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CITY OF MUSKEGON
CITY COMMISSION MEETING
September 23, 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:
A. Resolution Against Racial Profiling Manager's Office
☐ PUBLIC HEARINGS:
A. Consolidated Annual Performance Evaluation Report FY 2024
Community & Neighborhood Services
☐ FEDERAL/STATE/COUNTY OFFICIALS UPDATE:
☐ PUBLIC COMMENT ON AGENDA ITEMS:
☐ CONSENT AGENDA:
A. Approval of Minutes City Clerk
B. Sale of 159 E Laketon Planning
C. Sale of 452 Adams Planning
D. Sale of 460 Adams Planning
E. Police Department Employment Retainer Bonus Public Safety
F. Amendment to Engineering Services for Lift Station Improvements Project
Public Works
G. Engineering Services Contract for the Rehabilitation of West Western
Avenue Public Works
H. Engineering Services Contract for the Henry Corridor Signal
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Improvements Project Public Works
I. Purchase of Water and Construction Trucks Public Works
J. Brownfield Plan Development & Reimbursement Agreement, 351 Phase II,
LLC Economic Development
K. Fire Marshal Truck Purchase Public Works
L. Brownfield Plan Development and Reimbursement Agreement -
Muskegon-Central Park, LLC Economic Development
M. CORRECTION: PA 210 Commercial Rehabilitation Certificate - 1700 Oak
Avenue Economic Development
☐ 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
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.
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clerk@shorelinecity.com
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Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: September 23, 2025 Title: Resolution Against Racial Profiling
Submitted by: Commissioner Kilgo Department: Manager's Office
Brief Summary:
Commissioner Jay Kilgo submitted a resolution reaffirming the City of Muskegon's commitment to the
ideals of the United States Constitution and reaffirming its moral opposition to racial profiling in law
and immigration enforcement.
Detailed Summary & Background:
Goal/Action Item:
2027 Goal 1: Destination Community & Quality of Life
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
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 adopt the Resolution Against Racial Profiling
Approvals: Name the Policy/Ordinance Followed:
Immediate Division x
Head
Information
Technology
Other Division Heads
Communication
Legal Review
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CITY OF MUSKEGON
RESOLUTION AGAINST RACIAL PROFILING
WHEREAS, by Proclamation dated September 9, 2025, the Mayor of the City of Muskegon
proclaimed the week of September 17-23, 2025 Constitution week, in honor of the 238th
anniversary of the signing of the Constitution on September 17, 1787; and
WHEREAS, the Proclamation encourages “all citizens to reflect upon the importance of our
Constitution and to reaffirm their commitment to the ideals of liberty and justice for all;” and
WHEREAS on September 7, 2025 the Supreme Court of the United States, in Noem v. Vasquez
Perdomo, reversed a lower court order that had prohibited federal immigration agents from
stopping and questioning people based on their perceived ethnicity alone; and
WHEREAS the Supreme Court court’s decision was not the final ruling in the case and therefore
not the final word on whether federal immigration agents may engage in racial profiling in their
attempt to carry out mass deportations; and
WHEREAS the Fourth Amendment to the United States Constitution, as interpreted by a long
line of Supreme Court precedent, prohibits the government from seizing individuals based
solely on factors, such as race and ethnicity, that describe a large category of presumably
innocent people; and
WHEREAS, a June 2023 Fact Sheet from the United States Department of Justice describes racial
profiling as the erroneous assumption that an individual of a particular race or ethnicity is likely
to be violating the law, and states that America has a moral obligation to prohibit racial
profiling; and
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WHEREAS, in the spirit of Constitution Week the City of Muskegon hereby reaffirms its
commitment to the ideals of liberty and justice for all, and reaffirms its moral opposition to
racial profiling in law and immigration enforcement;
NOW, THEREFORE, BE IT RESOLVED, that the Muskegon City Commission does hereby pass this
Resolution reaffirming its commitment to the ideals of the United States Constitution and
reaffirming its moral opposition to racial profiling in law and immigration enforcement.
The foregoing Resolution was offered by ______________________ and supported by
____________________ and same was duly passed at a general session of the City of
Muskegon City Commission, with the vote as follows:
Yeas:
Nays:
Absent:
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 September 23, 2025.
By: _______________________________
Kenneth D. Johnson, Mayor
By: ________________________________
Ann Marie Meisch, MMC – City Clerk
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Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: September 23, 2025 Title: Consolidated Annual Performance
Evaluation Report FY 2024
Submitted by: Sharonda Carson, CNS Director Department: Community & Neighborhood
Services
Brief Summary:
Community and Neighborhood Services CAPER Presentation for FY 2023.
Detailed Summary & Background:
The Consolidated Annual Performance Evaluation Report (CAPER) is an important and necessary
communication tool between the City of Muskegon, the US Department of Housing and Urban
Development (HUD) and the public. Its purpose is to inform and report on the progress the City of
Muskegon’s Community and Neighborhood Services Department has made toward the goals it set
forth in its 2021-2026 Consolidated Plan and respective Action Plan.
The CAPER is available on our website for citizen review and a comment period of 15 days from
September 9–September 25, 2025.
City of Muskegon – 2024 CAPER Highlights
The City of Muskegon’s 2024 CAPER outlines accomplishments under the 2021–2026 Consolidated
Plan, with a focus on CDBG and HOME funds.
Funding & Resources
• CDBG: $1.13M expended (housing repairs, façade, fire station services, admin).
• HOME: $52,121 expended (admin).
• Program Income generated from HOME: $51,480
• Leverage: Senior millage, DTE programs, Lead Safe Muskegon lead program, Healthy Homes
Production.
Key Accomplishments
• Home Repairs/Rehab: 58 households assisted.
• Fire Station Services: 1,123 households served.
• Eviction Prevention: 22 households stabilized.
• Meals for Seniors: 42 seniors assisted.
• Homebuyer Assistance: 5 families supported.
• Housing Study: Identified 400 substandard units and significant rent burden; informed zoning
changes.
Demographics
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• 124 CDBG households (66 White, 48 Black, 2 Native American, 8 Other and 4 Hispanic).
• 5 HOME households (3 White, 2 Black).
• 70% of beneficiaries were extremely low or low-income.
Other Actions
• Zoning Reforms: Encouraged mixed-use, ADUs, and “tiny homes.”
• Lead Remediation: Integrated into all housing rehab programs.
• Public Housing Support: Backed PHA RAD conversion, tenant engagement, and affordable lot
access.
• Outreach: Public notices, newsletters, social media, 211 resource integration, resource events.
Challenges
• Lack of measurable impact on Hispanic households.
• Persistent affordable housing shortage.
Goal/Action Item:
2027 Goal 3: Community Connection
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
NA Yes No N/A x
Fund(s) or Account(s): Budget Amendment Needed:
NA Yes No N/A x
Recommended Motion:
NA
Approvals: Name the Policy/Ordinance Followed:
Immediate Division x
Head
Information
Technology
Other Division Heads
Communication
Legal Review
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CONSOLIDATED ANN UAL P ER FOR MAN CE
Evaluation Report
FI SCAL YE AR 2024
COMMUNITY & NEIGHBOR HOOD SERVI CES
CNSMail@shorelincecity.com | 231-724-6717 | 933 Terrace Street, Room 202 | shorelinecity.com
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Table of Contents
Executive Summary ..................................................................1
Resources and Investments......................................................1
Leveraging................................................................................1
Goals and Outcomes............................................................. 1-2
Racial Demographics of Persons Served................................ 3
Affordable Housing....................................................................3
Income of Persons Served....................................................4
Homelessness & Other Special Needs............................... 4-5
Public Housing............................................................................ 5
Monitoring................................................................................... 5
Other Actions......................................................................... 6-7
HOME Investment Partnerships Program (HOME)................ 7
Rental Inspections................................................................. 7
Affirmative Marketing............................................................ 7
Program Income.....................................................................8
Community Development Block Grant (CDBG).................... 8
Section 3..................................................................................... 8
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Consolidated Annual Performance Evaluation Report - 2024
Executive Summary
The Consolidated Annual Performance Evaluation Report (CAPER) is an important and necessary
communication tool between the City of Muskegon, the US Department of Housing and Urban
Development (HUD) and the public. Its purpose is to inform and report on the progress the City
of Muskegon’s Community and Neighborhood Services Department has made toward the goals it
set forth in its 2021-2026 Consolidated Plan and respective Action Plan.
Resources & Investments
Leveraging
This section details the resources that were
made available to the City of Muskegon
Leveraging refers to the use of federal
through HUD entitlement programs, leveraged
funds to acquire additional resources.
funds and program income. All funds were
While these funds weren’t budgeted
invested in programs that served people in
as leverage in state, federal, or local
need within the limits of the City of Muskegon.
grant applications, we used CDBG funds
For 2024, the City of Muskegon was awarded
allocated to repair programs to increase
$885,059 and $251,818 in Community
the impact of all of our programs and
Development Block Grant (CDBG) and HOME
vice versa. The City of Muskegon used
Investment Partnerships Program (HOME)
the following current grant programs in
funding, respectively. The amount spent this
tandem with CDBG funding to maximize
year exceeds these award numbers, because
the impact on our community: Healthy
program income and past-year funding was
Homes Production Grant (HUD), Medicaid
carried forward and invested in programming.
CHIP Lead Abatement Grant (State of
Michigan), Senior Millage Grant (Senior
Resources, Muskegon County), DTE
Source of Resources Amount Expended
Energy Efficiency Grant (DTE Energy).
Funds Made Available this Year
There was no public or privately owned
CDBG $885,059 $1,128,655 land utilized this year, nor a match
requirement for the city.
HOME $251, 818 $52,121
Goals & Outcomes
This section details information showing the projects the City of Muskegon has completed this
year as it relates to the goals set by the Consolidated and Annual Action Plans. It demonstrates
how the use of funds addresses the priorities and specific objectives identified in the plan.
The city utilized funding for home repairs, façade improvements, park improvements, creating
new homeowners through homebuyers’ assistance, and the rehabilitation of homes to create
affordable homes for the community. We identified through our efforts that there is a great need
for housing repairs due to the many applications we receive and the community has benefited
from the opportunity to become homeowners.
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Consolidated Annual Performance Evaluation Report - 2024
Goals & Outcomes Continued —
Of the $1,128,655 in CDBG funds invested
this year, the majority of funds went toward
home repairs for homeowners within the
City of Muskegon that fell within income
requirements, as shown on the right.
This was followed by the Fire Station
Bond Repayment, Administration, Service
Delivery, Eviction Prevention, Senior Meals
and Housing Ramps.
These investments resulted in 1247 citizens receiving various services in the City of Muskegon. For
a breakdown of services see below:
Investment Amount Persons Served
Priority Home Repair & Residential
$562,537.52 58 Homes Repaired
Facade Programs
Ture North $66,098.46 22 Families Avoided Homelessness
Agewell $25,000.00 42 Served Healthy Meals
Love INC (Housing Ramps) $8,960 2 Ramps Installed
Fire Station $211,655.84 1,123 Calls Addressed
Home Investment Partnership Program
The city invested $103,601 in HOME
Investment Partnerships Program funds in
the City of Muskegon. See the chart to the
left for a breakdown of the Home Investment
Partnership Program.
These investments resulted in 5 additional
new homeowners added to the community.
The CNS has continued to invest in property
acquired last year utilizing left over funds from
2019 and 2020 fiscal years. The acquisition
will add a four bedroom, two bath home to the
market for a potential new homeowner.
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Consolidated Annual Performance Evaluation Report - 2024
Racial Demographics
O F P E R S O N S S E RVE D
The City of Muskegon’s programming is
built to serve its citizens. Those served were
primarily Black or African American that were
considered low or extremely low income.
Affordable Housing
This section compares the goals toward preserving and creating affordable housing with the
results of the past year and summarizes the income levels of the households served. The
table below details our goals versus actual accomplishments. Total, fifty-eight non-homeless
households were served this program year.
Activity Goal 2024 Accomplishment
Rental Assistance 2 22
New Unit Production 0 0
Rehab of Existing Units 2 58
Acquisition of Existing Units 2 1
We exceeded our goals to provide affordable housing by providing home repair services to
families. We set a goal to provide rental assistance and exceeded the goal with our partnership
with True North by providing eviction prevention assistance to those who were at risk of
experiencing homelessness. This is a service that we do not normally offer but was made possible
through the partnership with True North. We have worked with outside agencies to assist families
in meeting the goal of affordable or appropriate housing. We acquired one of the two homes we
set out to rehab that will be made available in the future to a homeowner.
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Consolidated Annual Performance Evaluation Report - 2024
Affordable Housing Continued — member of the Continuum of Care (CoC)
Income of Persons Served to help reduce homelessness in our
community. The CoC is an organization in
The majority of those served by our programming pursuit of helping homeless persons find
were considered Extremely Low Income, meaning affordable housing in our community. The
their household income was at or below 50% City has participated in a board capacity
of the area median income. Around 70% met to structure and facilitate housing
this definition, with the other 30% of persons opportunities that prevent housed
served having incomes between 51%-80% of area homeless families from experiencing
median. another homeless scenario. Staff serve
on varies committees that seek additional
funding for partners, plan for upcoming
years ad engage with other agencies
to ensure that all available resources
are made available to all community
members. Regionally, the cities of
Muskegon Heights and Norton Shores
are represented as well, and our focus is
These outcomes will impact future annual action
to meet objectives set by the CoC board
plans. Given our recent housing study conducted,
to reach this critical population. We
it was evident that we need to increase our
have continued to explore and navigate
footprint in the housing industry. Our community
opportunities to assist our youth.
has about 400 units of housing that is considered
substandard and families are contributing over
The city is investigating developing more
30% of their income toward rent. Our community
units that will be utilized for rental housing
also is very limited in the types of housing we
for families who are or will be experiencing
need to be able to provide. Aside from that, our
homelessness. We have invested
current waitlist, families served and the study
our HOME ARP funding to assist with
combined will help us gauge where the need
addressing housing needs. Families who
is so that we are able to respond and provide
are currently seeking shelter are referred
resources to the families. The city is very proud
out to community partners that house
and feel that we have had a very productive
homeless families. We are also working to
year that will only get better in the future. The
collaborate with TrueNorth Community
community is becoming more aware of our
Services who was recently voted as
program offerings and they are taking advantage
the Muskegon HARA to strengthen
of the opportunity. Our services have impacted
the housing needs that may be made
many neighborhoods throughout the city and the
available in the community.
impact is noticeable.
Our home repair program is designed to
Homelessness & Other Special Needs assist homeowners who have a priority
housing issue that could displace them
The purpose of this section is to evaluate the from their home because of plumbing,
city’s progress in meeting objectives for reducing electrical, mechanical or critical structure
and ending homelessness through outreach, deficiencies. The help provided by the
emergency shelter, and avoiding homelessness. city that allows a household to receives
The city has made great progress as a board assistance allows them the ability to
remain in their home.
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Consolidated Annual Performance Evaluation Report - 2024
Homelessness & Other Special Needs Continued —
In addition, we also offer homebuyers assistance to those who are wanting to transition to a more
permanent housing solution and purchase a home. These funds offer down payment assistance
that are applied to closing cost.
Public Housing
This section describes the status of the Public
Monitoring
Housing Authority (PHA), and the efforts the PHA and This section describes the standards and
city has made to engage residents and address needs. procedures used to monitor activities and
The PHA is not designated as troubled, and therefore projects to ensure compliance. It explains
hasn’t received assistance from the City of Muskegon the process for citizen participation and
financially. comprehensive planning efforts.
Public housing residents are known to be at a fixed- Standards and procedures utilized to monitor
income status and because of this their likelihood activities carried out in furtherance of the
to become a homeowner is rare. In addition, plan to ensure long-term compliance is
homeownership has not been advantageous given documenting each application received,
rise in the housing market of the past 5 years. The tracking demographic information, household
PHA has a Homeownership Program but other size and amounts associated with projects.
strategies to encourage tenant management have Monthly we meet with our finance team to
been encouraged more so than homeownership. The compare expenditures and outcomes of
public housing residents are managed by staff with our programming. We ensure that all of our
monthly reporting of income status. Annually housing accomplishments are entered quarterly and
staff will meet with each tenant to assess income draws are completed on a monthly basis.
and empower tenants to manage their living situation We ensure that every bid is competitive by
by giving them options like homeownership, outside soliciting to all trades and selecting the lowest,
rental opportunities, or housing facilities that fit their most reliable bid. All files are reviewed for
income and household needs. Currently, the Rental required documentation and approval for
Assistance Demonstration option is being presented compliance purposes. Another way we ensure
to give tenants encouragement with the proposed compliance is by reviewing policies so that
changes. No other actions have been taken by the city they are current and follow federal guidelines.
at this time.
The city provides citizens with reasonable
Tenants are included in management through Tenant notice and an opportunity to comment on
Advisory meetings where decision making and performance reports by providing notice to
changes to the public housing facility are discussed. the public at least 10 days in advance for 15-,
The resident board has been actively working 20- and 30-day comment periods via social
with PHA staff to oversee the tenants’ issues and media, company website and email. The
concerns and manage the housing facility. Recently, city has also started releasing a newsletter
the PHA has awarded vouchers to developers which to help the community stay informed and
offer housing choice/opportunities that are newer offer opportunities to engage. There is also
and different from the current conditions of the a news blast that allows residents to sign
public housing venue. The highlight for the Housing up to receive alerts to receive up to date
Commission is that the facility is embarking on a information in real time.
revitalization renovation through the RAD (Rental
Assistance Demonstration) process offered to PHAs.
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Consolidated Annual Performance Evaluation Report - 2024
Other Actions
The purpose of this section is to detail the additional efforts the City of Muskegon takes in
addressing barriers to meeting underserved populations’ needs, to mitigate negative effects
of public policies that serve as barriers to affordable housing, and address lead-based paint
hazards among others.
The city is consistently reviewing old zoning with information about assistance programs
policies that negatively affect or create and organizations in the community, has
barriers to housing options within the city. accurate information about programs and
The approach taken to complete an updated that all applications are current in person and
view of housing choice for our community online. We have also sought to inform a wider
and developers was achieved through audience through television appearances and
Rezoning parcels in our eligible census tracts increased presence on social media platforms.
Additionally, our city is designated as a
redevelopment ready community. The city is We seek to address lead-based paint hazards
being strategic about creating housing that in our community through a state funded
will fit the needs of every living situation. The program for but mostly, every affordable
city is seeking to adopt Form Based Code housing unit produced is cleared of Lead-
throughout additional neighborhoods. This based paint hazards through abatement
will help to remove barriers to development and remediation. Our HOME funded units
and allow for additional types of housing like through Rental Rehab or Homebuyers
mother-in-law suites, “tiny” homes and mixed- programs address lead as a required feature of
use spaces with housing above. Also, this renovations. Our programs include this action
change will provide property owners with more up front before rehabilitation can take place,
flexibility to use their property for income and the properties are cleared to ensure
generating purposes by allowing for smaller safety of future residents. In addition to the
rentals in current residential spaces. above, we have instituted structures into all
home repair programs to address lead rather it
To meet the needs of the underserved, we is paint, water, or sewer lines.
have become more diligent in ensuring the
community has accurate information about To reduce the number of poverty-level families,
programs administered through our offices. we continue to serve on boards and strengthen
We have also engaged in more outreach partnership with our CoC, to stay abreast of
opportunities with community events with needs of the homeless population. the goal is
partners and those of our own. We ensure to increase awareness, resources and access to
that 211, a local resource that provides citizens resources while removing barriers.
Our social service agencies in our community have always been a partner to address the needs
of our income challenged families. We have worked with the State and local Departments of
Health and Human Services, Community Foundation and other nonprofit agencies to meet
expressed needs of our citizens. Our services are limited to income qualifying households but we
do not limit our coordination to offer and receive referrals from many organizations that focus on
housing, health and public needs.
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Consolidated Annual Performance Evaluation Report - 2024
Other Actions Continued —
The City of Muskegon also coordinates with the PHA through the appointments of 3 city staff
to the Housing Board. The Board Officers have continued to impress that social service options
must be present inside the building. This year, the executive director has managed to enhance
the building with the participation of social service partners, local programs that give financial,
food resources and social supports onsite as possible because of the pandemic. Institutional
structure is developed through trial and success of building a strong community. The city
supports organized Neighborhood Associations, BLIGHT fight task force and a number of
community relation committees.
Our response to overcoming impediments identified of our jurisdiction is to ensure that we are
mindful of the impediments and the negative effects hey have on programing and low income
families. A lot of our impediments are surrounded around a lack of housing that meets the needs
of the community. We are consistently looking into ways to navigate the housing shortage and
ensuring that all departments internally are working together to create access to housing as well
as working with outside agencies and developers.
HOME Investment
PA R T N E R S H I PS P RO G RA M
Under the HOME Investment Partnerships Program, HUD allocates funds by formula among
eligible State and local governments to strengthen public-private partnerships and to expand
the supply of decent, safe, sanitary, and affordable housing, with primary attention to rental
housing, for very low- income and low-income families. Generally, HOME funds must be matched
by nonfederal resources, but the City of Muskegon is exempt from this requirement. The City of
Muskegon is considered a participating jurisdiction (PJ) which allows for the use of HOME funds
to carry out multi-year housing strategies through acquisition, rehabilitation, new construction
of housing, and tenant-based rental assistance. Funds must be distributed within the City of
Muskegon’s boundaries, or in jointly funded projects within the boundaries of contiguous local
jurisdictions which serve residents from both jurisdictions (24 CFR 92.201(a)).
Rental Inspections Affirmative Marketing
There were no required Recently, the Affirmative Marketing Plan was rewritten to be more detailed.
inspections scheduled While we have no rental projects that contain five or more rental units,
this year. therefore not triggering the affirmative marketing requirements at 24 CFR
92.351, the City of Muskegon believes Affirmative Marketing is crucial to
ensure success of our programs. As such, our newly revised plan allows us
to be well equipped to market our programs appropriately. Our homebuyer
programs adhere to these regulations by utilizing the equal housing
opportunity logo on our programs to inform the public of our fair housing
practices. We advertise our properties and programs throughout the
community via 211, newspaper, online, social media, and by postings. Our
assessment of the Affirmative Marketing Plan is that is sufficient at this time.
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Consolidated Annual Performance Evaluation Report - 2024
HOME Investment Partnerships Program Continued —
Program Income
The City of Muskegon acquires program income through the sale of homes to low-income families, rents on
city-owned affordable rental properties, lien repayments, and application fees from the Rental Rehabilitation
Program. These funds are reinvested into programming to support affordable housing in our community
through homebuyer assistance and housing rehabilitation for sale to low-income households. We started
the fiscal year on July 1, 2024 with $106,416.09 in program income from previous years. Through the sale
of 769 Catawba and 548 E Dale Ave to income qualifying households and lien repayments, $273,639.25
was generated in program income. A total of $47,350.18 was used to assist low-income households toward
purchasing homes within the City of Muskegon through the Homebuyer’s Assistance Program, and the
remaining $10,608.98 was used to pay final invoices for Dale and Catawba. All this leaves the city with
$322,096.18 to allocate to future programming in the 2024 Action Plan.
Community Development Section 3
B LO C K G RA N T ( C D B G )
Section 3 of the Housing and Urban
This section is meant to detail any changes to Development Act of 1968 [12 U.S.C. 1701u and
program objectives and indications of how the 24 CFR Part 135] represents HUD’s policy for
city would change its programs as a result of its providing preference for new employment,
experiences. Currently there has not been any training, and contracting opportunities
changes to in the city of Muskegon’s objectives created from the usage of covered HUD
but we are invested in ensuring all citizens have funds to low- and very low-income residents
access to housing that fits their needs and of the community where certain funds are
desires. If there is to be a suggested change spent (regardless of race or gender), and
the objective it would be to ensure that the city the businesses that substantially employ
is addressing the housing shortage which has these persons. The City of Muskegon doesn’t
been a crisis for this community. have any projects that trigger Section 3
requirements.
The City of Muskegon has no open Brownfields
Economic Development Initiative (BEDI) grants.
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Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: September 23, 2025 Title: Approval of Minutes
Submitted by: Ann Meisch, City Clerk Department: City Clerk
Brief Summary:
To approve minutes of the September 8, 2025, Commission Worksession Meeting, and the September
9, 2025, City Commission Meeting.
Detailed Summary & Background:
Goal/Action Item:
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
Yes No N/A X
Fund(s) or Account(s): Budget Amendment Needed:
Yes No N/A X
Recommended Motion:
Approval of the minutes.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division
Head
Information
Technology
Other Division Heads
Communication
Legal Review
Page 19 of 402
CITY OF MUSKEGON
CITY COMMISSION WORKSESSION
September 8, 2025 @ 5:30 PM
MUSKEGON CITY COMMISSION CHAMBERS
933 TERRACE STREET, MUSKEGON, MI 49440
MINUTES
The Commission Worksession Meeting of the City of Muskegon was held at City
Hall, 933 Terrace Street, Muskegon, Michigan at 5:30 p.m., Monday, September
8, 2025.
Present: Mayor Ken Johnson, Vice Mayor Rebecca St. Clair, Commissioners Jay
Kilgo, Destinee Keener (left at 7:50 p.m.), Willie German, Jr., Rachel Gorman,
and Katrina Kochin, City Manager Jonathan Seyferth, and City Clerk Ann Marie
Meisch.
2025-72 NEW BUSINESS
A. Fisherman's Landing/Third Street Wharf Lake Front
Development Manager's Office
For several months, the City Manager and legal counsel have been working
with Mart Dock on the potential transition of Fisherman’s Landing Campground
into a commercial port. A draft of the proposed agreement is available. Please
note that the exhibits are not yet finalized, as staff would like Commission
feedback before investing resources in their preparation. Final consideration
and potential adoption of this agreement is anticipated in November 2025.
Following our public engagement sessions in early 2025, staff continued
discussions with the Mart Dock team regarding the potential long-term lease of
the Fisherman’s Landing campground and its redevelopment into an active
port. Before the commission tonight is a draft development agreement that
outlines how the arrangement would function.
Key points include:
(Numbers/letters in parentheses refer to the relevant section and subsection of
the agreement.)
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• The City would lease Fisherman’s Landing to Mart Dock for 50 years, with
an optional 40-year renewal. Mart Dock would also have the option to
purchase the site after 2028. (2 (a))
• The campground will remain in operation until the City closes
on/acquires the conversion property (Verplank acreage). (2 (b))
• The City would purchase 2.5 acres of the Third Street Wharf property,
using a portion of the $2.8 million state appropriation to cover costs. (3)
• The City would agree to riparian restrictions at Third Street Wharf to
safeguard docking (cruise ships) and launching activities. (3 (a))
Funding:
• The City will sponsor or co-sponsor with Mart Dock grants for port
infrastructure at Fisherman’s Landing (most likely Port Infrastructure
Development grants). (6)
• The City would be compensated for the Fisherman’s Landing property
and use those funds to acquire the Verplank property (with additional
funding required to complete the purchase). (2 (d))
• The $2.8 million state enhancement grant (of which the City already
holds one-quarter) would support: (5)
o Acquisition and improvements to the City-acquired Third Street
property
o A minimum of 50%—or $1 million, whichever is greater—for sewer
relocation and preservation of the LST and Silversides
• If Mart Dock/the City secures a Port Infrastructure Development Grant
and operations begin at Fisherman’s Landing, Mart Dock must cease
operations at Mart Dock Proper within five years (extendable one year at
a time at the City Manager’s discretion). (2 (g))
• A deed restriction would be placed on the Mart Dock Parcel, requiring
commission approval to amend or remove. This restriction runs with the
land and applies to current and future owners. (2 (h))
o Prohibited uses: All port operations, including cargo handling,
container storage, freight loading/unloading, and related logistics
o Permitted uses:
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▪ Cruise ship operations and related activities
▪ Boat storage, service, and repair (current allowable use
under zoning via Special Land Use)
▪ Marinas (by-right use under current zoning)
• Mart Dock Proper would be rezoned to Waterfront Industrial PUD (zoning
ordinance), with final approval to occur alongside the agreement. (2 (e))
• Fisherman’s Landing would also be rezoned to Waterfront Industrial PUD
at the same time. This is not explicitly stated in the agreement because,
as property owner, the City has sole authority to initiate the rezoning.
This summary highlights the main elements of the agreement. Staff will present
additional details at Monday night’s work session, providing context and
connecting this draft to the earlier public engagement presentations.
City Manager Jonathan Seyferth gave the presentation and answered
questions.
Chuck Canestraight, Lead Executive Operator for Mart Dock spoke on the
proposed agreement.
PUBLIC COMMENT
Public comments received.
ADJOURNMENT
The Commission Worksession Meeting adjourned at 9:55 p.m.
Respectfully Submitted,
Ann Marie Meisch, MMC City Clerk
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CITY OF MUSKEGON
CITY COMMISSION MEETING
September 9, 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, September 9,
2025. Pastor Duane E. Bennett from Mount Zion Church of God in Christ,
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
Willie German, Jr., Rachel Gorman, Katrina Kochin, Jay Kilgo, and Destinee
Keener, City Manager Jonathan Seyferth, City Attorney John Schrier, and City
Clerk Ann Marie Meisch
2025-73 HONORS, AWARDS, AND PRESENTATIONS
A. Proclamation for Constitution Week Manager's Office
To issue a Proclamation recognizing Constitution Week, September 17-23, 2025.
Mayor Johnson read the resolution and then presented it to the National
Society Daughters of the American Revolution who were in attendance.
B. 2025 Community Life Survey for Muskegon County Manager's Office
Access Health will provide information on the survey and encourage all to
participate.
The survey will gather information on people's work, health, money, stresses,
and daily life with the goal of helping agencies identify gaps in services.
Allison Revell and Jennifer Barangan from Access Health gave a presentation
and asked the community to fill out the survey.
2025-74 PUBLIC HEARINGS
A. Neighborhood Enterprise Zone Certificates - 973 Ducey Ave., 983 Ducey
Ave., and 1003 Ducey Ave. Economic Development
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Staff is requesting the approval of Neighborhood Enterprise Zone (NEZ)
certificates for 15 years for a new construction home at 973 Ducey Ave., 983
Ducey Ave., and 1003 Ducey Ave.
Stephens Homes and Investments has submitted three applications for
Neighborhood Enterprise Zone (NEZ) certificates for the construction of single-
family homes at 973 Ducey Ave., 983 Ducey Ave., and 1003 Ducey Ave. The
proposed sale prices are $200,000 each for 973 and 983 Ducey, and $225,000
for 1003 Ducey.
These properties were previously owned by the City of Muskegon. The
applicant has met all local and state requirements for the issuance of NEZ
certificates. The Neighborhood Enterprise Zone Act provides for the
development and rehabilitation of residential housing located within eligible
distressed communities. Approval of these applications would grant the future
property owners a tax abatement that reduces their property taxes by
approximately 50% for up to 15 years.
STAFF RECOMMENDATION: I move to close the public hearing and approve
Neighborhood Enterprise Zone (NEZ) certificates for 15 years at 973 Ducey Ave.,
983 Ducey Ave., and 1003 Ducey Ave and authorize the City Clerk and Mayor
to sign the applications and resolutions.
The public hearing opened to hear and consider any comments from the
public. Comments were heard from Dr. Starr.
Motion by Commissioner Keener, second by Commissioner Kilgo, to close the
public hearing and approve Neighborhood Enterprise Zone (NEZ) certificates
for 15 years at 973 Ducey Ave., 983 Ducey Ave., and 1003 Ducey Ave and
authorize the City Clerk and Mayor to sign the applications and resolutions.
ROLL VOTE: Ayes: Gorman, Kochin, St.Clair, Johnson, Kilgo, Keener, and
German
Nays: None
MOTION PASSES
B. Neighborhood Enterprise Zone Certificate - 535 Yuba St. Economic
Development
The staff are requesting the approval of a Neighborhood Enterprise Zone (NEZ)
certificate for 15 years for a new construction home at 535 Yuba St.
An application for a Neighborhood Enterprise Zone (NEZ) certificate has been
received from Terri Kitchen for a new construction home at 535 Yuba St. The
cost of construction is $200,000. 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 (NEZ) certificate for 15 years at 535 Yuba St. and
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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 (NEZ)
certificate for 15 years at 535 Yuba St. and authorize the City Clerk and Mayor
to sign the certificate and resolution.
ROLL VOTE: Ayes: Kochin, St.Clair, Johnson, Kilgo, Keener, German, and
Gorman
Nays: None
MOTION PASSES
C. Establishment of a Commercial Redevelopment District - 173, 175, & 177
W. Clay Ave. Economic Development
Pursuant to Public Act 255 of 1978, as amended, S&S Properties has requested
the establishment of a Commercial Redevelopment District.
S&S Properties has requested the establishment of a Commercial
Redevelopment District. Creating the district will enable the property owner to
apply for a Commercial Facilities Exemption Certificate. If approved, the
certificate will freeze the taxable value of the building and exempt the new
real property investment from local property taxes for the duration of the
exemption.
The proposed redevelopment will provide space for multiple commercial
businesses in the downtown area, supporting continued investment, job
creation, and economic vitality within the district.
STAFF RECOMMENDATION: I move to close the public hearing and approve the
establishment of the Commercial Redevelopment District for 173, 175, & 177 W
Clay Ave, and authorize the Mayor and City Clerk to sign the 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 German, to close
the public hearing and approve the establishment of the Commercial
Redevelopment District for 173, 175, & 177 W Clay Ave, and authorize the
Mayor and City Clerk to sign the resolution.
ROLL VOTE: Ayes: St.Clair, Johnson, Kilgo, Keener, German, Gorman, and
Kochin
Nays: None
MOTION PASSES
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D. Issuance of a Commercial Facilities Exemption Certificate - 175 & 177 W.
Clay Ave. Economic Development
Pursuant to Public Act 255 of 1978, as amended, S&S Properties has requested
the issuance of a Commercial Facilities Exemption Certificate. The certificate
will freeze the taxable value of the building and exempt new real property
investment from local taxes.
S&S Properties plans to rehabilitate a 5,300 sq. ft. building beginning in
September 2025. The project represents a $200,000 real property investment
and is expected to create between one (1) and five (5) jobs.
The applicant intends to retain existing tenants in the building while activating
currently vacant space for other smaller, locally owned businesses.
A public hearing on the establishment of the Commercial Redevelopment
District is scheduled for the September 9, 2025, City Commission meeting.
The Internal Tax Committee has reviewed the application and, based on their
findings and calculations, recommends approval of the resolution for a term of
four (4) years for real property. The applicant has submitted all required
documentation.
It should be noted that 173 W. Clay Ave. is not included in this exemption, as
work has already commenced on that unit, rendering it ineligible for a PA 255.
STAFF RECOMMENDATION: I move to close the public hearing and approve a
four (4) year Commercial Facilities Exemption Certificate for S&S Properties, and
authorize the Mayor and City Clerk to sign the 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 a four (4) year Commercial Facilities
Exemption Certificate for S&S Properties, and authorize the Mayor and City
Clerk to sign the resolution.
ROLL VOTE: Ayes: Johnson, Kilgo, Keener, German, Gorman, Kochin, and
St.Clair
Nays: None
MOTION PASSES
E. Amendment to City of Muskegon Scattered Site Infill Housing Brownfield
Plan Economic Development
City staff are adding lots acquired since the last update to the Scattered Site
Brownfield Plan to ensure that all appropriate TIF revenue is captured to
reimburse for eligible activities.
The City of Muskegon has been utilizing Brownfield TIF to recapture eligible
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activities on infill housing in neighborhoods for several years, and is considered
a statewide leader in neighborhood infill and reinvestment. The document that
allows us to utilize TIF is the approved Scattered Site Infill Housing Plan
Amendment. This latest plan amendment has been approved by the City of
Muskegon Brownfield Redevelopment Authority at their meeting taking place
before this commission meeting on 9/9/2025.
This 5th Amendment to the City of Muskegon Scattered Site Infill Housing
Brownfield Plan adds 71 vacant residential lots and removes Froebel School
from the plan. Froebel is being redeveloped as a LIHTC apartment complex
and does not make sense for the scattered site housing TIF.
In previous amendments we have removed other city owned large format sites
such as 1095 Third Street and 880 First Street as they had projects come up. This
should be the last amendment for several years as we finish infilling lots under
public control. From there, staff will focus on property acquisition of the
remaining 500 +/- privately held vacant buildable lots in our neighborhoods,
which could require further amendments.
STAFF RECOMMENDATION: Motion to close the public hearing and approve the
5th Amendment to the City of Muskegon Scattered Site Infill Housing Brownfield
Plan Amendment as presented.
The public hearing opened to hear and consider any comments from the
public. No public comments were made.
Motion by Vice Mayor St.Clair, second by Commissioner Kochin, to close the
public hearing and approve the 5th Amendment to the City of Muskegon
Scattered Site Infill Housing Brownfield Plan Amendment as presented.
ROLL VOTE: Ayes: Kilgo, Keener, German, Gorman, Kochin, St.Clair, and
Johnson
Nays: None
MOTION PASSES
PUBLIC COMMENT ON AGENDA ITEMS
Public comments received.
2025-75 CONSENT AGENDA
A. Approval of Minutes City Clerk
To approve minutes of the August 26, 2025, City Commission Meeting.
STAFF RECOMMENDATION: Approval of the minutes.
D. Resolution for Charitable Gaming License - Fresh Coast Alliance City
Clerk
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Fresh Coast Alliance 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.
Fresh Coast Alliance is a non-profit that exists to help those formerly
incarcerated and individuals in addiction recovery. They collaborate with like-
minded individuals, businesses, and organizations to transform destructive
cycles of crime and addiction into productive lifestyles of meaningful
employment, responsible citizenship, and healthy choices.
STAFF RECOMMENDATION: Approval of the resolution for a Charitable Gaming
License.
E. Amendment to the Planned Unit Development (PUD) at Harbour Towne -
Changes to the Restaurant at 3505 Marina View Point. (SECOND
READING) Planning
Request for an amendment to the PUD to install coolers, build a compactor
enclosure, relocate and expand the outside bar, and add a fenced-in smoking
area, at 3505 Marina View Point (Dockers).
The restaurant (formerly Dockers) is located within the Harbour Towne PUD. Any
changes to the footprint of the building require an amendment to the PUD.
