708
Eastport South Manor $18,383,763 $21,837,463
Eaton County Phase 2 $12,095,242 $8,993,397
Grandview School District Phase 2 $6,849,422 $4,494,975
Hackensack Public Schools $12,700,000 $15,781,278
Harborfields Central School District Phase 2 $7,311,009 $9,582,041
Hoosic Valley Central School District $2,011,448 $2,254,948
Malone Central School District Phase 1 $6,410,299 $7,557,635
Mattoon School District Phase 5 $5,683,000 $1,928,921
Mayflower Public Schools $1,439,040 $2,025,678
Newark Board of Education ESIP Group 2&3 $91,118,297 $119,684,494
North Arkansas College $1,150,000 $ 268,186
Northampton County $7,680,000 $8,322,566
Northern Mississippi Health Services $3,694,224 $2,368,350
Oklahoma Department of Corrections Task Order 1 $14,757,112 $20,547,116
Onandaga-Cortland-Madison Counties $2,425,000 $3,347,513
Philadelphia School District Phase 2C $19,174,744 $312,921
Plainedge Union Free School District Phase 2 $8,925,000 $10,568,358
Rock County Government Phase 2 $994,497 $1,107,671
SAU 60 Fall Mountain Reg School District, NH $2,316,845 $1,637,178
Somers Central School District Phase 1 $8,895,000 $10,340,186
Sullivan Housing Authority $1,750,000 $4,735,361
Village of Floral Park $3,550,000 $2,645,309
Village of Southampton $6,785,244 $6,190,358
Walkerville Schools $2,166,662 $2,136,375
Washington Unified School District $6,714,000 $86,728
Weber School District $17,281,172 $3,207,174
West Virginia Division of Corrections Phase 2 $26,000,236 $38,058,991
Windsor Central Supervisory Union $3,177,301 $4,030,680
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Qualifications& Experience | 2
3. Ongoing Service and Maintenance Capabilities
a. State the location of your nearest servicing office and provide an overview of your firm’s capabilities for servicing the
installed equipment, as well as procedures for handling emergencies.
Johnson Controls considers each performance Maintenance Plan for
contract as a long-term partnership with our
client. Since the contract term extends over Proposed Equipment
several years, we have developed our services to
ensure complete client satisfaction throughout All mechanical systems require some level of
the partnership. By partnering with Johnson maintenance to remain in good working order.
Controls, the City has the ability to customize Our approach to continuing maintenance and
additional maintenance and training options to service of installed ECMs includes:
meet your needs.
• Identifying continuing maintenance
requirements of proposed measures.
Local Servicing Office • Sharing with the City the maintenance
requirements, maintenance intervals,
We are fully capable of supporting the City’s manpower requirements, technical skills,
maintenance team through the 18 licensed tools and equipment required.
technicians and specialists based in our local • Collaborating on options for completing the
branch office that’s less than an hour away required maintenance.
in Grand Rapids. Johnson Controls also offers • Finalizing maintenance plan and agreement.
our 24/7 toll-free service hotline, which has an • Coordinating a program to verify completion
administrative support team that tracks all calls of maintenance items assumed by the City.
to resolution. In other words, we are your one • Continuing service for the service life of the
stop shop for all support – the City will always equipment, or, at a minimum, through the
have someone to turn to on our team. The contract term to ensure that energy and
chart below provides a summary of our general operational savings are maintained.
approach.
Maintenance Approach Process
1. 2. 3. 4.
Identify Critical Share Maintenance Collaborate on Finalize Maintenance
Maintenance Tasks Requirements Options Program
• Complete • Agree on • Review • Finalize
equipment equipment maintenance maintenance
selections. selections. options. program
• Identify • Review • Review costs responsibilities.
maintenance maintenance and benefits. • Finalize
tasks. services • Agree on maintenance
• Review and capacity. general program
define key • Identify gaps. approach. schedules.
tasks. • Finalize
maintenance
program costs.
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2 | Qualifications& Experience
Remote Operations Center Emergency Service
The Remote Operations Center (ROC) monitors As part of Johnson Controls ongoing services,
equipment, systems, and facilities – alarm we can also provide for emergency service on
points, critical temperatures, operational status, all covered equipment within two hours. The
etc. – 24 hours a day, seven days a week. emergency service/extended warranty plan
Using predictive maintenance techniques and includes the cost of any replacement parts
algorithms, the ROC receives, records, and and labor for all covered equipment. Johnson
responds to emerging equipment conditions Controls’ extensive staff of trained technicians
– and notify our local resources accordingly, enable us to ensure a quick response to any
including dispatching the appropriate personnel emergency repair situations that may occur.
to resolve an issue before it becomes a problem.
This proactive approach ensures the highest b. Describe maintenance services provided by the Firm,
degree of reliable operation for central utility including a description of the service organization and
plants, critical equipment and systems, facilities, personnel directly employed by the Firm. Include a list
etc. The ROC is staffed with facility experts of services provided and the ability to provide “truck-
based services.”
to supervise the performance of equipment
and systems to provide immediate response
to emergency situations. The UL and Factory
Mutual certified, ISO 14001 compliant central Performance-Based Services
station monitors and manages more than 3,000
sites in North America. This process helps us The performance-based service matrix that
lower our clients’ operating and lifecycle costs, Johnson Controls employs includes the
while improving uptime and reliability. It is a tool incorporation of many of our predictive and
to help us serve our clients faster, better, and at proactive services. The services include vibration
less cost than conventional methods. analysis, spectro-chemical oil analysis, flue gas
analysis, ultrasonic leak testing as well as many
“
others that can be employed as needed. The
first steps we take include developing an overall
strategy that is inclusive of a combination of
preventive, reactive, predictive, and proactive
components. An effective strategy will include all
“Weather ford College has benefited components.
incredibly due to our contract with We have performed Planned Service
Johnson Controls. The company provides Agreements (PSAs), operations and
maintenance, and labor and materials work
professionally trained staff that would for more than 26,000 clients in
more than 50,000 sites in North
be extremely difficul t for us to find and
America through our truck-
retain. They have specially trained staff based technicians. This extensive
experience provides our service personnel with
that can be brough t in when needed. Even
the ability to support your ongoing service
more impor tant, they have significantly and maintenance needs. As a vendor neutral
partner, we deliver unparalleled OEM service
reduced our maintenance and HVA C support for any competitive brand of equipment,
expenses. We couldn’t be more pleased including chillers, boilers, HVAC systems,
mechanical equipment and controls systems.
with Johnson Controls.” When it comes to servicing your facilities and
– Dr. Joe Birmingham, President, process equipment needs we provide expertise,
Weatherford Community College resources, professionalism, and results expected
from a global industry leader – with the
18 Statement of Qualifications for the City of Muskegon Energy Performance Contract | May 2025
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Qualifications& Experience | 2
attention to detail and commitment to community as a local service provider. Whatever combination
of services the City chooses, we will provide all the information necessary to make the most beneficial
use of the allocated maintenance budget.
Equipment Maintenance Service Options
There are several levels of service from Johnson Controls that the City can select based on the specific
needs of a facility. In the IGA phase we will be able to have discussions as partners, which will allow
us to develop a customized maintenance program using our local, in-house technicians that is based
on several key elements, such as risk of unforeseen equipment failures, special needs of one site over
another, budget constraints, and more. A customized maintenance program for the City could be
any combination of the following types of maintenance plans: Reactive, Preventative, Predictive, and
Proactive.
Maintenance Service Options
Johnson Controls will apply an optimum mix of maintenance approaches based on the
risk impact or cost and consequences of failure.
Preventive Predictive Proactive Reactive Emergency
Maintenance Maintenance Maintenance Maintenance Service
Perform Task Collect Data & Solve Root Cause Fix When Broken Replace
Assess Condition
1. Scheduled Preventive which place significant stress on equipment;
the need to remove the accumulation of dirt
Maintenance particles, which reduce the output capacity of
Our professional service offerings will ensure the equipment; and the corrosive nature of
a successful project with long-term financial certain fluids flowing through the equipment.
and performance results. These services can Planned service agreements address the critical
be available for the length of the guarantee. function of the equipment, and the need to
We can also offer an extended warranty on remain in compliance with building codes and
all equipment installed for the entire term of regulatory authorities, maximize efficiency of
the contract. This would include a complete the equipment’s performance, and prolong the
preventive maintenance/diagnostic analysis useful life of the asset.
strategy to protect your investment by extending
the life of the equipment and maximizing
Predictive Maintenance
reliability. Our expertise in performance
contracting allows us to successfully implement
2. Predictive diagnostics involve detecting
large, complex systems and provide a long-term existing and emerging conditions before they
partnership with you to guarantee the financial cause equipment failure. We assess equipment
and system performance of the project. The conditions and then determine the level of
exact extent and nature of the agreement will be service to be done. Predictive diagnostics should
developed with your input because we want to be promoted adamantly with the justification
provide support for the services you require. being to reduce operating expenses through
the minimization of downtime, overtime of staff,
Scheduled service visits can prevent or
catastrophic failure expense, and to increase the
alleviate the extended hours of continuous
life expectancy of major assets.
operation; wide fluctuations in building load,
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2 | Qualifications& Experience
3.
“
Proactive Maintenance
Proactive maintenance is looking at
solving the root cause of the problem to extend
the life of the equipment, such as vibration “Our par tnership with Johnson Controls
analysis. This maintenance is designed for your
facility’s most critical equipment and areas. provides us the technologically advanced
equipment to operate our buildings more
Reactive Maintenance
4. Reactive maintenance may be more
efficiently, and a training program to
educate our staff on the need for energy
cost-efficient in certain cases to allow equipment
to break/fail and then repair it based on the
awareness and efficiency.”
importance to the overall operation of your – Katheryn Shields
facilities. Working within the context of extensive Jackson County, MO Executive
knowledge of your facilities, we can provide a
broad spectrum of service solutions that include
a portion of each of the above.
facilities engineering and quality control to help
determine the training required for each group.
4. Training The program steps include the following:
• Define current maintenance and operating
Describe your firm’s proposed approach to providing procedures.
technical training for City personnel, noting training • Define required maintenance and operating
sites and methodologies. procedures required for new equipment.
• Review training options with engineering and
Johnson Controls considers each performance maintenance.
contract as a long-term partnership. Since the • Determine and organize training programs,
contract term extends over several years, we based on need and skill level, for functional
have developed our services to ensure complete groups within the facility (e.g., supervisors,
City satisfaction throughout the partnership. maintenance staff, custodial, etc.).
By partnering with Johnson Controls, the City • Perform training with each group using
has the ability to customize additional training a mix of theory, hands-on practice, and
to meet your needs. Our training programs maintenance manual application.
can be comprehensive to increase the self- • Record each session for future use by staff.
sufficiency of City staff or more focused to • Repeat on a regular basis new needs and re-
develop competencies where needed. Training, establish competency on old ones.
in conjunction with our service offering, is It is critical that training occurs at defined
designed to protect our clients’ investment while intervals throughout the course of the project
maximizing the efficiency of your operations. and after it is completed. Timing facilitates
proper communication between the Johnson
Controls team and your staff regarding how
Designed for the buildings will be operated throughout the
City of Muskegon installation period and the entire contract term.
Regular refresher seminars will be scheduled
To create a truly focused learning experience, from year-to-year to maintain the degree of
we carefully tailor our training programs to align training necessary for your staff to perform at
with the City’s goals and objectives. We will work a high level of efficiency. Each training session
with you through a series of brief interviews and reviews the basic practices that remain constant
simple testing with representatives from your and examines new technology and procedures
maintenance supervisors, maintenance staff, as they become available.
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Qualifications& Experience | 2
Above all, the key factor to ensure a successful relationship is to have all the facilities’ staff trained
and fully knowledgeable on how this particular project fits into your overall goals. We have found that
projects with a strong commitment from the pertinent staff will always exceed the initial expectation
of the initiative. We also know that when our team performs interviews with staff members prior to
implementing a contract, we are better able to design, install and support the initiatives in a way to
satisfy everyone involved on the facility-side of the relationship. This approach allows us to generate a
skills assessment of facility staff and customize our training to best fit your needs.
The following is a sample Skills Assessment Report:
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2 | Qualifications& Experience
Designing an Optimal Training Program
Based on the identified training gaps – or to address other training issues – Johnson Controls
will work with your staff to design the most suitable and cost-effective training program. We will
use a variety of training methods to instruct your staff, including these three types of training
methodologies:
• Hands-on training by certified Johnson Controls Training Institute
On-Site instructors with continuing education unit credits
Training • On-the-job equipment demonstrations and maintenance procedure reviews
• Portable equipment simulators for hands-on practice
• Johnson Controls Training Institute
Off-Site
• Johnson Controls Branch Office
Training
• Training partnerships with technical colleges
• Interactive CDs
Self-Directed
• Videos
Study
• Workbooks and training manuals
1. On-Site Training 2. Off-Site Staff Training
Several resources can be provided for on- Johnson Controls Training Institute
site instruction and training. First of all, many By partnering with us, you will have access to
Johnson Controls Training Institute courses the Johnson Controls Training Institute, which
can be held as a remote seminar at any has successfully developed facility operation and
location of your choosing. Remote seminars maintenance workforces for more than 60 years.
are very effective because they allow group Experienced, certified, full-time instructors,
training of the City’s facilities, systems, and who are among the most knowledgeable in the
equipment. Remote seminars are taught by industry, conduct our Institute courses. They’re
Johnson Controls Training Institute instructors. dedicated professionals whose daily experiences
The seminars are held at City sites or other with HVAC systems, troubleshooting,
convenient locations, depending on the specific maintenance, control strategies and energy
training requirements. management result in a level of expertise
Another option for on-site instruction is on- unsurpassed in the industry. Their ability to
the-job training. On-the-job training allows our share this knowledge in a comprehensive format
engineers, technicians and mechanics to provide ensures attendees experience a productive,
instruction in your facilities. Training materials intensive and cost-effective training experience.
include on-site laboratory sessions, course All Institute locations are equipped with
handbooks, and examinations. Typical topics comfortable classrooms and state-of-the-art
include energy management, HVAC systems training labs for facility management systems,
maintenance, and building management system computer instruction, mechanical equipment,
operation. Finally, phone support and technical and preventive maintenance. The laboratory
assistance are always available and can be equipment simulates a facility environment to
provided for the client’s staff over the phone or allow hands-on learning without risk to real
during our normal client service visits. systems and equipment.
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Qualifications& Experience | 2
Johnson Controls Branch Office
A more convenient and cost-effective alternative
to our Institute locations is receiving training
in our branch office located less than an hour
away at 3312 Lousma Drive SE in Grand Rapids.
Sample branch training program topics include
CFC refrigerant issues, pneumatic controls
theory, practical maintenance procedures, and
basic building operations theory. Most Johnson
Controls Training Institute courses can be held
at a Johnson Controls branch office to minimize
travel time.
3. Self-Directed Study
Customized training programs to
upskill staff and maximize savings
Computer-based Training Programs
Proper training ensures that the people
We realize that off-site classroom instruction who will help maintain the upgraded
is not always practical for your staff. For that facility understand how their roles impact
reason, the Institute produces several packaged
energy savings. Knowledge of equipment
training programs. Convenient and effective
is critical to ensuring that the equipment
in-house training is possible through a variety of
instructional computer-based training programs operates at optimal performance levels
and videos produced by the Institute. The and saves energy – all part of our
computer-based training programs use the guarantee to the City of Muskegon.
power and flexibility of the computer to deliver
an interactive learning experience. Each modular
lesson can be reviewed after the initial learning Optimizing efficiency is critical to reducing facility
experience to refresh skills as needed. operating costs. Properly trained operators
are the key to maximizing success in facilities.
Workbooks and Manuals Johnson Controls courses and packages are
designed to apply to the broadest audience
The Johnson Controls Training Institute offers a possible, regardless of the type or brand of
wide range of written materials for learners and equipment used in a facility. For most clients,
trainers, from manuals to self-paced workbooks this is an efficient and cost-effective solution.
to a comprehensive textbook on the science of Our project team will also partner with the City
HVAC controls. Many of our workbooks contain to analyze existing needs and provide unique
hands-on lab activities for staff to complete solutions. Here are just a few of the services
using their own equipment, in their own facility. provided by Johnson Controls:
If a staff member cannot conveniently attend
a class, our self-paced workbooks will help get • Instruction customized for the equipment
the job done on the City’s timeframe. The key to brands and models in your facilities.
the success of this project lies in implementing • Instruction offered around the City’s time
an effective training and development program, constraints/unique scheduling needs.
specifically customized for your facility and staff. • Personal and group development plans for
Ensuring that the people who will help maintain City employees.
the upgraded facilities and who understand how • Customized course materials featuring any
their roles impact energy savings are integral new renewables.
in attaining project goals and energy savings • Instruction customized to help you meet
targets. government regulations.
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2 | Qualifications& Experience
4. AMI Training
We will provide complete training to
Bonding Rating
Federal Insurance Company
City personnel for the installation of water AM Best Rating: A++ (XV)
meters, AMI system endpoints, and any other
systems/equipment that will be part of this Liberty Mutual Insurance Company
project. Training will be provided on the proper AM Best Rating: A (XV)
use of the system software and hardware and Travelers Casualty and Surety
on importing data into the existing/new billing Company of America
software. Additional training may include: AM Best Rating: A++ (XV)
• Move-in/move-out readings, threshold Fidelity and Deposit Company of Maryland/
settings, report generation, billing date Zurich American Insurance Company
changes and security training will be AM Best Rating: A+ (XV)
provided to appropriate City personnel.
• Training sessions for City employees will Johnson Controls is bondable for 100% of a
be held near the completion of the project. payment bond and 100% of a performance
Annual retraining, or training of new bond on a project. A letter from our surety is
employees, can be provided as needed. included in the appendix.
• Water meter training will involve the proper
installation of water meters and the endpoints b. Provide information detailing your firm’s warranty
to ensure optimal performance of the system. policy (equipment and installation).
Also included in this training is testing the
operation of the endpoint with the handheld
All manufacturer’s warranties will be transferred
installation tool after installation.
to the City of Muskegon upon the completion of
• Troubleshooting of the entire system will be
installation. If desired by the City, we would be
covered during the training session.
willing to negotiate extended warranties from
• Ongoing client support will be provided by
the manufacturer. Because of our relationships
us and our partners.
with the various manufacturers, some of our
clients occasionally ask us to assist them in
5. Bonding, Warranties resolving warranty claims or product issues
whenever a manufacturer or distributor is not as
and Insurance responsive as desired, which we are glad to do
because we value our clients.
a. Provide the current bonding capacity; bond rating;
c. Confirm that the respondent will be able to
and confirmation that firm is currently bondable for
accommodate the Insurance Requirements as
100% of a payment bond for construction of this project
presented elsewhere in this RFQ. If the Firm acts
and 100% of a performance bond for construction of
in a general contractor or similar capacity during
this project. A letter from a licensed surety as evidence
an implementation phase, additional insurance
of ability to bond for each of these categories should be
requirements may apply.
included in the appendix.
Johnson Controls is able to accommodate the
Bonding Capacity insurance requirements presented in the RFQ.
$200 million single
$600 million aggregate
24 Statement of Qualifications for the City of Muskegon Energy Performance Contract | May 2025
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3
Project
Management
Approach
1. Organizational Chart
Provide an organizational chart that illustrates the structure of your team. Note all key personnel and subconsultants.