The site plan includes the following changes to the PUD:
- An additional cooler/freezer area will be added near the NE corner of the
property.
- The outdoor tiki bar will be slightly increased in size (to 480 sf) and will also be
slightly realigned to fit within the property line.
- A fence will be installed and will be used for an outdoor smoking area for
patrons.
- The existing dumpster and enclosure will be removed and be replaced with a
slightly larger trash compactor and enclosure (12' x 40').
Notice was sent to all properties within 300 feet. Staff did not receive any
comments from the public.
Staff Recommendation
Staff recommend approval of the PUD amendment with the condition that the
trash compactor area be screened with a stockade fence or masonry wall of
at least five feet tall.
Planning Commission Recommendation
The Planning Commission unanimously recommended in favor of the request
with the condition that the trash compactor area be screened with a stockade
fence or masonry wall of at least five feet tall.
STAFF RECOMMENDATION: I move to approve the request to amend the
Planned Unit Development at Harbour Towne with the condition that the trash
compactor area be screened with a stockade fence or masonry wall of at
least five feet tall.
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G. DDA Class C Liquor License - OB's Southern Brunch House - 379 W.
Western Ave., Suite 102 Economic Development
OB’s Southern Brunch House has requested a Downtown Development
Authority (DDA) Class C On-Premise Liquor License for their location at 379 W.
Western Avenue, Suite 102. The Michigan Liquor Control Commission permits
the issuance of additional liquor licenses within DDA districts when certain
conditions are met.
OB’s Southern Brunch House plans to make a $150,000 investment in the
building and will operate a full-service restaurant with seating for approximately
80 guests indoors and 20 guests on the outdoor patio.
STAFF RECOMMENDATION: I move to approve the Downtown Development
Authority Class C On-Premise Liquor License for 379 W. Western Ave., Suite 102
and authorize the Mayor and City Clerk to sign the resolution.
H. Contract Award - H92507 Western Ave., 8th to Terrace
Resurfacing DPW- Engineering
Staff requests authorization to enter into a contract with Michigan Paving and
Materials in the amount of $609,849.95 for road resurfacing work on Western
Ave. from 8th to Terrace.
Bids were solicited for a construction project to resurface Western in the
downtown area; 8th to Terrace. Michigan Paving provided the low bid. While
the project did come in about $100,000 over the projected budget, the major
streets fund has the ability to cover the shortfall from its fund balance and staff
are confident this pricing is accurate given the competitive bids received.
The project is planned to be done in two phases, with one this fall from 8th to
4th and the second next fall (the fall of 2026) from 4th to Terrace. Staff will work
with the contractor to confirm this phasing plan and make adjustments as
needed. The project has been designed and phased in a way to minimize
disruption to downtown residents and businesses.
STAFF RECOMMENDATION: Move to authorize staff to enter into a contract with
Michigan Paving and Materials in the amount of $609,849.95 for road
resurfacing work on Western Ave. from 8th to Terrace.
Motion by Commissioner German, second by Commissioner Kilgo, to adopt the
Consent Agenda as presented minus items B, C, and F.
ROLL VOTE: Ayes: Keener, German, Gorman, Kochin, St.Clair, Johnson, and
Kilgo
Nays: None
MOTION PASSES
2025-76 ITEMS REMOVED FROM THE CONSENT AGENDA
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B. Rezoning of Properties Along Peck St. and its Side Streets, from Apple
Ave. to Laketon Ave., to Form Based Code. Planning
Staff-initiated request to rezone the following properties: 1181 Ransom St, 1200
Ransom St, 1176 Peck St, 1196 Peck St, 1208 Peck St, 1222 Peck St, 1250 Peck St,
1259 Peck St, 1275 Peck St, 1299 Peck St, 1302 Peck St, 1309 Peck St, 1314 Peck
St, 1319 Peck St, 1322 Peck St, 1334 Peck St, 1337 Peck St, 1342 Peck St, 1347
Peck St, 1365 Peck St, 1377 Peck St, 1391 Peck St, 1410 Peck St, 1415 Peck St,
1422 Peck St, 1435 Peck St, 1440 Peck St, 1443 Peck St, 1470 Peck St, 1502 Peck
St, 1516 Peck St, 1532 Peck St, 1542 Peck St, 1562 Peck St, 1576 Peck St, 1586
Peck St, 1596 Peck St, 1604 Peck St, 1624 Peck St, 1625 Peck St, 1632 Peck St,
1633 Peck St, 1640 Peck St, 1643 Peck St, 1649 Peck St, 1652 Peck St, 1659 Peck
St, 1660 Peck St, 1669 Peck St, 1670 Peck St, 1691 Peck St, 1705 Peck St, 1715
Peck St, 1725 Peck St, 1735 Peck St., 19 Irwin Ave, 22 E. Southern Ave, 23 Strong
Ave, 24 Morrall Ave, and 32 Iona Ave, from RM-1, Low Density Multiple-Family
Residential to Form Based Code, Neighborhood Edge; 1765 Peck St, 1781 Peck
St, Parcel # 61-24-205-465-0006-10, and 1778 Sanford St, from B-4, General
Business, to Form Based Code, Neighborhood Core; 180 E. Laketon Ave and
1752 Peck St from B-4, General Business and MC, Medical Care, to Form Based
Code, Neighborhood Edge; and 36 Catherine Ave, 1366 Peck St, 1378 Peck St,
1386 Peck St, 1394 Peck and 1469 Peck St from B-1, Limited Business, to Form
Based Code, Neighborhood Edge.
The RM-1 zoning designation poses many problems for existing
buildings/businesses along Peck St. The biggest issue with this zoning
designation is that nearly all the properties are considered legally non-
conforming (grandfathered) because they do not meet the area and bulk
requirements. Nearly every property falls short of the following requirements:
minimum lot width of 100 feet, maximum building width of 50% (as a portion of
lot width), and minimum lot size of 10,890 sf. Many others do not meet the
minimum side yard setback requirements of 8, 10, or 12 feet (depending on
height of building). These non-conformities can cause issues such as limiting
expansion efforts, refinancing problems, and property sales problems. The FBC-
NE designation is similar to the RM-1 designation in that it allows many of the
same uses, while also limiting buildings to the same height, which is three stories.
Staff are recommending that a few of the parcels closer to Laketon Ave. be
rezoned to FBC-NC to allow for more density closer to the Laketon Ave.
corridor. This designation allows for larger buildings up to five stories and could
encourage denser housing options along public transit routes.
The B-1 zoning designation is very limiting to the existing businesses in the area.
The uses allowed are very limiting, only allowing smaller-type businesses that
serve the adjacent residential area. It also limits each use to a maximum of
2,500 sf. Also, none of the businesses between Irwin and Isabella meet the
required front and side setback requirements. These buildings are built to the
correct scale and placement for walkability, even though it goes against the
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existing zoning requirements. A rezoning to FBC-NE would bring these buildings
into conformity and allow for a greater variety of businesses.
Staff held a focus group with affected property owners in June about the
potential of a rezoning. There were about 15 participants at the meeting, all of
whom agreed that the rezoning effort would positively affect their situations.
The maps depict the current and proposed zoning of the parcels along Peck St.
The map is broken down into North Peck and South Peck to make it easier to
view.
Notice was sent to all properties within 300 feet of each parcel to be rezoned.
Staff did not receive any comments before the public hearing at the Planning
Commission meeting.
The Planning Commission unanimously recommended approval of the request
at their August 14 meeting.
STAFF RECOMMENDATION: I move the request to rezone the properties as listed
be approved.
Motion by Commissioner Kochin, second by Commissioner Kilgo, that the
request to rezone the properties as listed be approved.
ROLL VOTE: Ayes: German, Gorman, Kochin, St.Clair, Johnson, Kilgo, and
Keener
Nays: None
MOTION PASSES
C. Rezoning of Properties on Lakeshore Dr. and Edgewater St. to Form
Based Code. Planning
Staff-initiated request to rezone 3172 Edgewater St, 3182 Edgewater St, 2976
Lakeshore Dr, 2984 Lakeshore Dr, 2986 Lakeshore Dr, 3002 Lakeshore Dr, 3084
Lakeshore Dr, 3088 Lakeshore Dr, and 3092 Lakeshore Dr, from WM, Waterfront
Marine to Form Based Code, Lakeside Mixed Residential.
This request is intended to bring the houses in this area into conformity. The
properties are zoned Waterfront Marine (WM), but this zoning designation does
not allow for housing. However, it does allow for marinas. Staff were unsure of
the future plans of these property owners, so a focus group was held in June to
determine the best path forward in terms of zoning. At the meeting, staff
learned that some property owners intend to use their land only for housing,
while others would like to run a marina along with housing on the same site.
Staff determined that the best path forward would be to rezone the properties
to a zoning designation that allows for housing and marinas. The Form-Based
Code, Lakeside Mixed Residential district allows for housing (up to six units) and
a recent zoning amendment will now allow for marinas (only on properties that
have Muskegon Lake frontage).
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There were two recent requests that helped staff realize there was an issue with
the current zoning. The property at 2984 Lakeshore Dr. was recently forced to
obtain a variance to rebuild their house, since houses are not allowed in WM
districts. Although the variance was granted, they were still restricted in terms of
where the house could be placed, since the side setback requirements are a
minimum of 10 feet for a two-story house. Also, the owner of 3092 Lakeshore Dr
recently demolished the house on the site with the intention of rebuilding
another housing structure. Without a rezoning, it is very likely that these issues
will continue to surface.
The future land use map in the master plans identifies this area as "Lakeshore,"
which is defined as mixed-use along the waterfront. This new zoning
designation would allow for housing, marinas, and other commercial uses.
Notice was sent to everyone within 300 feet of the affected properties. Staff did
not receive any comments from the public before the public hearing at the
Planning Commission meeting.
The Planning Commission unanimously recommended approval of the request
at their August 14 meeting.
STAFF RECOMMENDATION: I move the request to rezone the properties as listed
be approved.
Motion by Commissioner Kochin, second by Commissioner Kilgo, that the
request to rezone the properties as listed be approved.
ROLL VOTE: Ayes: Gorman, Kochin, St.Clair, Johnson, Kilgo, Keener, and
German
Nays: None
MOTION PASSES
F. Sun Day - New Event at Pere Marquette DPW- Parks and Recreation
Sun Day is a new event seeking permission to be at Pere Marquette on
September 21, 2025.
Sun Day is a new event proposed at Pere Marquette this year. According to the
Special Event Policy, all new events at Pere Marquette must be approved by
the Commission. Organizations Third Act Michigan, Indivisible by the Lakeshore,
and Indy Next Gen are organizing an event to celebrate solar and renewable
energy as part of the national Sun Day celebration. They are seeking permission
to use approximately 10 parking spaces by the new bathrooms at the
roundabout. There will be a few displays and activities focused on solar energy
in the parking lot. At the end of the event, attendees are invited onto the
beach to form the word "protect" with a photo being taken from a drone.
STAFF RECOMMENDATION: I move to approve the Sun Day event at Pere
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Marquette on Sunday, September 21, 2025.
Motion by Commissioner Kochin, second by Commissioner Kilgo, to approve
the Sun Day event at Pere Marquette on Sunday, September 21, 2025.
ROLL VOTE: Ayes: Kochin, St.Clair, Johnson, Kilgo, Keener, German, and
Gorman
Nays: None
MOTION PASSES
ANY OTHER BUSINESS
Commissioner German stated that the Moses Jones Expressway sign was
removed during construction and has not been replaced.
Commissioner Keener stated that the street signs from Delano to Barney have
not been put back up in her Neighborhood.
Commissioner Kochin stated the Tree City USA sign has disappeared in the
Glenside Neighborhood. She also mentioned that Muskegon County
Emergency Response is holding a seven week training from 9-17-25 to 10-29-25
from 6-9 p.m.
Commissioner Kilgo stated that in reference to the Constitutional Week
Proclamation he hopes the City of Muskegon upholds to the Constitution
regardless of the Supreme Court’s recent decision that racial profiling is ok. It is
not ok here in the City of Muskegon.
Mayor Johnson stated he may not be at the Planning Commission on Thursday.
He has been asked to speak at the Mott Foundation in Flint reference
Muskegon and Muskegon Lakes clean up and restoration. He will not be at the
9-23-25 Commission Meeting, Vice Mayor St.Clair will chair the meeting. He will
be going to New York City as part of the Great Lakes St. Lawrence Cities
initiative. He was recently elected to the Board of Directors.
City Manager Jonathan Seyferth stated the City of Muskegon millage rate in
Muskegon Public Schools is the fourth lowest of the five Cities in the Metro.
He also asked the Commission about their take on the 9-8-25 Worksession
Meeting about Fisherman’s Landing, Third Street Wharf, the Mart Dock before
we engage in doing further negotiations.
Mayor Johnson stated he has reservations about the draft agreement as
proposed, not committed to voting in favor at this time.
Commissioner Kilgo stated we are close. Would like to see a time table for
getting construction started after the grant is approved.
Vice Mayor St.Clair stated that she agrees that the general framework is there,
but there are definitely still some questions.
Commissioner Kochin stated that there are still a lot of unanswered questions.
At this time, she would not want to move forward. That doesn’t mean she’s not
willing to have a conversation in the future.
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Commissioner German stated he thought it was a good discussion. He is not
sold at this time. There are too many unknowns.
Commissioner Keener stated she is good.
Commissioner Gorman stated she is in support of staff moving forward and
giving us an actual proposal. Move forward on the exhibits.
GENERAL PUBLIC COMMENT
Public comments received.
ADJOURNMENT
The City Commission meeting adjourned at 7:25 p.m.
Respectfully Submitted,
Ann Marie Meisch, MMC City Clerk
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Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: September 23, 2025 Title: Sale of 159 E Laketon
Submitted by: Samantha Pulos, Code Department: Planning
Coordinator
Brief Summary:
Staff is seeking authorization to sell the City-owned vacant lot at 159 E Laketon to Arturo Ramirez.
Detailed Summary & Background:
Arturo Ramirez would like to purchase the City-owned buildable lot at 159 E Laketon for $8,550 (75%
of the True Cash Value of $11,400) plus half of the closing costs, and the fee to register the deed. The
lot will be split into two 62.5' x 50' lots. Arturo will be constructing a single-family home on each of the
properties.
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
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 159 E Laketon to Arturo Ramirez.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division x Master Plan, Zoning Ordinance, Policy for the Use
Head & Sale of City-Owned Residential Property
Information
Technology
Other Division Heads x
Communication
Legal Review
Page 35 of 402
PURCHASE AND DEVELOPMENT AGREEMENT
This Purchase and Development Agreement (“Agreement”) is made September 23, 2025 (“Effective
Date”), between the City of Muskegon, a Michigan municipal corporation, of 933 Terrace Street,
Muskegon, Michigan 49440 (“City”), and Arturo J. Figueroa Ramirez , of 68 Cottage Place Apt. 2,
Long Branch NJ, 07740, (“Developer”), with reference to the following facts:
Background
A. City is the owner of one (1) buildable lot, being 159 E Laketon, more specifically described
in attached Exhibit A. Prior to closing, City shall split the lot into two (2) lots, more specifically described
in attached Exhibit B.
B. Developer proposes to purchase and develop the two (2) vacant lots owned by City, which
are all located in the City of Muskegon, Muskegon County, Michigan, and each commonly known and
legally described on the attached Exhibit B (each property individually, a “Parcel” and collectively “Project
Properties”).
C. 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 a single-family house (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 Property, subject to reservations, restrictions, and easements of record.
2. Purchase Price. The total purchase price for the Project Property shall be $8,550.00,
which shall be paid in cash or other immediately available funds at Closing (defined below) less the $400
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.
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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.
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 159 E Laketon, Developer would be reimbursed $5,130.00,
which is 60% of the $8,550.00 purchase price for this Parcel. If Developer completes all five
design standards, Developer would be reimbursed the entire 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 house 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
Property and beginning installation of the approved single-family home.
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 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
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
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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 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 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
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.
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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
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,
Page 39 of 402
affecting Developer or any of Developer's assets or properties, 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:
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
Page 40 of 402
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
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: Arturo J. Figueroa Ramirez
68 Cottage Place Apt 2
Long Branch, NJ 07740
Fira660210@gmail.com
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.
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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.
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 ARTURO J. FIGUEROA RAMIREZ
By: _______________________________ By: _______________________________
Name: Ken Johnson Name: Arturo J. Figueroa Ramirez
Title: Mayor Dated: __________________
Dated: __________________
By: _______________________________
Name: Ann Marie Meisch
Title: City Clerk
Dated: __________________
Page 42 of 402
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 PLAT A MUSKEGON HTS W 1/2 LOTS 23 & 24
BLK 3
Address: 159 E LAKETON AVE, MUSKEGON, MI 49442
Parcel #: 61-24-675-003-0023-00
Price: $8,550.00
(TO BE SPLIT INTO TWO BUILD-ABLE LOTS)
Page 43 of 402
Exhibit B
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 PLAT A MUSKEGON HTS W 1/2 LOT 24
BLK 3
Address: 159 E LAKETON AVE, MUSKEGON, MI 49442
Parcel #: TBD
Price: $4,275.00
Legal Description: CITY OF MUSKEGON PLAT A MUSKEGON HTS W 1/2 LOT 23
BLK 3
Address: 1818 LEAHY ST, MUSKEGON, MI 49442
Parcel #: TBD
Price: $4,275.00
Page 44 of 402
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: September 23, 2025 Title: Sale of 452 Adams
Submitted by: Samantha Pulos, Code Department: Planning
Coordinator
Brief Summary:
Staff is seeking authorization to sell the City-owned vacant lot at 452 Adams to West Michigan
Construction Exchange Company, LLC.
Detailed Summary & Background:
West Michigan Construction Exchange Company, LLC would like to purchase the City-owned
buildable lot at 452 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. West Michigan Construction Exchange Company, LLC will be
constructing a duplex on the property.
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
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 452 Adams to West Michigan Construction Exchange Co
Approvals: Name the Policy/Ordinance Followed:
Immediate x Master Plan, Zoning Ordinance, Policy for the Use & Sale of City-Owned Residentia
Division Head
Information
Technology
Other Division x
Heads
Communication
Page 45 of 402
Legal Review
Page 46 of 402
PURCHASE AND DEVELOPMENT AGREEMENT
This Purchase and Development Agreement (“Agreement”) is made September 23, 2025 (“Effective
Date”), between the City of Muskegon, a Michigan municipal corporation, of 933 Terrace Street,
Muskegon, Michigan 49440 (“City”), and West Michigan Construction Exchange Company, LLC., a
Michigan limited liability company, of 921 N Division Ave, Grand Rapids, MI 49503 (“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.
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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 452 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 48 of 402
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 49 of 402
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 50 of 402
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 51 of 402
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: West Michigan Construction Exchange Company, LLC
Thomas Host
921 N Division Ave
Grand Rapids, MI 49503
Email: TomHost@transmi.com
Cell: 616-304-2031
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 52 of 402
Page 53 of 402
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 33 FEET LOT 5
WEST 16.5 FEET LOT 4 BLOCK 7 & EAST 49.5 FEET OF WEST 346.5 FEET OF SOUTH 100
FEET BLOCK 5
Address: 452 ADAMS AVE, MUSKEGON, MI 49442
Parcel #: 61-24-205-007-0005-01
Price: $3,000.00
Page 54 of 402
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: September 23, 2025 Title: Sale of 460 Adams
Submitted by: Samantha Pulos, Code Department: Planning
Coordinator
Brief Summary:
Staff is seeking authorization to sell the City-owned vacant lot at 460 Adams to West Michigan
Construction Exchange Company, LLC.
Detailed Summary & Background:
West Michigan Construction Exchange Company, LLC would like to purchase the City-owned
buildable lot at 460 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. West Michigan Construction Exchange Company, LLC will be
constructing a duplex on the property.
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
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 460 Adams to West Michigan Construction Exchange Co
Approvals: Name the Policy/Ordinance Followed:
Immediate x Master Plan, Zoning Ordinance, Policy for the Use & Sale of City-Owned Residentia
Division Head
Information
Technology
Other Division x
Heads
Communication
Page 55 of 402
Legal Review
Page 56 of 402
PURCHASE AND DEVELOPMENT AGREEMENT
This Purchase and Development Agreement (“Agreement”) is made September 23, 2025 (“Effective
Date”), between the City of Muskegon, a Michigan municipal corporation, of 933 Terrace Street,
Muskegon, Michigan 49440 (“City”), and West Michigan Construction Exchange Company, LLC., a
Michigan limited liability company, of 921 N Division Ave, Grand Rapids, MI 49503 (“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.
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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 460 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 58 of 402
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 59 of 402
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 60 of 402
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 61 of 402
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: West Michigan Construction Exchange Company, LLC
Thomas Host
921 N Division Ave
Grand Rapids, MI 49503
Email: TomHost@transmi.com
Cell: 616-304-2031
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 62 of 402
Page 63 of 402
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 49.5 FEET LOT 4
BLOCK 7 & EAST 49.5 FEET OF WEST 396 FEET OF SOUTH 100 FEET BLOCK 5
Address: 460 ADAMS AVE, MUSKEGON, MI 49442
Parcel #: 61-24-205-007-0004-01
Price: $3,000.00
Page 64 of 402
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: September 23, 2025 Title: Police Department Employment Retainer
Bonus
Submitted by: Timothy Kozal, Public Safety Department: Public Safety
Director
Brief Summary:
In recognition of the City of Muskegon Police Officer’s tremendous work performed amidst
extraordinary circumstances and to ensure the Muskegon Police Department continues to retain
compassionate, professional, ethical and community-focused officers for the enhancement of
quality of life for all residents and visitors, the City of Muskegon is proposing to give current officers a
one-time $5,000 Employment Retainer Bonus.
Detailed Summary & Background:
The Muskegon Police Department, like many departments nationwide, has experienced staffing
shortages. Despite these challenges, our officers and command staff have continued to provide
exceptional service to the community.
To recognize their dedication, the City of Muskegon proposes providing a one-time Employment
Retainer Bonus of $5,000 to all current sworn officers and command staff (66 employees total). The
bonus will be distributed in two installments of $2,500 each:
• The first installment will be paid during the second pay period in October 2025.
• The second installment will be paid during the second pay period in June 2026.
Funding for this initiative will come from the Police Department’s salary budget, which currently
allocates for 71 sworn officers.
Goal/Action Item:
2027 Goal 1: Destination Community & Quality of Life
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
$330,000 Yes No N/A
Fund(s) or Account(s): Budget Amendment Needed:
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101-30-703 Yes No N/A
Recommended Motion:
I move to approve the one-time $5,000 Employment Retainer Bonus for all eligible sworn officers of
the Muskegon Police Department.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division
Head
Information
Technology
Other Division Heads
Communication
Legal Review
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MEMORANDUM OF AGREEMENT
This Memorandum of Agreement (“Memorandum”) effective on September ___, 2025 (the
“Effective Date”) by and between the City of Muskegon (“Employer”) and the Fraternal Order of
Police Labor Council (“Union”) representing the City of Muskegon Police Officers (the Employer
and Union together herein as the “Parties”) provides terms for a retention incentive for experienced
Muskegon Police Department Officers.
NO PRECEDENT
This memorandum is established in response to the open Police Officer vacancies currently
existing at the Muskegon Police Department and resulting staffing shortage. This Memorandum is
not intended to set a precedent for similar circumstances in the future.
SCOPE
This Memorandum covers all Muskegon Police Officers bargaining unit members.
AGREEMENT
In recognition of the City of Muskegon Police Officer’s tremendous work performed amidst
extraordinary circumstances and to ensure the Muskegon Police Department continues to retain
compassionate, professional, ethical and community-focused officers for the enhancement of
quality of life for all residents and visitors, the Parties agree to the following terms:
1. Actively employed regular full-time sworn patrol officers in the Muskegon Police
Department who have completed the probationary period by December 31, 2027 shall
receive a one-time Employment Retainer Bonus, in two (2) installments of $2,500,
subject to normal withholding and subject to the terms and conditions of this MOU.
a. Regular full-time patrol officers that have received, or will be receiving the one-
time lateral signing bonus are not eligible for the retention bonus.
2. Employees have the option to receive the two installments of $2,500 as either cash
payments or 100% contribution into a 457(b) deferred compensation program.
3. The first installment of the Employment Retainer Bonus shall be paid to all eligible
employees during the second pay period in October, 2025. The second installment shall
be paid during the second pay period in June 2026.
4. Employees who become eligible for the bonus between January 1, 2026 and December
31, 2026 shall be paid the first installment no later than January 16, 2027. Employees
who become eligible for the bonus between January 1, 2027 and December 31, 2027 shall
be paid the first installment no later than January 20, 2028.
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5. Employees must remain actively employed in a full-time sworn patrol officer position at
the City of Muskegon Police Department and maintain their police officer license for
eight (8) months following receipt of the Retainer Bonus (commitment period) or they
will be required to reimburse the City the entire Retainer Bonus amount subject to the
following exceptions:
a. An employee who separates employment prior to the commitment period end date
due to disability or death will not be required to reimburse the City for any portion of
the Retainer Bonus.
b. When an Employee’s employment is involuntarily terminated for cause during the
commitment period, the Employee will be required to reimburse the City a prorated
portion of their retainer bonus on months remaining in the commitment period.
c. An Employee who retires with a full service retirement, in accordance with the City’s
pension plan and provides a 30-day written notice.
6. Any Employee who is obligated to reimburse any or all of the retainer bonus authorizes
the City to deduct the amount owed from the Employee’s final paycheck up to the
maximum extent allowed by law. If the Employee’s final paycheck is insufficient to
cover the amount owed, the Employee agrees to reimburse the City for the full amount
owed within fourteen (14) calendar days from the end of their employment.
7. Any disputes regarding the interpretation or application of this Agreement shall be
resolved pursuant to the applicable grievance procedure contained in the Parties’
collective bargaining agreement.
8. Employees may elect not to receive the retainer bonus by signing the waiver form
attached in Exhibit B. This election is final.
9. Unless the parties mutually agree to extend this MOU, this MOU will expire by its own
terms on December 31, 2027.
AGREEMENT
POLICE OFFICERS LABOR COUNCIL:
By: ____________________________
COMMAND OFFICERS LABOR COUNCIL:
By:____________________________
CITY OF MUSKEGON
By:____________________________
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Exhibit B
City of Muskegon
Employment Retainer Bonus Waiver Form
Name: __________________________________________
Waiver Statement
My signature below certifies that I am voluntarily waiving receipt and payment of the Employment
Retainer Bonus. I understand that this waiver is permanent and cannot by revoked.
Signature: _______________________________________
Date: _________________________
Payout Options – please choose ONE of the following options.
o Cash • 100% cash payment made directly to employee.
• Payment is made AFTER all applicable taxes.
o Mission Square
• 100% payment made to a 457(b) deferred compensation
o Empower program.
o MERS • Contribution is made BEFORE applicable taxes.
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Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: September 23, 2025 Title: Amendment to Engineering Services for Lift
Station Improvements Project
Submitted by: Todd Myers, Deputy Director of Department: Public Works
Public Works
Brief Summary:
Staff requests approval to sign an amendment to Fleis & VandenBrink's contract in the amount of
$28,000 adding engineering services for the Beach Street and Barney Avenue Lift Stations
Improvements
Detailed Summary & Background:
Fleis & VandenBrink is currently designing improvements for our Industrial Park Lift Station and
Sherman Boulevard Lift Station to be bid later this year for construction in the first half of 2026. During
the design process, discussion of other lift stations within the city prompted staff to have Fleis &
VandenBrink evaluate the Beach Street and Barney Avenue lift stations. As a result of these
evaluations, staff would like to have improvements completed at these two Lift Stations as well. Due
to the similar work currently being completed by Fleis & VandenBrink, are looking to add this work to
their current contract. This will allow the work to be bid as a single project for all four stations, saving
time, administrative effort and dollars during the construction phase next summer. Additional lift
station work was anticipated in the capital improvement plan; this work and the construction are
budgeted.
Goal/Action Item:
2027 GOAL 4: FINANCIAL INFRASTRUCTURE - Maximized efficient use of existing infrastructure
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
$28,000 Yes X No N/A
Fund(s) or Account(s): Budget Amendment Needed:
590 (Sewer) Yes No X N/A
Recommended Motion:
Move to approve staff to sign an amendment to Fleis & VandenBrink's contract in the amount of
$28,000 adding engineering services for the Beach Street and Barney Avenue Lift Stations
Improvements
Approvals: Name the Policy/Ordinance Followed:
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Immediate Division X
Head
Information
Technology
Other Division Heads
Communication
Legal Review
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August 7, 2025
Via Email: todd.myers@shorelinecity.com
Todd Myers, Deputy Director of Public Works
City of Muskegon
933 Terrace Street
Muskegon, MI 49443
RE: Beach and Barney Lift Stations Improvements
Design and Construction Engineering Services
Dear Todd:
We understand the City of Muskegon (City) would like to complete improvements to the Beach and
Barney lift stations based on our evaluation and recommendations provided in a memo dated July 18,
2025. The improvements include:
Beach Lift Station:
• Control upgrades to PLC and allow automatic alternating lead pump
• Upsize pump conduits
• Install wet well safety grate
• Install valve chamber sump pump
• Install pump lifting chains
• Install pressure gauges
Barney Lift Station:
• Paint control panel
• Install pump lifting chains
• Install pressure gauges on discharge piping
Fleis & VandenBrink proposes the following scope of services to complete design and construction
engineering services for Beach and Barney lift stations. As discussed with the City the intent is that
the Beach and Barney lift stations would be added, by change order, to the selected contractor for
Industrial Park and Sherman lift stations scope of work.
SCOPE OF SERVICES
Design and Bidding Services
• Gather and review record plans, private utility information, and any available records
pertinent to each lift station.
• Perform site visit to confirm existing conditions.
• Complete lift station detail design, incorporating proposed improvements within each station.
• Prepare construction plans and specifications.
• Review draft plans and specifications with the City.
• Incorporate City review comments.
• Submit for EGLE Part 41 permit (City to pay permit fees, if any).
• Prepare estimate of probable costs.
316 Morris Ave., Suite 230
Muskegon, MI 49440
P: 231.726.1000
F: 231.726.2200
872190 P50516 Muskegon Lift Stations Add Work Proposal www.fveng.com
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City of Muskegon | Beach and Barney Lift Station Improvements | August 7, 2025
Page 2 of 2
• On behalf of the City, request pricing from the selected contractor for the Industrial Park and
Sherman lift station project.
• Prepare the change order to add the scope of work to the Industrial Park and Sherman
agreement.
Construction Engineering Services
• Schedule and attend preconstruction meeting with representatives from the City, utility
companies, and the selected contractor. Prepare meeting minutes.
• Track and review project submittals.
• Respond to RFI’s, prepare payment applications, and change orders as necessary.
• Schedule and attend progress meetings with representatives from the City and selected
contractor as necessary. Prepare meeting minutes.
• Provide part-time resident project representative.
• Upon project completion conduct a walk-through for each station to identify any remaining
work that needs to be completed.
• Prepare record drawings.
We propose to do the above scope of service for a lump sum fee of $28,000. This can be added to
our existing Design and Construction Engineering Services for the 2025 Industrial Park and Sherman
Lift Station Improvements project by signing the attached PSA Amendment.
Sincerely,
FLEIS & VANDENBRINK
Danell Diakow, P.E. Don DeVries, P.E.
Project Manager Muskegon Office Manager / Principal
872190 P50516 Muskegon Lift Stations Add Work Proposal
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AMENDMENT NO. 2
TO THE
PROFESSIONAL SERVICES AGREEMENT
FLEIS & VANDENBRINK ENGINEERING, INC.
316 Morris Avenue, Ste. 230, Muskegon, MI 49440
P: 231.726.1000 F: 231.726.2200
The Professional Services Agreement (“PSA”) entered into between Fleis & VandenBrink Engineering, Inc. (“Engineer”) and City of Muskegon, whose
address is 933 Terrace Street, Muskegon, MI 49443, (“Owner”) dated May 1, 2025, including previous amendments, if applicable, is hereby amended.
DESCRIPTION OF PROJECT AND SCOPE OF SERVICES: The description of the Project (“Project”) and the scope of services (“Services”) provided
under the PSA are amended as follows; Beach and Barney Lift Stations Improvements – Design and Construction Engineering Services as detailed
in Engineer’s letter dated August 7, 2025.
AGREEMENT DOCUMENTS: The following additional obligations are hereby included in the Agreement Documents and are incorporated herein by
reference; Engineer’s letter dated August 7, 2025.
COMPENSATION OF ENGINEER: The services to be provided under this Amendment shall be a Lump Sum Fee contract in the amount of $28,000, billed
monthly based on the percentage of Work completed.
TERMS AND CONDITIONS: The Terms and Conditions of the PSA and amendments to date shall apply to all work performed by Engineer.
ELECTRONIC/FACSIMILE SIGNATURES. The signatures on this PSA shall be deemed to be original signatures when transmitted electronically or by
facsimile machine or by any other medium. No party shall be required to produce a PSA with an original signature in order to enforce any provision of this
PSA.
IN WITNESS WHEREOF, the parties hereto have made and entered into this Amendment to the PSA. To be valid, this Amendment must be signed by an
authorized representative of Fleis & VandenBrink Engineering, Inc.
OWNER ENGINEER
CITY OF MUSKEGON FLEIS & VANDENBRINK ENGINEERING, INC.
By: By:
Todd Myers, P.E. Danell Diakow, P.E.
Title: Deputy Director of Public Works Title: Project Manager
By: By:
Don DeVries, P.E.
Title: Title: Muskegon Office Manager / Principal
Date: Date: August 7, 2025
872190 P50516 Muskegon Lift Stations PSA Amendment No 2 Page 1 of 1
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Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: September 23, 2025 Title: Engineering Services Contract for the
Rehabilitation of West Western Avenue
Submitted by: Dan VanderHeide, Public Works Department: Public Works
Director
Brief Summary:
Staff seeks permission to enter into a contract with Land & Resource Engineering (LRE) in the amount
of $82,420 for the Rehabilitation of West Western Avenue
Detailed Summary & Background:
The portion of Western Avenue that is west of Shoreline Drive, which we'll call West Western Avenue
for clarity, has watched the land uses it serves change drastically in the last 10 years. A marked shift
from industry to mixed use developments has made it clear that the street no longer serves the same
function. The proposed rehabilitation project includes reducing the amount of pavement (not the
number of travel lanes) to right-size the street and discourage speeding, improving pedestrian spaces
along the corridor, and increasing the amount of greenspace. On-street parking will be evaluated
as a part of the design effort, but staff anticipates some (but not all) spaces will be found to be
unnecessary and will be removed. Some areas of the pavement are still in good condition, so one
goal of the project is to save as much pavement as is practical. The street will receive a completely
new top layer of asphalt for safety and waterproofing. The project is budgeted and planned for
construction in 2026.
The City's Engineering Department is busy designing the rehabilitation of Lakeshore Drive and other
projects, but the current plan is for City Engineering staff to oversee the construction next summer.
Accordingly, staff solicited proposals from interested engineering firms for only the design work this
winter. The scores from the RFP process are shown below, and staff recommends award to Land and
Resource Engineering (LRE), the top scoring firm. The scores are based on a combination of the firms'
qualifications, approach to the project, location and pricing, and scoring is performed
independently by multiple staff from DPW and Engineering and then compared.
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Firm Name Score
Land and Resource Engineering (LRE) 81
Prein & Newhof 78
ENG., Inc. 77
Progressive 70
Hubbell, Roth & Clark (HRC) 69
Fleis & VandenBrink 67
ROWE 63
Holland Engineering 60
Williams & Works 59
Goal/Action Item:
2027 Goal 1: Destination Community & Quality of Life - Improved transportation connections
throughout the community
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
$82,420 Yes X No N/A
Fund(s) or Account(s): Budget Amendment Needed:
202 (Major Streets) Yes No X N/A
Recommended Motion:
Move to approve staff to enter into a contract with Land & Resource Engineering (LRE) in the amount
of $82,420 for the Rehabilitation of West Western Avenue
Approvals: Name the Policy/Ordinance Followed:
Immediate Division X Purchasing Policy
Head
Information
Technology
Other Division Heads
Communication
Legal Review
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Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: September 23, 2025 Title: Engineering Services Contract for the Henry
Corridor Signal Improvements Project
Submitted by: Dan VanderHeide, Public Works Department: Public Works
Director
Brief Summary:
Staff seeks approval to enter into a contract with ROWE Professional Services Company in the
amount of $126,616 for design and construction engineering services on the Henry Corridor Signal
Improvements Project.
Detailed Summary & Background:
Repairs to the traffic signals at the intersections of Henry and Sherman, Henry and Hackley, and Henry
and Laketon have been increasing. These are three of the oldest signals in the City's system, and
they handle a combined 85,000 vehicles per day. The signals are in need of replacement and
modernization. Staff requested federal Congestion Mitigation and Air Quality (CMAQ) funding
through the MPO (the local committee that distributes federal transportation funds), and was
successful in receiving $250,000. The project budget is $500,000, with the remainder coming from the
City's major streets fund. Traffic signal design is complex and not something the City has experience
with, so staff solicited proposals from interested engineering firms for design and construction
engineering services, and recommends award to ROWE Professional Services Company (ROWE) as
the highest scored firm. The scores are based on a combination of the firms' qualifications, project
approach, location and pricing. The proposals are independently scored by multiple staff from DPW
and Engineering and then compared. The scores are shown below. The project will be constructed
in 2027.
Firm Name Score
ROWE 83
Spalding DeDecker 70
Hubbell, Roth & Clark (HRC) 70
DLZ 69
Fleis & VandenBrink 64
Progressive 64
Prein & Newhof 64
Spicer Group 50
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Goal/Action Item:
2027 Goal 1: Destination Community & Quality of Life - Improved transportation connections
throughout the community
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
$126,616 Yes X No N/A
Fund(s) or Account(s): Budget Amendment Needed:
202 (Major Streets) Yes No X N/A
Recommended Motion:
Move to approve staff to enter into a contract with ROWE Professional Services Company in the
amount of $126,616 for design and construction engineering services on the Henry Corridor Signal
Improvements Project.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division X Purchasing Policy
Head
Information
Technology
Other Division Heads
Communication
Legal Review
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Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: September 23, 2025 Title: Purchase of Water and Construction Trucks
Submitted by: Dawson Romanosky, DPW Department: Public Works
Superintendent
Brief Summary:
Staff requests approval of the purchase of three (3) water department trucks and two (2)
construction trucks from Gorno Ford for a total of $337,604.
Detailed Summary & Background:
The water trucks are used by our water department to move equipment and staff to and from job
sites. Two of the trucks these are replacing are 2011's and the third was involved in an accident
earlier this year and totaled by insurance. The water trucks are $63,976 each.
The construction trucks are used by both our highway and water departments for moving staff and
equipment to job sites. Both trucks being replaced by the new trucks are 2007's. The construction
trucks are $72,838 each.
Updating these vehicles provides more reliable transportation for our staff and reduces emissions
produced by our fleet. The vehicles will be purchased from Gorno Ford which is a MiDeal partner.
MiDeal is a negotiated state purchasing contract that local governments can use to purchase
vehicles and equipment at a discounted rate without conducting their own bidding process. These
purchases are within the equipment funds budget for this fiscal year.
Goal/Action Item:
2027 Goal 4: Financial Infrastructure
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
$337,604 Yes X No N/A
Fund(s) or Account(s): Budget Amendment Needed:
661-563 (Equipment) Yes No X N/A
Recommended Motion:
I move to approve the purchase of three (3) water department trucks and two (2) construction trucks
from Gorno Ford totaling $337,604.
Approvals: Name the Policy/Ordinance Followed:
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Immediate Division X Purchasing Policy
Head
Information
Technology
Other Division Heads
Communication
Legal Review
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Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: September 23, 2025 Title: Brownfield Plan Development &
Reimbursement Agreement, 351 Phase II, LLC
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
City staff is seeking approval of the Development and Reimbursement Agreement (D&RA) for 351
Phase II Redevelopment Project of the brownfield plan amendment.
Detailed Summary & Background:
City staff is requesting approval of the Development and Reimbursement Agreement (D&RA) for the
351 Phase II Redevelopment Project. The City Commission previously approved the Brownfield Plan
Amendment for this project on May 13, 2025.
The developer, 351 Phase II LLC, has submitted a D&RA in connection with the Lakeview Lofts II
project, a mixed-use development located on 0.5 acres adjacent to Lakeview Lofts I. The project
consists of the construction of a new five-story building that will include approximately 3,112 square
feet of first-floor retail space and 64 new residential units comprised of studio and one-bedroom
apartments.
Under the terms of the agreement, the Brownfield Redevelopment Authority will reimburse the
developer for eligible activities and costs through tax increment revenues for a period of up to 30
years. Reimbursement shall not exceed $6,540,560.
The project qualifies for housing development activities as 50 percent of the residential units will be
designated for households with incomes at or below 120 percent of the area median income.
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
N/A Yes No N/A
Fund(s) or Account(s): Budget Amendment Needed:
Yes No N/A
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Recommended Motion:
I move to approve the 351 Phase II, LLC Brownfield Development and Reimbursement Agreement
and authorize the Mayor and City Clerk to sign.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division Act 381
Head
Information
Technology
Other Division Heads
Communication
Legal Review
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RESOLUTION APPROVING THE BROWNFIELD DEVELOPMENT AND REIMBURSEMENT
AGREEMENT
351 Phase II, LLC (341 West Western Avenue)
County of Muskegon, Michigan
2025-September 23
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 23rd of
September, 2025 at 5:30 p.m., prevailing Eastern Time.
PRESENT: Commissioners
ABSENT: Commissioners
The following preamble and resolution were offered by Commissioner _____ and
supported by Commissioner ______:
WHEREAS, the Authority has forwarded the Development and Reimbursement
Agreement to the City Commission requesting its approval of the Development and
Reimbursement Agreement; and
NOW, THEREFORE BE IT RESOLVED THAT:
1. The Brownfield Plan constitutes a public purpose under Act 381.
2. The Brownfield Plan meets all the requirements of Section 13(1) of Act 381.
3. 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. The costs of the eligible activities proposed in the Brownfield Plan are reasonable
and necessary to carry out the purposes of Act 381.
5. The amount of captured taxable value estimated to result from the adoption of
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the Brownfield Plan is reasonable.
6. The Development and Reimbursement Agreement is approved and is effective
immediately
7. All resolutions of parts of the 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:
RESOLUTION DECLARED ADOPTED.
_____________________________
Ann Marie Meisch, City Clerk
________________________________
Ken Johnson, Mayor
-2-
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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 September 23, 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 meeting
were kept and will be or have been made available as required by said Act.
_____________________________
Ann Marie Meisch, City Clerk
-3-
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City of Muskegon
Brownfield Redevelopment Authority
County of Muskegon, State of Michigan
RESOLUTION APPROVING BROWNFIELD DEVELOPMENT AND REIMBURSEMENT
AGREEMENT
351 Phase II, LLC (341 West Western Avenue)
County of Muskegon, Michigan
Minutes of a meeting of the Board of the City of Muskegon Brownfield Redevelopment
Authority (“Authority”), County of Muskegon, State of Michigan, held in the City Hall on the 9th of
September, 2025 at 10:30 a.m., prevailing Eastern Time.
PRESENT: Members
ABSENT: Members
The following preamble and resolution were offered by Member _____ and supported by
Member ______:
WHEREAS, the Authority approved a Brownfield Plan Amendment to include the
Lakeview Lofts II (“Project”) during its meeting on May 13, 2025 ;
WHEREAS, the 351 Phase II, LLC Brownfield Plan Amendment includes tax increment
financing to pay for certain eligible activities related to the Project;
WHEREAS, a Development and Reimbursement Agreement between the City and 351
Phase II, LLC has been negotiated to provide for reimbursement of the costs of eligible activities
identified in the Brownfield Plan Amendment.
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NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
1. The Development and Reimbursement Agreement between the City and 351 Phase
II, LLC for the 351 Phase II, LLC Brownfield Plan Amendment is necessary to
facilitate the implementation of the Brownfield Plan.
2. The Authority hereby approves the Development and Reimbursement Agreement for
351 Phase II, LLC Brownfield Plan, and recommends the approval of the Agreement
by the Muskegon City Commission.
3. Repealer. All resolutions and parts of resolution in conflict with the provisions of this
resolution are hereby repealed or amended to the extent of such conflict.
AYES:
NAYS:
RESOLUTION DECLARED ADOPTED.
_____________________________
Chairperson
-2-
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I hereby certify that the foregoing is a true and complete copy of a resolution adopted by
the Board of the City of Muskegon Brownfield Redevelopment Authority, County of Muskegon,
State of Michigan, at a meeting held on September 9, 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, and that the minutes of
said meeting were kept and will be or have been made available as required by said Act.
_____________________________
Chairperson
-3-
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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
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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.
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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.
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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.
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351 Phase II Redevelopment Project
ATTACHMENT A-1
SITE MAP
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351 Phase II Redevelopment Project
ATTACHMENT A-2
PROPOSED SITE PLAN
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ATTACHMENT A-3
TAX INCREMENT FINANCING TABLE
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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 163 of 402
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 164 of 402
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 165 of 402
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 166 of 402
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 167 of 402
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 168 of 402
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 169 of 402
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 170 of 402
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 171 of 402
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 172 of 402
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 173 of 402
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 174 of 402
City of Muskegon Brownfield Plan Amendment
351 Phase II Redevelopment Project
ATTACHMENT A-4
HOUSING SUBSIDY TABLE
12 3/7/2025
Page 175 of 402
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 176 of 402
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: September 23, 2025 Title: Fire Marshal Truck Purchase
Submitted by: Dawson Romanosky, DPW Department: Public Works
Superintendent
Brief Summary:
Staff seeks approval of the purchase of a new Fire Marshal truck from Gorno Ford for $59,690
Detailed Summary & Background:
The Battalion Chief truck was totaled in an accident in late August. Due to this, the Fire Marshal truck
was moved to the Battalion Chief truck and the Fire Marshal is driving any vehicle available. Due to
the unexpected loss of an emergency response vehicle, a replacement truck was purchased with
emergency approval from the City Manager. The vehicle was budgeted to be replaced this year
before the accident occurred. We are now retroactively seeking commission approval for this
purchase. The total purchase price is $59,690. This vehicle was purchased from Gorno Ford which is a
MiDeal dealer. MiDeal is negotiated statewide purchasing contract that local governments can use
in place of their own bidding process.
Goal/Action Item:
2027 Goal 4: Financial Infrastructure
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
$59,690 Yes X No N/A
Fund(s) or Account(s): Budget Amendment Needed:
661-563-978 Yes No X N/A
Recommended Motion:
I move to approve the purchase of a new Fire Marshal truck from Gorno Ford for $59,690
Approvals: Name the Policy/Ordinance Followed:
Immediate Division X Purchasing Policy
Head
Information
Technology
Other Division Heads
Page 177 of 402
Communication
Legal Review
Page 178 of 402
Page 179 of 402
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: September 23, 2025 Title: Brownfield Plan Development and
Reimbursement Agreement - Muskegon-Central
Park, LLC
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
City staff is seeking approval of the Development and Reimbursement Agreement (D&RA) for
Muskegon-Central Park, LLC brownfield plan amendment.
Detailed Summary & Background:
City staff is requesting approval of the Development and Reimbursement Agreement (D&RA) for the
Muskegon-Central Park, LLC redevelopment project. The City Commission previously approved the
Brownfield Plan Amendment for this project on February 25, 2025.
The developer, Muskegon-Central Park, LLC, has submitted a D&RA for the redevelopment of the
former General Hospital site, a 13.89-acre property proposed for multi-family residential use. The
project consists of the construction of six new three-story buildings, which will provide a total of 144
housing units. Of these, 30 units will be income-qualified with rent rates targeted to households at 69
to 78 percent of Muskegon County’s Area Median Income (AMI). Each building will contain 24 one-
and two-bedroom units, ranging in size from 663 to 1,307 square feet.
Under the terms of the agreement, the Brownfield Redevelopment Authority will reimburse the
developer for eligible activities and costs through tax increment revenues for a period of up to 23
years.
The project qualifies for housing development activities as 30 of the residential units will be
designated for households with incomes below 120 percent of the Area Median Income.
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business - Diverse housing types
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
N/A Yes No N/A
Fund(s) or Account(s): Budget Amendment Needed:
Page 180 of 402
N/A Yes No N/A
Recommended Motion:
I move to approve the Muskegon-Central Park, LLC Brownfield Development and Reimbursement
Agreement and authorize the Mayor and City Clerk to sign.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division Act 381
Head
Information
Technology
Other Division Heads
Communication
Legal Review
Page 181 of 402
BROWNFIELD PLAN DEVELOPMENT AND REIMBURSEMENT AGREEMENT
THIS BROWNFIELD PLAN DEVELOPMENT AND REIMBURSEMENT AGREEMENT
(the "Agreement"), is entered into on September 9, 2025, between the CITY OF
MUSKEGON BROWNFIELD REDEVELOPMENT AUTHORITY, a Michigan public
body corporate established pursuant to Act 381 of the Public Acts of 1996, as amended, MCL
125.2651 et seq. ("Act 381"), whose address is 933 Terrace Street, Muskegon, Michigan 49440
(the "Authority"), and MUSKEGON-CENTRAL PARK, LLC a Michigan limited liability
company, whose address is 1575 Watertower Place, East Lansing, Michigan 48823 (the
"Developer").
RECITALS
A. The Authority was created by the City of Muskegon (the "City") pursuant to the
Brownfield Redevelopment Financing Act, Act 381 of the Public Acts of Michigan of
1996, as amended ("Act 381"). Pursuant to Act 381, the Authority has prepared a
Brownfield Plan, which was duly approved by the City of Muskegon Board of
Commissioners (the "Brownfield Plan").
B. The Developer owns or has an agreement to purchase approximately 13.89 acres of prope1iy
in the City of Muskegon at street addresses 1700 Oak Avenue, Muskegon, Muskegon
County, Michigan (the "Property"), which is legally described in the attached Brownfield
Plan for Muskegon-Central Park, LLC (the "Plan") attached as Exhibit A, and which is a
"housing property" as defined in Act 381.
C. The Plan was recommended for approval by the MBRA on February 11, 2025, and
approved by the City of Muskegon Board of Commissioners on February 25, 2025.
D. The Developer proposes to construct six new, 3-story multifamily buildings consisting of
144 total housing units, including 30 income qualified units at rent rates targeting
households at 69-78% of Muskegon County's AMI. Each building will include 24 units
comprised of one to two bedrooms ranging from 663 to 1,307 square feet of finished living
space and one to three bathrooms based on the unit square footage. The Project will have
the effect of assisting in the redevelopment of the Property, increasing housing inventory,
increasing the tax base, creating jobs, otherwise enhancing the economic vitality and quality
of life in the County.
E. Subject to the Michigan State Housing Development Authority ("MSHDA") approval of
the Act 381 Work Plan for the Project (the "Work Plan"), with respect to the state education
tax and taxes levied for school operating purposes (the "Educational Taxes"), Act 381
permits the Authority to capture and use the property tax revenues generated from the
incremental increase in property value of a redeveloped brownfield site constituting an
"eligible prope1iy" under Act 381 to pay or to reimburse the payment of costs of conducting
activities that meet the requirements under Act 381 of "eligible activities" (hereinafter the
"Eligible Costs").
F. By undertaking the Project, the Developer incurred and will incur Eligible Costs, which
include costs associated with building demolition, lead and asbestos abatement, site
Page 182 of 402
preparation, infrastructure improvements to support housing activities, development of a
housing financing gap, brownfield plan and work plan preparation and development, and
brownfield plan and work plan implementation, all as defined in the Brownfield Plan.
G. The Developer is eligible for housing development activities under the Act based on
Developer's commitment to reserve a portion of the Project's rental units as income
restricted units for income qualified households (i.e. household incomes at or below 120%
AMI (the "Annual Unit Income Restriction"). The Annual Unit Income Restriction for the
Project includes a total of 30 units, for tenant households earning approximately 69-78%
AMI for the Term of this Agreement.
H. The Authority has incurred and will incur certain eligible administrative expenses
associated with the Brownfield Plan (the "Administrative Costs"), for which it seeks
reimbursement from Local Tax Increment Revenue ("Local TIR"), including brownfield
plan and work plan implementation.
I. Act 502 of the Public Acts of Michigan of 2012 amends Act 381 to provide that during the
period up to the first 23 years that the Developer is reimbursed for Eligible Costs, the
amount of Tax Increment Revenues (as defined below) captured annually shall be reduced
by 50% of the state education tax levy (the "SET SBRF Tax Increment Revenues") which
is required to be paid to the Michigan Department of Treasury ("Treasury") for deposit in
the state brownfield redevelopment fund (the "SBRF").
J. Following reimbursement of all amounts due the Developer and all amounts payable to the
Authority as Administrative Costs from applicable Tax Increment Revenues (as defined
below) and payment to Treasury of the SET SBRF Tax Increment Revenues for deposit in
the SBRF, additional tax increment revenues will be deposited into the local brownfield
revolving fund for five full years, which is in accordance with Section 13(5) of Act 381,
which limits such deposits to be made for no more than five years after the time that capture
is required to pay the Eligible Costs.
K. In accordance with Act 381 and subject to the terms of this Agreement, the paiiies desire to
use the prope1iy tax revenues that are generated from an increase in the taxable value of the
real and personal property resulting from the redevelopment of the Prope1iy to which the
Authority is entitled to receive (the "Tax Increment Revenues") to reimburse the Developer
for the Eligible Costs, to pay the Authority for Administrative Costs, to pay Treasury for
deposits to the SBRF, and to fund a local brownfield revolving fund pursuant to Act 381.
L. The patties are entering into this Agreement to establish the procedure for such
reimbursement and funding.
2
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Terms and Conditions
Therefore, in exchange for the consideration in, and referred to, by this Agreement, the parties
agree as follows:
1. Capture of Taxes: During the Term of this Agreement, the Authority shall capture all
available Tax Increment Revenues from the Property and use those Tax Increment Revenues as
provided in this Agreement.
2. Submission of Costs: For those Eligible Costs for which the Developer seeks
reimbursement from the Authority, the Developer shall submit to the Authority:
(a) a written statement detailing the costs;
(b) a written explanation as to why they are Eligible Costs;
(c) copies of invoices from contractors, engineers or others who provided such service,
or, for the Developer's personnel for whose services reimbursement is being sought,
detailed time records showing the work performed by such individuals; and
(d) copy of occupancy permit
(e) copies of local required building permits, inspection rep01is, and any other
information which may be required by the Authority or its auditors.
3. Payments:
a. The Tax Increment Revenues received by the Authority shall be paid to the Developer
to reimburse it for Eligible Costs. Local TIR generated from the Property shall first be
retained by the Authority in an amount equal to 10% of the annual Tax Increment
Revenues up to the maximum amount allowed annually for Administrative Costs under
Act 381 for all Authority projects and the SET SBRF Tax Increment Revenues realized
from the Property during the period up to the first 23 years that the Developer is
reimbursed for Eligible Costs shall be paid to Treasury for deposit in the SBRF. After
retention of such Local Tax Increment Revenues and payment to Treasury of the SET
SBRF Tax Increment Revenues, Tax Increment Revenues shall be used to reimburse
the Developer for Eligible Costs, provided, however, if Developer has not paid any
3
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applicable professional fees and costs (legal, environmental, etc.) incurred by the
Authority related to Developer's request to use Project Tax Increment Revenues to
reimburse it for Eligible Costs within 30 days of being invoiced for such costs, the
Authority is authorized to pay such costs from Project Tax Increment Revenues before
such Project Tax Increment Revenues are used to reimburse Developer. The amount of
Project Tax Increment Revenues used to pay such costs shall be subtracted from
Developer total Eligible Costs and Developer shall not be entitled to reimbursement of
such amount. The Authority shall have no obligation to reimburse the Developer for
Eligible Costs from Tax Increment Revenues captured and received by the Authority
after the 23-year Developer reimbursement period. The amount of taxes levied as
Educational Taxes that will be used to reimburse the Eligible Costs of implementing
eligible activities at the Prope1iy will be limited to the Eligible Costs of eligible
activities approved by MSHDA. Tax Increment Revenues shall be distributed according
to the Cost Table included as Exhibit B.
b. Unless the Authority disputes whether such costs are Eligible Costs or the accuracy of
such costs, the Authority shall, after review by an Authority Board member or the City
Economic Development Coordinator and approval by the Authority Board, pay to the
Developer the amounts for which submissions have been made pursuant to Section 2 of
this Agreement within 30 days after the Authority Board has approved such payment
provided Tax Increment Revenues have been received from which the submission may
be wholly or partially paid and provided, further, an occupancy permit shall have been
issued for those portions of the Project for which there are Eligible Costs. If a partial
payment is made by the Authority because of insufficient Tax Increment Revenues, the
Authority shall make additional payments toward the remaining amount within 30 days
of its receipt of additional Tax Increment Revenues until all of the amounts, for which
submissions have been made, have been fully paid to the Developer or to May 1, 2049,
whichever occurs first.
c. Adjustments: If, due to an appeal of any tax assessment or reassessment of any po1iion
of the Prope1iy or for any other reason, the Authority is required to reimburse any Tax
Increment Revenues to the County, City, or any other tax levying unit of government,
the Authority may deduct the amount of any such reimbursement, including interest and
penalties, from any amounts due and owing the Developer. If all amounts due the
4
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Developer under this Agreement have been fully paid or the Authority is no longer
obligated to make any further payments to the Developer, the Authority shall invoice
the Developer for the amount of such reimbursement and the Developer shall pay the
Authority such invoiced amount within 30 days of the Developer's receipt of the invoice.
Amounts invoiced and paid to the Authority by the Developer pursuant to this paragraph
shall be reinstated as Eligible Costs for which the Developer shall have the opportunity
to be reimbursed in accordance with the terms, conditions and limitations of this
Agreement. Nothing in this Agreement shall limit the right of the Developer to appeal
any tax assessment.
4. Reporting:
a. Income and Rent Documentation and Reporting:
i. Developer shall monitor and annually provide to the Authority and/or a third
party providing verification services to the Authority sufficient evidence to
demonstrate its compliance with the Annual Unit Income Restriction.
ii. Prospective renters must verify eligibility to the Developer or their designee at
the time of initial occupancy by self-certifying using the MSDHA Household
Income Self-Certification Form attached as Exhibit C or as otherwise approved
by MSHDA.
iii. If after Authority's review of Developer's Annual Unit Income Restriction
report, Authority determines that Developer did not meet the Annual Unit
Income Restriction for the previous 12-month period based on occupied units,
Authority may withhold a pro-rata share of the total Tax Increment Revenues
received from the Development in an amount equal to the percentage of the total
units of the Project determined to not be in compliance with the Annual Unit
Income Restriction. If Developer returns to compliance at the time of the next
Annual Unit Income Restriction report, the Authority shall reimburse Developer
using all available Tax Increment Revenues available to the Authority, including
any amounts previously withheld. If, based on the formula outlined above,
Authority has any Tax Increment Revenues withheld at the end of the Term,
5
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Authority may retain such funds for deposit in the local brownfield revolving
fund, as provided under the Act, or remit such funds to the respective taxing
jurisdictions.
iv. The Developer shall provide to the Authority, within 30 days after the Project
receives an occupancy permit, and annually thereafter no later than May 1 of
each year during the Term of reimbursement under this Agreement, a report of
the following, as applicable, for the preceding calendar year pursuant to
reporting requirements under Section 16 of Act 381 :
1. Total investment and new capital investment since the prior year's
rep01i.
2. Square footage of new construction or renovation, whether residential,
commercial, or other use, and use of new or renovated space.
3. New jobs created.
4. Total number of housing units and total number of Annual Unit Income
Restriction units, indicating the number rented at rates at or below the
applicable AMI ranges subject to this Agreement.
5. Number of Annual Unit Income Restriction units rented to, or available
to be rented by, income qualified household renters.
6. Annual Unit Income Restriction units rental rates.
7. Racial and socioeconomic data on the individuals purchasing or renting
the Annual Unit Income Restriction units, or, if this data is not
available, racial and socioeconomic data on the census tract in which the
housing units are located.
8. Other information required to be reported to the State of Michigan to
verify compliance with Act 381 unless that information is readily
available to the Muskegon County Treasurer.
5. Prohibition of Short-Term Rentals
a. During the Term of Tax Increment Revenues capture and reimbursement and in
accordance with Section 15(12)(m)(iv) of the Act, no short-term rentals are allowed in
any of the residential units. Leases shall be consistent with the City of Muskegon
zoning.
6
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b. The Developer agrees to include notice of the short-term rental prohibition in any lease
and is responsible for monitoring compliance with this provision.
6. Interpretation: This is the entire agreement between the parties as to its subject. It
shall not be amended or modified except in writing signed by the parties. It shall not be affected by
any course of dealing and the waiver of any breach shall not constitute a waiver of any subsequent
breach of the same or any other provision.
7. Assignment - Binding Effect: This Agreement and the rights and obligations under
this Agreement shall not be assigned or otherwise transferred by either party without the consent of the
other party, which shall not be unreasonably withheld, provided, however, the Developer may assign
its interest in this Agreement to an affiliate without the prior written consent of the Authority,provided,
any such assignee shall acknowledge to the Authority in writing on or prior to the effective date of
such assignment its obligations upon assignment under this Agreement, provided, fi1rther, that the
Developer may make a collateral assignment of the Tax Increment Revenues after review of such
assignment and consent by the Authority's legal counsel and approval of the Authority. As used in
this paragraph, "affiliate" means any corporation, company, partnership, limited liability company,
trust, sole proprietorship or other individual or entity which (a) is owned or controlled by the
Developer, (b) owns or controls the Developer or (c) is under common ownership or control with the
Developer. This Agreement shall be binding upon any successors or permitted assigns of the parties.
8. Indemnification: Developer agrees to indemnify and hold City of Muskegon, the City
of Muskegon Brownfield Redevelopment Authority, as well as all officers, agents, employees, and
assigns thereof harmless against (a) any and all claims by any person claiming for personal or property
injuries or damage due to the Developer's redevelopment of the Prope1ty provided pursuant to the
terms of this Agreement, and/or (b) claims by any third parties which may arise out of, or be related
to, the Developer's redevelopment of the Prope1ty pursuant to this Agreement. Developer shall not be
obligated to indemnify any persons under this section if the liability arises out of the person's
negligence, willful misconduct, or breach of this Agreement or the negligence or willful misconduct
of any person or entity acting by, through or under any such persons.
9. Term: This Agreement shall terminate when all reimbursements and payments
contemplated under this Agreement have been paid or May 1, 2049.
7
Page 188 of 402
WHEREFORE, this Agreement has been executed as of the date first written above.
MUSKEGON-Central Park, LLC
By: __________________________________
Name: _________________________________
Its: __
CITY OF MUSKEGON BROWNFIELD
REDEVELOPMENT AUTHORITY
By: _____________________________________
Name: ________________________________
Its: ____________________________________
CITY OF MUSKEGON
By: _____________________________________
Ken Johnson, Mayor
By: _____________________________________
Ann Meisch, Clerk
8
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RESOLUTION APPROVING THE BROWNFIELD DEVELOPMENT AND REIMBURSEMENT
AGREEMENT
Muskegon-Central Park, LLC (1700 Oak Avenue)
County of Muskegon, Michigan
2025-September 23
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 23rd of
September, 2025 at 5:30 p.m., prevailing Eastern Time.
PRESENT: Commissioners
ABSENT: Commissioners
The following preamble and resolution were offered by Commissioner _____ and
supported by Commissioner ______:
WHEREAS, the Authority has forwarded the Development and Reimbursement
Agreement to the City Commission requesting its approval of the Development and
Reimbursement Agreement; and
NOW, THEREFORE BE IT RESOLVED THAT:
1. The Brownfield Plan constitutes a public purpose under Act 381.
2. The Brownfield Plan meets all the requirements of Section 13(1) of Act 381.
3. 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. The costs of the eligible activities proposed in the Brownfield Plan are reasonable
and necessary to carry out the purposes of Act 381.
5. The amount of captured taxable value estimated to result from the adoption of
Page 190 of 402
the Brownfield Plan is reasonable.
6. The Development and Reimbursement Agreement is approved and is effective
immediately
7. All resolutions of parts of the 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:
RESOLUTION DECLARED ADOPTED.
_____________________________
Ann Marie Meisch, City Clerk
________________________________
Ken Johnson, Mayor
-2-
Page 191 of 402
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 September 23, 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 meeting
were kept and will be or have been made available as required by said Act.
_____________________________
Ann Marie Meisch, City Clerk
-3-
Page 192 of 402
City of Muskegon
Brownfield Redevelopment Authority
County of Muskegon, State of Michigan
RESOLUTION APPROVING BROWNFIELD DEVELOPMENT AND REIMBURSEMENT
AGREEMENT
Muskegon-Central Park, LLC (1700 Oak Avenue)
County of Muskegon, Michigan
Minutes of a meeting of the Board of the City of Muskegon Brownfield Redevelopment
Authority (“Authority”), County of Muskegon, State of Michigan, held in the City Hall on the 9th of
September, 2025 at 10:30 a.m., prevailing Eastern Time.
PRESENT: Members
ABSENT: Members
The following preamble and resolution were offered by Member _____ and supported by
Member ______:
WHEREAS, the Authority approved a Brownfield Plan Amendment to include the
Muskegon-Central Park (“Project”) during its meeting on February 25, 2025 ;
WHEREAS, Muskegon-Central Park, LLC Brownfield Plan Amendment includes tax
increment financing to pay for certain eligible activities related to the Project;
WHEREAS, a Development and Reimbursement Agreement between the City and
Muskegon-Central Park, LLC has been negotiated to provide for reimbursement of the costs of
eligible activities identified in the Brownfield Plan Amendment.
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NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
1. The Development and Reimbursement Agreement between the City and Muskegon-
Central Park, LLC for the Muskegon Central Park, LLC Brownfield Plan Amendment
is necessary to facilitate the implementation of the Brownfield Plan.
2. The Authority hereby approves the Development and Reimbursement Agreement for
Muskegon-Central Park, LLC Brownfield Plan, and recommends the approval of the
Agreement by the Muskegon City Commission.
3. Repealer. All resolutions and parts of resolution in conflict with the provisions of this
resolution are hereby repealed or amended to the extent of such conflict.
AYES:
NAYS:
RESOLUTION DECLARED ADOPTED.
_____________________________
Chairperson
-2-
Page 194 of 402
I hereby certify that the foregoing is a true and complete copy of a resolution adopted by
the Board of the City of Muskegon Brownfield Redevelopment Authority, County of Muskegon,
State of Michigan, at a meeting held on September 9, 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, and that the minutes of
said meeting were kept and will be or have been made available as required by said Act.
_____________________________
Chairperson
-3-
Page 195 of 402
Act 381 Work Plan
Muskegon – Central Park, LLC
1700 Oak Avenue
Muskegon, Michigan 49442
Prepared For:
City of Muskegon Brownfield Redevelopment Authority
Muskegon, Michigan
March 11, 2025
Project No. 240603
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Table of Contents Fishbeck | Page i
1. Threshold Submission Requirements.............................................................................................................1
i. Taxes Levied for School Operating Purposes ....................................................................................1
ii. Submitted by the Local BRA ..............................................................................................................1
iii. Part of a Transformational Brownfield Plan ......................................................................................1
iv. Items Submitted for the Brownfield Plan .........................................................................................2
a. Copy of the Brownfield Plan ................................................................................................2
b. Current Ownership Information ..........................................................................................2
c. Historical and Current Use of Each Property .......................................................................2
d. Existing and Proposed Future Zoning ..................................................................................2
e. Summary of the Redevelopment and Future Use................................................................2
f. Work Plan for Each Eligible Activity .....................................................................................3
g. Development and Reimbursement Agreement ...................................................................3
h. Proposed Income and Price Monitoring Responsibilities and Related Expenses .................3
v. Eligible Activities ...............................................................................................................................4
a. Description of Costs to be Paid for with Tax Increment Revenues ......................................4
b. MSHDA Housing Development Eligible Activities ................................................................4
2. Housing Work Plan Review Criteria ...............................................................................................................5
i. Development and Reimbursement Agreement Stipulates Price and Income Monitoring ................5
ii. Activities are Sufficient to Complete Housing Development Activity ...............................................5
iii. Activities are Necessary to Complete Housing Development Activity ..............................................6
iv. Cost for Eligible Housing Development Activity is Reasonable .........................................................7
v. Public Benefit ....................................................................................................................................8
vi. Job Creation ......................................................................................................................................9
vii. Unemployment .................................................................................................................................9
viii. Contamination Addressed by the Eligible Activities ..........................................................................9
ix. Private Sector Contribution ..............................................................................................................9
x. Relocation .........................................................................................................................................9
xi. Developer Financial Soundness ........................................................................................................9
xii. Other State and Local Incentives ................................................................................................... 10
xiii. Alignment with Statewide Housing Plan ........................................................................................ 10
xiv. Capacity for Price and Income Monitoring .................................................................................... 10
xv. Alignment with Local Workforce Housing Needs........................................................................... 11
xvi. Deed Restriction for Term of Tax Capture ..................................................................................... 11
List of Figures
Figure 1 – Scaled Property Location Map
Figure 2 – Eligible Property Map(s)
Figure 3 – Project Site Plan
List of Tables
Table 1 – Summary of Eligible Costs
Table 2 – Total Captured Incremental Taxes Estimates
Table 3 – Estimated Reimbursement Schedule
List of Appendices
Appendix 1 Brownfield Plan and Resolution(s)
Appendix 2 Development and Reimbursement Agreement
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Table of Contents Fishbeck | Page ii
Appendix 3 Potential Rent Loss (PRL) Gap Cap & Total Housing Subsidy (THS) Calculation
Appendix 4 Bowen National Research 2023 Housing Needs Assessment for Muskegon County
Appendix 5 Relevant Sections from MSHDA Partnership F Data Document
Appendix 6 U.S Bureau of Labor Statistics – Muskegon- Norton Shores, MI
Appendix 7 Project Proforma
Appendix 8 Developer Financial and Economic Capacity
Appendix 9 Purchase Agreement
Appendix 10 Muskegon City Council & Planning Commission Decision and Order
Appendix 11 Phase I Environmental Site Assessment Update (Summary)
Appendix 12 Phase II Environmental Site Assessment Update (Summary)
List of Abbreviations/Acronyms
MBRA City of Muskegon Brownfield Redevelopment Authority
AMI Area Median Income
BRA Brownfield Redevelopment Authority
Developer Muskegon-Central Park, LLC
EGLE Michigan Department of Environment, Great Lakes, and Energy
ESA Environmental Site Assessment
HUD U.S. Department of Housing and Urban Development
MEDC Michigan Economic Development Corporation
MSHDA Michigan State Housing Development Authority
PA Public Act
PRL Potential Rent Loss
PUD Planned Unit Development
REC Recognized Environmental Condition
THS Total Housing Subsidy
TIF Tax Increment Financing
TIR Tax Increment Revenues
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1. Threshold Submission Requirements
i. Taxes Levied for School Operating Purposes
Does the brownfield plan include the use of taxes levied for school operating purposes? Yes
If so, is the work plan or combined brownfield plan requesting reimbursement for housing development
activities? Yes
Is at least some portion of the housing to be developed subsidized or to be sold or rented to households at or
below 120% of Area Median Income? Yes
This Act 381 Work Plan has been prepared for the City of Muskegon Brownfield Redevelopment Authority (MBRA)
to provide a means to capture state school operating and state education tax (SET) increment revenues for the
reimbursement of MSHDA eligible activities, consistent with a Brownfield Plan adopted for Muskegon – Central
Park LLC.
This plan helps to offset the cost gap associated with the development by reimbursing the Developer (Muskegon -
Central Park, LLC) for eligible activities with the new tax increment generated by the project, including building
demolition, lead and asbestos abatement, site preparation, infrastructure improvements, development of
housing financing gap, and Brownfield Plan and Work Plan preparation and implementation costs.
The proposed project will include the demolition of a former hospital building and the new construction of six
three-story, multifamily buildings consisting of 144 total rental housing units (the Project). Each building will
include a combination of 24 one, two, and three-bedroom units ranging from 663 to 1,307 square feet of finished
living space and one to three bathrooms based on the unit square footage.
The Project focuses on providing affordable workforce housing for individuals and families projected to earn
between approximately 69-78% of Muskegon County’s Area Median Income (AMI). Upon Project completion, the
144 new housing units will help to offset more than 25% of the community housing need (prior to 2027) for
renters within 51%-80% of the AMI, as defined in the 2023 Muskegon Housing Needs Assessment (MHNA) which
is the greatest housing demand for the City of Muskegon. With a unit mix of 40% one-bedroom, 40% two-
bedroom, and 20% three-bedroom, the Project successfully aligns with the MHNA goal for rental housing
projects.
Of the 144 total units, 30 of the units will have controlled rents for affordable housing during the Brownfield Plan
developer reimbursement period. Of the 30 units, 13 will be 1-bedroom units ranging from approximately 75%-
78% of the AMI for rent and income, 13 will be 2-bedroom units ranging from approximately 70%-75% of the AMI
for rent and income and 4 will be 3-bedroom units ranging from approximately 72%-74% of the AMI for rent and
income. These units will remain subsidized and monitored during the Developer reimbursement period of the
Brownfield Plan (23 years).
The property qualifies as "eligible property" under the Brownfield Redevelopment Financing Act, 1996 PA 381, as
amended (“Act 381”), on the basis of meeting the definition of a “Housing Property” in Section 2(p)(ii), which
allows for an expanded scope of eligible brownfield activities.
ii. Submitted by the Local BRA
Was the plan submitted by the local BRA or duly authorized municipal designee? Yes
The MBRA is the submitter.
iii. Part of a Transformational Brownfield Plan
Is the work plan part of a transformational brownfield plan? No
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iv. Items Submitted for the Brownfield Plan
a. Copy of the Brownfield Plan
A copy of the Brownfield Plan is included in Appendix 1.
b. Current Ownership Information
This parcel is currently owned by Melcor, LLC whose address is 3662 Airline Road, Muskegon, MI 49444. The
contact representative is Doug Melching, doug@melchingdemo.com.
Krimson Exploratory Fund, LLC (Krimson) has entered into a purchase agreement with Melcor, LLC to acquire the
property. Krimson is a pre-acquisition entity that manages initial due diligence expenses. As part of a 1031
exchange, Krimson assigned the purchase agreement to Maplegrove Investment II, LLC (Maplegrove).
Maplegrove will close on the purchase agreement with a tenant in common interest, Muskegon-Central Park, LLC.
Muskegon-Central Park, LLC will be the property owner and complete the project (e.g., eligible activities and
construction).
Krimson, Maplegrove, and Muskegon-Central Park, LLC all maintain the same address: 1575 Watertower Place,
East Lansing, MI 48823. The contact person for these entities is the same, Steve Calverley, steve@krimson.com.
Refer to Appendix 9 for documents related to purchase of the property.
There are currently no delinquent taxes, interest, or penalties due on the Eligible Property.
c. Historical and Current Use of Each Property
Scaled Site location and eligible property boundary maps are provided as Figures 1 and 2, respectively.
Historical Use
The property exists as a 13.89 acres site which was utilized for medical purposes since the existing 6-story building
was constructed in the 1960s. The building was utilized as a hospital (most recently as Trinity Health) from the
1960s through the Spring 2020 when the building was vacated.
Current Use
The property has been vacant since 2020.
d. Existing and Proposed Future Zoning
The property has been rezoned to Low-Density Multiple Family Residential from the City of Muskegon in
September 2024 to accommodate the Project. Refer to Appendix 10 for a copy of the resolution from the City of
Muskegon Planning Commission.
e. Summary of the Redevelopment and Future Use
The Developer intends to acquire and redevelop the functionally obsolete Property for residential purposes,
creating new housing supply that meets community needs in the target area of the eastern portion of the City of
Muskegon.
The Project will include the demolition of the former hospital building and the new construction of six three-story,
multifamily buildings consisting of 144 total rental housing units. Each building will include 24 units, including a
combination of one, two, and three-bedroom units ranging from 663 to 1,307 square feet of finished living space
and one to three bathrooms based on the unit square footage. The complete Project cost exceeds $26,000,000.
The proposed site plan is included as Figure 3.