City of Muskegon
CLIENT COORDINATION REGIONAL LEADERSHIP
DAVID GEHRLS BRAD ESTADT
Senior Account Executive General Manager
TODD PFAHL
Senior Development Manager
ENGINEERING IMPLEMENTATION M&V ONGOING SERVICE
JOHN CRAWFORD SARAH PARIS AMBER BUHL, PE, CMVP SCOTT HANNA
Engineering Manager Project Delivery Senior Customer HVAC Branch
Consultant Performance Specialist Service Manager
JON GUNN, EIT, CEA 18 Local Technicians,
SCOTT SUMMERS
Principal Development Specialists &
Quality Assurance
Engineer, W/WW Mechanics
AUDREY NOEL, JD
Database
Integration/IT
FUNDING & DEAL STRUCTURES
CHAD KING, PHD
Sustainability SCOTT KUHN LIZ CHAREWICZ BRAD LUTZ
Development Leader Structured Finance Grants, Rebates & Incentives ITC Expert
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3 | Project Management Approach
2. Key Personnel Resumes
Include a one-page resume, highlighting education, licenses, experience on similar projects and any other pertinent
information, for each key team member assigned to the project.
DAVID
GEHRLS
ACCOUNT EXECUTIVE
David recently joined Johnson Controls with more than 25
years’ experience in sales and management. He is responsible
ROLE
for developing solutions for wide variety clients, and develops
business relationships with the client’s management level to Client Coordination
determine needs and financial solutions. David’s responsibilities
include building solution-oriented strategies that comply with
the client’s mission, goals and challenges. He is also responsible EDUCATION
for operational analysis, financial cash flows, negotiations and BA, Michigan State
presentations. University
David’s past project experience includes: Masters of
Management Courses,
Project Aquinas College
Client Contract Type
Value
Birch Run Public Schools Performance Contract $2.8M
Negaunee Public Schools Performance Contract $2.0M
Covenant HealthCare Performance Contract $3.1M
Ottawa County Performance Contract $5.4M
Kalamazoo Justice Center Plan & Spec $1.2M
Ferris State University Owner Direct $1.2M
Mead Johnson Nutritional Owner Direct $2.9M
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Project Management Approach | 3
JOHN
CRAWFORD
ENGINEERING MANAGER
John provides leadership in establishing the development team
objectives and team efforts. He develops and engineers projects
while providing engineering and financial support on large ROLE
complex projects. John provides engineering solutions for clients, Project Development
which support Johnson Controls’ product and service offerings
where available. He is responsible for establishing an ongoing
partnership with clients, providing technical consultation on EDUCATION
current systems, along with future energy and operating cost MBA, Management,
efficiencies. Northwood University
City of Muskegon electrostatic precipitation BS, HVACR Engineering
Heights, MI system modifications, steam Tech, Ferris State
Project development traps, steam pipe insulation, University
engineer for this $1 million lighting, temperature controls,
effort involving exterior and VFDs, mechanical upgrades, AAS, HVACR Technology,
interior lighting retrofits, vibration analysis, electric Ferris State University
HVAC mechanical upgrades, motors, compressed air
digital building automation system modifications and
system, building envelope fire suppression system
improvements, water modifications.
conservation improvements Genesee County, MI
and more.
Project development manager
City of Marquette, MI for this $10.6 million project
Engineering manager for a involving 15 buildings. The
$28 million effort involving city- effort included lighting,
wide security and IT upgrades, controls upgrade and
an energy management scheduling, VSDs, boiler and
system, LED lighting and street RTU replacements, solar PV,
lighting retrofits, new water roof repair/replacement, IT
meters and an AMI system, infrastructure improvements
a cogen plant, and various and water conservation.
building improvements. The City of Port Huron
program will save the City $42 Water Utility, MI
million and create 37 full-time
jobs in the city. Project development engineer
on a $3.8 million energy
Wyandotte Municipal savings project that touched
Utility Services, MI nearly every city facility,
Project development engineer including the water and
leading a $10.8 million wastewater plants as well as
two-phase effort involving their streetlights. We replaced
several municipal utility 7,500 meters and deployed an
facilities. The scope included AMI system.
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3 | Project Management Approach
JONATHAN
GUNN, EIT, CEA
PRINCIPAL DEVELOPMENT ENGINEER, WATER & WASTEWATER
Jonathan is responsible for developing the project scope of work,
educating our clients about the various technologies that are
currently available on the market, and assisting our clients with ROLE
their technology selections for meters, AMR/AMI, leak detection, Project Development
customer portals among others. Jon has more than 14 years of
experience in the utility industry, serves as chair of the AWWA
Customer Metering Practices Committee, and is a contributing EDUCATION
member on the Metering Standards and the Water Loss Control MS, Business
Committees. Jon also serves as chair of the C712 meter standard Administration,
subcommittee and serves on both the M6 and M22 manual University of Rochester
subcommittees as a chapter author and/or peer reviewer.
BS, Mechanical
City of Marquette, MI meters and deploying an AMI Engineering, Clarkson
system. Phase 2 included University
Project development engineer
for a major $28 million effort to leak detection to help drive AS, Engineering
upgrade the City’s water utility additional savings. The new Science, Monroe
and a variety of facilities. meters and billing process, Community College
coupled with a reduction in
operational costs, will deliver
City of Toledo, OH more than $700,000 in savings
and recovered revenue.
REGISTRATIONS
Project development engineer
for a $78 million project Engineer in Training
upgrading 116,000 water City of Jacksonville Certified Energy Auditor
meters, along with deployment Beach, FL
of a fixed-network AMI system.
The effort will provide more Project development engineer
than $177 million in financial for a $6.5 million project
benefits to the City over the upgrading the utility systems
contract term. to increase customer service
levels, reduce unaccounted
for water, and implement
City of Herrin, IL technological upgrades. We
Project development engineer upgraded 10,000 water meters
for a $2.4 million project and deployed a meter reading
focused on water meter system that will provide
replacements and deploying a benefits of $8.7 million.
citywide AMR system.
City of Ithaca, NY
Knox County, OH Project development engineer
Project development engineer for a $2.4 million effort to
for a $1.5 million performance replace all of the City’s 5,400
contract focused on upgrading water meters and deploy an
the County’s 2,936 water AMR system.
28 Statement of Qualifications for the City of Muskegon Energy Performance Contract | May 2025
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Project Management Approach | 3
AUDREY
NOEL, JD
DATABASE INTEGRATION/IT
With more than 20 years of operations experience, Audrey
specializes in project implementation and logistics management
with data integration needs during water loss optimization ROLE
programs for water providers. In the past five years alone she Project Development
has been involved in more than 25 performance contracts for
municipal clients with a total guaranteed value of $150 million.
Audrey is responsible for establishing and enforcing standards EDUCATION
and processes during the implementation of municipal utility Juris Doctorate, Land
solutions projects and assisting municipalities in transitioning to Use and Environmental
new water metering technologies and AMR/AMI systems. She Law, University of
works closely with customer utility billing staff, IT departments Missouri-Kansas City
and their billing service providers, and interfaces with the water School of Law
distribution team.
BLA, Computer
City of Toledo, OH included leak detection to Communications,
help drive additional savings. University of Missouri-
Business development leader Kansas City
for a $78 million project The new meters and billing
upgrading 116,000 water process, coupled with a
meters, along with deployment reduction in operational costs,
will deliver more than $700,000 REGISTRATIONS
of a fixed-network AMI system.
The effort will provide more in savings and recovered Juris Doctorate
than $177 million in financial revenue.
benefits to the City over the
contract term. City of Wylie, TX
Business development leader
Village of Rock Island, IL for a $7.3 million project
Business development upgrading 13,350 water
leader for this $14.8 million meters, along with deployment
performance contract that of a fixed-network AMI system
included improvements to and launch of a customer
the City’s wastewater, water engagement portal.
metering, facilities, and street
lighting infrastructure. City of Dumas, TX
Business development leader
Knox County, OH for a $4.3 million project
Business development leader upgrading 5,800 water meters,
for a $1.5 million performance along with deployment of a
contract focused on upgrading fixed-network AMI system.
the County’s 2,936 water Audrey also provided oversight
meters and deploying an AMI of the integration between the
system. A Phase 2 project AMI system, new customer
portal and billing systems.
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3 | Project Management Approach
CHAD
KING, PHD
SUSTAINABILITY DEVELOPMENT LEADER
Dr. King brings more than 20 years of experience in sustainability
and resiliency leadership, planning, implementation and
reporting. He applies skills in strategic planning and stakeholder ROLE
engagement with deep decarbonization knowledge to develop Project Development
integrated solutions that lead to action. Chad’s experience in
creative stakeholder engagement in planning and decision
making has led to measurable results. His analytical approach EDUCATION
provides insights for enhancing data management strategies, PhD, Environmental
developing GHG inventories, net zero master planning, Science, University of
decarbonization and electrification strategies. He has served in Arizona
advisory roles on Mayoral committees to advance sustainability
and transportation planning efforts for the City of Denver. MS, Environmental
Science, University of
GHG Inventory, EV Fleet operation and reach carbon Arizona
Conversion and Building neutrality goals associated BA, Biology, Eastern
Energy Audits, Marquette with this project. We found Mennonite University
County, MI gaps between their goals
and building operations. We
Project lead audits provided recommendations
surrounding the County’s GHG on how to address the
inventory, EV fleet conversion gaps through a progressive
and building energy audits. approach in their timeframe.
University of Denver Ohio Dominican
Sustainability Master University Campus GHG
Plan, CO Audit, Columbus, OH
Project lead organizing and Project lead heading up the
leading the development data collection, organization
of guiding principles, and evaluation efforts for this
key strategies, KPIs, and multi-year GHG audit. Chad
organizational goals for this wrote the accompanying
master plan. Chad also led report and presented to key
deep stakeholder engagement, stakeholders.
and drafted the summary
report and presentations to
key decision-makers. City of Edmonton
Resiliency Plan, OK
University of Michigan Contributor to the resiliency
plan for the City of Edmonton,
Contributor providing
which is providing a GHG audit
recommendations to improve
and a public facing dashboard.
overall energy performance,
reduce the life-cycle costs of
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Project Management Approach | 3
SARAH
PARIS
PROJECT DELIVERY CONSULTANT
Sarah is responsible for project installation, manpower planning,
construction management, subcontractor negotiation, and
supervision, engineering and implementation of performance ROLE
contracting, owner direct and new construction projects. This Implementation
includes cost accounting, A.I.A. billing, design approval, as-built
preparation and owner training.
EDUCATION
City of Marquette, MI boiler replacement, chiller BS, Construction
Project delivery consultant replacement and water Management, Northern
for a major $28 million smart conservation. The project will Michigan University
city effort involving city-wide result in savings of more than
$1.5 million over 10 years AAS, Climate Control,
security and IT upgrades, an Northern Michigan
energy management system, and avoid 4,986 tons of CO2
emissions. University
LED lighting and street lighting
retrofits, new traffic signals
and controls, new water City of Port Huron, MI
meters and an AMI system, a Project delivery consultant on
cogen plant at the wastewater a $3.8 million energy savings
treatment plant, and various project that touched nearly
building improvements. The every city facility, including the
program will save the City $42 water and wastewater plants
million and also created 37 full- as well as their streetlights.
time jobs in the city. We put together a program
that replaced 7,500 meters
Republic-Michigamme of various sizes, and installed
Schools, MI 12,000 AMI radios as well as
the fixed infrastructure to
Project delivery consultant
receive reads automatically on
responsible for implementing
a daily basis.
more than $3.5 million worth
of new systems and equipment
to update and modernize the Northern Michigan
schools. University
Project delivery consultant for
Eaton County, MI this $16.9 million effort that
Project delivery consultant involved a central utility plant
for this $881,000 project addition. The plant included
for 10 buildings with more one 42,000 pph biomass
than 260,000 square feet. fueled boiler, one 750 kW
Included lighting, controls/ back-pressure steam turbine
scheduling, remote generator, and a new building
terminal unit replacement, to house the equipment and
fuel storage.
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3 | Project Management Approach
SCOTT
SUMMERS
QUALITY ASSURANCE
Scott will serve as a quality assurance professional, ensuring the
improvements are installed successfully. He is a results-oriented
professional with extensive experience in operations, finance, ROLE
administration, and project management. Scott’s major strengths Implementation
include the ability to identify problems as well as create and
implement solutions. He has a proven ability to manage across
all levels of organization in a cost-conscious environment. Scott EDUCATION
is also a team player committed to operational excellence and MBA, Finance, Graduate
customer satisfaction. School of Business
Administration,
City of Toledo, OH City of Binghamton, NY Adelphi University
Scott served as an Johnson Controls implemented BS, Business
implementation lead for a a $4.3 million project Administration,
$78 million project upgrading retrofitting 6,500 streetlights State University
116,000 water meters, along to LEDs. As part of the effort, College of New York
with deployment of a fixed- we completed a review of
network AMI system. The effort all municipal lighting, which
will provide more than $177 included GPS mapping of all
million in financial benefits to streetlights, an analysis to
the City over the contract term. determine energy savings and
a review of LED replacement
designs, including new fixtures
Village of
and retrofit options.
Lindenhurst, NY
Johnson Controls implemented
streetlighting, interior LED
Tioga County NY
lighting upgrades and HVAC Johnson Controls led a $2
controls, allowing the Village million project involving
to save $375,000 annually. The lighting retrofits, building
project involved upgrading envelope improvements,
2,000 streetlights and lighting energy management system
in public buildings with energy upgrades, pipe and valve
efficient LED lighting systems. insulation, variable speed
Replace sports lighting at three drives on hot water pumps,
ball fields in Village with LED variable speed drives
fixtures and wireless controls. on chilled water pumps,
Installed new decorative light roof replacements, steam
poles with fixtures at Village trap replacements, and
Marina. Improvements were temperature setbacks on
also made at community building controls. The project is
center, village hall, public delivering more than $75,000
works department and all fire in annual savings to the
department facilities. County for 15 years.
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Project Management Approach | 3
AMBER
BUHL, PE, CMVP
SENIOR CUSTOMER PERFORMANCE SPECIALIST
Amber establishes M&V programs to monitor and manage
energy consumption, utility supply, and facilities operations and
maintenance programs to ensure that savings are consistent with ROLE
performance contract contractual obligations and client goals. Measurement
She brings 14 years of experience and has managed engineering & Verification
teams, performed more than 50 on-site investigations to identify
and quantify energy and demand savings opportunities, facilitated
workshops and training for facility operators and engineers, EDUCATION
scoped, and written plans and installed measurement and M&V BS, Civil Engineering
equipment. with Environmental
Option, Michigan State
City of Marquette, MI stage for breakthrough results University
Performance specialist for a well ahead of HFC’s target date
of 2040. MS, Environmental
$28 million effort involving city- Engineering, Michigan
wide security and IT upgrades, Technological University
an energy management City of Lansing
system, LED lighting and street Performance specialist for
lighting retrofits, new water his $17 million project that REGISTRATIONS
meters and an AMI system, involved several City buildings.
a cogen plant, and various Professional Engineer
The upgrades we installed
building improvements. The include lighting retrofits, Certified Measurement
program will save the City $42 building managements & Verification
million and create 37 full-time systems, boiler replacements, Professional
jobs in the city. RTU replacements,
mechanical upgrades, building
Henry Ford College envelope improvements,
Integrated Energy Master network upgrades, roofing
Plan, Detroit, Mi replacements and security
upgrades.
Performance specialist for
an Integrated Energy Master
Plan (IEMP), which serves Gerald R. Ford Library,
as the cornerstone of the Ann Arbor, MI
campus transformation. HFC Performance specialist
will reach its net zero goals responsible for M&V, project
while providing students tracking and performance for
with an unprecedented this $1.6 million project for
classroom experience in its the 48,000-square-foot library.
new Energy Learning Center, The effort included lighting,
supporting career pathways, controls, boiler replacement
and fostering future innovators and VFDs. The project will
to create a more sustainable result in savings of more than
future. The IEMP sets the $874,000 over 18 years.
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3 | Project Management Approach
BRADFORD
ESTADT
GENERAL MANAGER
Brad oversees our largest, most complex projects in the U.S.,
including projects in high security environments, projects with
high levels of technical, financial and schedule complexity ROLE
requirements. He has led project development, contract Regional Leadership
execution, and construction tasks while managing corporate and
local resources to ensure project milestones are met.
EDUCATION
University of project will generate $76 BS, Electronics
North Dakota million in savings. Brad was Engineering, DeVry
responsible for supporting the Institute
Project executive for the $90
development and construction
million steam plant project,
teams by validating
which includes a new best-in-
development deliverables and
class steam plant. Brad was
finalizing and executing the
instrumental in leading the
commercial subcontractors for
team, meeting deadlines for
the project.
the development phase and
throughout implementation.
The focus of the project was Y-12 National
to replace the aging plant and Security Complex
address $20 million in deferred Project executive responsible
maintenance backlog. The for managing all aspects of
effort was delivered using a this $54 million federal ESPC
Public-Private Partnership project that encompassed
under a Design Build Finance three million square feet of
and Maintain model. Johnson high-security, office, lab, and
Controls is the developer, manufacturing space. The Y‑12
builder, and service provider National Security Complex is
for all facilities maintenance part of the National Nuclear
over the 40-year concession Security Administration and
term. plays a vital role in Department
of Energy nuclear security. It
University of Akron is a premier manufacturing
Project executive for a $59 facility that helps ensure a
million infrastructure renewal reliable nuclear weapons
program that features a deterrent, retrieves and stores
new building automation nuclear materials, and fuels
system, mechanical the nation’s naval reactors. This
equipment, building envelope complex utility system-based
improvements, pipe insulation, performance contract was vital
lighting upgrades, dormitory to Y-12 achieving their 10-year
controls, demand response site plan. The effort ultimately
and energy monitoring. The delivered more than $74.5
million in savings.
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Project Management Approach | 3
TODD
PFAHL
SENIOR DEVELOPMENT MANAGER
Todd provides leadership in establishing the development team
objectives and team efforts. He develops and engineers projects
while providing engineering and financial support on large ROLE
complex projects. Todd provides engineering solutions for clients, Regional Leadership
which support Johnson Controls’ product and service offerings
where available. He is responsible for establishing an ongoing
partnership with clients, providing technical consultation on EDUCATION
current systems, along with future energy and operating cost BS, Michigan State
efficiencies. University
City of Port Huron, MI electrostatic precipitation
Senior development manager system modifications, steam
on a $3.8 million energy traps, steam pipe insulation,
savings project that touched lighting, temperature controls,
nearly every city facility, VFDs, mechanical upgrades,
including the water and vibration analysis, electric
wastewater plants as well motors, compressed air
as their streetlights. We put system modifications and
together a program that fire suppression system
replaced 7,500 meters of modifications.
various sizes, and installed Genesee County, MI
12,000 AMI radios as well as
the fixed infrastructure to Senior development manager
receive reads automatically on for this $10.6 million project
a daily basis. involving 15 buildings. The
effort included lighting,
Wyandotte Municipal controls upgrade and
Utility Services, MI scheduling, VSDs, boiler and
Senior development manager RTU replacements, solar PV,
leading a $10.8 million roof repair/replacement, IT
two-phase effort involving infrastructure improvements
several municipal utility and water conservation.
facilities. The scope included
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3 | Project Management Approach
3. Project Management Overview
Provide information on the firm’s approach to managing the development and implementation of energy performance
contracting projects to ensure the project is completed within the schedule.