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The Project focuses on providing affordable workforce housing for individuals and families projected to earn
between 69-78% of Muskegon County’s AMI. Upon Project completion, the 144 new housing units will help to
offset more than 25% of the community housing need (prior to 2027) for renters within 51%-80% of the AMI, as
defined in the 2023 MHNA which is the greatest housing demand for the City of Muskegon. With a unit mix of
40% one-bedroom, 40% two-bedroom, and 20% three-bedroom, the Project successfully aligns with the MHNA
goal for rental housing projects.
In addition to providing sorely needed workforce housing in the City of Muskegon, the Project will remove a
functionally obsolete structure and safety concern for the community. Project benefits also include significant
local and state tax base growth, aesthetic improvements to the local community, and new FTE jobs.
f. Work Plan for Each Eligible Activity
Only MSHDA approval of eligible activities is requested. MEDC approval will not be necessary as the Project is
solely focused on residential housing targeted toward individuals and families earning up to 120% of Muskegon
County’s AMI. Michigan Department of Environment, Great Lakes, and Energy (EGLE) approval is also not
necessary as minimal EGLE activities are anticipated, and the EGLE Eligible Activities are preapproved under Act
381.
The Eligible Activities under this Work Plan are described below in Section v.
g. Development and Reimbursement Agreement
A draft copy of Development and Reimbursement Agreement is presented in Appendix 2.
h. Proposed Income and Price Monitoring Responsibilities and Related Expenses
The duration of the commitment to provide the AMI-limited residential units will be 23 years (the estimated
Developer reimbursement period), as authorized under the Muskegon – Central Park, LLC Brownfield Plan and the
Development and Reimbursement Agreement between the MBRA and the Developer (Muskegon-Central Park,
LLC) (refer to Appendix 2). Pursuant to the Development and Reimbursement Agreement:
• The Developer will use MSHDA’s annual Income and Rent Limits report for Muskegon County to establish
rents between approximately 69%-78% of Muskegon County’s AMI for the 30 units which will have controlled
rents for affordable housing during the Developer reimbursement period of the Brownfield Plan (23 years). Of
the 30 units, 13 will be 1- bedroom units ranging from approximately 75%-78% of the AMI for rent and
income, 13 will be 2-bedroom units from approximately 70%-75% of the AMI for rent and income and 4 will
be 3-bedroom units ranging from approximately 72%-74% of the AMI for rent and income. These affordable
units will remain subsidized and monitored during the Developer reimbursement period of the Brownfield
Plan (23 years).
• At the time of move in, the Developer will verify renter incomes using MSHDA’s Household Income Self-
Certification Form or another method acceptable to MSHDA for the affordable units.
• The Developer will verify annually that the rental rates for the affordable units are within the MSHDA
allowable range for Muskegon County AMI.
• The Developer will report to the MBRA annually by June 15 all information required for the State of Michigan
brownfield reporting portal, including the number of income restricted units rented, the number of days
those units were occupied, the number of income qualified renters, and the rent amounts for income
restricted units.
Brownfield Plan and/or Work Plan Implementation for up to $30,000 has been included in the Brownfield Plan
and Act 381 Work Plan to cover the Developer’s expenses related to income and price monitoring and reporting.
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v. Eligible Activities
Are the eligible activities in the combined brownfield plan or work plan submitted by the BRA consistent with the
eligible activities described in Section 13b(4)? Yes
Summary of All Eligible Activities
Developer MBRA
Activities Reimbursement Reimbursement
Building Demolition $1,417,375
Lead and Asbestos Abatement $621,000
Site Preparation $701,385
Infrastructure Improvements $2,100,590
Development of Housing Financing Gap $3,905,950
Brownfield Plan and Work Plan Preparation and Plan Implementation $55,000
MBRA Administration (10% of Local Taxes) $674,440
Total $8,801,300 $674,440
a. Description of Costs to be Paid for with Tax Increment Revenues
The total cost of the eligible activities is anticipated to be $8,801,300. The estimated cost of all eligible activities
under this plan is summarized in Table 1 and in the table above. Authority administrative costs are anticipated to
be up to $674,440. The capture of tax increment revenue for the Local Brownfield Revolving Fund (LBRF) is
estimated to be $1,924,857.
b. MSHDA Housing Development Eligible Activities
Building Demolition
Building demolition costs are necessary for this Project. This includes building demolition/deconstruction
($820,000), backfill ($412,000), and a 15% contingency cost of $184,875. The total cost of these eligible activities
is anticipated to be $1,417,375.
Lead and Asbestos Abatement
Lead and asbestos abatement activities are anticipated on the property, including disposal and air monitoring
($540,000) and a 15% contingency cost of $81,000. The total cost of these eligible activities is anticipated to be
$621,000.
Site Preparation
Site preparation activities are anticipated for this Project to support the housing activities. This includes cut and
fill operations ($80,000), geotechnical engineering ($30,000), grading ($14,000), land balancing ($35,000),
relocation of active utilities ($72,000), solid waste disposal ($82,500), staking ($28,000), temporary construction
access and/or roads ($5,000), temporary erosion control ($15,000), temporary facility ($50,000), temporary
sheeting/shoring ($125,000), temporary site control ($29,000), temporary traffic control ($6,000), soft costs
related to site preparation ($38,400) and a 15% contingency cost of $91,485. The total cost of these activities is
anticipated to be $701,385.
Infrastructure Improvements
Infrastructure improvements activities are anticipated on the Property to support the housing activities. This
includes streets and roads ($543,000), sidewalks ($77,000), lighting ($85,000), sanitary sewer mains ($150,000),
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water mains ($340,000), curb and gutter ($6,600), sanitary sewer mains ($150,000), landscaping ($110,000),
urban storm water management systems ($200,000), soft costs ($165,000), and a 15% contingency cost
($273,990). The total cost of these activities is anticipated to be $2,100,590.
Development of a Housing Financing Gap
Act 381 Section 2(x)(iv) permits reimbursement from tax increment revenues “to fill a financing gap associated
with the development of housing units priced for income-qualified households.”
The Developer proposes to capture the available tax increment for a total of 23 years and will keep rents within
MSHDA’s allowable range for households at or below 120% of the AMI for the Developer reimbursement period
of the Brownfield Plan. The formula provided by MSHDA for determining the housing gap results in a gap amount
that exceeds the available TIF revenues; refer to Appendix 3 for the PRL and THS calculation using the prescribed
MSHDA format. The total Housing Financing Gap over the developer capture period of 23 years is $11,696,328;
however, the Developer is only anticipated to capture $3,905,950 of that for reimbursement and will keep rents
within MSHDA’s allowable range, for households at or below 120% of the AMI, for the duration of the Developer
reimbursement period of the Brownfield Plan (23 years).
Brownfield Plan/Work Plan Preparation
Preparation of the Brownfield Plan and Work Plan is estimated to cost $25,000.
Brownfield Plan/Work Plan Implementation
Implementation of the Brownfield Plan is estimated to cost $30,000.
2.1.2 Authority Administration Fee
This Act 381 Work plan includes a 10% administration fee for the MBRA, which will be captured from new local
TIR generated as a result of the Project. The estimated administration fee capture amount during the duration of
the Plan is $674,440.
2.1.3 Local Brownfield Revolving Fund
The Authority can capture new tax revenue from the Project for deposit in the LBRF, up to five years after
Developer reimbursement occurs or not more than the eligible activities, whichever occurs first and as allowed by
the statute. It is estimated that $1,924,857 will be captured for deposit in the LBRF.
2. Housing Work Plan Review Criteria
i. Development and Reimbursement Agreement Stipulates Price and Income
Monitoring
Does the development agreement or reimbursement agreement between the municipality or BRA and an owner
or developer of the eligible property stipulate price and income monitoring for residential units? Yes
The draft Development and Reimbursement Agreement between the MBRA and Muskegon – Central Park, LLC is
presented in Appendix 2.
ii. Activities are Sufficient to Complete Housing Development Activity
Are the individual activities included in the work plan or combined brownfield plan sufficient to complete the
proposed eligible housing development activity? Yes
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Rehabilitation and new construction projects must submit a copy of a purchase agreement and development cost
budget.
A copy of the purchase agreement for the parcel is attached (Appendix 9).
A development cost budget is attached (Appendix 7).
The MSHDA Eligible Activities proposed under this Act 381 Work Plan have been evaluated thoroughly to develop
accurate scopes of work, costs, and plans for implementation. Section 2.iii. provides a detailed work scope for
each of the MSHDA Eligible Activities. Implementation will be governed by the Development and Reimbursement
Agreement. The following is a brief explanation of sufficiency for each eligible activity:
• Building Demolition: Building Demolition activities will include building demolition/deconstruction, backfill,
and a 15% contingency cost. The building demolition activities are necessary for the housing development
and are sufficient to complete this eligible activity.
• Lead and Asbestos Abatement: Lead and asbestos abatement activities will include abatement, disposal, air
monitoring, and a 15% contingency cost. The lead and asbestos abatement activities are necessary for the
housing development and are sufficient to complete this eligible activity.
• Site Preparation: Site preparation activities to support the housing development include cut and fill measures,
geotechnical engineering, relocation of active utilities, solid waste disposal, staking, land balance, grading,
clearing and grubbing, temporary construction access and/or roads, temporary construction access and/or
roads, temporary erosion control, temporary sheeting/shoring, temporary facility, temporary site control,
temporary traffic control, and soft costs. The site preparation activities will meet the needs for housing
development and are sufficient to complete this eligible activity.
• Infrastructure Improvement: Infrastructure improvements will be needed on the Property to support the
housing activities. This includes streets and roads, sidewalks, lighting, sanitary sewer mains, water mains, curb
and gutter, landscaping, urban storm water management systems, soft costs, and a 15% contingency. The
infrastructure improvements will meet the needs for the housing development and are sufficient to complete
this eligible activity.
• Housing Financing Gap: The cost of developing and operating housing for households at or below 120% AMI is
greater than rental revenue. The inclusion of the Housing Financing Gap with documentation and monitoring
of income and rental rates is sufficient to complete this eligible activity.
• Brownfield Plan/Work Plan Preparation and Implementation: The cost for preparation of the Brownfield Plan,
MBRA’s review, preparation of this Work Plan, and Brownfield Plan and Work Plan Implementation is included
and is sufficient to complete this eligible activity.
iii. Activities are Necessary to Complete Housing Development Activity
Is each individual activity included in the work plan or combined brownfield plan required to complete the eligible
housing development activity? Yes
In order for individual activities to be deemed to be required to complete the eligible housing development
activity, they must be limited to those items detailed in the Development Cost Budget. All other activities will be
deemed not required to complete the eligible housing development activity.
These plans and estimates are derived from previous experience by the developers, architects and engineers,
legal advisors, and environmental consultants, such that the individual activities described in this plan are deemed
required to complete the eligible activities. The following is a brief explanation of the need for each Eligible
Activity:
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• Building Demolition
Building demolition costs are necessary for this Project. This includes building demolition/deconstruction
($820,000), backfill ($412,000), and a 15% contingency cost of $184,875. The total cost of these eligible
activities is anticipated to be $1,417,375.
• Lead and Asbestos Abatement
Lead and asbestos abatement activities are anticipated on the property. This includes abatement including
disposal and air monitoring ($540,000) and a 15% contingency cost of $81,000. The total cost of these eligible
activities is anticipated to be $621,000.
• Site Preparation
Site preparation activities are anticipated for this Project to support the housing activities. This includes cut
and fill operations ($80,000), geotechnical engineering ($30,000), grading ($14,000), land balancing
($35,000), relocation of active utilities ($72,000), solid waste disposal ($82,500), staking ($28,000), temporary
construction access and/or roads ($5,000), temporary erosion control ($15,000), temporary facility ($50,000),
temporary sheeting/shoring ($125,000), temporary site control ($29,000), temporary traffic control ($6,000),
soft costs related to site preparation ($38,400) and a 15% contingency cost of $91,485. The total cost of these
activities is anticipated to be $701,385.
• Infrastructure Improvements
Infrastructure improvements activities are anticipated on the Property to support the housing activities. This
includes streets & roads ($543,000), sidewalks ($77,000), lighting ($85,000), sanitary sewer mains ($150,000),
water mains ($340,000), curb and gutter ($6,600), sanitary sewer mains ($150,000), landscaping ($110,000),
urban storm water management systems ($200,000), soft costs ($165,000), and a 15% contingency cost
($273,990). The total cost of these activities is anticipated to be $2,100,590.
• Development of a Housing Financing Gap
Act 381 Section 2(x)(iv) permits reimbursement from tax increment revenues “to fill a financing gap
associated with the development of housing units priced for income-qualified households.”
The Developer proposes to capture the available tax increment for a total of 23 years and will keep rents
within MSHDA’s allowable range for households at or below 120% of the AMI for the duration of the
Brownfield Plan’s Developer reimbursement. The formula provided by MSHDA for determining the housing
gap results in a gap amount that exceeds the available TIF revenues; refer to Appendix 3 for the PRL and THS
calculation using the prescribed MSHDA format. The total Housing Financing Gap over 23 years is
$11,696,328; however, the Developer is only anticipated to capture $3,905,950 of that for reimbursement
and will keep rents within MSHDA’s allowable range for households at or below 120% of the AMI for the
duration of the Brownfield Plan’s Developer reimbursement,
• Brownfield Plan/Work Plan Preparation
Preparation of the Brownfield Plan and Work Plan is estimated to cost $25,000.
• Brownfield Plan/Work Plan Implementation
Implementation of the Brownfield Plan is estimated to cost $30,000.
iv. Cost for Eligible Housing Development Activity is Reasonable
Is the cost for the eligible housing development activity reasonable? Yes
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March 11, 2025 Fishbeck | Page 8
According to the PRL gap cap and the THS calculation (Appendix 3), the total PRL gap cap is $11,696,328 for the
Developer reimbursement period (23 years). The approved MBRA TIF request is $3,905,950. The total PRL gap cap
allowed by MSHDA, and total gap needed to develop affordable housing versus market rate housing, is
significantly larger than the approved TIR. The approved TIR was determined to be reasonable by the MBRA and
City of Muskegon.
v. Public Benefit
Is there an overall benefit to the public? Yes
The Muskegon – Central Park, LLC project satisfies a housing need for the area as determined by a current
housing needs assessment. According to Bowen National Research 2023 Housing Needs Assessment for the City
of Muskegon, an overall housing gap of 2,924 rental units exists for low-income and workforce citizens and
families (less than or equal to 120% of AMI). The assessment revealed that “while the shares of cost burdened
renters (43.6%) and homeowners (17.8%) in the county are below the state averages (44.9% renters, 18.8%
owners), approximately 3,233 renter households in the county are cost burdened and 1,374 homeowners are
cost burdened”. The Bowen National Research document that shows this data is included in Appendix 4.
Additional data is included in Appendix 5 as related to sections from the MSHDA Partnership F Document.
This project serves an important public purpose in the City of Muskegon and Muskegon County, as it will result in
significant capital investment into the community and, most importantly, create workforce housing in a
community where quality year-round housing for the local workforce is scarce. The City’s employment
opportunities are growing, but they are impeded by housing availability. Filling some of that need will help the
City of Muskegon’s employers fill jobs with qualified workers who can secure housing within easy commuting
distance of their workplaces. Local employment data is provided in Appendix 6.
Is there reuse of vacant buildings and redevelopment of a blighted property? Yes
1. Is the vacant building being torn down or repurposed? The existing building is functionally obsolete and
contains harmful hazardous materials (lead and asbestos containing building materials). Reuse of the building
is not financially feasible. The building will be demolished to accommodate the new construction of
environmentally safe and energy efficient housing structures.
2. If the property is blighted, under what definition found in Section 2(c) is the property considered blighted?
The property is not blighted. Not applicable.
3. If blighted, is the acquisition cost to promote rehabilitation or adaptive reuse of the blighted or obsolete
rental unit included in eligible activities? Not applicable.
Acquisition cost: Not applicable.
Explain as applicable:
1. Demolition of vacant buildings: The existing vacant hospital is functionally obsolete and environmentally
unsafe. To facilitate the construction of new, environmentally safe and energy efficient housing, the former
hospital will be demolished. Prior to demolition, removal of lead and asbestos containing building materials
will occur followed by appropriate disposal of same materials at a licensed Type 2 landfill. Lead and asbestos
abatement and air monitoring will be completed by a HAZWOPER certified contractor complying with
applicable regulatory guidelines and after a demolition permit has been obtained. Demolition will conform to
industry standards, utilizing dust suppression measures, recycling materials when feasible, and disposing solid
waste at a Type 2 landfill.
2. Method used to determine that the property is blighted: Not applicable. The property and buildings are not
blighted.
3. Is acquisition cost of blighted or obsolete property included as an eligible activity? Not applicable.
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4. Is the property properly zoned or must it be rezoned? The property was rezoned from medical care (MC) to
low-density multiple family residential (RM-1) by the Muskegon Planning Commission and the Muskegon City
Commission on August 15, 2024, and September 9, 2024, respectively.
vi. Job Creation
Are new jobs being created? Yes
New jobs created include a full-time Maintenance Manager, full-time Community Manager, and part-time Leasing
Coordinator.
vii. Unemployment
Is the eligible housing development in an area of high unemployment? Yes
The most recent reported unemployment rate for City of Muskegon (December 2024) is 6.1% comparable to the
State of Michigan’s statewide rate of 4.2% at that same time, according to the U.S Bureau of Labor Statistics.
viii. Contamination Addressed by the Eligible Activities
A proposed housing development work plan must include an environmental review that meets MSHDA’s
Environmental Review Requirements found on MSHDA’s website.
If the environmental review discloses that the proposed housing development site has environmental
contamination, did EGLE provide clearance for residential development?
Environmental assessment activities were completed at the property when the current owner purchased the
property in 2020. Phase I and II ESAs were completed and revealed no contamination on the Property and
recommended no further investigation. The Prospective Purchaser/Developer is in the process of completing an
updated Phase I ESA related to the proposed property acquisition. Phase I and II ESA summaries are provided in
Appendix 11 and 12, respectively.
ix. Private Sector Contribution
The Muskegon-Central Park LLC project includes $5,300,000 in private equity and $21,142,016 in financing.
The Muskegon-Central Park LLC financial capacity to undertake the project is included as Appendix 8.
x. Relocation
Is the projected occupant of the new development moving from another location in this state? Unknown
Will the move create a brownfield? Unlikely but unknown.
xi. Developer Financial Soundness
Is the developer, landowner, or corporate entity that is included in the work plan or combined brownfield plan
financially and economically unsound as determined by a review of the following requirements? No
1. Is in default or material non-compliance with the LIHTC or any other MSHDA program.
The Developer, Muskegon-Central Park LLC, and property owner, Melcorm LLC are not in default or material
non-compliance with the LIHTC or any other MSHDA Program.
2. Has outstanding flags in HUD’s 2530 National Participation system.
The Developer has no outstanding flags in HUD’s 2530 National Participation system.
3. Has been debarred or suspended from any MSHDA, HUD, or Rural Housing programs.
The Developer has not been debarred or suspended from any MSHDA, HUD, or Rural Housing program.
4. Has outstanding tax liens.
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The Developer has no outstanding tax liens.
5. Does not have liquid assets at least equal to 3% of the proposed project housing development eligible activity
costs.
The Developer has liquid assets at least equal to 3% of the proposed project housing development eligible
activity costs. Refer to Liquidity Letter in Appendix 8.
xii. Other State and Local Incentives
Are there other state and local incentives or subsidies available to the developer, landowner, or corporate entity
for the housing development project that is included in the work plan or combined brownfield plan? Yes
1. What are the sources, uses, and amounts of the other state and local incentives or subsidies provided?
The City of Muskegon and Muskegon County are in the process of creating a Commercial Rehabilitation
District for the purposes of supporting a Public Act (PA) 210 Tax abatement, which abates the local taxes for
10 years. The abatement is estimated to result in approximately $2,640,486 in local tax being abated.
2. Are the other state and local incentives or subsidies firm commitments or contingent on some event?
The PA 210 district is being created by Muskegon County and the City of Muskegon. Once the developer
acquires the property, they will submit the formal application which both the City of Muskegon and
Muskegon County support.
3. Do the other state and local incentives or subsidies permit the housing development to serve lower-income
households, seniors, the homeless, persons with disabilities, or other at-risk populations as may be deemed
locally necessary based on housing reports or market studies?
No.
xiii. Alignment with Statewide Housing Plan
Does the proposed housing development align with the statewide housing plan? Yes
The Statewide Housing Plan, released in 2022, shares a vision that “Michigan’s successful housing ecosystem
provides safe, healthy, affordable, accessible, and attainable housing for all in a community of their choice.” The
Statewide Housing Plan includes a series of Priorities, Goals, and Strategies for eight priority areas including equity
and racial justice, housing ecosystem, preventing and ending homelessness, increasing the housing stock, older
adult housing, rental housing, homeownership, and communication and education.
The Muskegon-Central Park, LLC project aligns with the Vision, helps meet the Targets, and directly addresses the
following Priorities:
• Housing Stock: Increasing the supply of affordable, accessible, attainable, and workforce housing. The
Muskegon - Central Park, LLC project will result in 144 new housing units with rent rates serving households
below 120% of AMI for Muskegon County. Of the 144 units, 30 income-qualified units will be allocated to
households at approximately 69-78% of AMI for the duration of Developer reimbursement defined in the
Brownfield Plan, 23 years.
• Rental Housing: Reducing the number of people experiencing rent burden and increasing the quality of rental
housing. The project will include 30 income-qualified rental units, an important need and market in the area.
xiv. Capacity for Price and Income Monitoring
Under the terms of the Development and Reimbursement Agreement and as described above, the Developer or a
qualified rental management company retained by the Developer will verify tenant incomes with MSHDA’s
Household Income Self-Certification Form and will consult annual MSHDA Income and Rent Limits for Muskegon
County to ensure that rents are maintained at rates suitable for tenants at or below 120% of AMI for all of the
income/rent qualified units. The Developer or its qualified management company will provide annual verification
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to the MBRA. The Developer does not have previous experience monitoring income-restricted housing units. If
MSHDA training is available, Muskegon-Central Park, LLC management and staff would take advantage of such
training to ensure compliance with MSHDA monitoring process and procedures.
The MBRA may opt to use its Brownfield Plan/Work Plan implementation budget from the project’s TIR to
contract with an agency to monitor and verify price and income reported by the Developer.
What is the duration of the price and income monitoring?
Rents and income monitoring will be in effect during the Development reimbursement period of the Brownfield
Plan (23 years).
xv. Alignment with Local Workforce Housing Needs
Does the proposed housing development project support housing at price points that align with the local
workforce based on localized area income and community data provided? Yes
The following are the current AMI estimates for Muskegon County.
2024 MSHDA Income and Rent Limits
Rent By Bedroom (AMI) 1-Bedroom 2-Bedroom 3-Bedroom
55% $821 $985 $1,138
60% $896 $1,075 $1,242
70% $1,045 $1,254 $1,449
80% $1,195 $1,434 $1,656
100% $1,493 $1,792 $2,070
120% $1,792 $2,151 $2,484
Muskegon-Central Park LLC consists of six new, three-story multifamily buildings consisting of 144 total dwelling
units for rent. Each building will include 24 units comprised of one to three bedrooms ranging from 663 to 1,307
square feet. Rents will range from $1,125-$1,530.
Based on the project rents and the AMI calculation above, the rents will be targeted toward the following AMIs:
Muskegon-Central Park, LLC Project Rents and AMI
Unit Description Estimated No. of Units Project Rent Area Median Income (AMI)
One-bedroom units 13 $1,125-1,165 75-78%
Two-bedroom units 13 $1,250-1,350 69-75%
Three-bedroom units 4 $1,500-$1,530 72-74%
Rents will remain consistent with annual income and rent limits for 23 years, the Developer reimbursement
period of the Brownfield Plan.
Local employers have stated in conversations with the Developer both the need for housing for their workers at
60–120% of AMI and that rents are feasible for their workers. Bowen National Research’s 2023 Housing Needs
Assessment for Muskegon County (Appendix 4) verifies the need for housing in these categories and price ranges.
xvi. Deed Restriction for Term of Tax Capture
Is the proposed housing development to be income-restricted for a period not less than the period of tax capture
by providing deed restrictions to ensure the development meets long-term local housing needs? Pursuant to the
Development and Reimbursement Agreement, the developer is obligated to keep rents at 120% or below for the
duration of the Developer reimbursement period of the Brownfield Plan. The MBRA determined that a deed
restriction is not required.
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If yes, do the terms of the draft deed restrictions match the proposed AMI levels to be served at the proposed
housing development? Not applicable.
Z:\2024\240603\WORK\REPT\WORK PLAN\1_KRIMSON ACT 381 WORK PLAN.DOCX
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Figures
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US 31
VICINITY MAP
MICHIGAN
116
CITY OF MUSKEGON
MUSKEGON COUNTY
_
^
US 31 Business
US 31 Business
MacArthur Road
Hard copy is
116
intended to be
Access Hig Orchard View 8.5"x11" when
hway plotted. Scale(s)
High School indicated and
graphic quality may
not be accurate for
any other size.
Hall Road
South Sheridan Road
Marquette Avenue
Marquette Avenue US 31
1700 Oak Avenue, Muskegon, Michigan
Krimson Development
Marquette Avenue
US 31
South Quarterline Road
Harvey Street
SITE
Brownfield Plan
South Getty Street
114
PLOT INFO: Z:\2024\240603\CAD\GIS\ProProj\Brownfield Plan.aprx Layout: FIG01_Site Location Map Date: 5/23/2024 8:48 AM User: ahavens
M 46 M 46
114
rterline Road
Oakwood
Cemetery US 31
S outh Qua
South Sheridan Drive
Laketon Avenue
East Laketon Avenue
113
PROJECT NO.
240603
South Getty Street
SITE LOCATION MAP FIGURE NO.
NORTH 0 1,000
FEET
2,000
DATA SOURCES: ESRI STREET MAP.
1
©Copyright 2024 All Rights Reserved
Page 212 of 402
LEGEND
Approximate Property Boundary
Hard copy is
intended to be
8.5"x11" when
plotted. Scale(s)
indicated and
V i llage Dr graphic quality may
not be accurate for
any other size.
1700 Oak Avenue, Muskegon, Michigan
Krimson Development
U S H i gh w ay 31
US H i ghw ay 31
Har vey St
W agn er Av e
Brownfield Plan
E We lls Av e
PLOT INFO: Z:\2024\240603\CAD\GIS\ProProj\Brownfield Plan.aprx Layout: FIG02_Eligible Property Map Date: 5/23/2024 8:48 AM User: ahavens
We ll s Ave
Mercy Health
General
Oa k A ve
114
Ryer
s on C
e k r e ek
Cre
n
so
PROJECT NO.
er
Ry
240603
ELIGIBLE PROPERTY MAP FIGURE NO.
2
Ha rvFEET
ey St
NORTH 0 100 200
DATA SOURCES: ESRI HYRBID REFERENCE LAYER & MiSAIL IMAGERY.
©Copyright 2024 All Rights Reserved
Page 213 of 402
7 6 5 4 3 2 1
CALL 811 NOTE:
CONTRACTOR TO CONTACT 811
SERVICE AT LEAST 3 WORKING
DAYS PRIOR TO CONSTRUCTION,
TO CONFIRM LOCATION OF
EXISTING UTILITIES. DIAL 811.
330 South Tyron St. Suite 500 | Charlotte, NC 28202 | 704.731.8080 www.progressiveae.com
www.CALL811.com
LANDSCAPE LEGEND
SEEDING LIMITS
PLANTING BED EDGE
1811 4 Mile Rd NE | Grand Rapids, MI 49525 | 616.361.2664
(ALUM.-SEE SPECS.)
A
X
PERENNIALS/
THIN BRANCHES AND
FOLIAGE (NOT ALL END GROUND COVERS
X X X X X TIPS) BY 1/3. RETAIN
X X
X NORMAL PLANT SHAPE
EVERGREEN SHRUB
X
DECIDUOUS SHRUB
PROGRESSIVE AE, INC.
3" HARDWOOD MULCH,
X
TAPER TO 1 1/2" DEPTH FORM SAUCER AROUND
WITHIN 12" OF TRUNK PLANT PIT ORNAMENTAL GRASS
X
SCORE ROOTBALL IF
REUSE EXISTING
CONTAINER GROWN EVERGREEN TREE
PLANTING PIT SOIL
OR REMOVE BURLAP
FOR BACKFILL
AND LASHING FROM
X
12" 12" UPPER 1/3 OF ROOT
BALL
UNDISTURBED
EXISTING WOODLOT SUBGRADE
CANOPY/ORNAMENTAL TREE
TO REMAIN
X X X
SHRUB PLANTING DETAIL
X
..\C3 DISCIPLINE\Civ\Krimson Logo OFFICIAL.jpeg
NO SCALE
X
X
TYPE A SEED MIX
PA DOG PARK
X
1
X
AR TYPE B SEED MIX
1
X
X
SEED MIXTURE (TYPE A)
X
2 X 2 HARDWOOD STAKES OR EGS GREEN GROUNDS SEED MIX
X
B
X
CEDAR POSTS, 2 PER TREE FOR FLEXIBLE 3/4" WIDE
LESS THAN 3" CAL.; 3 PER TREE POLYPROPYLENE 19.96% KELLY KENTUCKY BLUEGRASS
X
FOR 3" CAL. OR GREATER STAKING STRAPS 19.94% BARON KENTUCKY BLUEGRASS
X X
19.91% SOX FAN PERENNIAL RYEGRASS
X
19.82% EXACTA II GLSR PERENNIAL RYEGRASS
30" EXPOSE TREE ROOT 19.73% JUMPSTART KENTUCKY BLUEGRASS
Oak
CROWN, PLANT TREE
30"
Oak SO ROOT CROWN IS BY ECO GREEN SUPPLY, SEED AT RATE OF
EVEN WITH FINAL GRADE 5-7 LBS, PER 1,000 SQ. FT.
3" HARDWOOD MULCH, FORM SAUCER
TAPER TO 1 1/2" DEPTH AROUND PLANT PIT
AR CM2
WITHIN 12" OF TRUNK
1 1 SEED MIXTURE (TYPE B)
AC ENLARGED PLANTING CM2 REUSE EXISTING
HOSPITAL
1 PLANS - SEE SHT. L2021 PLANTING PIT SOIL EGS SHADY SEED MIX
FOR BACKFILL
UNDISTURBED 47.79% ORACLE CREEPING RED FESCUE
16"
Linden STAKES TO EXTEND SUBGRADE 19.78% SHANNON KENTUCKY BLUEGRASS
12" BELOW PLANT PIT REMOVE WIRE BASKET 10.96% SWORD HARD FESCUE
AC IN UNDISTURBED SOIL TO BOTTOM OF ROOT 9.79% GALLOP PERENNIAL RYEGRASS
1 2X ROOT BALL BALL; REMOVE BURLAP 9.76% FAIRMONT CHEWINGS FESCUE
24"
MAPLE DIAMETER AND LASHING FROM
18" UPPER 1/3 OF ROOT BY ECO GREEN SUPPLY, SEED AT RATE OF
PINE
BALL 5-6 LBS, PER 1,000 SQ. FT.
ZS
ON DEVELOPMENT
4 EVERGREEN TREE PLANTING DETAIL
18"
PINE NO SCALE
LAYOUT A
24"
MAPLE PLANTING PLAN LAYOUT A GENERAL LANDSCAPE NOTES
MUSKEGON
SEE ENLARGED PLANTING PLAN
PLANTING PLAN AC
TYPE B SEED SHT. L202 AR 1 1. CONTRACTOR RESPONSIBLE FOR UNDERSTANDING PROJECT CONDITIONS
MIX (TYP) 1 AM AND VERIFYING PLANT QUANTITIES. NOTIFY LANDSCAPE ARCHITECT OF
2 ANY PLAN DISCREPANCIES.
2. PLANT LOCATIONS TO BE STAKED IN THE FIELD FOR REVIEW AND
LAYOUT B 2 X 2 HARDWOOD STAKES APPROVAL BY LANDSCAPE ARCHITECT AND OWNER.CONTRACTOR WILL BE
C
24"
RESPONSIBLE FOR VERIFYING ALL EXISTING UNDERGROUND UTILITIES.
KRIMSON
MAPLE 18"
PINE PLANTING PLAN OR CEDAR POSTS, 2 PER FLEXIBLE 3/4" WIDE
TREE FOR LESS THAN 3" POLYPROPYLENE CONTACT THE APPROPRIATE UTILITY COMPANY FOR FIELD STAKING ALL
AM AR CAL.; 3 PER TREE FOR 3" STAKING STRAPS LINES.
CF2 AM CAL. OR GREATER
AR 2 3
1 4 TREE WRAP
2 EXPOSE TREE ROOT CROWN, 3. ALL AREAS DISTURBED BY CONSTRUCTION TO BE TOPSOILED AND SEEDED
PLANT TREE SO ROOT CROWN IS
9"
Callery EVEN WITH FINAL GRADE REMOVE WIRE BASKET UNLESS SHOWN OTHERWISE ON PLANS
Pear
24" TO BOTTOM OF ROOT
MAPLE 3" HARDWOOD MULCH, BALL; REMOVE BURLAP
TAPER TO 1 1/2" DEPTH AND LASHING FROM
4. CONTRACTOR TO CONTACT MISS DIG AT PHONE NUMBER 811 AT LEAST 3
PS2 WITHIN 12" OF TRUNK UPPER 1/3 OF ROOT WORKING DAYS PRIOR TO CONSTRUCTION, TO CONFIRM LOCATION OF COA ARCHITECT COA ENGINEER
1 REUSE EXISTING BALL EXISTING UTILITIES.
PLANTING PIT SOIL FORM SAUCER
FOR BACKFILL AROUND PLANT PIT 5. CONTRACTOR TO COORDINATE PLANTING SCHEDULE WITH IRRIGATION
CONTRACTOR.
24"
CM2
CR
OR
1
RUCTI
MAPLE
6. NOTIFY LANDSCAPE ARCHITECT IF AREAS OF POOR DRAINAGE OR OTHER
1 PLAYGROUND UNUSUAL SUB-GRADE CONDITIONS ARE ENCOUNTERED DURING
MANICURED STAKES TO EXTEND
OPEN SPACE EXCAVATION FOR PLANTING PITS.
MANICURED TYPE TYPE B SEED 9"
Callery 12" BELOW PLANT PIT UNDISTURBED
LEASING OFFICE Pear
IN UNDISTURBED SOIL SUBGRADE
PS A SEED MIX (TYP) MIX (TYP) 2X ROOT BALL 7. SHRUB PLANTING BEDS AND TREE SAUCERS TO RECEIVE 3" SHREDDED
PLANTING PLAN
NOT F
1 CF2 DIAMETER HARDWOOD MULCH, PERENNIAL BEDS TO RECEIVE 2" DEPTH MULCH AND
1 GROUND COVER AREAS TO RECEIVE 1'' DEPTH MULCH.
CF2
2
MAIN ENTRANCE 8. PLANTING MIXTURE FOR PERENNIALS SHALL BE SIX INCH DEPTH OF FOUR
DECIDUOUS TREE PLANTING DETAIL PARTS BY VOLUME OF TOPSOIL TO ONE PART OF SPHAGNUM PEAT MOSS.
PLANTING PLAN
CONST
NO SCALE
PS2
1 9. CONTRACTOR SHALL PROVIDE SPECIFIED SHRUBS, GROUND COVERS AND
OTHER PLANT MATERIALS THAT COMPLY WITH ALL RECOMMENDATIONS
20" AND REQUIREMENTS OF ANSI Z60.1 "AMERICAN STANDARD FOR NURSERY
BEECH
AC
9"
Callery STOCK". PLANT MATERIAL SHALL BE HEALTHY, VIGOROUS STOCK, GROWN
Pear
1 WITH GOOD HORTICULTURAL PRACTICE AND INSTALLED IN ACCORDANCE
WITH METHODS ESTABLISHED BY THE AMERICAN ASSOCIATION OF
AM AR NURSERYMEN.
CF2 AM 2 2
AR LAYOUT A
20"
MAPLE 1 4 10. NOTIFY LANDSCAPE ARCHITECT AND OWNER (3 DAYS MIN. NOTICE) TO
2 PLANTING PLAN
INSPECT AND TAG PLANT MATERIAL IN THE NURSERY PRIOR TO JOBSITE
AM DELIVERY AND INSTALLATION. If this document is sealed and signed in a digital
D
24"
BEECH
2 or electronic format and is received from someone
other than the sealing professional identified in
the document, you must contact the sealing
AC professional in writing to validate authenticity of
9" 1 the document. The sealing professional disclaims
Maple
the seal and signature and shall not be liable for
any liability associated with it where the
authenticity of any digital or electronic seal or
18"
LAYOUT B signature has not been validated in this manner.
Oak
LAYOUT B CM2 PLANTING PLAN
PLANTING PLAN 1 ISSUANCE
12" 24"
Oak Oak
24"
MAPLE
ZS
2
MANICURED PS2
20"
Oak
TYPE B SEED 1
12"
Oak
MIX (TYP)
25" 20"
24" 30" 17"
17" 20" Oak Oak
14" Oak Oak
Oak Oak Oak
24" Oak
24" 20"
18" 16" 20" Oak
12" 18" Oak Oak
Oak Oak Oak
Oak
SHALL RETAIN ALL COMMON LAW, STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING THE COPYRIGHT THERETO.
Oak
THIS DOCUMENT HAS BEEN PREPARED BY PROGRESSIVE AE AS AN INSTRUMENT OF SERVICE, AND PROGRESSIVE AE
PROJECT NUMBER
89550010
P:\89550010\03 WIP\C2 BIM\11 - L201 - OVERALL LANDSCAPE PLAN.dwg jcatchot
OVERALL LANDSCAPE PLAN PLANT SCHEDULE PLANT LIST
PROJECT MANAGER
P.LAZDINS
1"= 40' 0 40' PROFESSIONAL
NORTH CODE BOTANICAL / COMMON NAME CONT CAL SIZE P.LAZDINS
E
DRAWN BY
TREES A.CARTEN-CRANDELL
AC Abies concolor / White Fir B&B 2 1/2" CAL. 6` HT. CHECKED BY
AR Acer rubrum / Red Maple B&B 2 1/2" CAL.
AM Acer saccharum 'PNI 0285' / Green Mountain® Sugar Maple B&B 2 1/2" CAL.
CF2 Carpinus betulus 'Fastigiata' / Upright European Hornbeam B&B 2 1/2" CAL. 12` HT.
FIGURE 3
10/16/2024 11:00:28 AM Jackson Catchot
CM2 Cornus kousa 'Milky Way' / Milky Way Kousa Dogwood B&B 2 1/2" CAL.
CR Cornus kousa 'Ruby Slippers' / Ruby Slippers Kousa Dogwood B&B 2 1/2" CAL.
PA Picea abies / Norway Spruce B&B 2 1/2" CAL. 6` HT.
PS2
PS
Pinus strobus / White Pine
Prunus serrulata `Kwanzan` / Flowering Cherry
B&B
B&B
2 1/2" CAL.
2 1/2" CAL.
6` HT.
8-10` HT.
SITE PLAN OVERALL
ZS Zelkova serrata / Japanese Zelkova B&B 2 1/2" CAL.
LANDSCAPE PLAN
L201
Page 214 of 402
Tables
Page 215 of 402
Table 1 – Summary of Eligible Costs
Act 381 Brownfield Plan
Muskegon - Central Park, LLC
1700 Oak Dr
Muskegon, Michigan
January 2025
MSHDA Eligible Activities Cost
Building Demolition $ 1,417,375
Building Demolition/Deconstruction $ 820,000
Backfill $ 412,500
Contingency (15%) $ 184,875
Lead and Asbestos Abatement $ 621,000
Abatement Including Disposal and Air Monitoring $ 540,000
Contingency (15%) $ 81,000
Site Preparation $ 701,385
Cut and Fill Operations $ 80,000
Geotechnical Engineering $ 30,000
Grading $ 14,000
Land Balancing $ 35,000
Relocation of Active Utilities $ 72,000
Solid Waste Disposal $ 82,500
Staking $ 28,000
Temporary Construction Access and/or Roads $ 5,000
Temporary Erosion Control $ 15,000
Temporary Facility $ 50,000
Temporary Sheeting/Shoring $ 125,000
Temporary Site Control $ 29,000
Temporary Traffic Control $ 6,000
Soft Costs Related to Site Preparation $ 38,400
Contingency (15%) $ 91,485
Infrastructure Improvements $ 2,100,590
Streets, roads $ 543,000
Sidewalks $ 77,000
Lighting $ 85,000
Sanitary Sewer Mains $ 150,000
Water mains $ 340,000
Curb and Gutter $ 6,600
Sanitary sewer mains $ 150,000
Landscaping $ 110,000
Urban Storm Water Management Systems (Traditional) $ 200,000
Soft Costs Related to Infrastructure $ 165,000
Contingency (15%) $ 273,990
Development of Housing Financing Gap $ 3,905,950
Development of Housing Financing Gap $ 3,905,950
MSHDA Eligible Activities Subtotal $ 8,746,300
Brownfield Plan/Work Plan Preparation $ 25,000
Brownfield Plan/Work Plan Implementation $ 30,000
MSHDA Eligible Activities Total Costs $ 8,801,300
2/10/2025
Page 216 of 402
Table 2: Tax Increment Revenue Capture Estimates
Muskegon - Central Park, LLC
1700 Oak Dr
Muskegon, Michigan
January 2025
Estimated Taxable Value (TV) Increase Rate: 2%
Plan Year 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 TOTAL
Calendar Year 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048 2049 2050 2051 2052 2053
*Base Taxable Value $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146
Estimated New TV $ 945,146 $ 5,333,629 $ 9,633,629 $ 9,826,302 $ 10,022,828 $ 10,223,284 $ 10,427,750 $ 10,636,305 $ 10,849,031 $ 11,066,012 $ 11,287,332 $ 11,513,078 $ 11,743,340 $ 11,978,207 $ 12,217,771 $ 12,462,126 $ 12,711,369 $ 12,965,596 $ 13,224,908 $ 13,489,406 $ 13,759,194 $ 14,034,378 $ 14,315,066 $ 14,601,367 $ 14,893,395 $ 15,191,262 $ 15,495,088 $ 15,804,989 $ 16,121,089
Incremental Difference (New TV - Base TV) $ - $ 4,388,483 $ 8,688,483 $ 8,881,156 $ 9,077,682 $ 9,278,138 $ 9,482,604 $ 9,691,159 $ 9,903,885 $ 10,120,866 $ 10,342,186 $ 10,567,932 $ 10,798,194 $ 11,033,061 $ 11,272,625 $ 11,516,980 $ 11,766,223 $ 12,020,450 $ 12,279,762 $ 12,544,260 $ 12,814,048 $ 13,089,232 $ 13,369,920 $ 13,656,221 $ 13,948,249 $ 14,246,116 $ 14,549,942 $ 14,859,843 $ 15,175,943
School Capture Millage Rate
State Education Tax (SET) 6.0000 $ - $ 26,331 $ 52,131 $ 53,287 $ 54,466 $ 55,669 $ 56,896 $ 58,147 $ 59,423 $ 60,725 $ 62,053 $ 63,408 $ 64,789 $ 66,198 $ 67,636 $ 69,102 $ 70,597 $ 72,123 $ 73,679 $ 75,266 $ 76,884 $ 78,535 $ 80,220 $ 81,937 $ 83,689 $ 85,477 $ 87,300 $ 89,159 $ 91,056 $ 1,916,182
School Operating Tax 18.0000 $ - $ 78,993 $ 156,393 $ 159,861 $ 163,398 $ 167,006 $ 170,687 $ 174,441 $ 178,270 $ 182,176 $ 186,159 $ 190,223 $ 194,367 $ 198,595 $ 202,907 $ 207,306 $ 211,792 $ 216,368 $ 221,036 $ 225,797 $ 230,653 $ 235,606 $ 240,659 $ 245,812 $ 251,068 $ 256,430 $ 261,899 $ 267,477 $ 273,167 $ 5,748,546
School Total 24.0000 $ - $ 105,324 $ 208,524 $ 213,148 $ 217,864 $ 222,675 $ 227,582 $ 232,588 $ 237,693 $ 242,901 $ 248,212 $ 253,630 $ 259,157 $ 264,793 $ 270,543 $ 276,408 $ 282,389 $ 288,491 $ 294,714 $ 301,062 $ 307,537 $ 314,142 $ 320,878 $ 327,749 $ 334,758 $ 341,907 $ 349,199 $ 356,636 $ 364,223 $ 7,664,727
Local Capture Millage Rate
County Museum 0.3143 $ - $ 1,379 $ 2,731 $ 2,791 $ 2,853 $ 2,916 $ 2,980 $ 3,046 $ 3,113 $ 3,181 $ 3,251 $ 3,322 $ 3,394 $ 3,468 $ 3,543 $ 3,620 $ 3,698 $ 3,778 $ 3,860 $ 3,943 $ 4,027 $ 4,114 $ 4,202 $ 4,292 $ 4,384 $ 4,478 $ 4,573 $ 4,670 $ 4,770 $ 100,376
County Veterans 0.0732 $ - $ 321 $ 636 $ 650 $ 664 $ 679 $ 694 $ 709 $ 725 $ 741 $ 757 $ 774 $ 790 $ 808 $ 825 $ 843 $ 861 $ 880 $ 899 $ 918 $ 938 $ 958 $ 979 $ 1,000 $ 1,021 $ 1,043 $ 1,065 $ 1,088 $ 1,111 $ 23,377
Senior CIT SVC 0.4880 $ - $ 2,142 $ 4,240 $ 4,334 $ 4,430 $ 4,528 $ 4,628 $ 4,729 $ 4,833 $ 4,939 $ 5,047 $ 5,157 $ 5,270 $ 5,384 $ 5,501 $ 5,620 $ 5,742 $ 5,866 $ 5,993 $ 6,122 $ 6,253 $ 6,388 $ 6,525 $ 6,664 $ 6,807 $ 6,952 $ 7,100 $ 7,252 $ 7,406 $ 155,849
Central Dispatch 0.2927 $ - $ 1,285 $ 2,543 $ 2,600 $ 2,657 $ 2,716 $ 2,776 $ 2,837 $ 2,899 $ 2,962 $ 3,027 $ 3,093 $ 3,161 $ 3,229 $ 3,299 $ 3,371 $ 3,444 $ 3,518 $ 3,594 $ 3,672 $ 3,751 $ 3,831 $ 3,913 $ 3,997 $ 4,083 $ 4,170 $ 4,259 $ 4,349 $ 4,442 $ 93,478
Comm College 2.1515 $ - $ 9,442 $ 18,693 $ 19,108 $ 19,531 $ 19,962 $ 20,402 $ 20,851 $ 21,308 $ 21,775 $ 22,251 $ 22,737 $ 23,232 $ 23,738 $ 24,253 $ 24,779 $ 25,315 $ 25,862 $ 26,420 $ 26,989 $ 27,569 $ 28,161 $ 28,765 $ 29,381 $ 30,010 $ 30,651 $ 31,304 $ 31,971 $ 32,651 $ 687,111
M.A.I.S.D. 4.6382 $ - $ 20,355 $ 40,299 $ 41,193 $ 42,104 $ 43,034 $ 43,982 $ 44,950 $ 45,936 $ 46,943 $ 47,969 $ 49,016 $ 50,084 $ 51,174 $ 52,285 $ 53,418 $ 54,574 $ 55,753 $ 56,956 $ 58,183 $ 59,434 $ 60,710 $ 62,012 $ 63,340 $ 64,695 $ 66,076 $ 67,486 $ 68,923 $ 70,389 $ 1,481,272
City Operating 9.6732 $ - $ 42,451 $ 84,045 $ 85,909 $ 87,810 $ 89,749 $ 91,727 $ 93,745 $ 95,802 $ 97,901 $ 100,042 $ 102,226 $ 104,453 $ 106,725 $ 109,042 $ 111,406 $ 113,817 $ 116,276 $ 118,785 $ 121,343 $ 123,953 $ 126,615 $ 129,330 $ 132,099 $ 134,924 $ 137,806 $ 140,744 $ 143,742 $ 146,800 $ 3,089,268
City Sanitation 2.8838 $ - $ 12,656 $ 25,056 $ 25,611 $ 26,178 $ 26,756 $ 27,346 $ 27,947 $ 28,561 $ 29,187 $ 29,825 $ 30,476 $ 31,140 $ 31,817 $ 32,508 $ 33,213 $ 33,931 $ 34,665 $ 35,412 $ 36,175 $ 36,953 $ 37,747 $ 38,556 $ 39,382 $ 40,224 $ 41,083 $ 41,959 $ 42,853 $ 43,764 $ 920,981
Hackley Library 2.3097 $ - $ 10,136 $ 20,068 $ 20,513 $ 20,967 $ 21,430 $ 21,902 $ 22,384 $ 22,875 $ 23,376 $ 23,887 $ 24,409 $ 24,941 $ 25,483 $ 26,036 $ 26,601 $ 27,176 $ 27,764 $ 28,363 $ 28,973 $ 29,597 $ 30,232 $ 30,881 $ 31,542 $ 32,216 $ 32,904 $ 33,606 $ 34,322 $ 35,052 $ 737,634
MPS Sinking 0.9519 $ - $ 4,177 $ 8,271 $ 8,454 $ 8,641 $ 8,832 $ 9,026 $ 9,225 $ 9,428 $ 9,634 $ 9,845 $ 10,060 $ 10,279 $ 10,502 $ 10,730 $ 10,963 $ 11,200 $ 11,442 $ 11,689 $ 11,941 $ 12,198 $ 12,460 $ 12,727 $ 12,999 $ 13,277 $ 13,561 $ 13,850 $ 14,145 $ 14,446 $ 304,002
County Operating 5.6097 $ - $ 24,618 $ 48,740 $ 49,821 $ 50,923 $ 52,048 $ 53,195 $ 54,364 $ 55,558 $ 56,775 $ 58,017 $ 59,283 $ 60,575 $ 61,892 $ 63,236 $ 64,607 $ 66,005 $ 67,431 $ 68,886 $ 70,370 $ 71,883 $ 73,427 $ 75,001 $ 76,607 $ 78,245 $ 79,916 $ 81,621 $ 83,359 $ 85,132 $ 1,791,534
Local Total 29.3862 $ - $ 128,961 $ 255,321 $ 260,983 $ 266,759 $ 272,649 $ 278,658 $ 284,786 $ 291,038 $ 297,414 $ 303,918 $ 310,551 $ 317,318 $ 324,220 $ 331,260 $ 338,440 $ 345,765 $ 353,235 $ 360,856 $ 368,628 $ 376,556 $ 384,643 $ 392,891 $ 401,304 $ 409,886 $ 418,639 $ 427,567 $ 436,674 $ 445,963 $ 9,384,884
Non-Capturable Millages Millage Rate
Comm College Debt 0.2250 $ - $ 987 $ 1,955 $ 1,998 $ 2,042 $ 2,088 $ 2,134 $ 2,181 $ 2,228 $ 2,277 $ 2,327 $ 2,378 $ 2,430 $ 2,482 $ 2,536 $ 2,591 $ 2,647 $ 2,705 $ 2,763 $ 2,822 $ 2,883 $ 2,945 $ 3,008 $ 3,073 $ 3,138 $ 3,205 $ 3,274 $ 3,343 $ 3,415 $ 71,857
MPS Debt 2020 0.8800 $ - $ 3,862 $ 7,646 $ 7,815 $ 7,988 $ 8,165 $ 8,345 $ 8,528 $ 8,715 $ 8,906 $ 9,101 $ 9,300 $ 9,502 $ 9,709 $ 9,920 $ 10,135 $ 10,354 $ 10,578 $ 10,806 $ 11,039 $ 11,276 $ 11,519 $ 11,766 $ 12,017 $ 12,274 $ 12,537 $ 12,804 $ 13,077 $ 13,355 $ 281,040
MPS Debt 2021 6.6200 $ - $ 29,052 $ 57,518 $ 58,793 $ 60,094 $ 61,421 $ 62,775 $ 64,155 $ 65,564 $ 67,000 $ 68,465 $ 69,960 $ 71,484 $ 73,039 $ 74,625 $ 76,242 $ 77,892 $ 79,575 $ 81,292 $ 83,043 $ 84,829 $ 86,651 $ 88,509 $ 90,404 $ 92,337 $ 94,309 $ 96,321 $ 98,372 $ 100,465 $ 2,114,187
Hackley Debt 0.2500 $ - $ 1,097 $ 2,172 $ 2,220 $ 2,269 $ 2,320 $ 2,371 $ 2,423 $ 2,476 $ 2,530 $ 2,586 $ 2,642 $ 2,700 $ 2,758 $ 2,818 $ 2,879 $ 2,942 $ 3,005 $ 3,070 $ 3,136 $ 3,204 $ 3,272 $ 3,342 $ 3,414 $ 3,487 $ 3,562 $ 3,637 $ 3,715 $ 3,794 $ 79,841
Total Non-Capturable Taxes 7.9750 $ - $ 34,998 $ 69,291 $ 70,827 $ 72,395 $ 73,993 $ 75,624 $ 77,287 $ 78,983 $ 80,714 $ 82,479 $ 84,279 $ 86,116 $ 87,989 $ 89,899 $ 91,848 $ 93,836 $ 95,863 $ 97,931 $ 100,040 $ 102,192 $ 104,387 $ 106,625 $ 108,908 $ 111,237 $ 113,613 $ 116,036 $ 118,507 $ 121,028 $ 2,546,925
Total Tax Increment Revenue (TIR) Available for Capture $ - $ 105,324 $ 208,524 $ 213,148 $ 217,864 $ 222,675 $ 227,582 $ 232,588 $ 237,693 $ 242,901 $ 248,212 $ 564,182 $ 576,475 $ 589,013 $ 601,803 $ 614,848 $ 628,154 $ 641,726 $ 655,570 $ 669,690 $ 684,093 $ 698,784 $ 713,769 $ 729,054 $ 744,644 $ 760,546 $ 776,766 $ 793,311 $ 810,186 $ 14,409,125
Footnotes:
Local Tax Abatement (10 years): 2026-2035
Page 217 of 402
Table 3: Tax Increment Revenue Reimbursement Allocation
Muskegon - Central Park, LLC
1700 Oak Avenue
Muskegon, Michigan
January 2025
Abatement /
Developer Maximum School & Local
Proportionality Admin Fees & Total
Reimbursement Taxes
BRF** Estimated Capture $ 8,801,300
State 45.0% $ 4,948,129 $ 739,751 Estimated Total Administrative Fees $ 674,440
$ 4,948,129
Years of Plan: 28 (Developer capture 23
Local 55.0% $ 3,853,171 $ 3,314,926 $ 3,853,171 years) State Brownfield Redevelopment Fund $ 739,751
Local Brownfield Revolving Fund $ 1,924,857
MSHDA 100.00% $ 8,801,300 $ - $ 8,801,300
$ -
Year of Plan 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28
2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048 2049 2050 2051 2052 2053 TOTAL
Total State Incremental Revenue $ - $ 105,324 $ 208,524 $ 213,148 $ 217,864 $ 222,675 $ 227,582 $ 232,588 $ 237,693 $ 242,901 $ 248,212 $ 253,630 $ 259,157 $ 264,793 $ 270,543 $ 276,408 $ 282,389 $ 288,491 $ 294,714 $ 301,062 $ 307,537 $ 314,142 $ 320,878 $ 327,749 $ 334,758 $ 341,907 $ 349,199 $ 356,636 $ 364,223 $ 7,664,727
State Brownfield Redevelopment Fund (50% of SET) $ - $ (13,165) $ (26,065) $ (26,643) $ (27,233) $ (27,834) $ (28,448) $ (29,073) $ (29,712) $ (30,363) $ (31,027) $ (31,704) $ (32,395) $ (33,099) $ (33,818) $ (34,551) $ (35,299) $ (36,061) $ (36,839) $ (37,633) $ (38,442) $ (39,268) $ (40,110) $ (40,969) $ - $ - $ - $ - $ - $ (739,751)
State TIR Available for Reimbursement $ - $ 92,158 $ 182,458 $ 186,504 $ 190,631 $ 194,841 $ 199,135 $ 203,514 $ 207,982 $ 212,538 $ 217,186 $ 221,927 $ 226,762 $ 231,694 $ 236,725 $ 241,857 $ 247,091 $ 252,429 $ 257,875 $ 263,429 $ 269,095 $ 274,874 $ 280,768 $ 286,781 $ 334,758 $ 341,907 $ 349,199 $ 356,636 $ 364,223 $ 6,924,977
Total Local Incremental Revenue $ - $ 128,961 $ 255,321 $ 260,983 $ 266,759 $ 272,649 $ 278,658 $ 284,786 $ 291,038 $ 297,414 $ 303,918 $ 310,551 $ 317,318 $ 324,220 $ 331,260 $ 338,440 $ 345,765 $ 353,235 $ 360,856 $ 368,628 $ 376,556 $ 384,643 $ 392,891 $ 401,304 $ 409,886 $ 418,639 $ 427,567 $ 436,674 $ 445,963 $ 9,384,884
PA 210 Abatement $ - $ (128,961) $ (255,321) $ (260,983) $ (266,759) $ (272,649) $ (278,658) $ (284,786) $ (291,038) $ (297,414) $ (303,918) $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ (2,640,486)
Administrative Fees (10%) $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ (31,055) $ (31,732) $ (32,422) $ (33,126) $ (33,844) $ (34,576) $ (35,324) $ (36,086) $ (36,863) $ (37,656) $ (38,464) $ (39,289) $ (40,130) $ (40,989) $ (41,864) $ (42,757) $ (43,667) $ (44,596) $ (674,440)
Local TIR Available for Reimbursement $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 279,496 $ 285,586 $ 291,798 $ 298,134 $ 304,596 $ 311,188 $ 317,912 $ 324,770 $ 331,765 $ 338,901 $ 346,179 $ 353,602 $ 361,174 $ 368,897 $ 376,775 $ 384,811 $ 393,007 $ 401,367 $ 6,069,958
Total State & Local TIR Available $ - $ 92,158 $ 182,458 $ 186,504 $ 190,631 $ 194,841 $ 199,135 $ 203,514 $ 207,982 $ 212,538 $ 217,186 $ 501,423 $ 512,348 $ 523,492 $ 534,859 $ 546,453 $ 558,279 $ 570,341 $ 582,645 $ 595,195 $ 607,996 $ 621,052 $ 634,370 $ 647,955 $ 703,655 $ 718,682 $ 734,009 $ 749,643 $ 765,590 $12,229,345
Beginning
DEVELOPER Balance
DEVELOPER Reimbursement Balance $ 8,801,300 $ 8,801,300 $ 8,801,300 $ 8,709,142 $ 8,526,684 $ 8,340,179 $ 8,149,548 $ 7,954,707 $ 7,755,573 $ 7,552,058 $ 7,344,077 $ 7,131,538 $ 6,914,353 $ 6,412,930 $ 5,900,582 $ 5,377,090 $ 4,842,231 $ 4,295,778 $ 3,737,499 $ 3,167,158 $ 2,584,513 $ 1,989,318 $ 1,381,322 $ 760,270 $ 125,900 $ - $ - $ - $ - $ -
MSHDA Eligible Costs $ 8,801,300 $ 8,801,300 $ 8,801,300 $ 8,709,142 $ 8,526,684 $ 8,340,179 $ 8,149,548 $ 7,954,707 $ 7,755,573 $ 7,552,058 $ 7,344,077 $ 7,131,538 $ 6,914,353 $ 6,412,930 $ 5,900,582 $ 5,377,090 $ 4,842,231 $ 4,295,778 $ 3,737,499 $ 3,167,158 $ 2,584,513 $ 1,989,318 $ 1,381,322 $ 760,270 $ 125,900 $ - $ - $ - $ - $ -
State Tax Reimbursement $ 4,948,129 $ - $ 92,158 $ 182,458 $ 186,504 $ 190,631 $ 194,841 $ 199,135 $ 203,514 $ 207,982 $ 212,538 $ 217,186 $ 221,927 $ 226,762 $ 231,694 $ 236,725 $ 241,857 $ 247,091 $ 252,429 $ 257,875 $ 263,429 $ 269,095 $ 274,874 $ 280,768 $ 56,655 $ - $ - $ - $ - $ 4,948,129
Local Tax Reimbursement $ 3,853,171 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 279,496 $ 285,586 $ 291,798 $ 298,134 $ 304,596 $ 311,188 $ 317,912 $ 324,770 $ 331,765 $ 338,901 $ 346,179 $ 353,602 $ 69,245 $ - $ - $ - $ - $ - $ 3,853,171
Total MSHDA Reimbursement Balance $ 8,801,300 $ 8,709,142 $ 8,526,684 $ 8,340,179 $ 8,149,548 $ 7,954,707 $ 7,755,573 $ 7,552,058 $ 7,344,077 $ 7,131,538 $ 6,914,353 $ 6,412,930 $ 5,900,582 $ 5,377,090 $ 4,842,231 $ 4,295,778 $ 3,737,499 $ 3,167,158 $ 2,584,513 $ 1,989,318 $ 1,381,322 $ 760,270 $ 125,900 $ - $ - $ - $ - $ - $ - $ 8,801,300
Total Annual Developer Reimbursement $ - $ 92,158 $ 182,458 $ 186,504 $ 190,631 $ 194,841 $ 199,135 $ 203,514 $ 207,982 $ 212,538 $ 217,186 $ 501,423 $ 512,348 $ 523,492 $ 534,859 $ 546,453 $ 558,279 $ 570,341 $ 582,645 $ 595,195 $ 607,996 $ 621,052 $ 634,370 $ 125,900 $ - $ - $ - $ - $ - $ 8,801,300
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits * $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
State Tax Capture $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Local Tax Capture $ 1,924,857 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 291,929 $ 368,897 $ 376,775 $ 384,811 $ 393,007 $ 109,438 $ 1,924,857
Total LBRF Capture $ 1,924,857 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 291,929 $ 368,897 $ 376,775 $ 384,811 $ 393,007 $ 109,438 $ 1,924,857
* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from EGLE & Local TIR only.
Footnotes:
PA 210 Tax Abatment (10 years): 2026-2035
** Not captured by developer but used in porportionality ratio
Page 218 of 402
Appendix 1
Page 219 of 402
Act 381 Brownfield Plan Amendment
Muskegon – Central Park, LLC
1700 Oak Avenue
Muskegon, Michigan 49442
City of Muskegon Brownfield
Redevelopment Authority
Project No. 240603
January 16, 2025
Page 220 of 402
Act 381 Brownfield Plan Amendment
Muskegon – Central Park, LLC
1700 Oak Avenue
Muskegon, Michigan 49442
Prepared For:
City of Muskegon Brownfield Redevelopment Authority
Muskegon, Michigan
January 16, 2025
Project No. 240603
Recommended for Approval by the Brownfield Redevelopment Authority on: February 11, 2025
Adopted by the City Council on: February 25, 2025
Page 221 of 402
Table of Contents Fishbeck | Page i
1.0 Introduction ........................................................................................................................................................... 1
1.1 PROPOSED REDEVELOPMENT AND FUTURE USE FOR EACH ELIGIBLE PROPERTY ................................................................ 1
1.2 ELIGIBLE PROPERTY INFORMATION .......................................................................................................................... 1
2.0 Information Required by Section 13(2) of the Statute ............................................................................................ 2
2.1 DESCRIPTION OF COSTS TO BE PAID FOR WITH TAX INCREMENT REVENUES ....................................................................... 2
2.1.1 MSHDA HOUSING DEVELOPMENT ACTIVITIES ............................................................................................ 2
2.1.2 AUTHORITY ADMINISTRATIVE FEE .............................................................................................................. 3
2.1.3 LOCAL BROWNFIELD REVOLVING FUND ...................................................................................................... 3
2.2 SUMMARY OF ELIGIBLE ACTIVITIES........................................................................................................................... 3
2.3 ESTIMATE OF CAPTURED TAXABLE VALUE AND TAX INCREMENT REVENUES ..................................................................... 4
2.4 METHOD OF FINANCING AND DESCRIPTION OF ADVANCES MADE BY THE MUNICIPALITY .................................................... 4
2.5 MAXIMUM AMOUNT OF NOTE OR BONDED INDEBTEDNESS.......................................................................................... 4
2.6 DURATION OF BROWNFIELD PLAN ........................................................................................................................... 4
2.7 ESTIMATED IMPACT OF TAX INCREMENT FINANCING ON REVENUES OF TAXING JURISDICTIONS ............................................ 5
2.8 LEGAL DESCRIPTION, PROPERTY MAP, STATEMENT OF QUALIFYING CHARACTERISTICS, AND PERSONAL PROPERTY.................. 5
2.9 ESTIMATES OF RESIDENTS AND DISPLACEMENT OF INDIVIDUALS/FAMILIES ...................................................................... 5
2.10 PLAN FOR RELOCATION OF DISPLACED PERSONS......................................................................................................... 5
2.11 PROVISIONS FOR RELOCATION COSTS ....................................................................................................................... 5
2.12 STRATEGY FOR COMPLIANCE WITH MICHIGAN’S RELOCATION ASSISTANCE LAW ............................................................... 5
2.13 OTHER MATERIAL THAT THE AUTHORITY OR GOVERNING BODY CONSIDERS PERTINENT ..................................................... 5
List of Figures
Figure 1 – Eligible Property Location Map
Figure 2 – Eligible Property Site Map
Figure 3 – Site Plan
List of Tables
Table 1 – Summary of Eligible Costs
Table 2 – Total Captured Incremental Taxes Estimates
Table 3 – Estimated Reimbursement Schedule
List of Appendices
Appendix 1: Brownfield Plan Resolution(s)
Appendix 2: Housing Support Documents
Appendix 3: MSHDA Total Housing Subsidy (THS) Calculation
Appendix 4: Development/Reimbursement Agreement
Z:\2024\240603\WORK\REPT\BROWNFIELD PLAN\FINAL_KRIMSON BROWNFIELD PLAN_2025.DOCX
Page 222 of 402
Fishbeck | Page 1
1.0 Introduction
The City of Muskegon Brownfield Redevelopment Authority (Authority or MBRA) was established pursuant to the
Brownfield Redevelopment Financing Act, Michigan Public Act 381 of 1996, as amended (Act 381). Act 381
enables the MBRA to help facilitate the redevelopment of brownfields by providing economic development
incentives through tax increment financing (TIF).
This Brownfield Plan Amendment (Plan Amendment) permits the use of TIF to reimburse Krimson Exploratory
Fund, LLC (Developer) for the cost of eligible activities required to redevelop a portion of the former Muskegon
General Hospital site located at 1700 Oak Avenue, Muskegon, Michigan (Eligible Property, Site, or Property) – see
Eligible Property Maps (Figures 1 & 2). Copies of Plan Amendment resolutions are provided in Appendix 1.
1.1 Proposed Redevelopment and Future Use for Each Eligible Property
The Developer intends to acquire and redevelop the Eligible Property for multi-family residential purposes,
consistent with existing zoning for the Site. The Site includes the western 13.89 acres of the former Muskegon
General Hospital campus, which was developed in the 1960s and remained operational until 2020.
Due to the functional obsolete condition of the hospital, the proposed redevelopment will require demolition of
the former hospital to facilitate construction of six new, three story, multifamily buildings consisting of 144 total
dwelling units for rent (the Project), including 30 income qualified units. Each building will include 24 units
comprised of one to three bedrooms ranging from 663 to 1,307 square feet of finished living space and one to
three bathrooms based on the unit square footage. The total capital investment for the Project is expected to be
$21,532,385. The proposed site plan is included as Figure 3.
The Project focuses on providing affordable workforce housing for individuals and families earning approximately
69-77% of Muskegon County’s Area Median Income (AMI). Upon Project completion, 144 new housing units will
be available to offset more than 25% of the community housing need (prior to 2027) for renters within 51%-80%
of the AMI, as defined in the 2023 Muskegon Housing Needs Assessment (MHNA) as the greatest housing
demand for the City of Muskegon. With a unit mix of 40% one-bedroom, 40% two-bedroom, and 20% three-
bedroom, the Project successfully aligns with the MHNA goal for rental housing projects.
In addition to providing sorely needed workforce housing in the City of Muskegon, the Project will remove a
functionally obsolete structure and safety concern for the community. Project benefits also include significant
local and state tax base growth and new full-time equivalent jobs.
1.2 Eligible Property Information
Parcel ID No: The western 13.89 acres of 61-24-122-300-0003-00
Address: 1700 Oak Avenue, Muskegon, Muskegon County, Michigan
Size: Approximately 13.89 acres
The legal description is found under Section 2.8.
Basis of Eligibility
The Property qualifies as "Eligible Property" under Act 381, on the basis of meeting the definition of a “Housing
Property.” Act 381 defines Housing Property, in part, as property on which one or more units of residential
housing are proposed to be constructed. The Project will have six residential buildings with a total of 144 dwelling
units for rent.
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Fishbeck | Page 2
The Project is also located in the City of Muskegon, a community that has identified a specific housing need and
has absorption data or job growth data included in the brownfield plan.” Additionally, pursuant to Section 2(o)(ii)
of Act 381, The Project meets these criteria based on the following:
• The MHNA (2023) identified low-income rental housing ($895-$1,430/month rent) as the
greatest housing need for the City of Muskegon at 403 units by 2027. A significant factor
contributing to this need, as identified in the MHNA (2023), is high poverty (greater than 22% in
the Project area). People are spending more money on rent and cannot afford critical needs like
food. Affordable housing options will improve poverty rates. The Project provides 144 new
housing rental units within 69%-77% of AMI, most falling within the low-income rental category.
• According to the MHNA (2023), existing housing stock vacancy rates are low (7.6%) in the Project
area - well below the statewide vacancy rate, 11.6%. In conjunction with the low vacancy rate,
the MHNA (2023) noted that households are projected to increase more than double that of the
state in the next five years, adding to the housing demand. New housing stock created by the
Project will increase availability to support this growth.
Relevant housing data from the sources above is provided in Appendix 2. Michigan State Housing Development
Authority’s (MSHDA) Total Housing Subsidy Site-Specific Calculation demonstrating Project congruence with
meeting specific housing need is provided in Appendix 3.
2.0 Information Required by Section 13(2) of the Statute
2.1 Description of Costs to be Paid for with Tax Increment Revenues
This Plan Amendment has been developed to reimburse eligible brownfield costs incurred by the Developer to
support the transition from a former hospital to new affordable workforce housing that meets community needs.
New local and state tax increment revenues (TIR) will be captured for reimbursement of eligible expenses based on
actual available new TIR generated from the Project and subject to local Authority and Michigan State Housing
Development Authority (MSHDA) approval, as appropriate. Base local and state taxes associated with the Property
will continue to be levied and distributed to local and state taxing jurisdictions. No local debt or special assessment
taxes will be captured to reimburse eligible activity costs. Eligible activities in this Plan support “for rent” housing
units with households earning a projected 69-77% of AMI.
The total cost of eligible activities, including contingency is anticipated to be $8,801,300, described below and
summarized in Table 1 (attached). Authority administrative costs are anticipated to be $674,440. The capture of
TIR for the Local Brownfield Revolving Fund (LBRF) is estimated to be $1,924,857.
2.1.1 MSHDA Housing Development Activities
Building Demolition
Building Demolition costs are anticipated on the property. This includes building demolition/deconstruction
($820,000), backfill ($412,000), and a 15% contingency cost of $184,875. The total cost of these eligible activities
is anticipated to be $1,417,375.
Lead and Asbestos Abatement
Lead and asbestos abatement activities are anticipated on the property. This includes abatement including
disposal and air monitoring ($540,000) and a 15% contingency cost of $81,000. The total cost of these eligible
activities is anticipated to be $621,000.
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Site Preparation
Site preparation activities is anticipated on the Property. This includes cut and fill operations ($80,000),
geotechnical engineering ($30,000), grading ($14,000), land balancing ($35,000), relocation of active utilities
($72,000), solid waste disposal ($82,500), staking ($28,000), temporary construction access and/or roads
($5,000), temporary erosion control ($15,000), temporary facility ($50,000), temporary sheeting/shoring
($125,000), temporary site control ($29,000), temporary traffic control ($6,000), soft costs related to site
preparation ($38,400) and a 15% contingency cost of $91,485. The total cost of these activities is anticipated to
be $701,385.
Infrastructure Improvements
Infrastructure improvements activities are anticipated on the Property This includes streets & roads ($543,000),
sidewalks ($77,000), lighting ($85,000), sanitary sewer mains ($150,000), water mains ($340,000), curb and gutter
($6,600), sanitary sewer mains ($150,000), landscaping ($110,000), urban storm water management systems
($200,000), soft costs ($165,000), and a 15% contingency cost ($273,990). The total cost of these activities is
anticipated to be $2,100,590.
Development of a Housing Financing Gap
A development of a housing financing gap cost is anticipated on the property. The total cost if this activity is
anticipated to be $3,905,950.
Brownfield Plan/Work Plan Preparation
Preparation of the Brownfield Plan and Work Plan is estimated to cost $25,000.
Brownfield Plan/Work Plan Implementation
Implementation of the Brownfield Plan is estimated to cost $30,000.
2.1.2 Authority Administration Fee
This Plan Amendment includes a 10% administration fee for the MBRA, which will be captured from new local TIR
generated as a result of the Project. The estimated administration fee capture amount during the duration of the
Plan is $674,440.
2.1.3 Local Brownfield Revolving Fund
The Authority can capture new tax revenue from the Project for deposit in the LBRF, up to five years after
Developer reimbursement occurs or not more than the eligible activities, whichever occurs first and as allowed by
the statute. It is estimated that $1,924,857 will be captured for deposit in the LBRF.
2.2 Summary of Eligible Activities
Eligible Activities to Support Housing Property
• Lead and asbestos abatement activities include abatement, disposal, and air monitoring.
• Demolition of functionally obsolete hospital to support new housing.
• Site preparation activities include cut and fill operations, geotechnical engineering, grading, land balancing,
relocation of active utilities, solid waste disposal, staking, temporary construction access and/or roads,
temporary erosion control, temporary facility, temporary sheeting/shoring, temporary site control,
temporary traffic control, soft costs, and a 15% contingency.
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Fishbeck | Page 4
• Infrastructure Improvements include streets/roads, sidewalks, lighting, sanitary sewer mains, water mains,
curb and gutter, sanitary sewer mains, landscaping, urban storm water management systems, soft costs,
and a 15% contingency.
• Development of Housing Financing Gap.
• Brownfield Plan/Work Plan preparation and implementation.
Authority Expenses
A 10% administration fee to cover eligible administrative costs incurred by the MBRA that are related to the
Project are included in this Plan Amendment. These expenses will be reimbursed with local TIR only.
Contingency
A 15% contingency is included to cover unexpected cost overruns related to future eligible activities completed.
The contingency is limited to infrastructure and site preparation activities.
2.3 Estimate of Captured Taxable Value and Tax Increment Revenues
The initial taxable value will be the 2025 anticipated taxable value of $945,146. An estimate of the captured
taxable value for this redevelopment by year is depicted in Table 2. This Plan Amendment captures real property
tax increment revenues and assumes a 2% annual increase in taxable value of the Eligible Property.
Project activities will commence in 2025. Completion of construction is anticipated in 2026. Tax increment
revenue collection is anticipated to begin in 2026.
After the completion of the Project, the projected taxable is estimated to be $9,633,629. Reimbursements will be
made based on actual tax increment revenues. The estimated captured taxable value for this redevelopment by
year and in aggregate for each taxing jurisdiction is depicted in tabular form (Table 2). Once eligible expenses are
reimbursed, the Authority may capture up to five full years of the tax increment and deposit the revenues into an
LBRF provided the amount does not exceed the total cost of eligible activities. A summary of the estimated
reimbursement schedule and the amount of capture into the LBRF by year and in aggregate is presented in Table
3.
2.4 Method of Financing and Description of Advances Made by the Municipality
The eligible activities contemplated under this Plan Amendment will be financed by the Developer.
Reimbursement of approved Developer eligible costs will conform to a Development and Reimbursement
Agreement between the Developer and MBRA, included in Appendix 4. TIF utilizing new local and state tax
increment revenue from the Project will be the source of the reimbursement, as outlined in this Plan
Amendment. No interest expenses will be reimbursed.