Municipal Facility
Improvements
Johnson Controls is eager to continue building
our working relationship to implement
improvements that will address your current
and future needs, and reduce your energy costs.
Through our team approach, we will provide
all of the benefits of a performance-based
partnership to the City, including:
• Delivering results and meeting your goals
with our cohesive and responsive team.
• Reducing costs by streamlining processes
and maintaining a cohesive team.
• Enhancing the quality of programs and
services.
• Minimizing your investment risk through Proactive Coordination
guaranteed savings. Means Success
• Promoting local economic development Our project managers focus on
opportunities, both directly and ancillary. maintaining continuity and coordination
with all team members, the City and
Our project management approach is based on
subcontractors throughout the project
more than a century of project management
to ensure the project is implemented
expertise, as well as 40 years of implementing
successfully.
3,500 performance contracts, including
hundreds in similar facilities. Our dedicated
full-time project managers bring expertise in
state and local codes and regulations because
they are based in the area, and undergo • Managing the project in accordance with our
regular training to bring you the latest industry proven performance contract process.
practices. And because they are all in-house • Coordinating and scheduling the project to
employees, we provide you with single source minimize interruption to your operations.
accountability and greater assurance that • Ensuring the project meets all performance
the project will be delivered successfully. Our requirements and complies with all state and
approach to effectively managing a performance local regulations.
contract is straightforward and consists of: • Commissioning the project. Administering
custom owner training and providing for a
• Understanding the specific needs of the City smooth transition into planned service for
of Muskegon. each system.
• Assembling a cohesive, highly skilled team to • Providing guarantee monitoring in
meet these needs. accordance with our performance contract
• Conducting a thorough and accurate study. monitoring process.
• Designing equipment and system upgrades
based on the audit and financial payback.
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Project Management Approach | 3
Below we have outlined our key project We will first develop a list of primary project
management commitments to the City, the participants with their contact information
benefits of our using our proven, standardized to expedite communication. We will also
practices, the structure of our project include a distribution list with all reports and
management team and key people involved, documents, and a list of attendees with all
how we work seamlessly through all project meeting schedules. Deliverables to the City will
phases, and the specific responsibilities of our be accompanied by a letter that outlines the
construction manager. information contained in the attachment, as well
as any requested actions. Johnson Controls will
also actively issue both written and electronic
Key Commitments correspondence to the subcontractors to ensure
the proper execution of their coordination items.
Committed to Proactive We will hold weekly meetings with the team and
Communications your personnel to review the schedule, provide
an update of the status of all tasks, and develop
We recognize that the most successful projects work plans to mitigate any schedule changes.
are those where the client is actively engaged in We will then issue any schedule updates to the
the program. Joint planning, development and proper personnel. One of the critical aspects
open communication are key to a successful of these meetings is reviewing any external
partnership. We incorporate specific measures interface points to ensure good coordination
in our project management plan to maximize between subcontractors.
interaction between our team and your
engineering and operating staff. They include: On a monthly basis, we will then conduct a
detailed review of schedule performance. This
• Conducting regular workshops and review review will be based on the work breakdown
meetings with your staff to gain input on structure and variance analysis. We will
your preferences and decisions on selecting implement corrective action for elements that
the best equipment, as well as input on exceed established current period or cumulative
provisions for equipment access and removal thresholds. In addition, we will prepare a
for maintenance and design details for the summary of accomplishments and project
selection of construction materials. issues. These meetings will be critical to ensure
• Providing equipment installation references good coordination between all parties. Upon
for your staff to contact and in some cases completion of the project, your personnel will
site visits to arrive at decisions about have been vital members and participants on
equipment type and manufacturers to be the project team, assuring their buy-in.
approved for your project.
• Participation in quality reviews of the project
planning documents and the construction
plans and specifications.
“
“[Johnson Controls] personnel interacted with City personnel well and established positive
working relationships. During the construction of this project, Johnson Controls was always
accessible and responsive to the City’s needs, whether working with on-site personnel or upper
management.”
– Lamar Rutland, PE, Director, Engineering Department, City of Hattiesburg, MS
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3 | Project Management Approach
Committed to the Safest
Work Environments
Maintaining and improving safety is a cornerstone of the
way Johnson Controls operates, and our commitment to the
safety and health of our clients, contractors and employees
ranks equally with performing quality service. Johnson
Controls promotes and maintains continual safety awareness
through all phases of work from planning to execution, with
emphasis on hazard recognition and safe work practices. As
such, each employee has the authority and obligation to stop
unsafe activities and take corrective action when needed.
This focus on safety is instilled through our safety training
orientation, which includes:
• Facility safety rules and compliance requirements.
• Personal protective equipment required for the job.
• Procedures for reporting unsafe acts or conditions.
• Major hazards likely encountered on the job.
• Emergency evacuation and take shelter procedures.
• Procedures for reporting injuries and obtaining first aid.
To ensure all work for the City is performed safely, we will
customize our Safety Training Program for the unique
situations of your project. Our program focuses on
identifying hazards specific to the work being performed by
Johnson Controls and the safe work practices necessary to
eliminate or control the hazardous conditions identified.
To provide a consistent safety program across our company
we use a “toolbox” approach to provide the ongoing, job-
specific safety messages to employees and contractors in an
informal setting such as a small group or one-on-one basis.
The toolbox program includes a library of more than 150
topics developed internally to address the hazards specific
to our employees’ work activities. Each topic is outlined in a
conversational format that solicits participants to share their
experiences. At the conclusion of each topic, questions are
listed to promote further discussion among the participants,
obtain feedback and test the effectiveness of the training.
Committed to the Highest Quality
As part of our corporate mission to continually exceed our
clients’ expectations, Johnson Controls is committed to
instituting a superior quality program through all phases.
We are ISO 9001:2008 registered, and as such we receive
independent audits of our management system to ensure
that we remain compliant. Our Quality Assurance department
maintains and improves our formal quality strategy,
which supports our ongoing commitment to continuous
improvement in all endeavors. This group also works with our
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Project Management Approach | 3
manufacturing plants to drive improvements in warranty and
outgoing quality levels for our products.
To maintain a high standard of work quality on our
performance contracting projects, we follow a formal quality
assurance process. The procedures, incorporated into a
published quality review manual, were developed from
guidelines published by the Professional Engineers in Private
Practice section of the National Society of Professional
Engineers. Final reports, specifications or drawings cannot be
reproduced until the proper reviews have been conducted
and the quality of the report, drawing or specification meets
acceptable standards. Quality control tasks are separately
identified and monitored within the project accounting system.
Specific to your project, we will perform inspections and
tests of all items of work, including that of subcontractors,
to ensure the quality of materials, workmanship and the
functional performance of each project. We will establish
periodic reviews with the City either weekly, bi-weekly
or monthly. Our local subcontractors demonstrate this
same commitment to quality by performing work in a
“partnering” environment. The majority of our subcontractors
have worked with us before and are fully aware of the
requirements and are actively involved with this process.
Standard, Proven Processes
Lead to Successful Projects
These key commitments and our entire project management
process are detailed in our Construction Management
Handbook, which is distributed to all project managers
through a company-wide SharePoint site. This provides a
timely means of sharing collective knowledge to project
managers with the best practices developed by their
colleagues throughout North America, ensuring consistently
superior project performance. We developed, perfected
and standardized these processes because construction
management involves hundreds of tasks performed
throughout the project lifecycle. While some tasks and
deliverables are one-time events, most occur as a project
“continuum” as the project progresses. Our Construction
Management Handbook is a key part of how we drive
excellence throughout the organization to ensure each
of these tasks is completed successfully. The Handbook
serves as a roadmap for our project managers so they can
effectively manage projects of all sizes. It breaks down a
project’s lifecycle into specific phases, and then outlines
the tasks the project manager needs to complete. The
compilation of standard processes, checklists and tools
sets standards for professional delivery of projects using a
consistent format. The Checklist for Success, for example,
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3 | Project Management Approach
lists the most important tasks and deliverables required to successfully manage a Johnson Controls
project. The Checklist is used as a planning, tracking and documentation tool for the project manager
and Johnson Controls’ management to assure the project’s compliance to our quality standards.
Shown below are excerpts from the Handbook.
To ensure your project is delivered successfully we will use our Construction Management Handbook, which is a
formal set of guidelines, processes and tools. With each our project managers implementing projects according to
proven best practices, you can rest assured that your project will be completed as you envision.
Project Management Team Structure and Key Personnel
Using the Construction Management Handbook as the foundation, we have outlined below a project-
specific implementation plan. Sarah Paris, your project manager, will be intimately involved in the
development of the projects and will be your single point of contact through design, procurement
and installation, until completion of the entire program. She will also plan and control the overall
schedule and quality; coordinate and communicate with the site construction superintendents; and
oversee other project elements such as documentation requirements, safety training and security
requirements. The direct responsibilities of our Project Management team include:
• Planning, organizing and controlling our implementation team to ensure successful fulfillment of
the project objectives.
• Providing an on-site presence for supervision of subcontractors and coordination with City staff.
• Ensuring all contractual obligations are executed according to applicable policies and procedures.
• Reviewing and approving all actions relating to changes.
• Ensuring all deliverables are provided on schedule with a high level of client satisfaction.
• Ensuring that formal specification changes are reviewed and incorporated into the appropriate
documents.
• Ensuring overall project quality according to the quality plan.
• Advising area management of any potential deviations from explicit or implicit contract
performance requirements.
• Conducting regularly scheduled job progress meetings for all participants to maintain effective
working level interfaces, review project status and direct appropriate actions.
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Project Management Approach | 3
To ensure your project is delivered successfully we will use our Construction Management
Handbook, which is a formal set of guidelines, processes and tools. With all of our project managers
implementing projects according to proven best practices, you can rest assured that your project will
be completed as you envision.
Seamless Transitions Between Project Phases
We make a point to implement into our process smooth transitions from one phase to the next, as
shown in the graphic below. We involve our personnel and outside team members early to promote
continuity, communication and coordination so nothing is missed. The project manager, for instance,
will be involved early in the development process to help with the initial design and pricing, and to
become acquainted with City needs and facilities. This will ensure the project development work is
completed with a seamless transition between the development team and the project management
team. We have developed and perfected this process on more than 3,500 performance contracts, so
you be assured that with Johnson Controls your project will be implemented as you envision .
Engineering Implementation Measurement & Ongoing Service
Verification
Our core City of Muskegon team will be involved throughout the process
David Gehrls - Account Management and Customer Satisfaction Lead
John Crawford - Engineering Manager Support Role
Chad King - Chad King -
Sustainability Lead Sustainability Lead
Sarah Paris - Project Delivery Consultant Support Role
Support Role Amber Buhl - Senior Customer Performance Specialist Support Role
Service
Support Role
Technicians
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3 | Project Management Approach
Key Responsibilities of Our Project Manager
Sarah Paris, the project manager, will be responsible for managing the entire project team. She
will assign responsibilities, define expectations, measure performance, report on progress, and
support the entire team’s ability to achieve the goals in the construction plan. Sarah also serves
as the primary client liaison throughout the entire implementation process. In this capacity, she
coordinates weekly construction team meetings with the City to ensure open lines of communication
and expedient problem resolution. Sarah will also conduct daily project status meetings with project
foremen to discuss issues and maintain updated progress reports. Finally, she will ensure that all
work is performed safely and in accordance with the design and contract documents.
Our project management plan is customized to each effort’s size, complexity and unique challenges.
It directly supports your goals by providing you with an experienced team with specific local
government experience. Sarah will coordinate the implementation phase from our office in Grand
Rapids, with additional support from our other Michigan offices as required. These offices will serve
as centers for the management, communications, planning, design review, field engineering, and
technical support, as well as the center of coordination for the installation of the ECMs. The key
aspects of our project management plan are highlighted below.
Developing a Detailed of construction forecasting and planning. For
greater detail, see our preliminary project
Plan and Schedule
schedule in the appendix.
Sarah will create a specific, detailed
plan for the implementation of
Coordinating Effectively
the project. We plan and schedule each task
according to the critical path methodology and with Your Daily
execute each phase in line with the designated Operations
critical path schedule. Individual aspects are
labeled with several key points, including the We understand that minimizing
retrofit category, critical preceding tasks and disruptions is a priority. Sarah, our construction
linking tasks, construction milestones and managers and even our development engineers
necessary deadlines, management skills and will coordinate the schedules with your staff
tools required, follow-up responsibilities, special to limit any disruptions, scheduling deliveries
instructions, and changes from the original and installation times after hours or other low
specifications. occupancy times. You may also have other
capital or renovation projects taking place
Our ability to forecast various cost, labor and during the construction phase, possibly affecting
material aspects accurately will also benefit the scope of this effort. It is common for these
the City by eliminating wasted labor hours, projects to be integrated with the performance
minimizing material and labor costs, and contract scope. Sarah can work with you
streamlining implementation. An essential to outline a strategy to further coordinate
aspect of this is determining, correctly and schedules and streamline project management.
precisely, the amount of specific labor type,
man-hours and skill sets required to complete
a task within a period of time. Because so many
Delivering Equipment
tasks are dependent upon the completion on Time
of a previous task, we use a detailed and
Ensuring equipment is available
accurate manpower loading system to ensure
and delivered on time is critical to
a timely installation. We have tremendous
meet your schedule and ensure the guaranteed
local government experience in forecasting
savings begin on time. Because we hold the
PC projects and have developed large
risk for the guarantee, Johnson Controls has
databases that will facilitate Sarah in all facets
developed a process for purchasing, delivering
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Project Management Approach | 3
and managing equipment. This process Seamlessly Integrating
includes establishing responsibilities to assure
adequate review, approval, timely delivery and
Subcontractors
proper storage of submittal materials. We are Effectively working with
a world-renowned innovator in new methods subcontractors and suppliers will
of inventory and materials management, and be critical to meet the schedule and make sure
offer unique benefits. With billions of dollars equipment is delivered and installed on time,
of product manufactured annually, Johnson and we bring a proven process that seamlessly
Controls is viewed as one of the highest quality integrates local contractors into our team so you
suppliers of products have a single point of
and on-time delivery contact throughout
services. And as the the entire project
largest ESCO, we have
the strongest buying
Our project and there is no finger
pointing. We are
power in the industry, management plan is directly responsible
providing you with for all work our
very competitive customized to each subcontractors
prices. In all instances, perform. As such,
a log of all submittals effort’s size, complexity selecting the right
and a complete set of firm is key. We will
files for the submittals and unique challenges. work with the City
will be maintained in to partner with your
the project files. preferred contractors
who bring experience
in your buildings, other local firms to help grow
Proactively Identifying
the local economy and diverse firms to help
and Resolving Problems meet your participation goals.
Sarah is also an expert in delivering
quality construction projects with Commissioning
many years of experience. Even though one of
her main responsibilities is to avoid problem
Equipment to Ensure
situations altogether, problems sometimes do Successful Completion
arise. In implementing more than 3,500 similar Commissioning provides a defined process
projects, we have developed and perfected the for lowering energy costs, reducing O&M
tools and processes necessary to identify and costs, ensuring functionality and reducing life
resolve issues or concerns before they escalate cycle costs, resulting in higher reliability. Our
into major problems that threaten the schedule. commissioning approach extends through all
To control work scope, costs and schedules, our phases of the project, from concepts developed
Cost and Schedule Management System creates during the initial proposal to post-construction
a feedback and control mechanism. We place operation, with checks at each stage to ensure
an emphasis on developing a detailed scope, that proper procedures have been followed. This
schedule, budget and technical performance allows us to effectively verify and document the
plan. We closely monitor performance and performance of all building systems. Because
compare it to the plan. Where performance and energy and operational project benefits are
plan deviate, we highlight and analyze variances funding vehicles for the capital improvements
for appropriate management action. We also under performance contracts, commissioning
have local, regional and corporate subject works in conjunction with the measurement and
matter experts in a variety of fields that can verification of savings. It also ties into the training
be brought on as needed. These time-tested of building operators and facility maintenance
procedures and methodologies, codified in our personnel so they can continue to operate the
Construction Management Handbook, will make building systems as they are intended.
the entire project seamless to the City and staff.
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3 | Project Management Approach
Water Metering
Team Members Identification
Every vehicle and team member will display the Johnson Controls
Meter Team identification so residents will recognize us when we
are working on their meter, as well as when they see our vehicles.
All managers wear blue shirts and the workers wear bright orange
vests. Distinguishing between different classifications of workers
allows the City to know with whom to make requests. If the utility
personnel have any need, they can speak to any of the blue shirt
team members.
Meter Change-Outs
We will detail our meter change out process during
preconstruction meetings. Topics range from what types of
materials your utility department wants us to use to the exact Johnson Controls team members and
trucks are readily identifiable. Our team
process we follow for shutting the water off and on. The subject members wear distinctive uniforms and
matter is too lengthy for this document; however, there are a few carry photo IDs at all times on the project.
worth mentioning:
Training Supervision Responding to Old Meter
The installers are A foreman will supervise Problems Ownership
trained to properly each set of five small- When installing between Following the
change the meter meter installers. 100 and 200 meters each installation of the new
and AMI device that The foreman travels day, a small percentage meters, the City will
the City selected. between each of the of those installs will retain full ownership
Each installer will installers, ensuring that require a revisit. of the old meters. Due
know the importance they are performing Therefore, a 24-hour city to their high brass
of handling the their work as trained response person (CRP) content, they often
meter and AMI and that they are not is made available. The have significant scrap
device with care having any abnormally CRP’s primary job is to value to help offset
and will attend daily difficult meters. respond to any call that the project cost.
meetings to discuss A superintendent may come into the utility
issues raised by the oversees the foremen, department regarding
utility. monitors performance, meter installation. They
adheres to the carry an on-call phone
schedule, and ensures that is available to anyone
that crews have all affected by the project.
necessary materials.
JCI Connect
We can also use our innovative JCI Connect tool to increase production activity and deliver
extraordinary customer service. JCI Connect is a web-based program allowing for daily
communication for subcontractors and the City to keep everyone up to date on the project’s
progress in real time. Some of the capabilities of the program are illustrated with the following
sample screenshots. With Johnson Controls, Project Manager Sarah Paris leads this critical aspect of
the project, and you will always know exactly where the project stands. Most other firms need to rely
on subcontractors for data interfaces, reporting, quality controls and other key tasks.
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Project Management Approach | 3
Mapping Functionality – Closer View
The map above demonstrates a large meter inventory. Click any icon to view a list of details and links to different
aspects. The account number link shows the full details page. The identify link shows the street view. The navigate
link gives directions to the item’s location. The retrofit pictures link allows you to upload and download images for
each piece of equipment.
Identify Link
Convenient street map views are available and provide you with all of the same interactive icons. This allows for
proper planning and reduces the amount of time an installer uses to find the meter. Upon completion, the installer
can upload pictures of the meter pre- and post-retrofit directly from an iPad.
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3 | Project Management Approach
Quality Control Inspection Commissioning the AMI System
To ensure all installations are performed Our project manager is responsible for AMI
according to plan, we will take both before and system commissioning. Each billing system book
after pictures of the installation, as well as a is commissioned as it is installed to ensure that
close up of the reading on the old meter. As the all meters are reading correctly and transmitting
new meter is being installed, the JCI Connect their readings accurately. Our read rate
installation module will collect and transmit the guarantee ensures a 98% daily read rate with a
data, in real time, to a dedicated server where it 100% read rate over a 72-hour period. Even if a
will undergo a series of quality control checks. meter fails to send a reading due to a temporary
These quality control checks include verification obstruction of the AMI endpoint at the time, the
of the following: historical consumption data will backfill on the
next read and will not be lost. By the end of the
• The final read on the old meter is in line with project, the City will have an AMI system that is
the previous billing read. 100% tested.