2.5 Maximum Amount of Note or Bonded Indebtedness
At this time, there are no plans by the Authority to incur indebtedness to support the development of this Site,
but such plans could be made in the future to assist in the development if the Authority so chooses.
2.6 Duration of Brownfield Plan
The Authority intends to begin the capture of tax increment revenue in 2026. It is anticipated that Developer
reimbursement will be completed in 2048. Following Developer reimbursement, the MBRA may capture tax
increment revenue for five years, or an amount equivalent to reimbursed Developer costs (whichever occurs
sooner), for deposit into the LBRF. An analysis showing the reimbursement schedule is attached in Table 3.
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Fishbeck | Page 5
2.7 Estimated Impact of Tax Increment Financing on Revenues of Taxing
Jurisdictions
An estimate of the impact of tax increment financing on the revenues of all taxing jurisdictions is illustrated in
detail in Table 2.
2.8 Legal Description, Property Map, Statement of Qualifying Characteristics, and
Personal Property
The Eligible Property is in the City of Muskegon, Muskegon County, Michigan, and consists of 13.89 acres of a 25-
acre parent parcel. The parent parcel ID number is 61-24-122-300-0003-00. A Site layout map is attached as
Figure 2. The legal description of the Eligible Property is as follows:
Eligible Property - The Western 13.89 acres of PARCEL ID 61-24-122-300-0003-00
Part of the North 1/2 of the Southwest 1/4 of Section 22, Town 10 North, Range 16 West, City of Muskegon,
Muskegon County, Michigan, described as: Beginning at a point on the West line of said Section 22 that is 750.77
feet South 00 degrees 10 minutes 00 seconds East of the West 1/4 corner of Section 22; thence North 88 degrees
59 minutes 00 seconds East 476.68 feet; thence North 02 degrees 06 minutes 10 seconds West 295.47 feet;
thence North 89 degrees 50 minutes 00 seconds East 1.35 feet; thence South 65 degrees 27 minutes 17 seconds
East 121.09 feet; thence North 88 degrees 44 minutes 43 seconds East 98.19 feet; thence South 01 degrees 44
minutes 05 seconds East 97.05 feet; thence North 89 degrees 08 minutes 54 seconds East 226.07 feet; thence
South 01 degrees 01 minutes 00 seconds East 715.27 feet along a line which is 66.0 feet West of the west
boundary of Osteopathic Medical Plats No.1 & No.2; thence South 89 degrees 01 minutes 03 seconds West
915.58 feet along the south line of the North 1/2 of said SW 1/4 to the West line of said Section 22; thence North
00 degrees 10 minutes 00 seconds West 568.92 feet along said west line to the Point of Beginning.
Parcel contains 604,850 square feet.
The Property qualifies as Eligible Property under Act 381 on the basis of meeting the definition of a “Housing
Property.”
2.9 Estimates of Residents and Displacement of Individuals/Families
There are no residents or families residing at this Property, thus no residents, families, or individuals will be
displaced by the Project.
2.10 Plan for Relocation of Displaced Persons
No persons reside on the Eligible Property. Therefore, this section is not applicable.
2.11 Provisions for Relocation Costs
No persons reside on the Eligible Property. Therefore, this section is not applicable.
2.12 Strategy for Compliance with Michigan’s Relocation Assistance Law
No persons reside on the Eligible Property. Therefore, this section is not applicable.
2.13 Other Material that the Authority or Governing Body Considers Pertinent
In addition to providing much needed workforce housing to the community, redevelopment of the Site will
eliminate vandalism and attractive nuisance concerns related to the vacant hospital, lessening public safety
burdens. Site redevelopment will also serve as a potential catalyst for future development of the remaining
former hospital campus to the east, providing new tax base to the community.
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Page 227 of 402
Figures
Page 228 of 402
US 31
VICINITY MAP
MICHIGAN
116
CITY OF MUSKEGON
MUSKEGON COUNTY
_
^
US 31 Business
US 31 Business
MacArthur Road
Hard copy is
116
intended to be
Access Hig Orchard View 8.5"x11" when
hway plotted. Scale(s)
High School indicated and
graphic quality may
not be accurate for
any other size.
Hall Road
South Sheridan Road
Marquette Avenue
Marquette Avenue US 31
1700 Oak Avenue, Muskegon, Michigan
Krimson Development
Marquette Avenue
US 31
South Quarterline Road
Harvey Street
SITE
Brownfield Plan
South Getty Street
114
PLOT INFO: Z:\2024\240603\CAD\GIS\ProProj\Brownfield Plan.aprx Layout: FIG01_Site Location Map Date: 5/23/2024 8:48 AM User: ahavens
M 46 M 46
114
rterline Road
Oakwood
Cemetery US 31
S outh Qua
South Sheridan Drive
Laketon Avenue
East Laketon Avenue
113
PROJECT NO.
240603
South Getty Street
SITE LOCATION MAP FIGURE NO.
NORTH 0 1,000
FEET
2,000
DATA SOURCES: ESRI STREET MAP.
1
©Copyright 2024 All Rights Reserved
Page 229 of 402
LEGEND
Approximate Property Boundary
Hard copy is
intended to be
8.5"x11" when
plotted. Scale(s)
indicated and
V i llage Dr graphic quality may
not be accurate for
any other size.
1700 Oak Avenue, Muskegon, Michigan
Krimson Development
U S H i gh w ay 31
US H i ghw ay 31
Har vey St
W agn er Av e
Brownfield Plan
E We lls Av e
PLOT INFO: Z:\2024\240603\CAD\GIS\ProProj\Brownfield Plan.aprx Layout: FIG02_Eligible Property Map Date: 5/23/2024 8:48 AM User: ahavens
We ll s Ave
Mercy Health
General
Oa k A ve
114
Ryer
s on C
e k r e ek
Cre
n
so
PROJECT NO.
er
Ry
240603
ELIGIBLE PROPERTY MAP FIGURE NO.
2
Ha rvFEET
ey St
NORTH 0 100 200
DATA SOURCES: ESRI HYRBID REFERENCE LAYER & MiSAIL IMAGERY.
©Copyright 2024 All Rights Reserved
Page 230 of 402
7 6 5 4 3 2 1
CALL 811 NOTE:
CONTRACTOR TO CONTACT 811
SERVICE AT LEAST 3 WORKING
DAYS PRIOR TO CONSTRUCTION,
TO CONFIRM LOCATION OF
EXISTING UTILITIES. DIAL 811.
330 South Tyron St. Suite 500 | Charlotte, NC 28202 | 704.731.8080 www.progressiveae.com
www.CALL811.com
LANDSCAPE LEGEND
SEEDING LIMITS
PLANTING BED EDGE
1811 4 Mile Rd NE | Grand Rapids, MI 49525 | 616.361.2664
(ALUM.-SEE SPECS.)
A
X
PERENNIALS/
THIN BRANCHES AND
FOLIAGE (NOT ALL END GROUND COVERS
X X X X X TIPS) BY 1/3. RETAIN
X X
X NORMAL PLANT SHAPE
EVERGREEN SHRUB
X
DECIDUOUS SHRUB
PROGRESSIVE AE, INC.
3" HARDWOOD MULCH,
X
TAPER TO 1 1/2" DEPTH FORM SAUCER AROUND
WITHIN 12" OF TRUNK PLANT PIT ORNAMENTAL GRASS
X
SCORE ROOTBALL IF
REUSE EXISTING
CONTAINER GROWN EVERGREEN TREE
PLANTING PIT SOIL
OR REMOVE BURLAP
FOR BACKFILL
AND LASHING FROM
X
12" 12" UPPER 1/3 OF ROOT
BALL
UNDISTURBED
EXISTING WOODLOT SUBGRADE
CANOPY/ORNAMENTAL TREE
TO REMAIN
X X X
SHRUB PLANTING DETAIL
X
..\C3 DISCIPLINE\Civ\Krimson Logo OFFICIAL.jpeg
NO SCALE
X
X
TYPE A SEED MIX
PA DOG PARK
X
1
X
AR TYPE B SEED MIX
1
X
X
SEED MIXTURE (TYPE A)
X
2 X 2 HARDWOOD STAKES OR EGS GREEN GROUNDS SEED MIX
X
B
X
CEDAR POSTS, 2 PER TREE FOR FLEXIBLE 3/4" WIDE
LESS THAN 3" CAL.; 3 PER TREE POLYPROPYLENE 19.96% KELLY KENTUCKY BLUEGRASS
X
FOR 3" CAL. OR GREATER STAKING STRAPS 19.94% BARON KENTUCKY BLUEGRASS
X X
19.91% SOX FAN PERENNIAL RYEGRASS
X
19.82% EXACTA II GLSR PERENNIAL RYEGRASS
30" EXPOSE TREE ROOT 19.73% JUMPSTART KENTUCKY BLUEGRASS
Oak
CROWN, PLANT TREE
30"
Oak SO ROOT CROWN IS BY ECO GREEN SUPPLY, SEED AT RATE OF
EVEN WITH FINAL GRADE 5-7 LBS, PER 1,000 SQ. FT.
3" HARDWOOD MULCH, FORM SAUCER
TAPER TO 1 1/2" DEPTH AROUND PLANT PIT
AR CM2
WITHIN 12" OF TRUNK
1 1 SEED MIXTURE (TYPE B)
AC ENLARGED PLANTING CM2 REUSE EXISTING
HOSPITAL
1 PLANS - SEE SHT. L2021 PLANTING PIT SOIL EGS SHADY SEED MIX
FOR BACKFILL
UNDISTURBED 47.79% ORACLE CREEPING RED FESCUE
16"
Linden STAKES TO EXTEND SUBGRADE 19.78% SHANNON KENTUCKY BLUEGRASS
12" BELOW PLANT PIT REMOVE WIRE BASKET 10.96% SWORD HARD FESCUE
AC IN UNDISTURBED SOIL TO BOTTOM OF ROOT 9.79% GALLOP PERENNIAL RYEGRASS
1 2X ROOT BALL BALL; REMOVE BURLAP 9.76% FAIRMONT CHEWINGS FESCUE
24"
MAPLE DIAMETER AND LASHING FROM
18" UPPER 1/3 OF ROOT BY ECO GREEN SUPPLY, SEED AT RATE OF
PINE
BALL 5-6 LBS, PER 1,000 SQ. FT.
ZS
ON DEVELOPMENT
4 EVERGREEN TREE PLANTING DETAIL
18"
PINE NO SCALE
LAYOUT A
24"
MAPLE PLANTING PLAN LAYOUT A GENERAL LANDSCAPE NOTES
MUSKEGON
SEE ENLARGED PLANTING PLAN
PLANTING PLAN AC
TYPE B SEED SHT. L202 AR 1 1. CONTRACTOR RESPONSIBLE FOR UNDERSTANDING PROJECT CONDITIONS
MIX (TYP) 1 AM AND VERIFYING PLANT QUANTITIES. NOTIFY LANDSCAPE ARCHITECT OF
2 ANY PLAN DISCREPANCIES.
2. PLANT LOCATIONS TO BE STAKED IN THE FIELD FOR REVIEW AND
LAYOUT B 2 X 2 HARDWOOD STAKES APPROVAL BY LANDSCAPE ARCHITECT AND OWNER.CONTRACTOR WILL BE
C
24"
RESPONSIBLE FOR VERIFYING ALL EXISTING UNDERGROUND UTILITIES.
KRIMSON
MAPLE 18"
PINE PLANTING PLAN OR CEDAR POSTS, 2 PER FLEXIBLE 3/4" WIDE
TREE FOR LESS THAN 3" POLYPROPYLENE CONTACT THE APPROPRIATE UTILITY COMPANY FOR FIELD STAKING ALL
AM AR CAL.; 3 PER TREE FOR 3" STAKING STRAPS LINES.
CF2 AM CAL. OR GREATER
AR 2 3
1 4 TREE WRAP
2 EXPOSE TREE ROOT CROWN, 3. ALL AREAS DISTURBED BY CONSTRUCTION TO BE TOPSOILED AND SEEDED
PLANT TREE SO ROOT CROWN IS
9"
Callery EVEN WITH FINAL GRADE REMOVE WIRE BASKET UNLESS SHOWN OTHERWISE ON PLANS
Pear
24" TO BOTTOM OF ROOT
MAPLE 3" HARDWOOD MULCH, BALL; REMOVE BURLAP
TAPER TO 1 1/2" DEPTH AND LASHING FROM
4. CONTRACTOR TO CONTACT MISS DIG AT PHONE NUMBER 811 AT LEAST 3
PS2 WITHIN 12" OF TRUNK UPPER 1/3 OF ROOT WORKING DAYS PRIOR TO CONSTRUCTION, TO CONFIRM LOCATION OF COA ARCHITECT COA ENGINEER
1 REUSE EXISTING BALL EXISTING UTILITIES.
PLANTING PIT SOIL FORM SAUCER
FOR BACKFILL AROUND PLANT PIT 5. CONTRACTOR TO COORDINATE PLANTING SCHEDULE WITH IRRIGATION
CONTRACTOR.
24"
CM2
CR
OR
1
RUCTI
MAPLE
6. NOTIFY LANDSCAPE ARCHITECT IF AREAS OF POOR DRAINAGE OR OTHER
1 PLAYGROUND UNUSUAL SUB-GRADE CONDITIONS ARE ENCOUNTERED DURING
MANICURED STAKES TO EXTEND
OPEN SPACE EXCAVATION FOR PLANTING PITS.
MANICURED TYPE TYPE B SEED 9"
Callery 12" BELOW PLANT PIT UNDISTURBED
LEASING OFFICE Pear
IN UNDISTURBED SOIL SUBGRADE
PS A SEED MIX (TYP) MIX (TYP) 2X ROOT BALL 7. SHRUB PLANTING BEDS AND TREE SAUCERS TO RECEIVE 3" SHREDDED
PLANTING PLAN
NOT F
1 CF2 DIAMETER HARDWOOD MULCH, PERENNIAL BEDS TO RECEIVE 2" DEPTH MULCH AND
1 GROUND COVER AREAS TO RECEIVE 1'' DEPTH MULCH.
CF2
2
MAIN ENTRANCE 8. PLANTING MIXTURE FOR PERENNIALS SHALL BE SIX INCH DEPTH OF FOUR
DECIDUOUS TREE PLANTING DETAIL PARTS BY VOLUME OF TOPSOIL TO ONE PART OF SPHAGNUM PEAT MOSS.
PLANTING PLAN
CONST
NO SCALE
PS2
1 9. CONTRACTOR SHALL PROVIDE SPECIFIED SHRUBS, GROUND COVERS AND
OTHER PLANT MATERIALS THAT COMPLY WITH ALL RECOMMENDATIONS
20" AND REQUIREMENTS OF ANSI Z60.1 "AMERICAN STANDARD FOR NURSERY
BEECH
AC
9"
Callery STOCK". PLANT MATERIAL SHALL BE HEALTHY, VIGOROUS STOCK, GROWN
Pear
1 WITH GOOD HORTICULTURAL PRACTICE AND INSTALLED IN ACCORDANCE
WITH METHODS ESTABLISHED BY THE AMERICAN ASSOCIATION OF
AM AR NURSERYMEN.
CF2 AM 2 2
AR LAYOUT A
20"
MAPLE 1 4 10. NOTIFY LANDSCAPE ARCHITECT AND OWNER (3 DAYS MIN. NOTICE) TO
2 PLANTING PLAN
INSPECT AND TAG PLANT MATERIAL IN THE NURSERY PRIOR TO JOBSITE
AM DELIVERY AND INSTALLATION. If this document is sealed and signed in a digital
D
24"
BEECH
2 or electronic format and is received from someone
other than the sealing professional identified in
the document, you must contact the sealing
AC professional in writing to validate authenticity of
9" 1 the document. The sealing professional disclaims
Maple
the seal and signature and shall not be liable for
any liability associated with it where the
authenticity of any digital or electronic seal or
18"
LAYOUT B signature has not been validated in this manner.
Oak
LAYOUT B CM2 PLANTING PLAN
PLANTING PLAN 1 ISSUANCE
12" 24"
Oak Oak
24"
MAPLE
ZS
2
MANICURED PS2
20"
Oak
TYPE B SEED 1
12"
Oak
MIX (TYP)
25" 20"
24" 30" 17"
17" 20" Oak Oak
14" Oak Oak
Oak Oak Oak
24" Oak
24" 20"
18" 16" 20" Oak
12" 18" Oak Oak
Oak Oak Oak
Oak
SHALL RETAIN ALL COMMON LAW, STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING THE COPYRIGHT THERETO.
Oak
THIS DOCUMENT HAS BEEN PREPARED BY PROGRESSIVE AE AS AN INSTRUMENT OF SERVICE, AND PROGRESSIVE AE
PROJECT NUMBER
89550010
P:\89550010\03 WIP\C2 BIM\11 - L201 - OVERALL LANDSCAPE PLAN.dwg jcatchot
OVERALL LANDSCAPE PLAN PLANT SCHEDULE PLANT LIST
PROJECT MANAGER
P.LAZDINS
1"= 40' 0 40' PROFESSIONAL
NORTH CODE BOTANICAL / COMMON NAME CONT CAL SIZE P.LAZDINS
E
DRAWN BY
TREES A.CARTEN-CRANDELL
AC Abies concolor / White Fir B&B 2 1/2" CAL. 6` HT. CHECKED BY
AR Acer rubrum / Red Maple B&B 2 1/2" CAL.
AM Acer saccharum 'PNI 0285' / Green Mountain® Sugar Maple B&B 2 1/2" CAL.
CF2 Carpinus betulus 'Fastigiata' / Upright European Hornbeam B&B 2 1/2" CAL. 12` HT.
FIGURE 3
10/16/2024 11:00:28 AM Jackson Catchot
CM2 Cornus kousa 'Milky Way' / Milky Way Kousa Dogwood B&B 2 1/2" CAL.
CR Cornus kousa 'Ruby Slippers' / Ruby Slippers Kousa Dogwood B&B 2 1/2" CAL.
PA Picea abies / Norway Spruce B&B 2 1/2" CAL. 6` HT.
PS2
PS
Pinus strobus / White Pine
Prunus serrulata `Kwanzan` / Flowering Cherry
B&B
B&B
2 1/2" CAL.
2 1/2" CAL.
6` HT.
8-10` HT.
SITE PLAN OVERALL
ZS Zelkova serrata / Japanese Zelkova B&B 2 1/2" CAL.
LANDSCAPE PLAN
L201
Page 231 of 402
Tables
Page 232 of 402
Table 1 – Summary of Eligible Costs
Act 381 Brownfield Plan
Muskegon - Central Park, LLC
1700 Oak Dr
Muskegon, Michigan
January 2025
MSHDA Eligible Activities Cost
Building Demolition $ 1,417,375
Building Demolition/Deconstruction $ 820,000
Backfill $ 412,500
Contingency (15%) $ 184,875
Lead and Asbestos Abatement $ 621,000
Abatement Including Disposal and Air Monitoring $ 540,000
Contingency (15%) $ 81,000
Site Preparation $ 701,385
Cut and Fill Operations $ 80,000
Geotechnical Engineering $ 30,000
Grading $ 14,000
Land Balancing $ 35,000
Relocation of Active Utilities $ 72,000
Solid Waste Disposal $ 82,500
Staking $ 28,000
Temporary Construction Access and/or Roads $ 5,000
Temporary Erosion Control $ 15,000
Temporary Facility $ 50,000
Temporary Sheeting/Shoring $ 125,000
Temporary Site Control $ 29,000
Temporary Traffic Control $ 6,000
Soft Costs Related to Site Preparation $ 38,400
Contingency (15%) $ 91,485
Infrastructure Improvements $ 2,100,590
Streets, roads $ 543,000
Sidewalks $ 77,000
Lighting $ 85,000
Sanitary Sewer Mains $ 150,000
Water mains $ 340,000
Curb and Gutter $ 6,600
Sanitary sewer mains $ 150,000
Landscaping $ 110,000
Urban Storm Water Management Systems (Traditional) $ 200,000
Soft Costs Related to Infrastructure $ 165,000
Contingency (15%) $ 273,990
Development of Housing Financing Gap $ 3,905,950
Development of Housing Financing Gap $ 3,905,950
MSHDA Eligible Activities Subtotal $ 8,746,300
Brownfield Plan/Work Plan Preparation $ 25,000
Brownfield Plan/Work Plan Implementation $ 30,000
MSHDA Eligible Activities Total Costs $ 8,801,300
2/10/2025
Page 233 of 402
Table 2: Tax Increment Revenue Capture Estimates
Muskegon - Central Park, LLC
1700 Oak Dr
Muskegon, Michigan
January 2025
Estimated Taxable Value (TV) Increase Rate: 2%
Plan Year 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 TOTAL
Calendar Year 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048 2049 2050 2051 2052 2053
*Base Taxable Value $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146 $ 945,146
Estimated New TV $ 945,146 $ 5,333,629 $ 9,633,629 $ 9,826,302 $ 10,022,828 $ 10,223,284 $ 10,427,750 $ 10,636,305 $ 10,849,031 $ 11,066,012 $ 11,287,332 $ 11,513,078 $ 11,743,340 $ 11,978,207 $ 12,217,771 $ 12,462,126 $ 12,711,369 $ 12,965,596 $ 13,224,908 $ 13,489,406 $ 13,759,194 $ 14,034,378 $ 14,315,066 $ 14,601,367 $ 14,893,395 $ 15,191,262 $ 15,495,088 $ 15,804,989 $ 16,121,089
Incremental Difference (New TV - Base TV) $ - $ 4,388,483 $ 8,688,483 $ 8,881,156 $ 9,077,682 $ 9,278,138 $ 9,482,604 $ 9,691,159 $ 9,903,885 $ 10,120,866 $ 10,342,186 $ 10,567,932 $ 10,798,194 $ 11,033,061 $ 11,272,625 $ 11,516,980 $ 11,766,223 $ 12,020,450 $ 12,279,762 $ 12,544,260 $ 12,814,048 $ 13,089,232 $ 13,369,920 $ 13,656,221 $ 13,948,249 $ 14,246,116 $ 14,549,942 $ 14,859,843 $ 15,175,943
School Capture Millage Rate
State Education Tax (SET) 6.0000 $ - $ 26,331 $ 52,131 $ 53,287 $ 54,466 $ 55,669 $ 56,896 $ 58,147 $ 59,423 $ 60,725 $ 62,053 $ 63,408 $ 64,789 $ 66,198 $ 67,636 $ 69,102 $ 70,597 $ 72,123 $ 73,679 $ 75,266 $ 76,884 $ 78,535 $ 80,220 $ 81,937 $ 83,689 $ 85,477 $ 87,300 $ 89,159 $ 91,056 $ 1,916,182
School Operating Tax 18.0000 $ - $ 78,993 $ 156,393 $ 159,861 $ 163,398 $ 167,006 $ 170,687 $ 174,441 $ 178,270 $ 182,176 $ 186,159 $ 190,223 $ 194,367 $ 198,595 $ 202,907 $ 207,306 $ 211,792 $ 216,368 $ 221,036 $ 225,797 $ 230,653 $ 235,606 $ 240,659 $ 245,812 $ 251,068 $ 256,430 $ 261,899 $ 267,477 $ 273,167 $ 5,748,546
School Total 24.0000 $ - $ 105,324 $ 208,524 $ 213,148 $ 217,864 $ 222,675 $ 227,582 $ 232,588 $ 237,693 $ 242,901 $ 248,212 $ 253,630 $ 259,157 $ 264,793 $ 270,543 $ 276,408 $ 282,389 $ 288,491 $ 294,714 $ 301,062 $ 307,537 $ 314,142 $ 320,878 $ 327,749 $ 334,758 $ 341,907 $ 349,199 $ 356,636 $ 364,223 $ 7,664,727
Local Capture Millage Rate
County Museum 0.3143 $ - $ 1,379 $ 2,731 $ 2,791 $ 2,853 $ 2,916 $ 2,980 $ 3,046 $ 3,113 $ 3,181 $ 3,251 $ 3,322 $ 3,394 $ 3,468 $ 3,543 $ 3,620 $ 3,698 $ 3,778 $ 3,860 $ 3,943 $ 4,027 $ 4,114 $ 4,202 $ 4,292 $ 4,384 $ 4,478 $ 4,573 $ 4,670 $ 4,770 $ 100,376
County Veterans 0.0732 $ - $ 321 $ 636 $ 650 $ 664 $ 679 $ 694 $ 709 $ 725 $ 741 $ 757 $ 774 $ 790 $ 808 $ 825 $ 843 $ 861 $ 880 $ 899 $ 918 $ 938 $ 958 $ 979 $ 1,000 $ 1,021 $ 1,043 $ 1,065 $ 1,088 $ 1,111 $ 23,377
Senior CIT SVC 0.4880 $ - $ 2,142 $ 4,240 $ 4,334 $ 4,430 $ 4,528 $ 4,628 $ 4,729 $ 4,833 $ 4,939 $ 5,047 $ 5,157 $ 5,270 $ 5,384 $ 5,501 $ 5,620 $ 5,742 $ 5,866 $ 5,993 $ 6,122 $ 6,253 $ 6,388 $ 6,525 $ 6,664 $ 6,807 $ 6,952 $ 7,100 $ 7,252 $ 7,406 $ 155,849
Central Dispatch 0.2927 $ - $ 1,285 $ 2,543 $ 2,600 $ 2,657 $ 2,716 $ 2,776 $ 2,837 $ 2,899 $ 2,962 $ 3,027 $ 3,093 $ 3,161 $ 3,229 $ 3,299 $ 3,371 $ 3,444 $ 3,518 $ 3,594 $ 3,672 $ 3,751 $ 3,831 $ 3,913 $ 3,997 $ 4,083 $ 4,170 $ 4,259 $ 4,349 $ 4,442 $ 93,478
Comm College 2.1515 $ - $ 9,442 $ 18,693 $ 19,108 $ 19,531 $ 19,962 $ 20,402 $ 20,851 $ 21,308 $ 21,775 $ 22,251 $ 22,737 $ 23,232 $ 23,738 $ 24,253 $ 24,779 $ 25,315 $ 25,862 $ 26,420 $ 26,989 $ 27,569 $ 28,161 $ 28,765 $ 29,381 $ 30,010 $ 30,651 $ 31,304 $ 31,971 $ 32,651 $ 687,111
M.A.I.S.D. 4.6382 $ - $ 20,355 $ 40,299 $ 41,193 $ 42,104 $ 43,034 $ 43,982 $ 44,950 $ 45,936 $ 46,943 $ 47,969 $ 49,016 $ 50,084 $ 51,174 $ 52,285 $ 53,418 $ 54,574 $ 55,753 $ 56,956 $ 58,183 $ 59,434 $ 60,710 $ 62,012 $ 63,340 $ 64,695 $ 66,076 $ 67,486 $ 68,923 $ 70,389 $ 1,481,272
City Operating 9.6732 $ - $ 42,451 $ 84,045 $ 85,909 $ 87,810 $ 89,749 $ 91,727 $ 93,745 $ 95,802 $ 97,901 $ 100,042 $ 102,226 $ 104,453 $ 106,725 $ 109,042 $ 111,406 $ 113,817 $ 116,276 $ 118,785 $ 121,343 $ 123,953 $ 126,615 $ 129,330 $ 132,099 $ 134,924 $ 137,806 $ 140,744 $ 143,742 $ 146,800 $ 3,089,268
City Sanitation 2.8838 $ - $ 12,656 $ 25,056 $ 25,611 $ 26,178 $ 26,756 $ 27,346 $ 27,947 $ 28,561 $ 29,187 $ 29,825 $ 30,476 $ 31,140 $ 31,817 $ 32,508 $ 33,213 $ 33,931 $ 34,665 $ 35,412 $ 36,175 $ 36,953 $ 37,747 $ 38,556 $ 39,382 $ 40,224 $ 41,083 $ 41,959 $ 42,853 $ 43,764 $ 920,981
Hackley Library 2.3097 $ - $ 10,136 $ 20,068 $ 20,513 $ 20,967 $ 21,430 $ 21,902 $ 22,384 $ 22,875 $ 23,376 $ 23,887 $ 24,409 $ 24,941 $ 25,483 $ 26,036 $ 26,601 $ 27,176 $ 27,764 $ 28,363 $ 28,973 $ 29,597 $ 30,232 $ 30,881 $ 31,542 $ 32,216 $ 32,904 $ 33,606 $ 34,322 $ 35,052 $ 737,634
MPS Sinking 0.9519 $ - $ 4,177 $ 8,271 $ 8,454 $ 8,641 $ 8,832 $ 9,026 $ 9,225 $ 9,428 $ 9,634 $ 9,845 $ 10,060 $ 10,279 $ 10,502 $ 10,730 $ 10,963 $ 11,200 $ 11,442 $ 11,689 $ 11,941 $ 12,198 $ 12,460 $ 12,727 $ 12,999 $ 13,277 $ 13,561 $ 13,850 $ 14,145 $ 14,446 $ 304,002
County Operating 5.6097 $ - $ 24,618 $ 48,740 $ 49,821 $ 50,923 $ 52,048 $ 53,195 $ 54,364 $ 55,558 $ 56,775 $ 58,017 $ 59,283 $ 60,575 $ 61,892 $ 63,236 $ 64,607 $ 66,005 $ 67,431 $ 68,886 $ 70,370 $ 71,883 $ 73,427 $ 75,001 $ 76,607 $ 78,245 $ 79,916 $ 81,621 $ 83,359 $ 85,132 $ 1,791,534
Local Total 29.3862 $ - $ 128,961 $ 255,321 $ 260,983 $ 266,759 $ 272,649 $ 278,658 $ 284,786 $ 291,038 $ 297,414 $ 303,918 $ 310,551 $ 317,318 $ 324,220 $ 331,260 $ 338,440 $ 345,765 $ 353,235 $ 360,856 $ 368,628 $ 376,556 $ 384,643 $ 392,891 $ 401,304 $ 409,886 $ 418,639 $ 427,567 $ 436,674 $ 445,963 $ 9,384,884
Non-Capturable Millages Millage Rate
Comm College Debt 0.2250 $ - $ 987 $ 1,955 $ 1,998 $ 2,042 $ 2,088 $ 2,134 $ 2,181 $ 2,228 $ 2,277 $ 2,327 $ 2,378 $ 2,430 $ 2,482 $ 2,536 $ 2,591 $ 2,647 $ 2,705 $ 2,763 $ 2,822 $ 2,883 $ 2,945 $ 3,008 $ 3,073 $ 3,138 $ 3,205 $ 3,274 $ 3,343 $ 3,415 $ 71,857
MPS Debt 2020 0.8800 $ - $ 3,862 $ 7,646 $ 7,815 $ 7,988 $ 8,165 $ 8,345 $ 8,528 $ 8,715 $ 8,906 $ 9,101 $ 9,300 $ 9,502 $ 9,709 $ 9,920 $ 10,135 $ 10,354 $ 10,578 $ 10,806 $ 11,039 $ 11,276 $ 11,519 $ 11,766 $ 12,017 $ 12,274 $ 12,537 $ 12,804 $ 13,077 $ 13,355 $ 281,040
MPS Debt 2021 6.6200 $ - $ 29,052 $ 57,518 $ 58,793 $ 60,094 $ 61,421 $ 62,775 $ 64,155 $ 65,564 $ 67,000 $ 68,465 $ 69,960 $ 71,484 $ 73,039 $ 74,625 $ 76,242 $ 77,892 $ 79,575 $ 81,292 $ 83,043 $ 84,829 $ 86,651 $ 88,509 $ 90,404 $ 92,337 $ 94,309 $ 96,321 $ 98,372 $ 100,465 $ 2,114,187
Hackley Debt 0.2500 $ - $ 1,097 $ 2,172 $ 2,220 $ 2,269 $ 2,320 $ 2,371 $ 2,423 $ 2,476 $ 2,530 $ 2,586 $ 2,642 $ 2,700 $ 2,758 $ 2,818 $ 2,879 $ 2,942 $ 3,005 $ 3,070 $ 3,136 $ 3,204 $ 3,272 $ 3,342 $ 3,414 $ 3,487 $ 3,562 $ 3,637 $ 3,715 $ 3,794 $ 79,841
Total Non-Capturable Taxes 7.9750 $ - $ 34,998 $ 69,291 $ 70,827 $ 72,395 $ 73,993 $ 75,624 $ 77,287 $ 78,983 $ 80,714 $ 82,479 $ 84,279 $ 86,116 $ 87,989 $ 89,899 $ 91,848 $ 93,836 $ 95,863 $ 97,931 $ 100,040 $ 102,192 $ 104,387 $ 106,625 $ 108,908 $ 111,237 $ 113,613 $ 116,036 $ 118,507 $ 121,028 $ 2,546,925
Total Tax Increment Revenue (TIR) Available for Capture $ - $ 105,324 $ 208,524 $ 213,148 $ 217,864 $ 222,675 $ 227,582 $ 232,588 $ 237,693 $ 242,901 $ 248,212 $ 564,182 $ 576,475 $ 589,013 $ 601,803 $ 614,848 $ 628,154 $ 641,726 $ 655,570 $ 669,690 $ 684,093 $ 698,784 $ 713,769 $ 729,054 $ 744,644 $ 760,546 $ 776,766 $ 793,311 $ 810,186 $ 14,409,125
Footnotes:
Local Tax Abatement (10 years): 2026-2035
Page 234 of 402
Table 3: Tax Increment Revenue Reimbursement Allocation
Muskegon - Central Park, LLC
1700 Oak Avenue
Muskegon, Michigan
January 2025
Abatement /
Developer Maximum School & Local
Proportionality Admin Fees & Total
Reimbursement Taxes
BRF** Estimated Capture $ 8,801,300
State 45.0% $ 4,948,129 $ 739,751 Estimated Total Administrative Fees $ 674,440
$ 4,948,129
Years of Plan: 28 (Developer capture 23
Local 55.0% $ 3,853,171 $ 3,314,926 $ 3,853,171 years) State Brownfield Redevelopment Fund $ 739,751
Local Brownfield Revolving Fund $ 1,924,857
MSHDA 100.00% $ 8,801,300 $ - $ 8,801,300
$ -
Year of Plan 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28
2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048 2049 2050 2051 2052 2053 TOTAL
Total State Incremental Revenue $ - $ 105,324 $ 208,524 $ 213,148 $ 217,864 $ 222,675 $ 227,582 $ 232,588 $ 237,693 $ 242,901 $ 248,212 $ 253,630 $ 259,157 $ 264,793 $ 270,543 $ 276,408 $ 282,389 $ 288,491 $ 294,714 $ 301,062 $ 307,537 $ 314,142 $ 320,878 $ 327,749 $ 334,758 $ 341,907 $ 349,199 $ 356,636 $ 364,223 $ 7,664,727
State Brownfield Redevelopment Fund (50% of SET) $ - $ (13,165) $ (26,065) $ (26,643) $ (27,233) $ (27,834) $ (28,448) $ (29,073) $ (29,712) $ (30,363) $ (31,027) $ (31,704) $ (32,395) $ (33,099) $ (33,818) $ (34,551) $ (35,299) $ (36,061) $ (36,839) $ (37,633) $ (38,442) $ (39,268) $ (40,110) $ (40,969) $ - $ - $ - $ - $ - $ (739,751)
State TIR Available for Reimbursement $ - $ 92,158 $ 182,458 $ 186,504 $ 190,631 $ 194,841 $ 199,135 $ 203,514 $ 207,982 $ 212,538 $ 217,186 $ 221,927 $ 226,762 $ 231,694 $ 236,725 $ 241,857 $ 247,091 $ 252,429 $ 257,875 $ 263,429 $ 269,095 $ 274,874 $ 280,768 $ 286,781 $ 334,758 $ 341,907 $ 349,199 $ 356,636 $ 364,223 $ 6,924,977
Total Local Incremental Revenue $ - $ 128,961 $ 255,321 $ 260,983 $ 266,759 $ 272,649 $ 278,658 $ 284,786 $ 291,038 $ 297,414 $ 303,918 $ 310,551 $ 317,318 $ 324,220 $ 331,260 $ 338,440 $ 345,765 $ 353,235 $ 360,856 $ 368,628 $ 376,556 $ 384,643 $ 392,891 $ 401,304 $ 409,886 $ 418,639 $ 427,567 $ 436,674 $ 445,963 $ 9,384,884
PA 210 Abatement $ - $ (128,961) $ (255,321) $ (260,983) $ (266,759) $ (272,649) $ (278,658) $ (284,786) $ (291,038) $ (297,414) $ (303,918) $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ (2,640,486)
Administrative Fees (10%) $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ (31,055) $ (31,732) $ (32,422) $ (33,126) $ (33,844) $ (34,576) $ (35,324) $ (36,086) $ (36,863) $ (37,656) $ (38,464) $ (39,289) $ (40,130) $ (40,989) $ (41,864) $ (42,757) $ (43,667) $ (44,596) $ (674,440)
Local TIR Available for Reimbursement $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 279,496 $ 285,586 $ 291,798 $ 298,134 $ 304,596 $ 311,188 $ 317,912 $ 324,770 $ 331,765 $ 338,901 $ 346,179 $ 353,602 $ 361,174 $ 368,897 $ 376,775 $ 384,811 $ 393,007 $ 401,367 $ 6,069,958
Total State & Local TIR Available $ - $ 92,158 $ 182,458 $ 186,504 $ 190,631 $ 194,841 $ 199,135 $ 203,514 $ 207,982 $ 212,538 $ 217,186 $ 501,423 $ 512,348 $ 523,492 $ 534,859 $ 546,453 $ 558,279 $ 570,341 $ 582,645 $ 595,195 $ 607,996 $ 621,052 $ 634,370 $ 647,955 $ 703,655 $ 718,682 $ 734,009 $ 749,643 $ 765,590 $12,229,345
Beginning
DEVELOPER Balance
DEVELOPER Reimbursement Balance $ 8,801,300 $ 8,801,300 $ 8,801,300 $ 8,709,142 $ 8,526,684 $ 8,340,179 $ 8,149,548 $ 7,954,707 $ 7,755,573 $ 7,552,058 $ 7,344,077 $ 7,131,538 $ 6,914,353 $ 6,412,930 $ 5,900,582 $ 5,377,090 $ 4,842,231 $ 4,295,778 $ 3,737,499 $ 3,167,158 $ 2,584,513 $ 1,989,318 $ 1,381,322 $ 760,270 $ 125,900 $ - $ - $ - $ - $ -
MSHDA Eligible Costs $ 8,801,300 $ 8,801,300 $ 8,801,300 $ 8,709,142 $ 8,526,684 $ 8,340,179 $ 8,149,548 $ 7,954,707 $ 7,755,573 $ 7,552,058 $ 7,344,077 $ 7,131,538 $ 6,914,353 $ 6,412,930 $ 5,900,582 $ 5,377,090 $ 4,842,231 $ 4,295,778 $ 3,737,499 $ 3,167,158 $ 2,584,513 $ 1,989,318 $ 1,381,322 $ 760,270 $ 125,900 $ - $ - $ - $ - $ -
State Tax Reimbursement $ 4,948,129 $ - $ 92,158 $ 182,458 $ 186,504 $ 190,631 $ 194,841 $ 199,135 $ 203,514 $ 207,982 $ 212,538 $ 217,186 $ 221,927 $ 226,762 $ 231,694 $ 236,725 $ 241,857 $ 247,091 $ 252,429 $ 257,875 $ 263,429 $ 269,095 $ 274,874 $ 280,768 $ 56,655 $ - $ - $ - $ - $ 4,948,129
Local Tax Reimbursement $ 3,853,171 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 279,496 $ 285,586 $ 291,798 $ 298,134 $ 304,596 $ 311,188 $ 317,912 $ 324,770 $ 331,765 $ 338,901 $ 346,179 $ 353,602 $ 69,245 $ - $ - $ - $ - $ - $ 3,853,171
Total MSHDA Reimbursement Balance $ 8,801,300 $ 8,709,142 $ 8,526,684 $ 8,340,179 $ 8,149,548 $ 7,954,707 $ 7,755,573 $ 7,552,058 $ 7,344,077 $ 7,131,538 $ 6,914,353 $ 6,412,930 $ 5,900,582 $ 5,377,090 $ 4,842,231 $ 4,295,778 $ 3,737,499 $ 3,167,158 $ 2,584,513 $ 1,989,318 $ 1,381,322 $ 760,270 $ 125,900 $ - $ - $ - $ - $ - $ - $ 8,801,300
Total Annual Developer Reimbursement $ - $ 92,158 $ 182,458 $ 186,504 $ 190,631 $ 194,841 $ 199,135 $ 203,514 $ 207,982 $ 212,538 $ 217,186 $ 501,423 $ 512,348 $ 523,492 $ 534,859 $ 546,453 $ 558,279 $ 570,341 $ 582,645 $ 595,195 $ 607,996 $ 621,052 $ 634,370 $ 125,900 $ - $ - $ - $ - $ - $ 8,801,300
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits * $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
State Tax Capture $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Local Tax Capture $ 1,924,857 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 291,929 $ 368,897 $ 376,775 $ 384,811 $ 393,007 $ 109,438 $ 1,924,857
Total LBRF Capture $ 1,924,857 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 291,929 $ 368,897 $ 376,775 $ 384,811 $ 393,007 $ 109,438 $ 1,924,857
* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from EGLE & Local TIR only.
Footnotes:
PA 210 Tax Abatment (10 years): 2026-2035
** Not captured by developer but used in porportionality ratio
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Appendix 1
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Appendix 2
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A. OVERALL HOUSING SUPPLY (SECONDARY DATA)
This section of area housing supply is based on secondary data sources such as
the U.S. Census, American Community Survey and ESRI, and is provided for
the Primary Study Area (Muskegon), the Secondary Study Area (Balance of
County), the selected submarkets, and the state of Michigan, when applicable.
When possible, data from the 2020 Census is used in conjunction with ESRI
estimates to provide the most up-to-date data. Note that some small variation of
total numbers and percentages within tables may exist due to rounding.
Housing Characteristics
The estimated distribution of the area housing stock by tenure for each study
area for 2022 is summarized in the following table:
Occupied and Vacant Housing Units by Tenure
2022 Estimates
Total Owner Renter
Occupied Occupied Occupied Vacant Total
Number 655 596 59 187 842
Beachwood-Bluffton
Percent 77.8% 91.0% 9.0% 22.2% 100.0%
Campbell Field/ Number 2,615 1,096 1,519 202 2,817
Nims Percent 92.8% 41.9% 58.1% 7.2% 100.0%
Number 1,998 1,473 525 133 2,131
Glenside/Lakeside
Percent 93.8% 73.7% 26.3% 6.2% 100.0%
Number 2,464 738 1,726 204 2,668
Jackson Hill/Marquette
Percent 92.4% 30.0% 70.0% 7.6% 100.0%
McLaughlin/Angell/ Number 3,017 1,315 1,702 413 3,430
Marsh Field Percent 88.0% 43.6% 56.4% 12.0% 100.0%
Number 1,820 590 1,230 244 2,064
Nelson
Percent 88.2% 32.4% 67.6% 11.8% 100.0%
Steele/Sheldon Park/ Number 2,059 1,317 742 181 2,240
Oakview/East Muskegon Percent 91.9% 64.0% 36.0% 8.1% 100.0%
Number 14,628 7,125 7,503 1,564 16,192
Muskegon (PSA)
Percent 90.3% 48.7% 51.3% 9.7% 100.0%
Number 54,194 44,021 10,173 4,402 58,596
Balance of County (SSA)
Percent 92.5% 81.2% 18.8% 7.5% 100.0%
Number 68,822 51,146 17,676 5,966 74,788
Muskegon County
Percent 92.0% 74.3% 25.7% 8.0% 100.0%
Number 4,055,460 2,895,751 1,159,709 533,313 4,588,773
Michigan
Percent 88.4% 71.4% 28.6% 11.6% 100.0%
Source: 2020 Census; ESRI; Urban Decision Group; Bowen National Research
In total, there are an estimated 16,192 housing units within the PSA (Muskegon)
in 2022. Based on ESRI estimates and 2020 Census data, of the 14,628 total
occupied housing units in the PSA, 48.7% are owner occupied, while the
remaining 51.3% are renter occupied. As such, the PSA has a considerably
higher share of renter-occupied housing units when compared to the
surrounding SSA (18.8%) and state (28.6%). Approximately 9.7% of the
housing units within the PSA are classified as vacant, which is comparable to
BOWEN NATIONAL RESEARCH VI-2
Page 241 of 402
the SSA (7.5%) and state (11.6%). Vacant units are comprised of a variety of
units including abandoned properties, rentals, for-sale, and seasonal housing
units.
Within the individual submarkets, the submarket with the highest share of
owner-occupied units is the Beachwood-Bluffton Submarket, in which 91.0%
of units are occupied by homeowners. The Jackson Hill/Marquette Submarket
has the highest share of renter-occupied units, with 70.0% of units occupied by
renters. The Beachwood-Bluffton Submarket has the highest share (22.2%) of
vacant units, which is greatly influenced by the short-term housing market, as
evidenced by the fact that over 80% of all vacant units in this submarket are
classified as “Seasonal or Recreational” housing. Other submarkets with
double-digit vacancy rates are the McLaughlin/Angell/Marsh Field Submarket
(12.0%) and the Nelson Submarket (11.8%). These submarkets are also
influenced by “Seasonal or Recreational” housing, as 83.9% of the units in the
McLaughlin/Angell/Marsh Field Submarket and 50.5% of the vacant units in
the Nelson Submarket are “Seasonal or Recreational” housing. These short-
term housing alternatives limit the inventory available to more permanent
residents. This topic is addressed further later in this section.
The following graph compares occupied units by tenure for the various study
areas.
Households by Tenure (2022)
Owner-Occupied Renter-Occupied
100.0%
18.8%
28.6%
80.0%
51.3%
60.0%
40.0% 81.2%
71.4%
20.0% 48.7%
0.0%
PSA SSA Michigan
The following table compares key housing age and conditions of each study
area and the state based on 2016-2020 American Community Survey (ACS)
data. Housing units built over 50 years ago (pre-1970), overcrowded housing
(1.01+ persons per room), or housing that lacks complete indoor kitchens or
bathroom plumbing are illustrated for each study area by tenure. It is important
to note that some occupied housing units may have more than one housing
issue.
BOWEN NATIONAL RESEARCH VI-3
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Housing Age and Conditions
Pre-1970 Product Overcrowded Incomplete Plumbing or Kitchen
Renter Owner Renter Owner Renter Owner
Number Percent Number Percent Number Percent Number Percent Number Percent Number Percent
Beachwood-
Bluffton 16 57.1% 348 67.1% 0 0.0% 0 0.0% 0 0.0% 8 1.6%
Campbell
Field/Nims 684 58.1% 970 85.3% 37 3.1% 26 2.3% 66 5.6% 16 1.4%
Glenside/
Lakeside 460 73.3% 1,091 89.4% 11 1.8% 0 0.0% 0 0.0% 6 0.5%
Jackson Hill/
Marquette 529 34.6% 387 50.0% 8 0.5% 0 0.0% 0 0.0% 0 0.0%
McLaughlin/
Angell/
Marsh Field 1,134 74.4% 1,236 93.0% 15 1.0% 37 2.8% 32 2.1% 0 0.0%
Nelson 711 67.7% 525 86.5% 45 4.3% 10 1.6% 21 2.0% 0 0.0%
Steele/Sheldon
Park/Oakview/
East Muskegon 702 88.3% 1,108 92.1% 35 4.4% 0 0.0% 44 5.6% 7 0.6%
Muskegon
(PSA) 4,235 62.9% 5,665 83.4% 151 2.2% 73 1.1% 163 2.4% 37 0.6%
Balance of
County (SSA) 4,251 47.4% 19,377 44.4% 419 4.7% 565 1.3% 322 3.6% 195 0.4%
Muskegon
County 8,486 54.0% 25,042 49.7% 570 3.6% 638 1.3% 485 3.1% 232 0.4%
Michigan 526,133 46.8% 1,373,485 48.1% 32,741 2.9% 31,181 1.1% 24,3376 2.1% 16,771 0.6%
Source: American Community Survey (2016-2020); ESRI; Urban Decision Group; Bowen National Research
In the PSA (Muskegon), nearly two-thirds (62.9%) of the renter-occupied
housing units and over four-fifths (83.4%) of owner-occupied housing units
were built prior to 1970. As such, the housing stock in the PSA appears to be
considerably older than the SSA (Balance of County), where only 47.4% of the
renter-occupied housing units and 44.4% of the owner-occupied units were
built prior to 1970. While the shares of renter households (2.2%) and owner
households (1.1%) in the PSA that experience overcrowding are similar to the
corresponding shares in the state (2.9% and 1.1%, respectively), the share of
overcrowded renter households in the surrounding SSA (4.7%) is much higher
than the share in the state (2.9%). While the shares of renter-occupied units
(2.4%) and owner-occupied units (0.6%) in the PSA with incomplete plumbing
or kitchens are similar to the state’s shares, the share of renter-occupied units
(3.6%) in the surrounding SSA with this housing condition is higher than that
in the PSA (2.4%) and state (2.1%). The largest number of substandard housing
units are within the Campbell Field/Nims submarket, representing over one-
third of all substandard housing in the PSA.
Overall, the housing inventory in the PSA, regardless of tenure, is comparably
older than the surrounding SSA and state. In addition, it appears that renter
households in the PSA are more likely to be affected by housing deficiencies
compared to homeowners. Regardless, the PSA (Muskegon) has more than 400
households living in overcrowded units and/or units that lack complete
plumbing or kitchen facilities.
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The following table compares key household income, housing cost, and housing
affordability metrics of each study area and the state. It should be noted that
cost burdened households pay over 30% of income toward housing costs, while
severe cost burdened households pay over 50% of income toward housing.
Household Income, Housing Costs and Affordability
Estimated Share of Cost Share of Severe Cost
Median Median Average Burdened Burdened
Household Home Gross Households* Households**
Income Value Rent Renter Owner Renter Owner
Beachwood-Bluffton $75,000 $245, 192 $509 7.1% 25.2% 7.1% 6.7%
Campbell Field/
Nims $39,802 $91,623 $870 54.3% 18.8% 29.0% 7.3%
Glenside/Lakeside $51,935 $111,318 $888 32.8% 26.2% 18.0% 8.4%
Jackson Hill/
Marquette $31,077 $95,161 $667 40.5% 19.9% 15.7% 5.2%
McLaughlin/Angell/
Marsh Field $26,669 $40,288 $690 51.0% 24.2% 31.9% 5.0%
Nelson $25,858 $138,318 $687 67.0% 26.8% 28.6% 16.2%
Steele/Sheldon Park/
Oakview/
East Muskegon $39,448 $72,638 $890 36.1% 6.2% 23.2% 2.7%
Muskegon (PSA) $35,671 $91,085 $756 48.1% 20.2% 24.8% 6.7%
Balance of County
(SSA) $60,667 $170,568 $841 40.2% 17.4% 16.1% 6.2%
Muskegon County $55,010 $160,847 $804 43.6% 17.8% 19.8% 6.3%
Michigan $65,507 $204,371 $968 44.9% 18.8% 23.1% 7.4%
Source: American Community Survey (2016-2020); ESRI
*Paying more than 30% of income toward housing costs
**Paying more than 50% of income toward housing costs
The median household income of $35,671 within the PSA (Muskegon) is less
than the median household incomes for both the SSA ($60,667) and state
($65,507). The estimated median home value in the PSA of $91,085 is
substantially lower than the SSA’s ($170,568) and state’s ($204,371) estimated
median home values. The average gross rent in the PSA ($756) is lower than
both the SSA ($841) and state ($968) average gross rents. Despite the lower
gross rents and housing values in the PSA, the PSA has higher shares of housing
cost burdened households among its renter households (48.1%) and owner
households (20.2%) than the surrounding SSA and state. Overall, the PSA has
an estimated 3,233 renter households and 1,374 owner households that are
housing cost burdened. With an estimated total of 4,607 cost burdened
households in the city of Muskegon, of which 2,124 are severe cost burdened,
affordable housing alternatives should be part of future housing solutions.
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B. HOUSING SUPPLY ANALYSIS (BOWEN NATIONAL SURVEY)
1. Multifamily Rental Housing
Between October of 2022 and January of 2023, Bowen National Research
surveyed (both by telephone and in-person) numerous multifamily rental
housing projects within the city of Muskegon and all of Muskegon County.
While these rentals do not represent all multifamily rental housing projects
in the market, they provide significant insight as to the market conditions of
commonly offered multifamily rental product. We believe this survey
represents a good base from which characteristics and trends of multifamily
rental housing can be evaluated and from which conclusions can be drawn.
Projects identified, inventoried, and surveyed operate under a number of
affordable housing programs including the Low-Income Housing Tax
Credit (LIHTC), HUD Sections 8 and 202 and Public Housing programs, as
well as market-rate. Definitions of each housing program are included in
Addendum G: Glossary.
Managers and leasing agents at each project were surveyed to collect a
variety of property information including vacancies, rental rates, design
characteristics, amenities, utility responsibility, and other features. Each
project was also rated based on quality and upkeep. Each surveyed property
was photographed and mapped as part of this survey. Data collected during
our survey is presented in aggregate format for the various study areas.
We identified and personally surveyed 51 multifamily apartment properties
containing a total of 5,813 units within Muskegon County. Of these
projects, 22 were in the PSA (Muskegon) with an overall total of 2,710
units. The remaining 29 surveyed projects in the surrounding SSA (Balance
of Muskegon County) were used to provide a base of comparison. The
survey was conducted to establish the overall strength of the local rental
market and to identify potential housing needs in the subject market. The
surveyed rentals within the PSA have a combined occupancy rate of 98.9%,
an extremely high rate for multifamily rental housing. Typically, healthy,
well-balanced markets have rental housing occupancy rates generally
between 94% and 96%. As such, the PSA’s multifamily rental market is
operating at an exceedingly high occupancy level with very limited
availability. Compounding the market’s rental challenges is the fact that
the surrounding SSA (Balance of Muskegon County) is operating at an even
higher occupancy rate of 99.2%. As such, vacancies in the overall county
are very limited. It should be noted that this survey only includes physical
vacancies (vacant units ready for immediate occupancy) as opposed to
economic vacancies (vacant units not immediately available for rent).
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The following table summarizes the surveyed multifamily rental supply.
Multifamily Supply by Product Type
Projects Occupancy
Project Type Surveyed Total Units Vacant Units Rate
PSA (Muskegon)
Market-Rate 9 1,453 25 98.3%
Market-Rate/Tax Credit 4 356 5 98.6%
Market-Rate/Government-Subsidized 1 124 0 100.0%
Tax Credit 3 151 0 100.0%
Government-Subsidized 5 626 0 100.0%
Total 22 2,710 30 98.9%
SSA (Balance of County)
Market-Rate 15 2,081 25 98.8%
Market-Rate/Government-Subsidized 1 172 0 100.0%
Tax Credit 2 184 0 100.0%
Tax Credit/Government-Subsidized 3 129 0 100.0%
Market-Rate/Tax Credit/Government-Subsidized 1 84 0 100.0%
Government-Subsidized 7 453 0 100.0%
Total 29 3,103 25 99.2%
Overall, demand for multifamily rental housing in the PSA is very strong,
as there does not appear to be many vacancies, regardless of the program
type (e.g., market-rate, Tax Credit, government subsidized or some
combination of these program types). All 30 vacancies in the PSA are
among unrestricted market-rate units. All Tax Credit and government-
subsidized units are occupied. As illustrated in the preceding table, the
distribution of vacancies in the surrounding SSA mirror the PSA, as all 25
vacancies are among market-rate units. Despite these vacancies, the market-
rate inventory in both the PSA and SSA are operating at very high
occupancy levels. Therefore, demand for rental housing is strong even
among non-assisted housing. Based on this survey of rental housing, there
does not appear to be any weakness or softness among multifamily rentals
in the county. As such, there appears to be a development opportunity for
a variety of rental products, particularly for affordable rentals.
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The following table summarizes the surveyed multifamily rental housing
for each of the study areas, including the seven submarkets in the PSA
(Muskegon).
Overall Market Performance by Area
East Muskegon
Park/Oakview/
Steele/Sheldon
Jackson Hill/
McLaughlin/
Marsh Field
Beachwood-
Field/Nims
Marquette
Campbell
Glenside/
Lakeside
Bluffton
Angell/
Nelson
Balance of
Muskegon County
Data Set (PSA ) (SSA)
Projects - 6 - 8 2 5 1 22 29
Total Units - 598 - 1,537 360 155 60 2,710 3,103
Vacant Units - 5 - 19 0 6 0 30 25
Occupancy Rate - 99.2% - 98.8% 100.0% 96.1% 100.0% 98.9% 99.2%
As previously stated, healthy, well-balanced rental housing markets have
occupancy levels generally between 94% and 96%. Typically, a market
occupancy level over 97% is an indication of a possible housing shortage,
which can lead to housing problems such as unusually rapid rent increases,
people forced to live in substandard housing, households living in rent
overburdened situations, and residents leaving the area to seek housing
elsewhere. Conversely, occupancy rates below 94% may indicate some
softness or weakness in a market, which may be the result of a saturated or
overbuilt market, or one that is going through a decline due to economic
downturns and corresponding demographic declines.
With an overall occupancy rate of 98.9%, the PSA (Muskegon) multifamily
rental housing market appears to have an insufficient number of vacancies.
This overall occupancy rate is slightly lower than the 99.2% occupancy rate
in the SSA (Balance of County). Two of the seven submarkets are operating
at 100% occupancy levels and a third submarket (Campbell Field/Nims) is
operating at a 99.2% occupancy level. The lowest occupancy rate of 96.1%
in the Nelson Submarket is still considered high and reflective of a market
lacking sufficient rental housing. With only 30 vacant units identified
among the 2,710 apartment units included in the survey, the PSA has a very
small base of potential rental alternatives from which prospective renters
can choose.
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The following table illustrates the distribution of units and occupancy levels
by the different housing programs in each study area. It should be noted
that the total number of projects shown in this table does not match the totals
from other portions of this section, as some projects operate under multiple
program types and were counted multiple times in the table below.
Overall Market Performance by Program Type by Area
East Muskegon
Park/Oakview/
Steele/Sheldon
Jackson Hill/
McLaughlin/
Marsh Field
Beachwood
Field/Nims
Marquette
Campbell
Glenside/
Lakeside
Bluffton
Angell/
Nelson
Balance of
Muskegon County
Data Set (PSA ) (SSA)
Market-Rate
Projects - 3 - 6 - 4 1 14 17
Total Units - 304 - 1,298 - 59 30 1,691 2,113
Vacant Units - 5 - 19 - 6 0 30 25
Occupancy Rate - 98.4% - 98.5% - 89.8% 100.0% 98.2% 98.8%
Tax Credit (Non-Subsidized)
Projects - 3 - 1 - 2 1 7 6
Total Units - 208 - 53* - 96 30 334 272
Vacant Units - 0 - - - 0 0 0 0
Occupancy Rate - 100.0% - - - 100.0% 100.0% 100.0% 100.0%
Government Subsidized
Projects - 2 - 2 2 - - 6 12
Total Units - 86 - 239 360 - - 685 718
Vacant Units - 0 - 0 0 - - 0 0
Occupancy Rate - 100.0% - 100.0% 100.0% - - 100.0% 100.0%
*Units under construction (not included in total)
With only one exception, the occupancy levels by program type by
submarket are extremely high, operating at occupancy rates of 98.4% or
higher. The lone exception is within the Nelson Submarket, among its
market-rate supply which is operating at an 89.8% occupancy rate. This is
the result of just six vacant units among the 59 market-rate units in this
submarket. Regardless of submarket, all affordable rental options operating
under Tax Credit or government-subsidized programs are occupied. This is
also true for the surrounding SSA (Balance of Muskegon County).
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The following table summarizes the number of properties that maintain wait
lists, and the length of their wait lists, within each of the PSA’s established
submarkets. Note that some wait lists may be representative of people on
multiple wait lists.
Property Wait List Information by Property Type
MRR GSS TAX MRT MRG
Beachwood-Bluffton
No Properties Surveyed
Campbell Field/Nims
Properties w/ Wait List 1 1 1 2 -
Total Properties 1 2 1 2 -
Share of Properties 100.0% 50.0% 100.0% 100.0% -
# Households - 23 - 30 -
# Months 2-3 - 6 6-12 -
Glenside/Lakeside
No Properties Surveyed
Jackson Hill/Marquette
Properties w/ Wait List 2 1 U/C - 1
Total Properties 5 1 1 - 1
Share of Properties 40.0% 100.0% - - 100.0%
# Households 3 - - - -
# Months 2-6 6 - - 6
McLaughlin/Angell/Marsh Field
Properties w/ Wait List - 2 - - -
Total Properties - 2 - - -
Share of Properties - 100.0% - - -
# Households - 55 - - -
# Months - 1 - - -
Nelson
Properties w/ Wait List 1 - 1 0 -
Total Properties 3 - 1 1 -
Share of Properties 33.3% - 100.0% - -
# Households 12 - - - -
# Months - - 6 - -
Steele/Sheldon Park/Oakview/East Muskegon
Properties w/ Wait List - - - 1 -
Total Properties - - - 1 -
Share of Properties - - - 100.0% -
# Households - - - 75 -
# Months - - - - -
MRR (market-rate), GSS (subsidized), TAX (Tax Credit), MRT=MRR+TAX, MRG=MRR+GSS
U/C – Property is Under Construction and not yet leasing.
Of the 22 properties surveyed within the PSA, 14 (63.6%) maintain wait
lists. The wait lists exist among all housing program types, with wait lists
maintained at four of the nine projects operating exclusively as market-rate
product, four of five projects operating exclusively under a government-
subsidized program, and two of three operating exclusively under the Tax
Credit program. The greatest number of households on wait lists appear to
be among the mixed-income market-rate and Tax Credit supply (denoted as
MRT) with 105 households waiting for a unit and among the government-
BOWEN NATIONAL RESEARCH VI-10
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subsidized supply (denoted as GSS) with a total of 78 households on a wait
list. Many other product types reported their wait lists in terms of the
number of months people have to wait for a unit, most of which ranges from
six to twelve months in duration. Regardless, the relatively large shares of
properties with wait lists and the length or duration of such lists indicate a
very strong level of pent-up demand for rental housing in in the PSA.
The following graph illustrates the occupancy rates and total vacancies by
the seven submarkets, the PSA, and the SSA.
Multifamily Rental Occupancy Rates/Vacancies by Market
100.0% 35
99.2% 98.8% 100.0% 100.0% 98.9% 99.2%
96.1%
30
80.0%
25
60.0% 20
40.0% 30 15
25
19 10
20.0%
5
0.0%
N/A 5 0.0%
N/A 0 6 0
0.0% 0
BW/BL C/F/M GL/LK JH/MQ MCL/A/ NEL ST/SP/ PSA SSA
MF OVE/EM
The remainder of the multifamily apartment analysis is broken out by
product type (e.g., market-rate, Tax Credit, and government subsidized) for
the PSA (Muskegon) versus the SSA (Balance of County) on the following
pages.
BOWEN NATIONAL RESEARCH VI-11
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Market-Rate Housing
A total of 14 multifamily projects with at least some market-rate units were
surveyed in the PSA. Overall, these properties contain 1,691 market-rate
units. The following table summarizes the units by bedroom/bathroom type.
Market-Rate Multifamily Rentals by Bedroom/Bathroom
Median Collected
Bedroom Baths Units Distribution Vacancy % Vacant Rent
PSA (Muskegon)
Studio 1.0 16 0.9% 1 6.3% $828
One-Bedroom 1.0 785 46.4% 9 1.1% $695
One-Bedroom 1.5 3 0.2% 2 66.7% $1,625
Two-Bedroom 1.0 566 33.5% 10 1.8% $878
Two-Bedroom 1.5 42 2.5% 0 0.0% $975
Two-Bedroom 2.0 129 7.6% 4 3.1% $1,435
Three-Bedroom 1.0 24 1.4% 2 8.3% $1,175
Three-Bedroom 1.5 53 3.1% 0 0.0% $1,066
Three-Bedroom 2.0 55 3.3% 0 0.0% $1,320
Four-Bedroom 1.5 18 1.1% 2 11.1% $1,300
Total Market-Rate 1,691 100.0% 30 1.8% -
SSA (Balance of County)
Studio 1.0 118 5.6% 3 2.5% $800
One-Bedroom 1.0 660 31.2% 6 0.9% $1,050
Two-Bedroom 1.0 452 21.4% 2 0.4% $1,040
Two-Bedroom 1.5 126 6.0% 1 0.8% $1,281
Two-Bedroom 2.0 570 27.0% 7 1.2% $1,495
Three-Bedroom 1.0 3 0.1% 0 0.0% $1,295
Three-Bedroom 1.5 58 2.7% 1 1.7% $1,300
Three-Bedroom 2.0 126 6.0% 5 4.0% $1,510
Total Market-Rate 2,113 100.0% 25 1.2% -
The market-rate units in the PSA (Muskegon) are 98.2% occupied and such
units in the surrounding SSA (Balance of County) are 98.8% occupied,
which are very high occupancy rates for market-rate rentals. PSA vacancy
rates by bedroom and bathroom type are low among most unit types,
particularly among the most common bedroom types including one-
bedroom/one-bathroom units (1.1% vacant), two-bedroom/one-bathroom
units (1.8% vacant) and two-bedroom/two-bathroom units (3.1% vacant).
Median collected rents for these same common unit types are $695 for a
one-bedroom/one-bathroom unit, $878 for a two-bedroom/one-bathroom
unit, and $1,435 for a two-bedroom/two-bathroom unit. It is worth pointing
out that the rent premium for the two-bedroom/two-bathroom units appears
to be attributed to the fact that many of these particular units are more
modern or recently remodeled and often offer heavily amenitized product.
While a majority of market-rate rentals in the PSA have rents of $878 and
higher and would require a minimum annual household income of $35,000,
approximately 4,700 renter households representing nearly 70% of the
renters in the market would not be able to afford the typical rent in this
market.
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The following graph illustrates median market-rate rents among common
bedroom types offered in the PSA and SSA.
Market-Rate Median Collected Rents
PSA SSA
$1,600
$1,400 $1,495 $1,510
$1,435
$1,200 $1,320
$1,000
$1,050 $1,040
$800 $878
$600 $695
$400
$200
$0
1-Br/1.0-Ba 2-Br/1.0-Ba 2-Br/2.0-Ba 3-Br/2.0-Ba
The following is a distribution of market-rate product surveyed by year built
for the PSA and SSA:
Market-Rate Apartments by Year Built
PSA (Muskegon) SSA (Balance of County)
Vacancy Vacancy
Year Built Projects Units Rate Projects Units Rate
Before 1970 2 152 2.6% 3 246 1.2%
1970 to 1979 5 1,282 1.2% 5 935 0.7%
1980 to 1989 0 0 0.0% 0 0 0.0%
1990 to 1999 1 30 0.0% 1 112 0.0%
2000 to 2005 2 142 3.5% 4 490 2.9%
2006 to 2010 2 47 0.0% 1 51 0.0%
2011 to 2022* 2 38 13.2% 3 279 0.4%
*As of December
Most of the surveyed market-rate product in the PSA was built between
1970 and 1979, with the 1,282 units developed during this time representing
75.8% of the surveyed market-rate product. The vacancy rate of market-
rate product by development period in the PSA is low among all periods
except for the product built since 2011. Within the product built since 2011,
there are only five vacant units resulting in the higher than typical vacancy
rate. As a result, vacancies are low regardless of the age of product in the
PSA.
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The distribution of surveyed market-rate units in the PSA and SSA by
development period is shown in the following graph.
Market-Rate Units by Year Built
PSA SSA
1,400
1,200 1,282
1,000
800 935
600
400 246 279
152 112 142 490
200 0 0 30 47 51 38
0
Before 1970 1970-79 1980-89 1990-99 2000-05 2006-10 2011 to
present
*As of December
Representatives of Bowen National Research personally visited the
surveyed rental projects within the overall county and rated the exterior
quality of each property on a scale of "A" (highest) through "F" (lowest).
All properties were rated based on quality and overall appearance (i.e.,
aesthetic appeal, building appearance, landscaping and grounds
appearance). The following is a distribution of the surveyed market-rate
supply by quality rating.
Market-Rate Multifamily Rental Housing by Quality Level
Quality Total Vacancy One- Two- Three- Four+-
Rating Projects Units Rate Studio Br. Br. Br. Br.
Market-Rate Properties Median Collected Rent
PSA (Muskegon)
A 3 170 4.7% $1,020 $1,530 $1,605 $1,750 -
B+ 1 20 5.0% $750 $900 $1,000 - -
B 6 921 0.5% - $695 $878 $1,300 -
B- 4 580 2.8% - $750 $915 $1,040 $1,300
SSA (Balance of County)
A 1 217 0.0% - $1,495 $1,675 - -
B+ 3 150 4.0% - $1,350 $1,262 $1,387 -
B 7 1,119 1.3% - $1,120 $1,281 $1,510 -
B- 4 519 0.4% $650 $835 $950 $1,400 -
C+ 2 108 2.8% $800 $750 $1,050 $1,295 -
The vast majority (90.0%) of the surveyed market-rate supply in the PSA
consists of product in the “B” range of quality levels, with the remaining
product consisting of “A” quality product. Vacancies are generally low
among all quality levels. Interestingly, the lowest quality projects with “B”
or “B-” ratings have the lowest vacancy rates of 0.5% and 2.8%,
respectively. As a result, it is clear that lower quality product is still in high
BOWEN NATIONAL RESEARCH VI-14
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demand. It is worth pointing out that there is a clear rent premium being
achieved among higher-end quality product. This demonstrates that better
quality product can achieve a rent premium and still operate at a high level
of demand.
Tax Credit Housing
Tax Credit housing is developed under the Low-Income Housing Tax Credit
(LIHTC) program. Typically, these projects serve households with incomes
of up to 60% of Area Median Household Income (AMHI), though
legislation in 2017 now allows for some units to target households with
incomes of up to 80% of AMHI. A total of seven surveyed multifamily
projects in the PSA (Muskegon) offer a total of 334 Low-Income Housing
Tax Credit (LIHTC or Tax Credit) units. Some of the supply operates as
mixed-income properties with market-rate units. It is worth noting that
approximately one-third of the surveyed LIHTC units are age-restricted to
households ages 55 and older. This share is generally in line with the local
household base by age cohort. This section focuses only on the non-
subsidized Tax Credit units, while the Tax Credit units operating with
concurrent subsidies are discussed in the government-subsidized section of
this report (starting on page VI-18).
The following table summarizes the non-subsidized Tax Credit units
surveyed by bedroom/bathroom type within the PSA and SSA.
Tax Credit (Non-Subsidized) Multifamily Rentals by Bedroom/Bathroom
Median Collected
Bedroom Baths Units Distribution Vacancy % Vacant Rent
PSA (Muskegon)
One-Bedroom 1.0 142 42.5% 0 0.0% $787
Two-Bedroom 1.0 20 6.0% 0 0.0% $770
Two-Bedroom 1.5 42 12.6% 0 0.0% $708
Two-Bedroom 2.0 74 22.2% 0 0.0% $953
Three-Bedroom 2.0 56 16.8% 0 0.0% $791
Total Tax Credit 334 100.0% 0 0.0% -
SSA (Balance of County)
One-Bedroom 1.0 118 43.4% 0 0.0% $690
Two-Bedroom 1.0 49 18.0% 0 0.0% $790
Two-Bedroom 2.0 40 14.7% 0 0.0% $875
Two-Bedroom 2.5 40 14.7% 0 0.0% $875
Three-Bedroom 2.0 10 3.7% 0 0.0% $925
Three-Bedroom 2.5 15 5.5% 0 0.0% $925
Total Tax Credit 272 100.0% 0 0.0% -
The non-subsidized Tax Credit units are 100.0% occupied within the PSA,
as are the Tax Credit units in the SSA, which is evidence of the local
market’s strong demand for affordable rental housing. Five of the seven Tax
Credit projects maintain a wait list, with over 100 combined households on
wait lists.
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The 334 Tax Credit units in the PSA consist of a broad mix of unit types.
While the largest share (42.5%) of units consists of one-bedroom units, a
notable share (40.8%) consists of two-bedroom units and 16.8% consists of
three-bedroom units. The distribution of Tax Credit units by bedroom type
in the PSA is similar to other well-balanced markets. Within the PSA, the
LIHTC units have median rents ranging from $708 to no more than $953,
which are generally higher than most of the median rents of corresponding
bedroom/bathroom units in the SSA. Regardless, the median rents of the
Tax Credit supply in both the PSA and SSA are well below the median rents
of the market-rate multifamily supply. As such, Tax Credit housing is a
value in the market, which is likely contributing to its strong level of
demand.
The following graph illustrates median Tax Credit rents among common
bedroom types offered in the PSA and SSA.
Tax Credit Median Collected Rents
PSA SSA
$1,000
$953 $925
$800 $875
$787 $770 $790 $791
$600 $690
$400
$200
$0
1-Br/1.0-Ba 2-Br/1.0-Ba 2-Br/2.0-Ba 3-Br/2.0-Ba
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The following is a distribution of Tax Credit product surveyed by year built
for the PSA and SSA (Note: The Tax Credit program started in 1986):
Tax Credit (Non-Subsidized) Apartments by Year Built
PSA (Muskegon) SSA (Balance of County)
Vacancy Vacancy
Year Built Projects Units Rate Projects Units Rate
Before 1990 0 0 0.0% 0 0 0.0%
1990 to 1999 2 108 0.0% 0 0 0.0%
2000 to 2005 2 130 0.0% 2 184 0.0%
2006 to 2010 1 23 0.0% 0 0 0.0%
2011 to 2022* 2 73 0.0% 2 88 0.0%
*As of December
Most of the surveyed Tax Credit product in the PSA was built between 1990
and 2005, with nearly three-quarters (71.3%) of all product developed
during this time. Only 73 Tax Credit units were built in the PSA since 2011,
though an additional 53 units are under construction and are expected to
open in 2023.
The distribution of Tax Credit units in the PSA and SSA by year built is
shown in the following graph:
Tax Credit Units by Year Built
PSA SSA
200
184
150
130
100
108
88
50 73
23
0 0 0 0
0
Before 1990 1990-99 2000-05 2006-10 2011 to present
*Through December
BOWEN NATIONAL RESEARCH VI-17
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Representatives of Bowen National Research personally visited the
surveyed rental projects within the market and rated the exterior quality of
each property on a scale of "A" (highest) through "F" (lowest). All
properties were rated based on quality and overall appearance (i.e., aesthetic
appeal, building appearance, landscaping and grounds appearance). The
following is a distribution of the Tax Credit properties by quality rating.
Tax Credit (Non-Subsidized) by Quality Rating
Quality Rating Projects Total Units Vacancy Rate
PSA (Muskegon)
B+ 2 73 0.0%
B 4 231 0.0%
B- 1 30 0.0%
SSA (Balance of County)
B+ 1 62 0.0%
B 3 210 0.0%
All of the surveyed Tax Credit projects have a quality rating of B- or better,
with most product rated a “B.” Regardless of the quality of housing, all Tax
Credit product is operating at full occupancy. This demonstrates the level
of need for affordable housing alternatives in the market.
Government-Subsidized Housing
There was a total of six projects surveyed within PSA that offer at least
some units that operate with a government subsidy. Government-
subsidized housing typically requires residents to pay 30% of their adjusted
gross income toward rent and generally qualifies households with incomes
of up to 50% of Area Median Household Income (AMHI). The six projects
with a subsidy include 685 units.
BOWEN NATIONAL RESEARCH VI-18
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The government-subsidized units surveyed within the PSA and SSA are
summarized as follows.