• All newly installed meter and radio
identification numbers are correct.
• The new meter size matches the inventory. Sign Off Procedure
• The scope of work is followed on every
account through visual inspection of the As previously mentioned, commissioning of the
photographic evidence. books occurs as installations are completed.
Once a route is commissioned, a representative
Any data that does not pass the quality control from the City is asked to join the project manager
check will be flagged and the installer will to read these meters. Once the meters have been
be required to recheck the data before the read to the satisfaction of the City representatives
installation can be finalized. and the project manager, the route will be signed
off and it will be available for billing.
Data Handling
Project Quality
After the data has been quality controlled, we
input it into your billing system as smoothly The Johnson Controls project manager will have
as possible. Prior to the project, we will work the following responsibilities with respect to
with your billing system provider to establish quality control:
a batch update routine that will update the
billing system with the change-out information, • Ensure all work is performed in compliance
eliminating the need to manually enter the with contract requirements, construction
information. industry standards, and code requirements.
• Ensure all work is performed in accordance
with Johnson Controls’ standards.
• Manage and coordinate quality control
activities, tests, samples, and results.
• Ensure weekly project briefings are held to
discuss quality.
• Ensure drawings are kept up to date with
Bringing an Unbiased Perspective the proper revision and provided to the
to the City of Muskegon contractor.
Johnson Controls brings first- • Inspect equipment to be installed and reject
hand experience with every major equipment if found to be noncompliant
manufacturer’s systems and has with specifications or damaged during
delivered more than 150 AMI/AMR transportation.
systems as part of $500 million worth of • Investigate and resolve warranty problems,
water metering projects. and indicate the action taken on warranty
reports.
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Project Management Approach | 3
4. Subconsultant Management
Describe how your firm will select and work with subcontractors. For subconsultants that appear on the organizational
chart, provide resumes for key staff.
Selecting subcontractors for includes reference checks,
your project is conducted on a financial status review and
a client- and project-specific a site visit to a comparable
basis to ensure we choose the project where appropriate.
best match for Muskegon and
the finalized scope items. As We then work with you to
such, we have not added any select the partner that can
subcontractors to our team. provide the best value for
Johnson Controls will work with the City in terms of quality,
the City to collaboratively select cost and responsiveness. We
firms, taking into consideration negotiate a contract with the
the City’s preferred contractors terms and conditions that
who bring a record of success provide the best mechanism
with Muskegon, local firms for managing services or
to enable you to invest in materials while being fair to
the community, and diverse all parties. Our performance-
firms to help achieve your based contracts with partners
participation goals. assure us of obtaining
quality service. Our vendor
This approach gives us the management plans enable us
flexibility to reach agreements to track and control costs and
that provide the greatest performance as closely as if we
benefit to each specific client were doing the work ourselves.
and site. And, recognizing Most importantly, we retain full
that each client has a specific accountability for all work our
culture, we seek to find firms subcontractors perform.
that will complement and align
well with the client to ensure a
strong working relationship. Our Commitment
to Local Firms
Selection Process Our local presence in cities
around the world has
Effective subcontractor allowed us to develop strong
management begins relationships with contractors
with screening through a who have a proven track
competitive bid process, record of delivering and
maximizing the use of local meeting our expectations,
firms. We evaluate our and those of our clients.
partners for financial capability, Our approach balances best
technical excellence, past value with local contractor
performance, personnel considerations. We always seek
qualifications, ability to meet to maximize the use of local
specifications and the realism firms, as well as participation
of their cost. Our process, from minority and women-
outlined on the right, also owned businesses.
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3 | Project Management Approach
Johnson Controls’ Commitment to Supplier
Diversity: Diversity business development is the
set of commercial and purchasing processes
that incorporate diverse-owned businesses as
elements of our product and service offerings. It Gaining Your Approval
is a strategic business imperative that supports The City reserves the right to approve all
our mission to exceed customers’ increasing subcontractors. We will collaborate with
expectations. As such, goal attainment and you to select proven performers who
progress is reviewed and communicated meet your criteria.
throughout the organization on a monthly
basis. We understand that diversity business
development is a team effort and requires the
support of each Johnson Controls office, facility
and account.
Management Process
Execution/Accountability: Johnson Controls has We manage subcontractors using the same
a diversity business initiative that is directed tools we use to manage our own costs: defined
by senior management and is integrated into scope of work, performance reviews, and budget
our corporate strategy. A diverse business is review and analysis.
defined as a company that is at least 51 percent
owned, managed and controlled by one or more Defined Scope of Work/Costs
minority persons, or non-minority women, or
a small business that conforms to guidelines We negotiate fixed-price or time and material
established by the United States Small Business contracts with our subcontractors; depending
Administration, or a historically underutilized on the structure of the prime contract, we may
business based on local country definitions. include performance-based incentives that
We do business with more than 300 diverse are directly connected to contract fees. Our
suppliers, representing more than 30 product subcontracts include a definitive scope of work
and service categories. and specific contract deliverables as appropriate.
These subcontracts also include “flow down”
Our operations manager will make every effort provisions from the prime contract. We
to use our local employees, local contractors and incorporate our contract clauses for personnel
local suppliers, to ensure the project is good for conduct, security, dress codes, etc. into each
the community, as well as for the City. Johnson of our subcontracts. We include a requirement
Controls will also make every effort to partner within all of our subcontracts to establish an
and subcontract with those firms that have internal quality control program and agreement
served you well and in the past and have earned that allows us to conduct periodic inspections of
the right to be associated with the project. subcontractor designated work areas.
Most importantly, Johnson Controls retains full
accountability for all work our subcontractors
perform.
“
“The ability to select from many different options presented by J CI helped us to continually
maintain control of the scope and magnitude of the project while leveraging the energy efficiency
and systems exper tise they bring to the table.”
– Steve Allen, President, Guernsey County, OH Commissioners
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Project Management Approach | 3
Performance Reviews
We establish a technical point of control for all
vendors/service providers. Typically, a manager
or a supervisor, this individual is charged with
reviewing vendor performance to ensure that
he or she has delivered timely service at the
defined level of quality. The technical monitor
also reviews the vendor invoices to ensure
realism and accuracy. Whenever the technical
monitor finds an anomaly, he or she ascertains
whether the charges are justified. This control
mechanism helps ensure the City is charged
only for work done and that costs are fair and
reasonable.
Johnson Controls Updates
City Hall Controls System
Budget Review To improve facility operations and
occupant comfort in the buildings without
We build yearly budgets that cover all projected
negatively impacting the historic integrity
costs, including service provider costs. As part
of the City Hall, the city called on Johnson
of our monthly budget review, our management
Controls to install its Metasys® building
team identifies any trends or instances of
management system.
excessive cost and ensures subcontractor
compliance to contract terms and conditions. “The building controls were in need of an
The responsible manager is then tasked to upgrade, but we had to be careful of how
review all costs in this budget area and develop we modernized the controls system. Because
justification or prepare a corrective action the City Hall is listed on the National Historic
process. This control mechanism helps prevent Register, its building controls must be
cost creep that might go unnoticed at the hidden, so they do not interfere with the
individual item level. historical structure. Johnson Controls not
only understood these special needs, they
Bill Analysis also helped us meet them within our budget
constraints.”
The process for administering contracts - Venu Gupta, Facilities Manager,
is described above. Bill paying is done in City of Milwaukee
accordance with our accounts payable process.
After the technical manager for the subcontract Johnson Controls and the City of
signs off on the invoice to verify that it is Milwaukee staff teamed in a five-year plan
accurate, the invoice is sent to accounts payable. to implement the facility enhancements.
Our system’s processes are designed to identify The plan involved replacement of the 30-
and correct possible duplicate invoice payments. year old controls in City Hall and the other
Commitments and costs are captured within municipal buildings in the complex.
Oracle, down to the lowest level of service Our team worked with City staff in bi-
activity. Checks are generated as invoices are weekly meetings to identify areas that
verified. Johnson Controls issues checks to need improvement, as well as initiate
vendors on a predictable and pre-determined new projects. The improved control now
frequency. helps keep the building occupants more
comfortable and it frees the facility staff
to focus on preventive maintenance and
other more pressing needs.
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Page 238 of 288
4
Technical
Approach
1. Process Overview
“Our City was looking for a Provide an overview of the process your firm uses to develop and implement
solu tion that would improve performance contracts.
the working environment for
As we develop a performance contract, we work closely with
citizens and staff, increase the client to understand programmatic needs, goals and key
outcomes. We use a workshop approach to collaboratively scope
energy efficiency and the project, learning from your experience as we determine which
minimize operating costs. buildings and systems should be included. We use a systems
approach to building analysis, to include all building components,
In the end, we selected the deferred maintenance needs, asset replacement schedules, and
company with the best more. In this way, we will ensure that the performance contract
aligns with planning done to date, balancing ROI while meeting
overall program for our climate action outcomes such as improving efficiency, capturing
City which was Johnson lost/nonrevenue water, progressing towards net zero GHG
emissions goals, and improving resilience all by leveraging the
Controls. his project performance contracting funding approach.
displays this commitment
Building Emissions by Department
by having a significant local
Total Buildings Emissions
economic impact, including Metric
Tonnes Scope 1 Scope 2
job creation of 37 full-
Department of CO2e (NG) (Electricity)
time local positions over a Arena 2186.36 545 1633
two-year period, with over Cemeteries 71.87 38.5
78,585 local labor hours at City Hall 718.73 199.2 519.4
Fire Department 704.1 152.9 393.7
prevailing wage.”
Marina 214.36 204.7
– L. Michael Angeli, City
Manager, City of Marquette, MI McGraft Park 21.03 21
Parks Maintenance 365.38 79.2 193.3
Planning 105.84 98.7
Water Filtration Plant 3661.05 505.1 3142.8
Water & Sewer 539.36 297.6
Total 10336.75 1481.4 6542.7
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4 | Technical Approach
We will begin our discussions focused on the buildings identified in the RFQ. Based on the GHG
inventory we will evaluate additional buildings with the highest emissions to have the largest impact
on energy cost and GHG. Johnson Controls has developed a comprehensive database of ECMs we
have implemented for energy and carbon reduction, we describe some standard solutions in more
detail below. You will find this list includes a majority of the actions identified in the Buildings &
Facilities focus area in the Climate Action Plan v 1.1. Beginning on page 60 we provide an outline of
the process we use to develop and implement performance contracts.
Scope Items for Consideration: City of Muskegon EPC Program
DPW Buildings/Grounds Water Distribution
1. Lighting (Interior, Exterior, Intelligent) 14. Meter Replacement
2. High Efficiency HVAC Systems 15. AMI Network (Fixed/Cellular/Hybrid)
3. Building Automation 16. Right Sizing / Right Typing
4. Low GWP Refrigerant Conversion 17. Remote Disconnect Valves
5. Domestic Hot Water 18. Leak Detection (Sensor Network or Satellite Based)
6. Domestic Water Retrofits 19. Customer Portal App
7. Net Zero Advisor MIS (to support 20. Lead Pipe Inspections or Remedy
GHG/CAP) 21. Solar (Roof/Canopy/Ground Mount)
8. Space Planning/Remodeling at DPW 22. Battery Storage
Main Facility 23. Audit CIS and Database Scrub
9. Solar (on new roof/or parking 24. Power Factor Correction
canopy) 25. VFDs
10. Building envelope 26. “Smart Nodes” (sensing temp, pressure, dry pipe,
11. Fire & Security Upgrades freeze, etc. on distribution zones)
12. Ice Arena Chiller Replacement 27. New Roof at Filtration Plant
13. Other City Infrastructure (Phase 2?)
DPW Buildings/Grounds
Interior, Exterior, Parks, Street LED
lighting & Smart Lighting Controls
Driven by a room-by-room survey, Johnson
Controls will identify scope on a fixture-by-fixture
basis in each room of each facility, streetlights,
traffic signals, parking, walkways, decorative
lighting in a downtown area. This may include
scopes such as T8 & T-12 linear fluorescent lamps
and magnetic or electronic ballast being replaced
with or retrofitted to new LED fixtures for interior spaces. In
other locations, there may be high bay metal halide fixtures
that can be replaced with new LED fixtures. Where needed
(typically when changing layout) a photometric analysis will be
completed to ensure proper light levels are achieved. In many
cases, occupancy sensors make a lot of sense on the interior
space modifications, depending on layout day light harvest may
also make sense. Depending on the HVAC configuration we
can tie these occupancy sensors into the HVAC control system
to achieve dynamic scheduling for both lighting and HVAC.
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Technical Approach | 4
In exterior facilities that are served by boilers or furnaces,
facilities we equipment can be replaced with a more efficient
have seen version that will increase the combustion
mercury efficiency, extend the life of the new asset and
vapor or decrease maintenance. To address your climate
high-pressure goals, we will also evaluate electrification of
sodium lights heating.
that can be
replaced
Building Automation
with LED
fixtures and We address a wide range of existing controls;
incorporate occupancy sensors to power down some older versions may include old pneumatic
to a lower light output or off when no occupancy controls that rely on compressed air to make
is detected. This same technology has been the system work. In other scenarios they may
used in parking lot lights. Roadway lighting that have a simple stand-alone thermostat with
may currently be High Pressure sodium can no setback capability that controls a heater in
be retrofitted to LED and include technology a garage space. In other cases, we discover
to enable scheduling or motion to auto dim old digital controls that have not been fully
the lights. Traffic signals that are fully owned, utilized or commissioned in years. Whatever
with utilities paid for by the city may be good the current situation is, we will evaluate the
candidates for an intersection update to LED. In systems currently installed in each facility. We
some cases, it has also proven to be a good time identify what can be done to automate the
to update the controller at the intersections. system and increase the ability to schedule
This can allow for dynamic signal control based the times of use and temperatures around the
on traffic patterns, while renewing the life building occupancy patterns. This may include
expectancy of the assets in each intersection. implementing a direct digital control system
(DDC) that links occupancy sensors into the
HVAC and lighting systems, or a programmable
High Efficiency HVAC Systems thermostat with an integrated occupancy sensor
In facilities with infrared heaters and gas fired may be applicable. In many projects, building
unit heaters, such as the public works building, automation systems deliver significant savings
Johnson Controls evaluates the equipment while significantly enhancing ease of operations.
based on age, maintenance history and New and existing DDC can be enhanced through
overall condition. We identify if a replacement the use of OpenBlue Enterprise Manager
is needed or if there are other more suitable (OBEM), our digital building automation
enhancements that can be made. Many times, platform. Organizations that deploy OpenBlue in
with larger air handling units (AHUs) a condition their buildings experience significant energy and
assessment will identify specific replacement cost savings, get more out of their real estate,
needs to bring the units back to their original and report increased asset and shareholder
design condition – such as replacing bearings, value. A recent Forrester study showed that
motors, dampers and actuators, while leaving OBEM delivers up to 10% energy savings.
much of the sheet metal to be cleaned, patched, Before deploying OpenBlue, customers lacked
and painted. This renewal approach fixes aggregate understanding of the performance of
damaged and broken parts and reconditions their facilities regarding energy efficiency. They
the rest. This process has provided a more could track their energy spend but could not
cost-effective solution than a full replacement get the detail or breadth of view necessary to
of the units, especially where these are difficult understand how to decrease their energy waste,
to access. In other cases, a full replacement of save on spend, and improve their environmental
the equipment may be well suited, such as more impact without hurting employee productivity
accessible roof top units where replacement across their portfolio of buildings. After
provides higher efficiency air conditioning deploying OpenBlue, the users described saving
and upgrades to low GWP refrigerant. In on energy costs by responding to issues in real
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4 | Technical Approach
time and by implementing the best practices of Domestic Water Retrofits
certain facilities across their wider portfolio.
Driven by a room-by-room survey, Johnson
Controls will identify project scope fixture-by-
Low Global Warming Potential fixture in each room of each facility. We provide
(GWP) Refrigerant Conversion efficiency recommendations for each toilet, sink,
urinal, shower, and faucet in the facilities. In many
During the audit, we will evaluate the various
cases the older flush valves and porcelain can
refrigerants being used in the air conditioning
be replaced with new low flow matching systems
and identify if any of the air conditioning
that will provide 30% savings. In many cases,
systems are past their useful life. Typically older
faucet aerators can be replaced with a low flow
systems utilize high GWP refrigerants like R-22,
aerator. For kitchen equipment, efficient spray
and require a new system due the age and
nozzles can be installed in commercial kitchens.
the phase in of systems utilizing more efficient
In areas with irrigation, a weather station
refrigerants with a lower GWP, as illustrated
controller can be installed to automatically adjust
in the image below. These new systems will
the amount of water used for irrigation based on
the past, current and anticipated weather. This
eliminates irrigating when it is precipitating, or if
the soil is already moist.
Net Zero Advisor (NZA)
OpenBlue Enterprise Manager - Net Zero
Advisor is a cloud based digital tool designed
to streamline energy and emissions tracking
and reporting. NZA was specifically designed
to support projects like this one. With minimal
setup, and no hardware requirements on site,
it ingests energy data directly from the utility
monthly It converts energy consumption to
lower maintenance and operating costs while carbon footprint metrics. This allows you to
increasing occupant comfort in many cases benchmark buildings with publicly available
due to the new equipment being more reliable. efficiency data, to set baselines for each building
These upgrades address the phase out of
high GWP refrigerants that will no longer be
commercially available. The GWP of R-22 is 1,810
times that of CO2, meaning that any refrigerant
leaks from old systems, while potentially small in
volume, are high in impact. Therefore, moving to
low GWP refrigerants reduces the GHG emission
related to HVAC systems, while improving
efficiency and operations.
Domestic Hot Water
Domestic hot water heating
systems will be evaluated for a
higher efficiency solution, in many
cases the older atmospheric
burner tank style hot water
heaters can be replace with a
high efficiency condensing water
heater or in some cases even an
Net Zero Advisor Dashboard
instantaneous hot water heater.
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Technical Approach | 4
or building type, and set goals for each building based on energy audit or basic efficiency data. This
improves accuracy and auditability of reporting while reducing operational efforts. With continuous
monitoring, you can see the impacts of projects and programs on energy efficiency and emissions
reduction. Automated reporting simplifies updates to the GHG inventory, and a direct import and
export feature for EnergyStar Portfolio Manager provides scores for each building while meeting
reporting requirements recommended in the draft Climate Action Plan v1.1.
Space Planning/Remodeling at DPW Main Facility
As operational needs change over time or building utilization patterns are modified, it may become
necessary to move people or whole departments to optimize existing spaces. This may be as
simple as employees moving to a new desk, or it may become more complicated if departments
have outgrown their current spaces. In these cases, we have assisted other clients in a thorough
review of department needs, identifying the limitations of existing spaces, and developing a suitable
plan to renovate, remodel, or build new space as needed to accommodate operational goals and
efficiencies. This process typically requires interviews with city staff, managers, supervisors and
employees to holistically review space needs. From here workshops provide opportunities to review
recommendations and determine the desired modifications to be included in the final scope.
Solar PV (On New Roof or Parking Canopy)
Solar PV is a great way to reduce the amount of electricity you purchase from the utility company and
reduce GHG emissions by utilizing this carbon free energy. Solar PV sizing is determined by several
factors such as your total electrical consumption, daily and annual use patterns, the facility electrical
configuration, age and structural integrity of roof, location and orientation of parking lot, or access
to ground space. During solar PV planning we recommend a holistic approach to site evaluation,
exploring the potential benefits of a system that integrates battery or Distributed Energy Storage
(DES) on the site or EV charging stations in the parking lot under the solar PV canopy. We work with
you to develop a detailed system scope for the final engineering, layout, and sizing. We also facilitate
filing the interconnection application with the utility company for approval.
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4 | Technical Approach
Building Envelope Depending on the number and severity of the
leaks prior to replacement, insulation may also
The building envelope consists of roofs, walls,
need to be replaced, either in spots or entirety.
windows, doors, all of which impact building
Roof decking may also need to be replaced.
insulation values impacting energy use in
All of this is considered when doing a roof
the building for heating and cooling. These
replacement, our evaluation not only looks at
can be damaged, new products may improve
replacing like for like, but we also determine
performance, or they can simply reach the end
potential benefits of adding insulation meet
of useful life. During our audit, we evaluate
current code or go beyond to gain additional
the various components for impact project
savings. During roof re-design, we also evaluate
improvements could have on efficiency.
the drain and pitch to ensure proper drainage
Typically, weatherstripping on doors and on a “flat roof”.
windows fails and needs to be replaced. In
other cases, the roof-wall intersection isn’t Fire & Security Upgrades
sealed properly, allowing air to enter the
facility, or the caulking on a pipe or electrical Technology changes quickly, and as a result,
conduit penetration needs to be replaced. In the fire and security systems may be outdated
other cases, aging windows are well past their and need upgrades to stay current. As space
useful life and need to be replaced to eliminate changes over time there is often a need for
leaks and broken seals between windowpanes. additional fire suppression or detection, or
Roofing also fails over time, with obvious leaks. there may be benefits from additional security
Patching and repairs may work for a few years, cameras or access controls. Technology in
but in time a full replacement is required. cities has advanced to help law enforcement
– through additional security cameras on the
exterior of facility or strategically selected
lighting poles. These measures can be tied
into new technologies like gunshot detection
to provide the city and law enforcement with a
holistic solution for active emergency response.
We work with your staff to identify needs and
develop technological solutions.
Ice Arena Chiller Replacement
Ice rink chilled water systems can be costly to
run, maintain and operate. Proper operations
and maintenance are key to producing a
safe skating environment. Without functional
mechanical equipment, ice temperature
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Technical Approach | 4
fluctuations can lead to soft ice, impacting Other City Infrastructure
skating conditions, or lack of humidity controls
After this RFP, we would like to discuss the city
may cause fog on the ice affecting visibility. In
buildings and infrastructure as a whole and
extreme conditions, condensation may drip
identify any other sites that may benefit from
on the ice, causing bumps on the ice causing
this type of project and approach. A holistic
significant damage to skaters or the zamboni.
approach to the city infrastructure can provide
We have worked with ice arenas and rink
significant initial progress towards the climate
operators throughout the state to identify
action plan, providing an implementation plan
needs and develop solutions to overcome these
to align building and infrastructure to your
challenges. Solutions we have installed range
goals of net zero emissions. This comprehensive
from modifications to the existing equipment
approach can identify phases of implementation
and controls of equipment to full replacements
for ongoing improvements required to reach
of the dehumidification equipment and chillers
this goal by 2040. Other facilities that we
with more efficient chillers, pumps, and air-
have helped cities with include - City Hall, Fire
handling equipment. During the audit, we
Stations, Arena, Convention Center, Water Filter
work with staff and users to clarify issues and
Plant, 17 Lift Stations, AMI, Street lighting, Traffic
determine the most cost-effective solution to
Signals / Controllers, Parks Facility Lighting &
deliver the desired outcomes.
Irrigation, Cemetery, Marina, etc...
Water Distribution
Meter Replacement
Johnson Controls proposes to deliver a complete
meter replacement project – including all
associated data integration - for all accounts
in the city. We understand that an ongoing
meter replacement program is underway
using in-house resources. Our staff and
expertise are at the disposal of the City to
help decide if the meter technology currently
being deployed meets all the present and
future needs of the City. Centered around
a half-day workshop, we will collaboratively
neutral and has installed AMI systems from
evaluate product and solutions on the market
every major manufacturer during our 26-year
to meet your needs both today and tomorrow,
career in this business. As such, we can provide
taking into consideration: accuracy over 20-
you with the correct information and look at the
year term of positive displacement vs. static
options holistically to make a selection that will
metering; integration with network; features and
best fit the City’s needs.
capabilities; O&M; warranty; and cost.
AMI Network Right Sizing/Right Typing
Did you know that it’s entirely possible to have
Johnson Controls will work with the City to
meters which meet AWWA new meter accuracy
identify an AMI system network that will meet
standards but still lose billable revenue for the
the City’s needs – both current and future. We
City? Johnson Controls will take a deep-dive into
will hold a workshop with the City to discuss
your meter data and will physically survey larger
the options that are currently on the market,
commercial accounts in order to find meters
the features of those systems, communication
which are of the incorrect design and type of
methods, available Smart City/IoT applications,
meter given the customer being served.
and much more. Johnson Controls is vendor
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4 | Technical Approach
Remote Disconnect Valves Customer Portal
Remote disconnect technology can greatly Customer portals allow for utility customers to
reduce or even eliminate the number of truck view their own data, track their consumption,
rolls that are required for water shut-offs/turn- set alerts for themselves, and many other
ons by allowing the City’s customer service useful features which can reduce the workload
representative to disconnect water service with a of the City’s customer service representatives.
few keystrokes at their computer. This capability Some of our past customers have also used
reduces the amount of time spent in the field to their customer portals to facilitate customer
perform the shut-off, increases safety of workers communication for non-water-related
who may be confronted by an upset customer messaging such as community events, delayed
if they’re on site, and provides an incentive for trash pickup, and other messages due to a high
prompt payment for any customers who may adoption rate among customers and the speed
be in arrears. This technology is also useful of communication.
for “snowbirds” who may desire for their water
service to be disconnected and/or in situations We will present and discuss prominent customer
where a large customer-side leak is detected portals which are currently available on the
while they’re away. Johnson Controls will present market along with the detailed features of those
and discuss the current options for a remote portals. Additionally, Johnson Controls can help
meter disconnect technology. the City generate a custom marketing campaign
for the customer portal to assure the highest
possible adoption rate among customers.
Distribution Leak Detection
While leaks that occur on the customer’s side
of the meter are important, the leaks which
occur in the distribution system are equally
as important. Distribution system leaks which
are allowed to continue not only result in
higher water loss for the City resulting in
increased production costs, they also lead to
other infrastructure issues such as Inflow and
Infiltration (I&I), sink holes underneath roads,
or large catastrophic failures which can flood
homes, businesses, and even entire areas.
Johnson Controls will present and discuss the
available technologies on the market today,
including satellite imaging, allowing the City
to make an informed decision on how best Lead Pipe Inspections or Remedy
to target these leaks and further reduce non-
revenue water. Lead and copper service lines have been all
over the news in recent years and the US EPA
has set a number of upcoming deadlines as
it pertains to the remediation of lead in water
distribution systems. Our installation teams
have the capability to perform lead and copper
surveys during our meter installation phase
since Johnson Controls will already be on site at
every water service in the City to perform the
meter replacement and/or AMI system upgrade.
This will allow the City to have a real, verified test
for each service in the City that is not based on
statistical samples and will allow any unknown
services to be documented.
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Technical Approach | 4
Solar (Roof/Canopy/Ground Mount) Power Factor Correction
Water treatment plants are generally very Due to the nature of the electric loads at a
good candidates for solar PV electric power treatment facility, a power factor penalty can
generation, checking the boxes for: open space be substantial. In addition, this adds additional
for ground mount arrays; behind the meter load; electric current to switchgear, MCCs, and cabling
and a very favorable electric load factor. Johnson in the form of reactive power. Johnson Controls
Controls is the first (and only known) ESCO to will investigate to determine if fixed or switching
implement a floating array at a water treatment capacitor banks are justified.
plant lagoon shown below for the Town of
Walden in Colorado.
Variable Frequency Drives (VFDs)
Johnson Controls will investigate any
applications for VFDs at the treatment plant or
pumping stations.
“Smart Nodes” on Distribution System
Technology is
available that allows
municipal utilities
better insights
into system and
zone performance.
The Sensus ally®
meter (see photo)
Battery Storage not only offers
In conjunction with a PV array, Distributed 3-way disconnect/
Energy Storage (DES) should be explored for reconnect remote
the City of Muskegon. A DES solution would valving, but also
allow leveling of electrical loads, a hedge against has pressure,
future rate increases, enable advanced load temperature and alarms (freeze and dry pipe).
management strategies such as Time-of-Use
billing, and provide independence and resiliency. New Roof at Filtration Plant
This evolution at water and wastewater
treatment facilities to a microgrid approach is Typically roofs have a warranty and expected
gaining acceptance nationwide. An interesting life of around 25 to 30 years, as the roof
byproduct of this approach is that these plants approaches this age you may experience more
are then very good candidates for community leaks on a frequent basis. While minor repairs
emergency shelters. may extend the roof life, at some time, it needs
to be replaced in whole. Similar to the new roof
replacement at the DPW facility a few years ago,
Audit CIS and Database Scrub it sounds like this roof needs a replacement.
As part of our standard process, Johnson While evaluating this roof for replacement,
Controls will perform a comprehensive analysis it will be evaluated for the condition of the
on the utility billing data. We will check for insulation, if that needs to be replaced in select
potential errors in rate code applications, meter spots or in its entirety. The roof decking will
multipliers, and other areas of the system which also be assessed and replaced as needed. In
may currently result in the City underbilling this evaluation, we also inspect the amount of
their customers. We shall inform the City of any insulation, roof drainage and structural analysis
errors that are found along with suggested to address code and efficiency goals, improve
remedies which will be implemented during the roof function, and assess the potential for
installation phase of the project. rooftop solar PV.
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4 | Technical Approach
Process Overview
The City can fully rely on Johnson Controls to develop and implement this project successfully
because we have perfected a project approach on 3,500 projects over 40 years and bring dedicated
project managers who manage the installation using proven practices. Our approach is broken down
into 12 steps in four phases:
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Technical Approach | 4
Objectives: Identify Objectives: Determine
project objectives, target the project parameters
systems for improvement, and funding sources,
and determine the conduct in-depth
potential overall benefit assessments of the
of implementing a facilities, and create the
performance contract. proposal detailing the
scope of the project.
1. Interviews with the City
In an “ideation” workshop environment with key 1. Determine Final Scope,
stakeholders, we ascertain: Pricing and Funding Source
In workshop settings, we finalize the:
• The City’s goals, key business drivers and
challenges. • Method of establishing project baselines.
• Maintenance and operational procedures. • Measurement and verification approach.
• Overall spending practices. • Operations and maintenance and service.
• Construction coordination.
2. Site Survey • Financial strategy using all rebates and local,
state and federal incentives.
• Investigate the budget and study utility bill
history.
• Interview City staff. 2. Detailed Engineering and
• Conduct site visits to assess conditions and Energy Study & Report
systems, as well as outline how the building • Collect data through utility and facility
is being used. surveys.
• Gather preliminary information and assess • Develop project baselines and conduct a
improvement possibilities and associated technical and economic feasibility analysis.
costs. Determine payback scenario and • Develop ECMs in a shopping list format,
provide cash flow data to the City. perform a lifecycle cost analysis of each, and
select final ECMs with the City. ECMs are
3. Preliminary Proposal refined to a stage of 100% concept and 30%
design to verify that the measures indeed
• The preliminary proposal details current meet the facility and financial requirements.
energy use and spending, and summarizes • Create design and construction documents.
proposed ECMs, project schedule plans, and • Initiate a competitive bid process with City-
projected cost and savings data. approved subcontractors.
• We determine during a stakeholder • Finalize overall project costs.
workshop how to best meet your financial • Generate project scope, cash flows and final
and performance goals. report.
• Selection of facility improvement and energy
efficiency measures for the Detailed Analysis
and Design Phase. 3. Report Delivery and Performance
Contract Agreement
• Organize a final project review/workshop.
• Review scope with the City.
• Finalize scope, project cost and cash flow.
• Sign contracts.
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4 | Technical Approach
Objectives: Complete Objectives: Compare
project scope, closeout pre- and post-retrofit
project and educate staff conditions, provide
to effectively maintain technical assistance and
new systems/equipment. detail overall project
performance.
1. Construction 1. Monitoring and Verification
• During the implementation phase, the We offer four general approaches to assessing
measures are brought to 100% design savings in accordance with the Federal Energy
through a submittal and approval process. Management Program and International
• Equipment procurement and subcontract Performance Measurement and Verification
executions. Protocol guidelines:
• Sarah Paris, the project manager, oversees
the process, our personnel and the • Option A: Stipulated Savings and Baseline.
subcontractors. • Option B: Measured/Stipulated Baseline,
• Johnson Controls provides mentoring to our Verified Performance.
diverse and local subcontractors so they can • Option C: Comparison of Similar Buildings
grow their practice. with and without ECMs using Whole Building
Data.
• Option D: Stipulated Baseline, Verified
2. Commissioning Performance.
Representatives from the City and Johnson
Controls will conduct a final inspection to verify Using the approach specified in the contract, the
compliance to the contract documents. We will performance assurance engineer will monitor,
prepare and submit closeout records and as- track, document and report the savings to the
built documents to the City. Commissioning all City at specified intervals.
features of the new or upgraded equipment
will be conducted using the manufacturer’s 2. Maintenance and Support
specifications as well as the performance We use data from reactive, preventive and
criteria established for the specific project. Once predictive maintenance efforts to assess each
commissioning is completed, we will seek the system to improve overall reliability while
City’s final acceptance. controlling costs. We may employ the following
techniques in our proactive maintenance
3. Training program:
The Johnson Controls Institute will customize • Root cause failure analysis.
additional training to meet the needs of the City • Performance specifications.
and offers: • Engineering evaluation.
• Packaged training programs. • Operational/verification of new and rebuilt
• Computer-based training packages. equipment.
• Branch and on-site instruction.
• Videos of the training for subsequent use. 3. Closeout Report
Along with annual performance reports, we will
provide the City with a final report comparing
baseline totals with guaranteed totals to show
the project’s impact in its entirety.
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Technical Approach | 4
2. Baseline Calculation Methodology
Describe in detail the methodology your firm normally uses to compute the energy baselines of the various ECMs, as
well as actual performance.
To accurately assess performance of an ECM, it operating conditions affected by the retrofit
is necessary to make comparisons of pre-retrofit implementation. Energy savings estimates are
and post-retrofit conditions of the facility under the result of the agreed-upon energy savings
similar conditions. The pre-retrofit baseline calculation, which is based on the difference
will be established by documenting conditions between the performance measurements
(in terms of unit energy consumption, energy and its associated baseline values. Energy
efficiency, or other performance parameters) cost savings are determined by applying the
over a defined time period. The baseline will thus appropriate unit cost to the calculated energy
provide a yardstick for the pre-retrofit operation savings. Total dollar savings are the sum of the
of the facility in terms of hours of use on a daily/ energy cost savings from each retrofit and any
monthly/yearly basis and the corresponding other savings as identified herein.
energy consumption performance for those
hours of use. When possible, a baseline may
be created from already-established energy Required Info from Muskegon
consumption information as well. A baseline
may be established by using utility billing data To establish a baseline, Muskegon will need to
for a utility type and measurements of the provide the following information:
various end uses. • Three years of billing history for all utility
data at each institution (electricity, natural
To develop a baseline for a facility, we must
gas, fuel oil, gasoline, propane, and water).
gain an understanding of the various utility
• Square footage of facility
types (electricity, natural gas, oil, central steam,
• Drawings, prints, maps of facilities
etc.) used at the facility, and whether the
• Number of staff and visitors during the same
various utilities are metered on more than one
three-year period.
utility (billing) meter per utility type. Typically,
• Equipment run time.
a baseline is established for each utility type
• Occupancy schedules.
and ECM. The performance measurement
• Access to control systems and verification of
is the measured values of the post-retrofit
control strategies.
• Detailed information regarding equipment
“
problems and/or down-time.
• Changes that occurred at the institutions or
with equipment during this same three-year
period.
• Comprehensive utility billing system extract
“What’s impressed me the most abou t with a minimum 24 months of data.
Johnson Controls is what I’ve seen to be a • Results of any recent meter testing activities.
• Access to meters for surveys, data logging,
desire of the company to develop a lasting replacement, and any other necessary tasks.
relationship based on quality of products,
If for some reason the requested information
installation and, even more impor tant, is not available, we will estimate the unavailable
information using nationally recognized sources
long-term ser vice.” to assist in generating the baseline. After the
– Steve Bedard, Chief Financial Officer, City of baseline has been generated, we will compare
Charleston, SC the data with building profiles of similar type
facilities within the same climate zone.
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4 | Technical Approach
Computer Simulation and Modeling Tools
We prefer the non-proprietary eQUEST program we simulate the existing building scenario. We
for determining present building loads and create various graphs and tables to view energy
energy use, and in analyzing savings calculations and dollar usage by energy category, and then
for various measures because it is an extensive compare the simulated data to actual utility
Windows-based building simulation software bills to verify the building model. Matching the
tool. It has been used widely by companies calculated data to actual data helps us and
to perform load studies, understand impact our clients verify the accuracy of data obtained
of different rate structures, and prepare during our detailed analysis and ensures the
incentive packages. Some of the more common guarantees we made have acceptable risk.
applications include:
Once the simulated building profile is matched
• Building Load Calculation to utility bill profiles, we simulate a number of
• Heating and Cooling Equipment Sizing scenarios to calculate the savings associated
• Energy Use Analysis with various measures and compare different
• Hourly Demand Analysis options and alternatives. We can create
• Rate and Bill Analysis numerous reports and graphs to identify energy
• Fuel Switching Strategies use by equipment type, fuel type or total costs.
• Economic and Financial Analysis of Various
ECMs and renewable energy applications The baseline for water and sewage usage is
developed using two or more years of data to
The inputs for performing the above gain an accurate view of past usage. This data is
applications include occupancy data, building input into spreadsheets and is verified via on site
envelope, lighting, building equipment, heating evaluations of equipment and staff interviews
and cooling equipment, operating conditions to determine if any significant alterations
and schedules. Accurate building profiles are have been made in the recent past. We also
simulated with the use of actual weather data investigate anomalies such as erratic spikes
and rate schedules. After entering all relevant and unequal usage between water and sewer
input parameters into the simulation package, consumption.
Pre-Retrofit Calculations for the Water Meters
Rate Class Average Monthly Volume Based Flow: Johnson Controls will use the Pre-Retrofit
Monthly Billable Usage Data to determine the amount of unrecognized and unbilled billable usage.
Pre-Retrofit Billable Usage Data will be obtained from water billing reports supplied by the City
during the detailed audit. Base charges and taxes for each client class will be calculated and deleted
from the total revenue to determine the volume-based revenue. To determine the post-retrofit
annual volume revenue, the volume-based revenue is multiplied by the post-retrofit guaranteed
meter accuracy/pre-retrofit meter accuracy. The difference between the post-retrofit annual volume
revenue and the pre-retrofit annual volume revenues represents the potential revenue increase
available to fund this project. For each individual large water meter:
Baseline = Existing Annual Water Revenue (obtained from the City’s billing reports)
Existing Annual Base Revenue = (Monthly Base Charge) x (12 Months)
Existing Annual Volume Revenue = Existing Annual Water Revenue – Existing Annual Base Revenue
Post-Retrofit Annual Volume Revenue (New Meter Accuracy) = Existing Annual Volume Revenue x
(New Meter Accuracy / Test Meter Accuracy)
Annual Water Revenue Available to Fund Project = Post-Retrofit Annual Volume Revenue – Existing
Annual Volume Revenue
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Technical Approach | 4
Baseline Calculation 3. Adjustment to
Methodology for Benefits
from Correcting Errors in
Baseline Methodology
the Utility Billing System Describe the method(s) used to adjust the energy
and O&M baseline due to such factors as weather
Our project development engineers and and facility use changes. Describe factors that would
performance assurance specialists will review necessitate adjustment.
those accounts that appear to be being billed
incorrectly on a regular basis with the City staff.
We will also review any errors found in the large
meter survey with your staff. Some common
Facility Improvements
billing system errors include billing an account
During the initial energy baseline creation and
at the wrong rate code, billing an account for
during the ongoing performance management
the wrong meter size, and not billing an account
of the project, it may become necessary to
for all of the services it receives. For example,
adjust the energy baseline for factors or unique
assume that an inside city limits account that
changes in the building’s use, utility or for non-
is not on septic and should be billed for sewer
controllable variables. Common adjustments are
usage is not being billed for that service. If the
for items such as:
review by both Johnson Controls and the City
confirms that the billing system is in error, we • Increases or decreases in the conditioned
will determine the benefit by taking the base square footage or building occupancy.
year billed usage and applying the correct water • Major changes in the weather.
and sewer rates for the base year. The difference • Major additions or deletions to the non-
between the amount billed by the City and the temperature sensitive loads in the facility
amount that the customer should have been such as computers, copiers, printers, etc.
billed by the City is the benefit. • Changes resulting from the addition or
replacement of equipment with more
energy-efficient equipment.
• Changes in production variables.
• Major changes in building operations
outside of the energy baseline parameters.
Approach
Johnson Controls’ approach to energy baseline
adjustments is to ONLY apply adjustments
where it is both fair and equitable for both our
client and Johnson Controls. Our approach is not
to claim savings for consumption or demand
reduction that did not result from Johnson
Controls or the ECMs. Nor do we believe that
we should be financially harmed by changes
Attention to Savings
outside of our control that negatively impact
Because our performance engineering the savings generated. Furthermore, our
team is in the area, they will be able to assured performance guarantee is designed for
spend more time on site, and will readily modifications versus cancellation. Rest assured
work alongside you to provide maximum that our assured performance guarantee will
savings for this project. This one-on-one never be canceled due to changes but rather
approach is critical to ensure in ensuring modified to reflect the adjustments to which our
that the project savings are achieved. clients and Johnson Controls agree.
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4 | Technical Approach
Methodology Water Metering
Johnson Controls’ methodology to adjust our
energy baseline for one or all of the above Johnson Controls can only guarantee the
variables is accomplished as follows: accuracy of the water meters that it installs.
Billable usage and therefore billable water and
• Johnson Controls models the changes to sewer revenue may be affected by many factors
calculate the impact on the energy baseline. outside of our control, such as:
• Johnson Controls computes the energy
baseline calculation using the changed • Water usage trends.
variables and compares this with the actual • Water rationing programs.
measured calculation to determine the • Demographic and/or population shifts.
impact of the changes. • Changes in the industrial or commercial
base.
• Regulatory changes.
Client Approval
• Droughts, floods, rainfall, or other weather
Once Johnson Controls has computed the or climatic conditions.
impact of all adjustments to the energy baseline, • Water system pressure variations.
we will then review this information with the • Non-metered water usage.
City. Muskegon can then either accept or reject • Failure to collect amounts due for billable
our proposed adjustments. If the City accepts consumption.
the adjustments, the baseline is adjusted • Changes in monthly base charges, monthly
accordingly and savings are computed and allowable minimum base consumption, or
reported based upon the adjusted baseline. monthly volume charges.
• Changes to water and sewer rate schedules.
If the City rejects the adjustments, then
• Changes in water sources and treatment
Johnson Controls and the City may use an
processes.
expert disinterested third party, agreeable to
both Johnson Controls and the City, to provide Johnson Controls uses H2Optimizer, a
binding direction for adjustments. Upon such proprietary software modeling tool, to accurately
direction, Johnson Controls then computes quantify the financial benefits from a meter
the energy baseline using the agreed upon replacement project. The detailed account
adjustments and reports savings accordingly. history from the Kingston billing system is
Johnson Controls Implements
Similar Effort for Port Huron
As part of a $3.8 million performance
contract, Johnson Controls right-sized
a recirculation pump at the wastewater
treatment plant and added variable
frequency drives to four return activate
sludge pumps. The effort will save the City
$7.9 million.
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Technical Approach | 4
imported and goes through numerous accuracy checks to confirm data integrity before analysis is
begun. Actual rate schedules are used to verify the billing information and for projecting the new
billed amounts.
Operating on data extracts from your billing and asset management records, the program locates
and highlights problems such as:
• Zero read and no read meters. • Meters approaching their warranted life.
• Abnormal consumption meters. • Top 100 account analysis and reported
• Misapplied rate codes. consumption against stored trends.
The program generates reports that outline in a straightforward manner remedies this particular
utility should consider to solve the identified problems. These remedies can include:
• Meter/radio replacement or repair. • Investigation of meter programming.
• Meter rebuild (for 2” and larger). • Leak detection.
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4 | Technical Approach
4. Savings Calculations
List all procedures, formulas and methodologies, including special metering or equipment, which your firm uses to
calculate energy and O&M savings. Include assumptions made in the calculations.
Measuring and Calculating Construction Savings
Energy Savings
We will calculate project savings on an annual
The following methodologies are general basis with the period beginning the first month
calculations, whereas actual calculations will be after the project has been accepted. During
specific to each scope. the construction period of a project when an
individual ECM is completely installed and
We begin by performing an energy audit to functional, that measure will be producing
identify existing conditions. Depending on the savings. The savings accumulated during
identified potential scope, measurements are the period of time between when a measure
taken using true RMS kW meters, temperature or measures is/are installed and when the
loggers, runtime and occupancy loggers, entire project is completed is referred to as
ultrasonic Btu meters, etc. The measurements construction period savings. Construction
are used in the savings calculations. Based savings are measured and documented using
upon the results of the Facility Survey and IPMVP like any other savings and we will
Benchmarking, we perform energy savings strive to maximize the total project savings.
calculations to analyze the opportunities to Improvements with short installation schedules
improve facility efficiencies by conserving will begin accruing savings upon installation,
energy through modifications of both operating even as we are installing other improvements.
and control schemes. We also investigate and
quantify the impact of equipment replacement Total construction period savings are calculated
and/or modifications. These calculations by tying each ECM and its documented
are performed with a variety of engineering completed installation date to its capability to
software, ranging from spreadsheet calculation generate the savings. Construction savings may
to detailed modeling of the building to be aggregated into a single dollar amount for
determine interactions between recommended the construction period and carried forward as
improvements. project benefits for the duration of the contract
reporting. Construction period savings stop at
Many common control, equipment, and system the signature date of the substantial completion
modification calculations may be performed document. At that point guaranteed savings
using Microsoft Excel. For calculations involving begin.
more complicated control, equipment and
system modifications, we use building modeling Johnson Controls currently maintains nearly
software, such as eQUEST, to model the entire $7 billion in energy guarantees, encompassing
system or facility and to ensure the accuracy several thousand buildings. Our methodologies
of the results. Common ECMs investigated and energy accounting methods have withstood
will include lighting retrofits, HVAC mechanical the test of time, the scrutiny of all types of
upgrades, water conservation opportunities clients, and have been reviewed by numerous
and the building envelope, to name a few. We energy consultants and utilities worldwide.
will review the final savings calculation in their These reviews have added a level of confidence
entirety with the City. Only calculations and – unmatched in this industry – that our
savings projections that you approve will be approach, process and methods for projecting
included as part of the project. and achieving savings, while improving facility
operation, are realistic and attainable.
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Technical Approach | 4
Operational Cost Savings Water Meter Accuracy
We will evaluate and quantify operational The Overall Weighted Average Accuracy Pre-
savings associated with the ECMs, but we will Retrofit and Post-Retrofit is calculated based
only consider hard cost savings. We will preview upon testing a statistically valid, random
these with City representatives to ensure validity. sample of the existing small water meter and
intermediate water meter population using a
Johnson Controls will also perform lifecycle cost 95% confidence interval in the results. Large
analyses, which include the maintenance cost water meter (i.e. meters 3” and larger) accuracy
for aging equipment as well as the anticipated is not averaged, however, and the results are
replacement cost for old equipment. Lifecycle applied solely to that specific account. This
costing compares two separate scenarios, while is different than other ESCOs who perform
using accepted accounting principles to align statistical averages of large meters within the
both scenarios on a comparable basis. This type system which may overstate project benefit.
of analysis validates replacement of older, less
efficient equipment with new energy efficient The overall weighted average accuracy is
systems that are more reliable and are less calculated by multiplying the test results at
expensive to maintain. Operational savings will various flow rates (i.e., low, medium, and
be mutually agreed upon. During the detailed high flow rates) by a weighting factor that is
study, we will meet with facility personnel to dependent open both the test flow rate and
review any identified operational savings. In the type of meter, as specified in the American
addition to energy and operational savings, we Water Works Association (AWWA) Manual of
will explore other areas to increase efficiency. Water Supply Practices - M6, Fifth Edition, Water
Meters - Selection, Installation, Testing and
We will then present the results of all ECM Maintenance. ©2012 American Water Works
calculations and the associated cost estimates Association, ISBN 978-1-58321-862-4.
for the individual ECMs, including all savings,
project costs, and payback data on a single Johnson Controls uses an advanced statistical
worksheet. These calculations will enable you to sampling program to determine the quantities
actually create a project set that best fits your and sizes of water meters to be removed and
functional and economic needs. Selecting ECMs tested for accuracy. In this manner, we are able
will be conducted collaboratively in a workshop to calculate the mean accuracy of the City’s
where we will prioritize the ECMs and develop meter population without having to pull a large
the final selection. number of meters, and thus disrupting utility
department operations or inconveniencing
clients. This gives us the assurance we need
to precisely model, and measure post-retrofit,
the savings gained as a result of the Johnson
Controls performance contract. The program
risks are minimized, while the program benefits
are maximized.
Our water experts are highly regarded in the industry and have been involved in writing several AWWA manuals.
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4 | Technical Approach
Johnson Controls will use the Pre-Retrofit design and install all ECMs according to your
Monthly Billable Usage Data provided by the City requirements for space temperatures and
to determine the amount of unrecognized and process related requirements, as well as all
unbilled billable usage. Base charges, fees, and relevant codes, standards and industry best
taxes for each customer class will be calculated practices including adopted state codes,
and deleted from the total revenue to determine international codes, National Electric Code
the volume-based revenue. and other local codes. Additionally, we will
use such recognized authorities as ASHRAE,
To determine the post-retrofit annual volume IESNA (Illuminating Engineering Society of
revenue, the volume-based revenue is multiplied North America) and AIA (American Institute of
by the post-retrofit guaranteed meter accuracy/ Architects). These standards include ASHRAE
pre-retrofit meter accuracy. The difference 55-2004 (Thermal Environmental Conditions for
between the post-retrofit annual volume Human Occupancy) with addendum 55a-2004,
revenue and the pre-retrofit annual volume ASHRAE 62-2001 (Ventilation for Acceptable
revenues represents the potential revenue Indoor Air Quality), and the lighting design guide
increase available to fund this project. For each in Chapter 10 in the 9th edition of the IESNA’s
rate class of water meters and for individual Lighting Handbook.
large water meters:
Standards of service can be maintained through
Baseline = Existing Annual Water Revenue the following:
(obtained from the City’s billing reports)
• On-site staff maintenance (if requested by
Existing Annual Base Revenue = (Number of the City).
Meters) x (Monthly Base Charge) x (12 Months) • Use of Facility Performance Indexing to
Existing Annual Volume Revenue = Existing monitor equipment for proper performance
Annual Water Revenue – Existing Annual Base to maintain standards of comfort through
Revenue programmed set points.
• A performance service agreement with
Post-Retrofit Annual Volume Revenue (New Johnson Controls to properly maintain the
Meter Accuracy) = Existing Annual Volume equipment to agreed upon standards.
Revenue x (New Meter Accuracy / Test Meter
Accuracy) Amber Buhl, the Performance Specialist, will
consult with your administrative staff to ensure
Annual Water Revenue Available to Fund that standards are maintained for the duration
Project = Post-Retrofit Annual Volume Revenue of the contract. She will run monthly automation
– Existing Annual Volume Revenue system reports, analyze utility bills or potentially
trend consumption directly from the meters
to ensure the consumption stays within an
5. Standards of expected range. Amber will also communicate
closely with City staff to ensure the comfort
Service and Comfort levels are maintained and proper adjustments
are made to account for any changes in
Describe the method and documentation of standards
operations or building conditions. If any
of service and comfort. Describe the contract language standards or comfort levels are exceeded, our
to agree upon maintenance responsibilities, occupancy engineers will make proper adjustment to the
schedules, operational cost reductions, and other system to ensure both standards and savings
responsibilities in the guaranteed savings contract. are met.
The following page contains a sample of the
The ECMs implemented by Johnson Controls
Standards of Service and Comfort.
will not compromise the safety, comfort
or reliability of your environment. We will
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Technical Approach | 4
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4 | Technical Approach
6. Monitoring changes in usage of the building and others.
This ensures that the guarantee is fair to the City
and Verification and Johnson Controls. Any operational savings
that are not energy-related are agreed upon in
the guarantee document.
a. Describe the methodology proposed for ongoing
monitoring and savings verification, including the Any excess savings that are above and beyond
frequency of such efforts. Note if an industry standard those used for project justification are the City’s
such as the International Performance Measurement property. As an example, if Johnson Controls is
and Verification Protocol is used and describe the conservative in estimating the actual savings in
preferred option.
an ECM that is then documented with IPMVP
Option B protocol, additional savings will be
Johnson Controls follows International measured and documented, but will not be
Performance Measurement and Verification collected by us. The City will have thorough
Protocol (IPMVP) standards, along with Federal documentation of the additional savings.
Energy Management Program guidelines to
measure and verify savings. There are four M&V
options under IPMVP: Options A, B, C and D. For Guarantee Reconciliation
many projects, savings may be verified with a
The guarantee is reconciled annually within 60
minimum of measurement and at a minimum
days of the anniversary of the guarantee start
cost. Other projects, however, may call for a
date. The total dollar amount saved for the
more rigorous approach. The City and Johnson
year is the sum of the amounts shown on the
Controls will jointly agree to the method that
monthly cost avoidance reports for that year. If
best meets the project’s needs. We will discuss
the total savings are less than the guaranteed
the risks and costs of each alternative before
amount, the City will have two options: It can
a decision is made. These methodologies are
receive a payment from us in the form of a
shown on the following page.
shortfall compensation check, or it can carry the
shortfall over to the next year. A performance
b. Describe how the guarantee provisions work in the contract guarantee is the City’s assurance
event that project results vary from projections. Also
describe how excess savings can be documented. Third
that we will meet the savings expectations
party guarantees are not acceptable. established during project development.
Our guarantee works in a straightforward
manner. If the energy savings are less than the
7. Sample Contract
guaranteed amount, we will pay the shortfall.
The guarantee is monitored monthly and Include in the appendix the performance contract your
reconciled annually, as described below. Our firm intends to use for this project.
guarantee is not a third-party insurance policy.
We are directly accountable for the financial risk. Our standard contract is in the appendix.
In any event, the project will be fully paid for
over time from energy and operational savings.
We calculate savings by comparing actual 8. Sample Audit
energy usage after project completion with
a baseline, defined as the amount of energy Include in the appendix an audit your firm completed
the facility would have used if the project had for a similar project. Redacting personal, financial and
not been implemented. One commonly used other sensitive information is acceptable as long as the
baseline is a 12-calendar-month period of pre- intent of the sample is represented.
project utility bills. The baseline is adjusted for
factors that are not related to the project but We have included in the appendix the audit we
do affect energy consumption ‒ unseasonable prepared for the City of Marquette, along with
weather, changes in production schedules, the resulting M&V Report from Year 5.
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Technical Approach | 4
Partially Measured Retrofit Isolation
A. Savings are determined by field measurements of the key performance parameter(s) which
define the energy use of the FIM’s affected system(s) and/or the success of the project.
Measurement frequency ranges from short-term to continuous, depending on the expected
variations in the measured parameter, and the length of the reporting period. Parameters
not selected for field measurement are estimated. Estimates can be based on historical data,
manufacturer’s specifications, or engineering judgment. Documentation of the source or
justification of the estimated parameter is required. The plausible savings error arising from the
estimation rather than measurement is evaluated. For example, a typical application would be a
lighting retrofit where the power draw is measured before and after the retrofit, and the lighting
burn hours would be agreed upon. The equation for computing the savings would be:
KWSavings = (kWBaseline – kWRetrofit) x Number of Fixtures
KWhSavings = kWSavings x Burn Hours
Measured Retrofit Isolation
B. Savings are determined by field measurement of the energy use of the FIM-affected system.
Measurement frequency ranges from short-term to continuous, depending on the expected
variations in the savings and the length of the reporting period. A typical application for the
Option B methodology would be to measure savings from the installation of variable speed
drive to control pump flow. A kW meter could be installed to read system power every minute, in
comparison with the constant load measured during the baseline.
Whole Building/Utility Bill Comparison Analysis
C. The whole facility approach takes a holistic approach to savings verification. It is typically used
when a significant portion of the energy consumption at the facility is impacted, when multiple
high-impact measures are implemented and when there is interaction between the energy
efficiency measures. Option C is the direct comparison of facility bills from a pre-installation base
year to the post-installation bill period. Option C requires that adjustments be made to account
for any changes to the facility or its operation, such as changes in operating hours, increased
square footage, and new equipment, from the base year. The most recent 24 months of actual
utility data is collected and analyzed to create a multivariate regression analysis to develop a
baseline. Key factors such as weather conditions, square footage, end-use load consumption,
environmental conditions, and occupancy schedules must be documented to clearly establish
the baseline conditions that exist before implementation.
Computer-Simulated Energy Use Prediction
D. In an Option D analysis, savings are determined through simulation of the energy use of the
whole facility, or of a sub-facility. Simulation routines are demonstrated to adequately model
actual energy performance measured in the facility. This option usually requires significant skill
in calibrated simulation. It is applied in situations in which a multifaceted energy management
program is installed in a facility but where no meter existed in the baseline period. In this case,
energy use measurements, after installation of meters, are used to calibrate a simulation.
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Page 262 of 288
5
Financial
Approach
1. Preferred Approach
“No other firm, besides Provide descriptions of the sources and types, and costs of financing
Johnson Controls, provided available, as well as your firm’s preferred approach. Describe the
mechanics of the financing arrangement, including equipment ownership,
us with ‘real’ financial responsibilities/liabilities of each party, security interest and any special terms
and conditions that may be associated with the financing this project.
guarantees and the
per formance exper tise and There are a number of alternatives for financing your project,
including entering into a lease, using a contingent payment
turn-key assurances we approach, the issuance of securities or bonds, and/or obtaining
demanded.” financial support through available grants and incentives. Each
approach has unique aspects relating to cost, timing, approvals,
– Lester Tipton, Department of and implicit rate, and Johnson Controls does not have a preferred
Public Works, City of Bedford, IN
method. Instead, we will work with you to deliver the solution that
will work for the City. We do not make money on financing and
our Structured Finance team is a free resource to our clients.
We Bring a Structured Finance
Team to Identify Options
Our Structured Finance department is dedicated to identifying
customized financing options for clients. We can provide general
information relating to all available financing options to assist
with your analysis of each financing option. Johnson Controls
can also provide detailed and project specific factual information
on contingent payment, leases, and grants and incentives. In
providing you such information, you should understand that we
are not recommending a course of action on any of the financing
options, nor are we acting as an advisor to you. Johnson Controls
is not a registered as a municipal advisor with the Securities and
Exchange Commission pursuant to Section 15B of the Securities
Exchange Act of 1934.
If you are considering financing your project through the use of
municipal securities, you should engage and rely on the advice
and recommendations of independent municipal advisors, bond
counsel and underwriters with respect to the aspects of such
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5 | Financial Approach
financing. Should you need, Johnson Controls
can provide you a list of such advisors with
whom it has worked in the past and have
experience in providing such advice on energy
efficiency and facility improvement projects.
Johnson Controls has no arrangement or
understanding, formal or informal with, and
receives no benefit, directly or indirectly, from
such parties by providing you with their names
or should you choose to use their services.
Should you decide to finance your project
through the issuance of municipal securities,
Johnson Controls can assist as needed with
factual information your bond counsel or
underwriters may need on a description of your
Our Innovation and Purchasing
project, the scope, cost, and overall projected
benefits. Our Structured Finance team wants to
Power Means More Upgrades
match the right financing structure with what is • Competitively Bid All Contracts
best for the City and most appropriate for the ‒ We will competitively bid each
project. subcontract so more improvements
can be included, but we won’t skimp
on quality. All of our subcontractors
Financing Arrangements will be held to performance-based
contracts so they provide the same
A lease-purchase is the most common way to level of service as we do.
finance a performance contracting project. We
• Purchasing Power – Because we
work with more than 30 different banks and
purchase more than $7 billion in
leasing companies to arrange third-party leases.
goods each year through 400 partners,
While Johnson Controls is not a party to the
we are able to provide the City with
lease, the Structured Finance team can use its
competitive pricing on a wide array of
vast network of relationships to competitively
systems and equipment. This results
obtain offers from lenders. This can be done
in a lower equipment cost than any
through a formal RFP process or we can simply
of our competitors on ALL equipment
provide introductions. Johnson Controls does
purchases (not only Johnson Controls
not commit to any single financial institution so
products).
that offers are always competitively procured.
• Elimination of Multiple Mark Ups
If a lease-purchase with a third party is not ‒ The City will receive the benefit
preferred, we can offer alternatives. The Johnson Controls brings as an
Structured Finance team can arrange a direct equipment manufacturer. Our ability to
lease-purchase with Johnson Controls, provided buy equipment direct from the factory
that we are allowed to assign the transaction. eliminates multiple layers of markup.
Structured Finance can also offer the Johnson
• Owner Direct Purchases ‒ In
Controls Contingent Payment program, whereby
addition, due to the City’s tax exempt
the City pays based upon savings achieved. If
status, we will work with you to
a client is interested in complete transfer of
identify items you can purchase
operational and capital responsibility, Structured
directly, thereby avoiding sales tax and
Finance can work with trusted partners to
minimizing the cost to the City and
transfer ownership of central utility plants,
taxpayer.
upgrade the equipment and deliver energy to
the client.
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Financial Approach | 5
The following information summarizes the We have implemented the Contingent Payment
most commonly used options, as well as some program with municipal clients such as Louisville
alternative approaches. Metro Government in Kentucky. They had strong
credit ratings and could afford to traditionally
finance the projects. However, they simply did
Contingent Payment Program not want to borrow money from a bank or bond
Johnson Controls understands that our clients issuance. Also, the clients wanted to make their
are often reluctant to borrow money from a savings payments to Johnson Controls out of
bank or to issue bonds. With that in mind, we their utility budget. From their perspective, they
offer an alternative arrangement called the pay for energy savings the same way they pay
Johnson Controls Contingent Payment program. for electricity, gas and water from the utilities.
Rather than borrow money from a third party,
Johnson Controls funds the cost of the project. Infrastructure as a Service
The City then pays Johnson Controls over time,
but where the obligation to pay is “contingent” With this program, the client gets the upside
upon savings delivered. If Johnson Controls does of new infrastructure without the burden of
not perform and deliver the savings as expected, ownership. Rather than borrow money through
the City is able to withhold payment up to the traditional debt financing, the City might want
shortfall amount. The City only pays for the to expense facility improvements through our
energy savings that it receives. Infrastructure as a Service program. Under this
Contingent Payment Program Enables
Louisville Metro to Implement Major City-
wide Equipment Upgrade Program
Louisville Metro Government set up a Contingent
Payment Program to fund $36 million in system and
equipment upgrades throughout City Hall, the Police
Department Headquarters, detention centers, judicial
centers and public works facilities. The improvements,
which included HVAC, lighting, water conservation and other retrofits, will generate $56
million over the performance period. Prior to this project, Metro Government issued bonds to
construct a new library. Moody’s Investors Service assigned a credit rating with the caveat that
it could go down if the city takes on additional debt without increasing the tax base. Johnson
Controls offered our Contingent Payment Program to finance the improvements with no
public bond issuance or bank loan. Under this alternative arrangement that is neutral to the
Metro Government’s credit rating, the payment obligations are variable and limited to actual
benefits received from the improvements.
“When you have limited resources it’s impor tant that you get resul ts, and that you’re only
paying for success. [The Contingent Payment Program] with Johnson Controls allows us to
meet that objective, and withou t us having to pu t up the capital.”
– Steve Rowland, Chief Financial Officer, Louisville Metro Government
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5 | Financial Approach
program, the City would make no upfront capital According to the Association for Government
investment. Together with our funding partners, Leasing & Finance, one of the most valuable
Johnson Controls would pay for the cost to attributes of a lease-purchase is that it enables
engineer and install mechanical, electrical, and municipalities to finance projects without
plumbing improvements; the City would pay for incurring a “debt” or an “indebtedness” that is
the benefits that is receives over the contract subject to voter approval and debt limitations.
term. Infrastructure as a Service is a “pay for For most government entities, laws dictate
performance” program. Johnson Controls pays that transactions are considered “statutory
for all operations and maintenance costs during debt” if the obligations exceed the revenues
the contract term. At the end of the term, the for the current fiscal period. They are therefore
City can choose to either extend the service subject to voter approval and limitations. To
contract or purchase the improvements for fair address this, the lease-purchase contains certain
market value. Infrastructure as a Service is one covenants so that it is not considered debt.
way a client can redirect operating expenses into
capital improvements without diminishing its There are a wide number of banks and leasing
borrowing capacity or cash reserves. Therefore, companies that participate in the lease-purchase
Johnson Controls transfers the risk to us, the market. That broad supply of capital ensures
building experts. competitive pricing. It should be noted that
a lease-purchase is typically structured as a
private placement. That lack of liquidity and the
Lease Financing non-appropriation clause frequently means
that a lease-purchase has interest rates that are
The most common form of financing for slightly higher than a bond issuance.
performance contract projects is a lease-
purchase. In these arrangements, the City, as However, the closing cost for a lease-purchase
lessee, enters into a transaction with a financial is relatively low, which often makes it an efficient
institution, as lessor. A lease-purchase is popular financing vehicle for projects under $25
because: million. A lease-purchase is also very flexible,
as amortization schedules can be “sculpted” to
• It is not considered statutory debt. match the savings from a performance contract
• It does not require voter approval. and there are no minimum principal payment
• The documentation and closing costs are denominations. Another positive attribute is that
relatively light. the time needed to close is relatively short (e.g.,
• The time to close can be less than 30 days. approximately 30 days).
Isle Royale Taps Johnson Controls
for Solar Microgrid Project
Isle Royale National Park has traditionally
been powered by diesel generators. Johnson
Controls was tasked with developing two
separate microgrid systems on opposite
ends of the island. We installed 23 solar
thermal domestic hot water pre-heating and 87% at Rock Harbor, as well as 45.7% of
systems, including 61 collection panels. estimated fuel oil use for domestic hot water.
The systems provide 78% of the energy A site controller manages the microgrid,
required for domestic hot water at Windigo performing monitoring and control tasks.
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Financial Approach | 5
Johnson Controls can work with lenders to recommendations on a bond issuance. However,
design a payment schedule that corresponds to we can provide in-depth details on the project to
the construction period and savings generated enable the client and its underwriters/ advisors
from the project. The goal is to create a cash to structure a bond issuance in a way that best
flow neutral transaction for the client. Johnson serves the needs of the client.
Controls can help to identify lenders that can
offer lease-purchase terms that are as long as
the law will allow. In most cases, this is 15 to 20 Preferred Financing
years. The longer amortization term enables a Arrangement
client to obtain more facility improvements with
the same amount of savings. This reduces the Our preferred financing arrangement is the
amount of facility improvements that a client arrangement that is best for the City. The
needs to purchase through its capital budget or amount of funding available for a performance
other debt financing. contract is impacted by two main variables: the
City’s financial condition and the project size that
Bond Financing the savings will support. Our local team has not
been involved with a project that was denied
Another way for governments to finance their financing for the full amount of the project
capital improvements is to issue bonds. The two desired by our clients.
most common bonds that are used to finance
projects are general obligation bonds and
revenue bonds. Equipment Ownership
In a typical general obligation bond issuance, The lessee technically owns the equipment
the issuer of the bonds usually agrees to levy during the term of the lease. The lessor files a
and collect ad valorem property taxes without UCC Financing Statement to protect its lien on
limitation up to an amount sufficient to make the equipment during the term of the lease.
principal and interest payments on the bonds. At the conclusion of the lease term, or upon
Since the obligation exceeds the budgeted prepayment of the lease, lessee shall have clear
revenues for the current fiscal period and the title to the equipment.
borrower has attached its taxing covenant,
the bond issuance becomes a burden on the
citizens and likely requires voter referendum to Responsibilities/Liabilities
approve. A borrower’s ability to issue general
obligation bonds will also be subject to laws All responsibilities and liabilities of the lessee
governing statutory debt limitations. and the lessor shall be set forth and mutually
agreed upon in the financing documentation.
Obligations in a revenue bond issuance are
generally limited to the amount and source of
pledged revenues. Some revenue bonds contain Security Interest Required
a rate-set covenant that obligates the issuer to
set its revenue-producing rates at levels that are The lessee may grant the lessor a first lien
sufficient to cover all operating costs including security interest in the equipment being
debt service. financed as part of the contract. The lessor shall
file appropriate UCC Financing Statements to
Johnson Controls has worked on many projects evidence its security interest in the equipment.
in the past that were financed with various
types of bonds. We have also worked on
projects where referendums were needed for Special Terms and Conditions
the public to approve the issuance. Johnson
Controls has great relationships with municipal If there are any special terms and conditions
bond underwriters and will freely provide associated with a lease, they are determined on
introductions for client. We cannot provide a case-by-case basis.
Statement of Qualifications for the City of Muskegon Energy Performance Contract | May 2025 79
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5 | Financial Approach
2. Grants, Rebates and Incentives
Describe how your firm will maximize the use of grants, rebates and incentives.
With tight budgets, many of our clients need
creative financial relief. Our Alternative Funding
Team has one shared goal: to find money for
you. The team identifies and helps apply for
applicable grants, rebates, and incentives so you
can make more improvements to your facilities
and infrastructure, reduce total cash outlay, and
realize greater savings.
Leverage Our Grant Expertise
Countless clients have turned to our dedicated
grant experts. With your permission, we are
ready to help you. We can collaborate to identify
qualified funding opportunities, facilitate and
Drive Down the Cost
develop grant applications, and provide support
to help manage reporting and compliance of Your Project
requirements. At your request, we will use the Since 2009, Johnson Controls has
following process to help you identify and secure helped win more than $433 million
funding: in grant funding. Our team has an
80% win rate compared to an average
• Conduct customized research and identify industry win rate of 17% to 30%. We win
organizational and project-specific funding from many sources, including
government and private grants, as well as the U.S. Department of Energy, the U.S.
subsidized loans and bonds. Department of Justice, and the U.S.
• Generate a funding opportunity report that Department of Homeland Security.
highlights potential sources.
• Create a project management plan for
application development.
• Manage the grant application process from
key program and organizational information,
start to finish.
and submitting a final application. This close
» Implement strategy to develop and
collaboration strengthens the final application.
gather appropriate information for
competitive and responsive proposals.
» Coordinate completion of required Sampling of Grants Received
attachments.
» Write, edit, and format response by Our Clients and Partners
documents.
• Review final content to ensure compliance • Hope Network in Grand Rapids – $3.6 million
with requirements, ensuring project grant.
schedules are met. • Kalamazoo County, Cheboygan County,
and Missaukee County in Michigan – each
We work together throughout this process. Your county received $508,346 through the
organization will focus on identifying subject Energy Efficiency and Conservation Block
matter experts, obtaining application review and Grant Program. In total, the three counties
approval from executive leadership, contributing received over $1.5 million.
80 Statement of Qualifications for the City of Muskegon Energy Performance Contract | May 2025
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Financial Approach | 5
• Wyandotte Public Schools, Michigan –
$148,736 for a more secure front entrance,
Capitalize on Rebates
security equipment, and enhanced security and Incentives
planning.
• Branson 82 School District, Michigan – Our incentive and rebate professionals work
$625,950 for school security improvements. to offset your capital costs and increase your
• Croswell-Lexington Public Schools, Michigan purchasing power. Our experts work with
– $205,448 for security improvements. some of the most complicated and stringent
• Cheboygan Public Schools, Michigan – utility providers so you can remain focused
$170,000 for school security improvements. on your core mission. The Alternative Funding
• Wolverine Public Schools, Michigan – Team routinely assists our clients to secure the
$50,000 for school security improvements. following types of rebates and incentives from
• Freeland Public Schools, Michigan – $48,074 utility companies and regional energy efficiency
for school security improvements. programs:
• Charlton Heston Academy, Michigan –
• Prescriptive efficiency equipment rebate
$25,000 for school security improvements.
programs (boilers, heat pumps, furnaces,
• Ewen-Trout Creek Schools, Michigan
water heaters, etc.).
– $13,074 for security equipment and
• Custom incentives for energy efficiency or
enhanced security planning.
energy resiliency projects outside of the
• Zion Lutheran Church, Michigan – $5,974 for
utility company’s traditional prescriptive
school security improvements.
rebate program.
• Clinton County RESA, Michigan – $43,790 for
• Instant incentives, which are allocated funds
school security improvements.
to pay for qualified equipment purchases at
• Nueces County, Texas – $7.9 million
the time of purchase versus other programs
to support energy efficiency facility
that are normally paid four to six weeks after
improvements.
installation.
• Acadia Parish School Board, Louisiana – $7.3
• ENERGY STAR equipment and appliance
million in Qualified Zone Academy Bonds
rebates.
(QZABs). Funding paid for facility renovations
• Rebates and incentives for renewable
that included lighting, an emergency
technologies (solar, wind, geothermal,
management system, HVAC replacement,
distributed energy storage, etc.).
and a water well.
• Danbury Housing Authority, Connecticut –
$2.5 million to implement energy efficient Project Development
facility improvements.
• Case Western Reserve University and Due Diligence
Johnson Controls, Ohio – $1.4-million
research-and-development grant to We apply the following structured process to
demonstrate the effectiveness of virtual make sure that all possible opportunities are
energy audits in small commercial buildings. captured.
• Santa Fe Trail Board of Cooperative • Research and identify all potential
Educational Services, Colorado - $1,240,074 opportunities.
to implement a regional interoperable • Recommend qualified products that have
communications system for six school the greatest incentive potential to our
districts and local law enforcement and first development engineers.
responders. • Work with utility program representatives to:
• Sheridan School District 2, Colorado » Understand utility processes and goals
– $1,102,362 for school security to help streamline the City’s internal
improvements. processes.
• Libby Public Schools, Montana – $1.1 million » Define critical rebate and incentive
grant to install a new HVAC system. timelines and milestone requirements.
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All rights reserved. CONFIDENTIAL - CONTAINS CUSTOMER INFORMATION.
5 | Financial Approach
» Determine status of utility funding levels,
availability for each program year, and
payment ceilings.
» Verify the City’s participation
requirements and availability of
incentives.
» Provide rebate and incentives estimations
to the City based on proposed project
scope and options and adjust as needed.
» Request that manufacturers submit
their products for the utility’s qualified
products list.
» Review the City’s application with utility
representatives to ensure compliance
We Cut Through the Red Tape
and confirm all available opportunities
are included. So You Don’t Have to
Our rebate and incentive experts hold a
combined 32 years of experience. They
Turnkey Services During blend their in-depth understanding of
Project Implementation technologies and utility programs to
proactively increase your purchasing
You can count on us to: power. Since 2019, our Incentives and
Rebates team has secured approximately
• Obtain pre-approvals, rebate fund $17.3 million for our clients nationally.
reservations, and utility program acceptance.
• Communicate timelines and milestones with
the entire team to ensure we comply with
program requirements. • In Illinois, public housing authorities and
• Finalize required incentive and rebate local governments have obtained more than
submittals for project completion. $796,000 in rebates and incentives. Rebates
• Update, submit, and track final applications supported the purchase and installation of
until the City receives the funds. street lighting, interior lighting, furnaces, air
handling units, boilers, solar components,
and hot water heaters. Incentives have been
Sampling of Rebates/Incentives obtained through the Smart Energy Design
Received by Our Clients Assistance Center, an applied research
program at the University of Illinois at
Urbana-Champaign, supported by the Illinois
• In Texas, more than 16 higher education,
Department of Commerce and Economic
local government, and K-12 clients accepted
Opportunity Illinois Energy Now Program.
over $5.8 million in utility rebates and
• In California, our clients received rebates
incentives to support their energy efficiency
from major utility companies. Southern
and renewable energy projects.
California Edison’s alternative funding
• In Hawaii, local government and higher
provided the Los Angeles Unified School
education clients have received more than
District with $52,000 in rebates to support
$2.6 million in rebates and incentives for
$1.9 million in lighting projects; generated
lighting, building envelope, power quality,
$10,369 in rebates for the City of Santa
HVAC, and other mechanical upgrades.
Ynez and their $177,403 project; and
• More than 13 local government and K-12
brought $444,043 in budgetary relief for
clients in Pennsylvania obtained nearly $1.3
the California Science Center’s $9.3 million
million in utility rebates and incentives to
project.
support energy efficiency and renewable
energy projects.
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6
Additional
Services
1. Provide an overview of your firm’s additional energy efficiency related
services. This section should not be more than five pages, and should not
repeat services described elsewhere.
“The ability to select from
many different options
Space Utilization
presented by J CI helped
us to continually maintain
and Optimization
control of the scope and Optimizing existing space improves operational and energy
efficiencies. This need can be exacerbated in aging buildings that
magnitude of the project were not designed for today’s operations. Our goal is to work with
while leveraging the energy you to deliver buildings that are healthy, functional, and efficient.
We have partnerships with design firms that specialize in space
efficiency and systems planning, layout, and design. We work with these firms to create
exper tise they bring to the a comprehensive project, where we provide energy efficiency
upgrades, renewable energy solutions, adaptive reuse and space
table.” optimization to deliver a building that meets your needs.
– Steve Allen, President, As an example, for the City of Marquette, we developed a project
Guernsey County, OH
Commissioners
that included a remodel of city hall to improve space utilization
while meeting energy efficiency goals. For the Wyandotte School
District, we were able to design and build a new multi-purpose
gym as part of a $34.8 million bond project.
Sustainability Advisory Services
Johnson Controls’ Sustainability Advisory Services supports
customers in setting and meeting sustainability and resiliency
goals for the built environment. Concurrent to the performance
contract, we collaborate with City stakeholders through interactive
workshops to bridge from climate action strategic planning to
set building specific goals and actions. After evaluating solutions
and various decarbonization pathways, we provide pathways to
deliver your overarching goal of net zero GHG emissions for City
operations by 2040.
Working closely with City stakeholders, we seek to refine the goals
and principles driving climate action. Building this framework
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6 | Additional Services
for action provides another filter for prioritizing and sorting building solutions to incorporate the
right mix of demand side energy efficiency and renewable energy production at each building.
Understanding your resiliency goals provides another set of guidelines to develop an integrated
solution, to reduce energy use, optimize your buildings, and make significant progress towards
emission reduction on a clear phased timeline to 2040.
We integrate the performance contracting process with your climate action planning and reporting.
As we assess building energy consumption and evaluate asset conditions and lifecycle timelines and
evaluate potential solutions, we align to your climate action plan KPIs. This can include an updated
GHG inventory for Scope 1 and 2 emissions from buildings, as we assess the most recent utility data.
We take a broad view during solutions development, including planning for building electrification,
aligning fossil fuel powered equipment life cycles with your 2040 goals, and evaluating the impacts of
efficiency and renewable energy project, the greening of the grid, and the GHG emissions impacts.
Even as we build out the first phase of the performance contract, we can develop a long-term
roadmap to guide future phases in your journey to net zero.
Example Outcome: Waterfall Chart of Steps to Net Zero
We also provide expertise in supporting EV fleet electrification, addressing vehicles and charging
infrastructure. This includes an assessment of your current fleet vehicles, ages, and uses. Much
like optimizing building spaces, we work with you to right size vehicles with the functional use
requirements. We also evaluate total cost of vehicle ownership in our assessment to show the true
cost of owning and maintaining the fleet. Understanding parking policies and practices, we develop a
phased plan for building out the charging infrastructure requirements.
As projects are developed and move into implementation, we provide ongoing reporting support.
This includes updates to the GHG inventory, and report development for internal or external
stakeholders to celebrate progress towards goals. We support dashboard development, to highlight
energy savings as well as renewable energy production and changes in emissions over time. As
we develop these reports, we are able to provide ongoing recommendations, keeping the City of
Muskegon up to date on what we’re seeing and doing around the world as we provide cutting edge
solutions to customers with aggressive emission reduction goals.
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Additional Services | 6
OpenBlue Net Zero Advisor:
Streamlining Ongoing Assessment
Net Zero Advisor provides you with all the information you need for ongoing assessment, to track,
manage, and report energy efficiency and sustainability goals. This software package is quick to
deploy, does not require hardware and can be procured for a very competitive monthly subscription
fee. Here is how it works and what it can deliver for you.
Why Net Zero Advisor?
Critical to realizing any future goal is understanding where you stand today. Net Zero Advisor
will quickly and accurately paint that picture for you by automatically measuring and aggregating
your utility data and converting it into industry standard metrics. It provides you with a single
dashboard that pulls together information on your energy usage, utility spend and carbon emissions,
eliminating the need to manually process the data from disparate sources.
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6 | Additional Services
With all this data at your fingertips, you can then start to make informed decisions on how to reduce
energy consumption and emissions across your building portfolio. You can set specific goals and
targets which will be tracked automatically, reducing the time spent getting the information you
need. The benefits include:
• Identification of anomalies in energy waste patterns
• Use internal/external efficiency and carbon benchmarks to identify savings and focus areas
• Measure those savings over time versus baselines and quickly understand your progress towards
goals and where deviations are occurring
All these features contribute towards simplifying the planning process for achievable reduction
targets, targets that can be broken down into a specific set of goals for each location.
We’re On the Same Journey
Forging a Path to Decarbonization for Our Flagship Plant
In 2020, our Norman, Oklahoma plant was one of our largest carbon emitters, making its
decarbonization critical to meeting our overall emissions goals. The approach taken to
slash energy consumption and emissions is the same one we bring to our clients, guided by
our eight-step plan. We’re deploying a central utility plant and redesigning and retrofitting
a 1.56-megawatt carport solar solution with vehicle charging stations. Plans include
electrification of process operations, water conservation upgrades, and more. The entire
solution will be validated and supported using OpenBlue Enterprise Manager, the Net Zero
Advisor application and the OpenBlue Central Utility Plant software, which enables central
utility plant optimization, automated emissions reporting, and data-powered decision-
making. Through these enhancements, the Norman plant will reduce its GHG emissions by
43% and reduce energy consumption by 26% (based on a 2017 baseline). In addition, we
streamlined the plant’s operations to deliver $960,000 in annual energy, operations and
maintenance savings while eliminating potential downtime in the facility.
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Additional Services | 6
Water & Wastewater Treatment Plant Upgrades
Johnson Controls has successfully completed more than 60 guaranteed savings projects at municipal
water and wastewater treatment plants - applying the same approach as contemplated in this RFQ -
driven by improved operations,
cost reductions, and deferred
maintenance. These scopes
include: Aeration blowers,
SCADA, river intakes, biogas-
to-energy, high efficiency
pumping, elevated storage,
UV disinfection, and increased
filtered water capacity just to
name a few. Since municipal
water and wastewater
treatment can account for
40% of a community’s energy
consumption, Johnson Controls
is at the City’s disposal if this
Johnson Controls has implemented energy efficiency and process
is an area you would like to improvement upgrades at more than five dozen water and wastewater
explore. treatment plants across the country.
Statement of Qualifications for the City of Muskegon Energy Performance Contract | May 2025 87
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Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: Sick Leave Extension for Employee
Submitted by: Timothy Kozal, Public Safety Department: Public Safety
Director
Brief Summary:
An employee is requesting an extension of sick leave.
Detailed Summary & Background:
Officer Andrew McKee is requesting an extension of sick leave. His sick leave has currently been
exhausted, but he is asking for an extension of sick leave to be able to return to duty at full health. He
is requesting this per the Police Patrol Union contract Article 18.8: In the event of a confining illness,
and provided the sick leave accumulation has been exhausted, the City Commission may authorize
an extension of leave to the extent of five (5) days for each year of service, not to exceed an
additional sixty (60) working days. Provided, however, that, in the case of an employee who shall
have been in the City service for more than fifteen (15) years, such additional leave may be
extended not to exceed six (6) months, instead of sixty (60) working days.
Officer McKee has been an employee for 7 years and is requesting a total of 35 sick days.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
Amount Requested: Budgeted Item:
Yes No N/A
Fund(s) or Account(s): Budget Amendment Needed:
Yes No N/A
Recommended Motion:
I recommend extending 35 sick days for Officer Andrew McKee per the Police Patrol Union contract.
Approvals: Guest(s) Invited / Presenting:
Immediate Division
Head No
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Communication
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Page 277 of 288
Page 278 of 288
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: Resolution of Support for the Design of
Apple Avenue
Submitted by: Dan VanderHeide, Public Works Department: Public Works
Director
Brief Summary:
Staff recommends adoption of the included resolution expressing support for MDOT's design of Apple
Avenue and associated City costs.
Detailed Summary & Background:
As discussed at the Worksession meeting on May 12, 2025, this resolution expresses support for MDOT's
design of Apple Avenue, including lane reductions to three lanes from Roberts to Terrace, and two
lanes from Terrace to Webster. The City's costs associated with utility work, statutory cost share, and
other improvements including a multi-use path along the south side of Apple are included in the
resolution for clarity. Those costs are included in the recommended FY26 budget.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
2027 Goal 1: Destination Community & Quality of Life - Improved transportation connections
throughout the community
Amount Requested: Budgeted Item:
None at this time (Formal agreement later in Yes X No N/A
2025)
Fund(s) or Account(s): Budget Amendment Needed:
202 (Streets), 590 (Sewer), 591 (Water) Yes No X N/A
Recommended Motion:
I move to adopt the included resolution expressing support for MDOT's design of Apple Avenue and
the City's associated costs.
Approvals: Guest(s) Invited / Presenting:
Immediate Division X
Head No
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Page 280 of 288
City of Muskegon
RESOLUTION OF SUPPORT for
MDOT’s Reconstruction of Apple Avenue, Webster Ave to Home St
WHEREAS, The City of Muskegon recognizes the substantial investment the Michigan Department of
Transportation (MDOT) will make into the Apple Avenue corridor within the City of Muskegon limits,
and desires to acknowledge the close partnership that MDOT has demonstrated during the design and
development process; and,
WHEREAS, the City of Muskegon has valuable utility assets in the Apple Avenue corridor, and those
assets have capital repair and replacement needs that the City has asked MDOT to include in the project,
at the City’s cost of approximately $1,750,000 in sewer costs and $480,000 in water costs; and,
WHEREAS, the City of Muskegon acknowledges that the City is statutorily obligated to pay a percentage
of the total road project costs under Public Act 51 of 1951 as amended, estimated at $150,000; and,
WHEREAS, the City of Muskegon has asked for specific improvements based upon its Master Plan and
public engagement efforts, including a multi-use path along the south side of Apple Avenue, and the City
anticipates those improvements will cost approximately $1,400,000; and,
WHEREAS, the City of Muskegon, its residents and businesses have been active participants in the
design process through extensive engagement efforts by both the City and by MDOT; and,
WHEREAS, the current design of the project includes a reduction in the number of lanes in certain
locations to create a five-lane roadway from US-31 to Burton, a three-lane roadway from Burton to
Wood, and a two-lane section from Wood to Webster; and
WHEREAS, the City of Muskegon desires to express support for a three-lane section from Burton Street
to Terrace Street in order to minimize any impacts to its Public Safety Department’s emergency
responses;
NOW, THEREFORE LET IT BE RESOLVED, that City of Muskegon hereby expresses its support for
the project, its overall design, and MDOT’s partnership throughout the process.
Yeas:
Nays:
Absent:
I certify that the above Resolution was adopted by the City Commission of the City of Muskegon on
May 13, 2025.
BY: Ann Meisch, City Clerk
______________________________________________________________________________
Signature Date
Page 281 of 288
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: Resolution of Support for City Ownership of
Apple Avenue
Submitted by: Dan VanderHeide, Public Works Department: Public Works
Director
Brief Summary:
Staff recommends adoption of a resolution of support for City ownership of Apple Avenue following
MDOT's 2026 reconstruction project.
Detailed Summary & Background:
During design of Apple Avenue, the City heard from the community that creating a city street
instead of a state highway along the Apple Avenue corridor was a priority. Many of the changes
necessary were supported by MDOT and have been incorporated into the current design. Some
other changes MDOT has expressed concern about, however they have made it clear that if the City
were to take ownership of Apple Avenue after the reconstruction project (removing the M-46
designation and placing the City in full control of the street), the design standards the project is
required to use become more flexible.
Examples of items that would be affected by the City taking ownership include the signals at Terrace
Street and Pine Street. The traffic study clearly shows the signals are not needed, nor are they
needed any time soon even with models that project increasing traffic in the area, a fact MDOT
acknowledges. As far away as 20 years from now, the study does point out that the level of service
at those two intersections would be approaching an undesirable level, assuming traffic increases at
the rate the study projects. Given this, MDOT's attitude is very conservative, and their Lansing-based
Signals Unit has decided that they would leave the signals in place in anticipation of the situation 20
years from now. City staff on the other hand, feel strongly that 20 years of maintaining signals
together with the neighborhood character that comes with all-way stop controls is the preferred
method for the next 20 years, which again is supported by the traffic study. MDOT has specifically
relayed that if the City takes ownership, the signals can be removed as a part of the project. If MDOT
remains in control, the signals will remain.
Other items that would be affected are less specific, but they are real. Currently, MDOT permits all
activity along Apple Avenue. The City would have that right in the future. This could make it easier
for residents and businesses to make small changes to Apple. If a Corridor Improvement Authority or
Business Improvement District were established in the future to fund landscaping and lighting
improvements (similar to Lakeside), that group would likely find it easier to work with the City than
MDOT, given the difference in rules and regulations each entity is subject to. Future City-led efforts to
make changes to Apple would also be simpler and potentially less costly.
The benefits of ownership do come at a cost. While the City would continue to receive the same
amount of gas tax money for Apple Avenue as we do today, we would no longer be reimbursed by
Page 282 of 288
MDOT for the maintenance we do on Apple. The maintenance necessary would start to come from
the gas tax money we receive for Apple. Staff estimates the change per year with all factors
considered is approximately $100,000 to the major street fund (202). Future capital costs would also
be on the City, although a portion of those costs would likely be recoverable through federal
distributions (at an opportunity cost for other major streets).
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
2027 Goal 1: Destination Community & Quality of Life - Improved transportation connections
throughout the community
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 adopt the included resolution of support for City ownership of Apple Avenue after MDOT's
2026 reconstruction project.
Approvals: Guest(s) Invited / Presenting:
Immediate Division X
Head No
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Communication
Legal Review
Page 283 of 288
City of Muskegon
RESOLUTION OF SUPPORT for
City Ownership of Apple Avenue, Webster Ave to US-31
WHEREAS, The City of Muskegon recognizes the substantial investment the Michigan Department of
Transportation (MDOT) will make into the Apple Avenue corridor within the City of Muskegon limits,
and desires to acknowledge the close partnership that MDOT has demonstrated during the design and
development process; and,
WHEREAS, the City recognizes that MDOT operates a wide network of highways, expressways, rural
roads and urban streets and those facilities have competing demands; and,
WHEREAS, the City of Muskegon has experience taking over streets and routes from MDOT including
Muskegon and Webster Avenues and has seen a marked reduction in speeds, a marked increase in
neighborhood character, and many other benefits after taking over an MDOT facility; and,
WHEREAS, MDOT has expressed that if the City commits to taking Apple Avenue as a City street after
the 2026 reconstruction project, the design standards applicable to the project will become more flexible
and allow for further changes that will help change the character of Apple Avenue from a highway to a
city street; and,
WHEREAS, the City of Muskegon has been assured that the payments to the City under Public Act 51 of
1951 as amended will continue at their current rate should the City take Apple Avenue as a city street;
and,
WHEREAS, the City of Muskegon and MDOT anticipate formalizing an agreement detailing the specific
processes and components of Apple Avenue becoming a city street, but that agreement depends upon
components of the design and bidding process that cannot be completed until 2025 or 2026;
NOW, THEREFORE LET IT BE RESOLVED, that City of Muskegon hereby expresses its support for
taking Apple Avenue as a city street after MDOT completes the 2026 reconstruction project, dependent
upon the successful execution of a mutually-agreeable document later in the process and as described
above.
Yeas:
Nays:
Absent:
I certify that the above Resolution was adopted by the City Commission of the City of Muskegon on
May 13, 2025.
BY: Ann Meisch, City Clerk
______________________________________________________________________________
Signature Date
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Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: Concur with CRC Recommendation
Submitted by: Ann Meisch, City Clerk Department: City Clerk
Brief Summary:
To concur with CRC recommendation to accept the resignation of Chelsea Kelley.
Detailed Summary & Background:
To accept the resignation of Chelsea Kelley, as Citizen At Large, from the Citizen's Police Review
Board.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
Amount Requested: Budgeted Item:
Yes No N/A x
Fund(s) or Account(s): Budget Amendment Needed:
Yes No N/A x
Recommended Motion:
To accept the resignation of Chelsea Kelley from the Citizen's Police Review Board.
Approvals: Guest(s) Invited / Presenting:
Immediate Division
Head No
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Communication
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Page 285 of 288
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 13, 2025 Title: Resolution for Watch Muskegon Day
Submitted by: Jonathan Seyferth, City Manager Department: Manager's Office
Brief Summary:
Approval of the resolution declaring May 22 as Watch Muskegon Day.
Detailed Summary & Background:
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
Amount Requested: Budgeted Item:
Yes No N/A x
Fund(s) or Account(s): Budget Amendment Needed:
Yes No N/A x
Recommended Motion:
Approval of the resolution.
Approvals: Guest(s) Invited / Presenting:
Immediate Division
Head No
Information
Technology
Other Division Heads
Communication
Legal Review
Page 286 of 288
A RESOLUTION DECLARING MAY 22 AS WATCH MUSKEGON DAY
WHEREAS, the Watch Muskegon campaign was officially launched on May
22, 2015, as a countywide initiative focused on three key areas: Education,
Beautification, and Marketing, with the goal of fostering a positive image
and continued growth for Muskegon County; and
WHEREAS, the Education component of the campaign has supported
initiatives such as Muskegon STARS, the Muskegon Area Promise program,
Make My Move, Livability Magazine, and other efforts that promote
learning opportunities and workforce attraction; and
WHEREAS, the Beautification component has encouraged community pride
and improvement projects, in turn, enhancing the visual appeal of
Muskegon County and making it a more attractive place to live, work, and
visit; and
WHEREAS, the Marketing efforts of the Watch Muskegon campaign have
successfully elevated Muskegon County’s profile, attracting new residents,
visitors, and investments that have contributed to the area’s economic
development; and
WHEREAS, the Watch Muskegon campaign has played a major role in
fostering significant developments and investments in Muskegon County,
leading to increased business activity, residential growth, recreational
enhancements, and infrastructure improvements that have strengthened
the local economy and community well-being; and
WHEREAS, the Watch Muskegon campaign has become a recognizable and
influential brand, with open-source graphics that encourage continued
community engagement and the ongoing promotion of Muskegon County
as a premier destination to live, work, and play; and
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WHEREAS, an annual Watch Muskegon Day on May 22 will provide an
opportunity for leaders, residents, employees, businesses, and tourists to
celebrate the county’s progress by wearing Watch Muskegon apparel,
preparing properties for the summer season, and recognizing the
campaign’s impact on the community’s growth and development; and
WHEREAS, this day will also serve as an opportunity to honor the relentless
hard work and passion of all community members of the Muskegon area
who have contributed to making Muskegon County a place to WATCH;
NOW, THEREFORE, BE IT RESOLVED, that the City of Muskegon hereby
declares May 22 of each year as Watch Muskegon Day and encourages all
residents, businesses, and organizations to participate in celebrating
Muskegon County’s ongoing success.
The foregoing Resolution was offered by Commissioner Rachel Gorman and
supported by Commissioner _____________, and same was duly passed at
a general session of the City of Muskegon City Commission.
CERTIFICATION
I hereby certify that the foregoing constitutes a true and complete copy of
a resolution adopted by the Commission of the City of Muskegon, County of
Muskegon, Michigan at a regular meeting held on May 13, 2025
By: ________________________________
Kenneth D. Johnson, Mayor
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