Subsidized by Bedroom/Bathroom
Bedroom Baths Units Distribution Vacancy % Vacant
PSA (Muskegon)
Government-Subsidized
One-Bedroom 1.0 625 91.2% 0 0.0%
Two-Bedroom 1.0 53 7.7% 0 0.0%
Two-Bedroom 1.5 7 1.0% 0 0.0%
Total Subsidized 685 100.0% 0 0.0%
SSA (Balance of County)
Subsidized Tax Credit
One-Bedroom 1.0 58 61.7% 0 0.0%
Two-Bedroom 1.0 32 34.0% 0 0.0%
Three-Bedroom 1.0 4 4.3% 0 0.0%
Total Subsidized Tax Credit 94 100.0% 0 0.0%
Government-Subsidized
Studio 1.0 42 6.7% 0 0.0%
One-Bedroom 1.0 311 49.8% 0 0.0%
Two-Bedroom 1.0 205 32.9% 0 0.0%
Three-Bedroom 1.0 25 4.0% 0 0.0%
Three-Bedroom 1.5 34 5.4% 0 0.0%
Four-Bedroom 1.0 7 1.1% 0 0.0%
Total Subsidized 624 100.0% 0 0.0%
In the PSA, the subsidized Tax Credit units are 100.0% occupied. Given
that most subsidized projects have long wait lists, very low-income renter
households (making 50% or less of Area Median Household Income) have
limited options available and likely must choose from either the non-
subsidized multifamily housing options or non-conventional housing
options, such as single-family homes and duplexes, or even mobile homes.
Based on this analysis, it is clear that there is pent-up demand for subsidized
housing in the county.
BOWEN NATIONAL RESEARCH VI-19
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The following is a distribution of government-subsidized product surveyed
by year built for the PSA and SSA:
Government-Subsidized by Year Built
PSA (Muskegon) SSA (Balance of County)
Vacancy Vacancy
Year Built Projects Units Rate Projects Units Rate
Before 1970 0 0 0.0% 0 0 0.0%
1970 to 1979 3 399 0.0% 3 317 0.0%
1980 to 1989 2 270 0.0% 5 289 0.0%
1990 to 1999 1 16 0.0% 1 25 0.0%
2000 to 2005 0 0 0.0% 0 0 0.0%
2006 to 2010 0 0 0.0% 0 0 0.0%
2011 to 2022* 0 0 0.0% 3 87 0.0%
*As of December
The development of government-subsidized product in the PSA primarily
occurred prior to 1990, with virtually all (over 97%) of the units built during
this time. Of the surveyed properties, no subsidized units have been added
to the market over the past twenty years.
Government Subsidized Units by Year Built
PSA SSA
400
399
350
300 317
250 289
270
200
150
100
50 25 87
16
0 0 0 0 0 0 0
0
Before 1970 1970-79 1980-89 1990-99 2000-05 2006-10 2011 to
present
*As of December
Representatives of Bowen National Research personally visited the
surveyed rental projects within the county and rated the exterior quality of
each property on a scale of "A" (highest) through "F" (lowest). All
properties were rated based on quality and overall appearance (i.e., aesthetic
appeal, building appearance, landscaping and grounds appearance). The
following is a distribution of the subsidized housing supply by quality
rating.
BOWEN NATIONAL RESEARCH VI-20
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Government-Subsidized by Quality Ratings
PSA (Muskegon) SSA (Balance of County)
Quality Vacancy Vacancy
Rating Projects Units Rate Projects Units Rate
B+ - - - 1 15 0.0%
B 1 59 0.0% 5 223 0.0%
B- 2 250 0.0% 2 189 0.0%
C+ 2 176 0.0% 4 291 0.0%
C 1 200 0.0% - - -
Most of the subsidized product in the PSA is considered to have a quality
rating of “B-.” However, there are a few hundred units rated “C+” or lower,
indicating that lower quality product exists in the market.
We also evaluated the potential number of existing subsidized affordable
housing units that are at risk of losing their affordable status. A total of 12
properties in the PSA (Muskegon) operate as subsidized projects under a
current HUD contract. Because these contracts have a designated renewal
date, it is important to understand if these projects are at risk of an expiring
contract in the near future that could result in the reduction of affordable
rental housing stock (Note: Properties with HUD contract renewal or
expiration dates within five years are shown in red).
Expiring HUD Contracts - Muskegon, Michigan
Total Assisted Expiration Program Target
Property Name Units Units Date Type Population
Barclay Senior Village 70 70 1/13/2035 Sec 8 NC Senior
Bayview Tower 200 200 6/30/2033 HFDA/8 NC Senior
Carriage House 124 59 11/30/2035 LMSA Family
Hickory Village Apartments 180 180 2/29/2032 LMSA Senior
Park Woods Apartments 100 100 10/31/2024 Sec 8 NC Family & Senior
Pioneer Arbour 16 16 5/6/2031 202/8 NC Disabled
Pioneer House-Ucpa 13 12 9/30/2022 202/8 NC Disabled
Woodside Haven 46 45 9/30/2023 PRAC/202 Senior
Christian Manor 42 42 7/24/2033 202/8 NC Family
Whispering Timbers 18 18 6/30/2023 PRAC/811 Disabled
Quail Meadows Apartments 120 120 9/29/2041 HFDA/8 NC Family
Ten21 Apartments 62 11 7/31/2041 811 PRA DEMO Family
Source: HUDUser.gov Assistance & Section 8 Contracts Database (Updated 12.30.22); Bowen National Research
While all HUD supported projects are subject to annual appropriations by
the federal government, it appears that there are four projects in the city that
have overall renewal dates within the past year or within the next two years
and are at potential risk of losing their government assistance in the near
future. Given the high occupancy rates and wait lists among the market’s
surveyed subsidized properties, it will be important for the area’s low-
income residents that the projects with pending expiring HUD contracts be
preserved in order to continue to house some of the market’s most
economically vulnerable residents.
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According to a representative with the Muskegon Housing Commission,
there are approximately 180 Housing Choice Vouchers issued within the
housing authority’s jurisdiction. Housing authority representatives
indicated that over the past four years, between 37% and 60% of issued
vouchers are returned annually due to the inability of voucher holders to
find available housing or properties that would accept vouchers. The
waiting list is closed, and it is unknown when the waiting list will reopen.
This reflects the continuing need for affordable housing alternatives and/or
Housing Choice Voucher assistance.
Maps illustrating the location of all multifamily apartments surveyed within
the market are included on the following pages.
BOWEN NATIONAL RESEARCH VI-22
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Housing Gap Estimates
The PSA has an overall housing gap of 2,924 units for rental and for-sale
product at a variety of affordability levels - It is projected that the city has a five-
year rental housing gap of 1,611 units and a for-sale housing gap of 1,313 units.
While there are housing gaps among all affordability levels of both rental and for-
sale product, the rental housing gap is distributed most heavily among the lower
priced product (rents of $1,430 or less) and the for-sale housing gap is primarily for
product priced at $190,668 or higher. Details of this analysis, including our
methodology and assumptions, are included in Section VIII.
The following table summarizes the approximate potential number of new residential
units that could be supported in the PSA (Muskegon) over the next five years.
PSA (Muskegon) Housing Gap Estimates (2022 to 2027) – Number of Units Needed
Housing Segment Number of Units
Extremely Low-Income Rental Housing (<$536/Month Rent) 385
Very Low-Income Rental Housing ($537-$894/Month Rent) 321
Rentals
Low-Income Rental Housing ($895-$1,430/Month Rent) 403
Moderate-Income Rental Housing ($1,431-$2,145/Month Rent) 295
High-Income Market-Rate Rental Housing ($2,146+/Month Rent) 207
TOTAL UNITS 1,611
Entry-Level For-Sale Homes (<$71,500 Price Point) 238
Very Low-Income For-Sale Homes ($71,501-$119,167) 176
For-Sale
Low-Income For-Sale Homes ($119,168-$190,667 Price Point) 164
Moderate-Income For-Sale Homes ($190,668-$286,000 Price Point) 413
High-Income Upscale For-Sale Housing ($286,001+ Price Point) 322
TOTAL UNITS 1,313
The preceding estimates are based on current government policies and incentives,
recent and projected demographic trends, current and anticipated economic trends,
and available and planned residential units. Numerous factors impact a market’s
ability to support new housing product. This is particularly true of individual housing
projects or units. Certain design elements, pricing structures, target market segments
(e.g., seniors, workforce, families, etc.), product quality and location all influence the
actual number of units that can be supported. Demand estimates could exceed those
shown in the preceding table if the community changes policies or offers incentives
to encourage people to move into the market or for developers to develop new
housing product.
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Appendix 3
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Housing TIF Financing Gap Calculation - Multifamily Rental (1700 Oak Drive, Muskegon, Michigan) BF Plan # of Years: 28
FORMULA Location Type AMI (Based on Project Rents) Control Rent - Project Rent = PRL x No. of Units x No. of Months x No. of Years* = PRL GAP CAP Per Unit
FMR Muskegon Co. 1 Bedroom 75% $ 2,198.00 - $ 1,125.00 = $ 1,073.00 x 3 x 12 x 23 = $ 888,444.00 $ 296,148.00
FMR Muskegon Co. 1 Bedroom 76% $ 2,198.00 - $ 1,135.00 = $ 1,063.00 x 1 x 12 x 23 = $ 293,388.00 $ 293,388.00
FMR Muskegon Co. 1 Bedroom 77% $ 2,198.00 - $ 1,145.00 = $ 1,053.00 x 3 x 12 x 23 = $ 871,884.00 $ 290,628.00
FMR Muskegon Co. 1 Bedroom 77% $ 2,198.00 - $ 1,155.00 = $ 1,043.00 x 3 x 12 x 23 = $ 863,604.00 $ 287,868.00
FMR Muskegon Co. 1 Bedroom 78% $ 2,198.00 - $ 1,165.00 = $ 1,033.00 x 3 x 12 x 23 = $ 855,324.00 $ 285,108.00
FMR Muskegon Co. 2 Bedroom 69% $ 2,883.00 - $ 1,240.00 = $ 1,643.00 x 3 x 12 x 23 = $ 1,360,404.00 $ 453,468.00
FMR Muskegon Co. 2 Bedroom 70% $ 2,883.00 - $ 1,250.00 = $ 1,633.00 x 3 x 12 x 23 = $ 1,352,124.00 $ 450,708.00
FMR Muskegon Co. 2 Bedroom 73% $ 2,883.00 - $ 1,300.00 = $ 1,583.00 x 1 x 12 x 23 = $ 436,908.00 $ 436,908.00
FMR Muskegon Co. 2 Bedroom 74% $ 2,883.00 - $ 1,320.00 = $ 1,563.00 x 2 x 12 x 23 = $ 862,776.00 $ 431,388.00
FMR Muskegon Co. 2 Bedroom 74% $ 2,883.00 - $ 1,330.00 = $ 1,553.00 x 1 x 12 x 23 = $ 428,628.00 $ 428,628.00
FMR Muskegon Co. 2 Bedroom 75% $ 2,883.00 - $ 1,350.00 = $ 1,533.00 x 3 x 12 x 23 = $ 1,269,324.00 $ 423,108.00
FMR Muskegon Co. 3 Bedroom 72% $ 3,520.00 - $ 1,500.00 = $ 2,020.00 x 1 x 12 x 23 = $ 557,520.00 $ 557,520.00
FMR Muskegon Co. 3 Bedroom 73% $ 3,520.00 - $ 1,515.00 = $ 2,005.00 x 2 x 12 x 23 = $ 1,106,760.00 $ 553,380.00
FMR Muskegon Co. 3 Bedroom 74% $ 3,520.00 - $ 1,530.00 = $ 1,990.00 x 1 x 12 x 23 = $ 549,240.00 $ 549,240.00
TOTAL Housing Subsidy 30 $ 11,696,328.00 $ 5,441,340.00
Approved BRA TIF Request $ 3,905,950.00 $ 144,664.81
* - The PRL GAP CAP was calculated based on 23 years of Developer reimbursement and does not include $ (7,790,378.00) $ (5,296,675.19)
the 5 years of capture and deposit into the local brownfield revolving fund.
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Appendix 4
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BROWNFIELD PLAN DEVELOPMENT AND REIMBURSEMENT AGREEMENT
THIS BROWNFIELD PLAN DEVELOPMENT AND REIMBURSEMENT AGREEMENT
(the "Agreement"), is entered into on , 2025, between the CITY OF
MUSKEGON BROWNFIELD REDEVELOPMENT AUTHORITY, a Michigan public
body corporate established pursuant to Act 381 of the Public Acts of 1996, as amended, MCL
125.2651 et seq. ("Act 381"), whose address is 933 Terrace Street, Muskegon, Michigan 49440
(the "Authority"), and MUSKEGON-CENTRAL PARK, LLC a Michigan limited liability
company, whose address is 1575 Watertower Place, East Lansing, Michgian 48823 (the
"Developer").
RECITALS
A. The Authority was created by the City of Muskegon (the “City”) pursuant to the
Brownfield Redevelopment Financing Act, Act 381 of the Public Acts of Michigan of
1996, as amended (“Act 381”). Pursuant to Act 381, the Authority has prepared a
Brownfield Plan, which was duly approved by the City of Muskegon Board of
Commissioners (the “Brownfield Plan”).
B. The Developer owns or has an agreement to purchase approximately 13.89 acres of property
in the City of Muskegon at street addresses 1700 Oak Avenue, Muskegon, Muskegon
County, Michigan (the “Property”), which is legally described in the attached Brownfield
Plan for Muskegon-Central Park, LLC (the “Plan”) attached as Exhibit A, and which is a
“housing property” as defined in Act 381.
C. The Plan was recommended for approval by the MBRA on February 11, 2025, and
approved by the City of Muskegon Board of Commissioners on February 25, 2025.
D. The Developer proposes to construct six new, 3-story multifamily buildings consisting of
144 total housing units, including 30 income qualified units at rent rates targeting
households at 69-78% of Muskegon County’s AMI. Each building will include 24 units
comprised of one to two bedrooms ranging from 663 to 1,307 square feet of finished living
space and one to three bathrooms based on the unit square footage. The Project will have
the effect of assisting in the redevelopment of the Property, increasing housing inventory,
increasing the tax base, creating jobs, otherwise enhancing the economic vitality and quality
of life in the County.
E. Subject to the Michigan State Housing Development Authority (“MSHDA”) approval of
the Act 381 Work Plan for the Project (the “Work Plan”), with respect to the state education
tax and taxes levied for school operating purposes (the “Educational Taxes”), Act 381
permits the Authority to capture and use the property tax revenues generated from the
incremental increase in property value of a redeveloped brownfield site constituting an
“eligible property” under Act 381 to pay or to reimburse the payment of costs of conducting
activities that meet the requirements under Act 381 of “eligible activities” (hereinafter the
“Eligible Costs”).
F. By undertaking the Project, the Developer incurred and will incur Eligible Costs, which
include costs associated with building demolition, lead and asbestos abatement, site
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preparation, infrastructure improvements to support housing activities, development of a
housing financing gap, brownfield plan and work plan preparation and development, and
brownfield plan and work plan implementation, all as defined in the Brownfield Plan.
G. The Developer is eligible for housing development activities under the Act based on
Developer’s commitment to reserve a portion of the Project’s rental units as income
restricted units for income qualified households (i.e. household incomes at or below 120%
AMI (the “Annual Unit Income Restriction”). The Annual Unit Income Restriction for the
Project includes a total of 30 units, for tenant households earning approximately 69-78%
AMI for the Term of this Agreement.
H. The Authority has incurred and will incur certain eligible administrative expenses
associated with the Brownfield Plan (the “Administrative Costs”), for which it seeks
reimbursement from Local Tax Increment Revenue (“Local TIR”), including brownfield
plan and work plan implementation.
I. Act 502 of the Public Acts of Michigan of 2012 amends Act 381 to provide that during the
period up to the first 23 years that the Developer is reimbursed for Eligible Costs the amount
of Tax Increment Revenues (as defined below) captured annually shall be reduced by 50%
of the state education tax levy (the “SET SBRF Tax Increment Revenues”) which is
required to be paid to the Michigan Department of Treasury (“Treasury”) for deposit in the
state brownfield redevelopment fund (the “SBRF”).
J. Following reimbursement of all amounts due the Developer and all amounts payable to the
Authority as Administrative Costs from applicable Tax Increment Revenues (as defined
below) and payment to Treasury of the SET SBRF Tax Increment Revenues for deposit in
the SBRF, additional tax increment revenues will be deposited into the local brownfield
revolving fund for five full years, which is in accordance with Section 13(5) of Act 381,
which limits such deposits to be made for no more than 5 years after the time that capture
is required to pay the Eligible Costs.
K. In accordance with Act 381 and subject to the terms of this Agreement, the parties desire to
use the property tax revenues that are generated from an increase in the taxable value of the
real and personal property resulting from the redevelopment of the Property to which the
Authority is entitled to receive (the “Tax Increment Revenues”) to reimburse the Developer
for the Eligible Costs, to pay the Authority for Administrative Costs, to pay Treasury for
deposits to the SBRF, and to fund a local brownfield revolving fund pursuant to Act 381.
L. The parties are entering into this Agreement to establish the procedure for such
reimbursement and funding.
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Terms and Conditions
Therefore, in exchange for the consideration in, and referred to, by this Agreement, the parties
agree as follows:
1. Capture of Taxes: During the Term of this Agreement, the Authority shall capture all
available Tax Increment Revenues from the Property and use those Tax Increment Revenues as
provided in this Agreement.
2. Submission of Costs: For those Eligible Costs for which the Developer seeks
reimbursement from the Authority, the Developer shall submit to the Authority:
(a) a written statement detailing the costs;
(b) a written explanation as to why they are Eligible Costs;
(c) copies of invoices from contractors, engineers or others who provided such service,
or, for the Developer's personnel for whose services reimbursement is being sought,
detailed time records showing the work performed by such individuals; and
(d) copy of occupancy permit
(e) copies of local required building permits, inspection reports, and any other
information which may be required by the Authority or its auditors.
3. Payments:
a. The Tax Increment Revenues received by the Authority shall be paid to the Developer
to reimburse it for Eligible Costs. Local TIR generated from the Property shall first be
retained by the Authority in an amount equal to 10% of the annual Tax Increment
Revenues up to the maximum amount allowed annually for Administrative Costs under
Act 381 for all Authority projects and the SET SBRF Tax Increment Revenues realized
from the Property during the period up to the first 23 years that the Developer is
reimbursed for Eligible Costs shall be paid to Treasury for deposit in the SBRF. After
retention of such Local Tax Increment Revenues and payment to Treasury of the SET
SBRF Tax Increment Revenues, Tax Increment Revenues shall be used to reimburse
the Developer for Eligible Costs, provided, however, if Developer has not paid any
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applicable professional fees and costs (legal, environmental, etc.) incurred by the
Authority related to Developer’s request to use Project Tax Increment Revenues to
reimburse it for Eligible Costs within 30 days of being invoiced for such costs, the
Authority is authorized to pay such costs from Project Tax Increment Revenues before
such Project Tax Increment Revenues are used to reimburse Developer. The amount of
Project Tax Increment Revenues used to pay such costs shall be subtracted from
Developer total Eligible Costs and Developer shall not be entitled to reimbursement of
such amount. The Authority shall have no obligation to reimburse the Developer for
Eligible Costs from Tax Increment Revenues captured and received by the Authority
after the 23 year Developer reimbursement period. The amount of taxes levied as
Educational Taxes that will be used to reimburse the Eligible Costs of implementing
eligible activities at the Property will be limited to the Eligible Costs of eligible
activities approved by MSHDA. Tax Increment Revenues shall be distributed according
to the Cost Table included as Exhibit B.
b. Unless the Authority disputes whether such costs are Eligible Costs or the accuracy of
such costs, the Authority shall, after review by an Authority Board member or the City
Economic Development Coordinator and approval by the Authority Board, pay to the
Developer the amounts for which submissions have been made pursuant to Section 2 of
this Agreement within 30 days after the Authority Board has approved such payment
provided Tax Increment Revenues have been received from which the submission may
be wholly or partially paid and provided, further, an occupancy permit shall have been
issued for those portions of the Project for which there are Eligible Costs. If a partial
payment is made by the Authority because of insufficient Tax Increment Revenues, the
Authority shall make additional payments toward the remaining amount within 30 days
of its receipt of additional Tax Increment Revenues until all of the amounts, for which
submissions have been made, have been fully paid to the Developer or to December 31,
2048, whichever occurs first.
c. Adjustments: If, due to an appeal of any tax assessment or reassessment of any portion
of the Property or for any other reason, the Authority is required to reimburse any Tax
Increment Revenues to the County, City, or any other tax levying unit of government,
the Authority may deduct the amount of any such reimbursement, including interest and
penalties, from any amounts due and owing the Developer. If all amounts due the
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Developer under this Agreement have been fully paid or the Authority is no longer
obligated to make any further payments to the Developer, the Authority shall invoice
the Developer for the amount of such reimbursement and the Developer shall pay the
Authority such invoiced amount within 30 days of the Developer's receipt of the invoice.
Amounts invoiced and paid to the Authority by the Developer pursuant to this paragraph
shall be reinstated as Eligible Costs for which the Developer shall have the opportunity
to be reimbursed in accordance with the terms, conditions and limitations of this
Agreement. Nothing in this Agreement shall limit the right of the Developer to appeal
any tax assessment.
4. Reporting:
a. Income and Rent Documentation and Reporting:
i. Developer shall monitor and annually provide to the Authority and/or a third-
party providing verification services to the Authority sufficient evidence to
demonstrate its compliance with the Annual Unit Income Restriction.
ii. Prospective renters must verify eligibility to the Developer or their designee at
the time of initial occupancy by self-certifying using the MSDHA Household
Income Self-Certification Form attached as Exhibit C or as otherwise approved
by MSHDA.
iii. If after Authority’s review of Developer’s Annual Unit Income Restriction
report, Authority determines that Developer did not meet the Annual Unit
Income Restriction for the previous 12 month period based on occupied units,
Authority may withhold a pro-rata share of the total Tax Increment Revenues
received from the Development in an amount equal to the percentage of the total
units of the Project determined to not be in compliance with the Annual Unit
Income Restriction. If Developer returns to compliance at the time of the next
Annual Unit Income Restriction report, the Authority shall reimburse Developer
using all available Tax Increment Revenues available to the Authority, including
any amounts previously withheld. If, based on the formula outlined above,
Authority has any Tax Increment Revenues withheld at the end of the Term,
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Authority may retain such funds for deposit in the local brownfield revolving
fund, as provided under the Act, or remit such funds to the respective taxing
jurisdictions.
iv. The Developer shall provide to the Authority, within 30 days after the Project
receives an occupancy permit, and annually thereafter no later than May 1 of
each year during the Term of reimbursement under this Agreement, a report of
the following, as applicable, for the preceding calendar year pursuant to
reporting requirements under Section 16 of Act 381:
1. Total investment and new capital investment since the prior year’s
report.
2. Square footage of new construction or renovation, whether residential,
commercial, or other use, and use of new or renovated space.
3. New jobs created.
4. Total number of housing units and total number of Annual Unit Income
Restriction units, indicating the number rented at rates at or below the
applicable AMI ranges subject to this Agreement.
5. Number of Annual Unit Income Restriction units rented to, or available
to be rented by, income qualified household renters.
6. Annual Unit Income Restriction units rental rates.
7. Racial and socioeconomic data on the individuals purchasing or renting
the Annual Unit Income Rest riction u nits, or, if this data is not
available, racial and socioeconomic data on the census tract in which the
housing units are located.
8. Other information required to be reported to the State of Michigan to
verify compliance with Act 381 unless that information is readily
available to the Muskegon County Treasurer.
5. Prohibition of Short-Term Rentals
a. During the Term of Tax Increment Revenues capture and reimbursement and in
accordance with Section 15(12)(m)(iv) of the Act, no short-term rentals are allowed in
any of the residential units. Leases shall be consistent with the City of Muskegon
zoning.
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b. The Developer agrees to include notice of the short-term rental prohibition in any lease
and is responsible for monitoring compliance with this provision.
6. Interpretation: This is the entire agreement between the parties as to its subject. It
shall not be amended or modified except in writing signed by the parties. It shall not be affected by
any course of dealing and the waiver of any breach shall not constitute a waiver of any subsequent
breach of the same or any other provision.
7. Assignment - Binding Effect: This Agreement and the rights and obligations under
this Agreement shall not be assigned or otherwise transferred by either party without the consent of the
other party, which shall not be unreasonably withheld, provided, however, the Developer may assign
its interest in this Agreement to an affiliate without the prior written consent of the Authority, provided,
any such assignee shall acknowledge to the Authority in writing on or prior to the effective date of
such assignment its obligations upon assignment under this Agreement, provided, further, that the
Developer may make a collateral assignment of the Tax Increment Revenues after review of such
assignment and consent by the Authority’s legal counsel and approval of the Authority. As used in
this paragraph, “affiliate” means any corporation, company, partnership, limited liability company,
trust, sole proprietorship or other individual or entity which (a) is owned or controlled by the
Developer, (b) owns or controls the Developer or (c) is under common ownership or control with the
Developer. This Agreement shall be binding upon any successors or permitted assigns of the parties.
8. Indemnification: Developer agrees to indemnify and hold City of Muskegon, the City
of Muskegon Brownfield Redevelopment Authority, as well as all officers, agents, employees, and
assigns thereof harmless against (a) any and all claims by any person claiming for personal or property
injuries or damage due to the Developer’s redevelopment of the Property provided pursuant to the
terms of this Agreement, and/or (b) claims by any third parties which may arise out of, or be related
to, the Developer’s redevelopment of the Property pursuant to this Agreement. Developer shall not be
obligated to indemnify any persons under this section if the liability arises out of the person’s
negligence, willful misconduct, or breach of this Agreement or the negligence or willful misconduct
of any person or entity acting by, through or under any such persons.
9. Term: This Agreement shall terminate when all reimbursements and payments
contemplated under this Agreement have been paid or DATE.
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WHEREFORE, this Agreement has been executed as of the date first written above.
MUSKEGON-Central Park, LLC
By: __________________________________
Name: ________________________________
Its: ___________________________________
CITY OF MUSKEGON BROWNFIELD
REDEVELOPMENT AUTHORITY
By: __________________________________
Name: ________________________________, Chairperson
By: __________________________________
Name: ________________________________, Vice Chair/ Secretary
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EXHIBIT A
Brownfield Plan
9
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EXHIBIT B
Financial Consideration Between the Parties
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Table 1 – Summary of Eligible Costs
Act 381 Brownfield Plan
Muskegon - Central Park, LLC
1700 Oak Dr
Muskegon, Michigan
January 2025
MSHDA Eligible Activities Cost
Building Demolition $ 1,417,375
Building Demolition/Deconstruction $ 820,000
Backfill $ 412,500
Contingency (15%) $ 184,875
Lead and Asbestos Abatement $ 621,000
Abatement Including Disposal and Air Monitoring $ 540,000
Contingency (15%) $ 81,000
Site Preparation $ 701,385
Cut and Fill Operations $ 80,000
Geotechnical Engineering $ 30,000
Grading $ 14,000
Land Balancing $ 35,000
Relocation of Active Utilities $ 72,000
Solid Waste Disposal $ 82,500
Staking $ 28,000
Temporary Construction Access and/or Roads $ 5,000
Temporary Erosion Control $ 15,000
Temporary Facility $ 50,000
Temporary Sheeting/Shoring $ 125,000
Temporary Site Control $ 29,000
Temporary Traffic Control $ 6,000
Soft Costs Related to Site Preparation $ 38,400
Contingency (15%) $ 91,485
Infrastructure Improvements $ 2,100,590
Streets, roads $ 543,000
Sidewalks $ 77,000
Lighting $ 85,000
Sanitary Sewer Mains $ 150,000
Water mains $ 340,000
Curb and Gutter $ 6,600
Sanitary sewer mains $ 150,000
Landscaping $ 110,000
Urban Storm Water Management Systems (Traditional) $ 200,000
Soft Costs Related to Infrastructure $ 165,000
Contingency (15%) $ 273,990
Development of Housing Financing Gap $ 3,905,950
Development of Housing Financing Gap $ 3,905,950
MSHDA Eligible Activities Subtotal $ 8,746,300
Brownfield Plan/Work Plan Preparation $ 25,000
Brownfield Plan/Work Plan Implementation $ 30,000
MSHDA Eligible Activities Total Costs $ 8,801,300
2/10/2025
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EXHIBIT C
MSHDA Self-Certification Form
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Appendix 2
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BROWNFIELD PLAN DEVELOPMENT AND REIMBURSEMENT AGREEMENT
THIS BROWNFIELD PLAN DEVELOPMENT AND REIMBURSEMENT AGREEMENT
(the "Agreement"), is entered into on , 2025, between the CITY OF
MUSKEGON BROWNFIELD REDEVELOPMENT AUTHORITY, a Michigan public
body corporate established pursuant to Act 381 of the Public Acts of 1996, as amended, MCL
125.2651 et seq. ("Act 381"), whose address is 933 Terrace Street, Muskegon, Michigan 49440
(the "Authority"), and MUSKEGON-CENTRAL PARK, LLC a Michigan limited liability
company, whose address is 1575 Watertower Place, East Lansing, Michgian 48823 (the
"Developer").
RECITALS
A. The Authority was created by the City of Muskegon (the “City”) pursuant to the
Brownfield Redevelopment Financing Act, Act 381 of the Public Acts of Michigan of
1996, as amended (“Act 381”). Pursuant to Act 381, the Authority has prepared a
Brownfield Plan, which was duly approved by the City of Muskegon Board of
Commissioners (the “Brownfield Plan”).
B. The Developer owns or has an agreement to purchase approximately 13.89 acres of property
in the City of Muskegon at street addresses 1700 Oak Avenue, Muskegon, Muskegon
County, Michigan (the “Property”), which is legally described in the attached Brownfield
Plan for Muskegon-Central Park, LLC (the “Plan”) attached as Exhibit A, and which is a
“housing property” as defined in Act 381.
C. The Plan was recommended for approval by the MBRA on February 11, 2025, and
approved by the City of Muskegon Board of Commissioners on February 25, 2025.
D. The Developer proposes to construct six new, 3-story multifamily buildings consisting of
144 total housing units, including 30 income qualified units at rent rates targeting
households at 69-78% of Muskegon County’s AMI. Each building will include 24 units
comprised of one to two bedrooms ranging from 663 to 1,307 square feet of finished living
space and one to three bathrooms based on the unit square footage. The Project will have
the effect of assisting in the redevelopment of the Property, increasing housing inventory,
increasing the tax base, creating jobs, otherwise enhancing the economic vitality and quality
of life in the County.
E. Subject to the Michigan State Housing Development Authority (“MSHDA”) approval of
the Act 381 Work Plan for the Project (the “Work Plan”), with respect to the state education
tax and taxes levied for school operating purposes (the “Educational Taxes”), Act 381
permits the Authority to capture and use the property tax revenues generated from the
incremental increase in property value of a redeveloped brownfield site constituting an
“eligible property” under Act 381 to pay or to reimburse the payment of costs of conducting
activities that meet the requirements under Act 381 of “eligible activities” (hereinafter the
“Eligible Costs”).
F. By undertaking the Project, the Developer incurred and will incur Eligible Costs, which
include costs associated with building demolition, lead and asbestos abatement, site
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preparation, infrastructure improvements to support housing activities, development of a
housing financing gap, brownfield plan and work plan preparation and development, and
brownfield plan and work plan implementation, all as defined in the Brownfield Plan.
G. The Developer is eligible for housing development activities under the Act based on
Developer’s commitment to reserve a portion of the Project’s rental units as income
restricted units for income qualified households (i.e. household incomes at or below 120%
AMI (the “Annual Unit Income Restriction”). The Annual Unit Income Restriction for the
Project includes a total of 30 units, for tenant households earning approximately 69-78%
AMI for the Term of this Agreement.
H. The Authority has incurred and will incur certain eligible administrative expenses
associated with the Brownfield Plan (the “Administrative Costs”), for which it seeks
reimbursement from Local Tax Increment Revenue (“Local TIR”), including brownfield
plan and work plan implementation.
I. Act 502 of the Public Acts of Michigan of 2012 amends Act 381 to provide that during the
period up to the first 23 years that the Developer is reimbursed for Eligible Costs the amount
of Tax Increment Revenues (as defined below) captured annually shall be reduced by 50%
of the state education tax levy (the “SET SBRF Tax Increment Revenues”) which is
required to be paid to the Michigan Department of Treasury (“Treasury”) for deposit in the
state brownfield redevelopment fund (the “SBRF”).
J. Following reimbursement of all amounts due the Developer and all amounts payable to the
Authority as Administrative Costs from applicable Tax Increment Revenues (as defined
below) and payment to Treasury of the SET SBRF Tax Increment Revenues for deposit in
the SBRF, additional tax increment revenues will be deposited into the local brownfield
revolving fund for five full years, which is in accordance with Section 13(5) of Act 381,
which limits such deposits to be made for no more than 5 years after the time that capture
is required to pay the Eligible Costs.
K. In accordance with Act 381 and subject to the terms of this Agreement, the parties desire to
use the property tax revenues that are generated from an increase in the taxable value of the
real and personal property resulting from the redevelopment of the Property to which the
Authority is entitled to receive (the “Tax Increment Revenues”) to reimburse the Developer
for the Eligible Costs, to pay the Authority for Administrative Costs, to pay Treasury for
deposits to the SBRF, and to fund a local brownfield revolving fund pursuant to Act 381.
L. The parties are entering into this Agreement to establish the procedure for such
reimbursement and funding.
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Terms and Conditions
Therefore, in exchange for the consideration in, and referred to, by this Agreement, the parties
agree as follows:
1. Capture of Taxes: During the Term of this Agreement, the Authority shall capture all
available Tax Increment Revenues from the Property and use those Tax Increment Revenues as
provided in this Agreement.
2. Submission of Costs: For those Eligible Costs for which the Developer seeks
reimbursement from the Authority, the Developer shall submit to the Authority:
(a) a written statement detailing the costs;
(b) a written explanation as to why they are Eligible Costs;
(c) copies of invoices from contractors, engineers or others who provided such service,
or, for the Developer's personnel for whose services reimbursement is being sought,
detailed time records showing the work performed by such individuals; and
(d) copy of occupancy permit
(e) copies of local required building permits, inspection reports, and any other
information which may be required by the Authority or its auditors.
3. Payments:
a. The Tax Increment Revenues received by the Authority shall be paid to the Developer
to reimburse it for Eligible Costs. Local TIR generated from the Property shall first be
retained by the Authority in an amount equal to 10% of the annual Tax Increment
Revenues up to the maximum amount allowed annually for Administrative Costs under
Act 381 for all Authority projects and the SET SBRF Tax Increment Revenues realized
from the Property during the period up to the first 23 years that the Developer is
reimbursed for Eligible Costs shall be paid to Treasury for deposit in the SBRF. After
retention of such Local Tax Increment Revenues and payment to Treasury of the SET
SBRF Tax Increment Revenues, Tax Increment Revenues shall be used to reimburse
the Developer for Eligible Costs, provided, however, if Developer has not paid any
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applicable professional fees and costs (legal, environmental, etc.) incurred by the
Authority related to Developer’s request to use Project Tax Increment Revenues to
reimburse it for Eligible Costs within 30 days of being invoiced for such costs, the
Authority is authorized to pay such costs from Project Tax Increment Revenues before
such Project Tax Increment Revenues are used to reimburse Developer. The amount of
Project Tax Increment Revenues used to pay such costs shall be subtracted from
Developer total Eligible Costs and Developer shall not be entitled to reimbursement of
such amount. The Authority shall have no obligation to reimburse the Developer for
Eligible Costs from Tax Increment Revenues captured and received by the Authority
after the 23 year Developer reimbursement period. The amount of taxes levied as
Educational Taxes that will be used to reimburse the Eligible Costs of implementing
eligible activities at the Property will be limited to the Eligible Costs of eligible
activities approved by MSHDA. Tax Increment Revenues shall be distributed according
to the Cost Table included as Exhibit B.
b. Unless the Authority disputes whether such costs are Eligible Costs or the accuracy of
such costs, the Authority shall, after review by an Authority Board member or the City
Economic Development Coordinator and approval by the Authority Board, pay to the
Developer the amounts for which submissions have been made pursuant to Section 2 of
this Agreement within 30 days after the Authority Board has approved such payment
provided Tax Increment Revenues have been received from which the submission may
be wholly or partially paid and provided, further, an occupancy permit shall have been
issued for those portions of the Project for which there are Eligible Costs. If a partial
payment is made by the Authority because of insufficient Tax Increment Revenues, the
Authority shall make additional payments toward the remaining amount within 30 days
of its receipt of additional Tax Increment Revenues until all of the amounts, for which
submissions have been made, have been fully paid to the Developer or to December 31,
2048, whichever occurs first.
c. Adjustments: If, due to an appeal of any tax assessment or reassessment of any portion
of the Property or for any other reason, the Authority is required to reimburse any Tax
Increment Revenues to the County, City, or any other tax levying unit of government,
the Authority may deduct the amount of any such reimbursement, including interest and
penalties, from any amounts due and owing the Developer. If all amounts due the
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Developer under this Agreement have been fully paid or the Authority is no longer
obligated to make any further payments to the Developer, the Authority shall invoice
the Developer for the amount of such reimbursement and the Developer shall pay the
Authority such invoiced amount within 30 days of the Developer's receipt of the invoice.
Amounts invoiced and paid to the Authority by the Developer pursuant to this paragraph
shall be reinstated as Eligible Costs for which the Developer shall have the opportunity
to be reimbursed in accordance with the terms, conditions and limitations of this
Agreement. Nothing in this Agreement shall limit the right of the Developer to appeal
any tax assessment.
4. Reporting:
a. Income and Rent Documentation and Reporting:
i. Developer shall monitor and annually provide to the Authority and/or a third-
party providing verification services to the Authority sufficient evidence to
demonstrate its compliance with the Annual Unit Income Restriction.
ii. Prospective renters must verify eligibility to the Developer or their designee at
the time of initial occupancy by self-certifying using the MSDHA Household
Income Self-Certification Form attached as Exhibit C or as otherwise approved
by MSHDA.
iii. If after Authority’s review of Developer’s Annual Unit Income Restriction
report, Authority determines that Developer did not meet the Annual Unit
Income Restriction for the previous 12 month period based on occupied units,
Authority may withhold a pro-rata share of the total Tax Increment Revenues
received from the Development in an amount equal to the percentage of the total
units of the Project determined to not be in compliance with the Annual Unit
Income Restriction. If Developer returns to compliance at the time of the next
Annual Unit Income Restriction report, the Authority shall reimburse Developer
using all available Tax Increment Revenues available to the Authority, including
any amounts previously withheld. If, based on the formula outlined above,
Authority has any Tax Increment Revenues withheld at the end of the Term,
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Authority may retain such funds for deposit in the local brownfield revolving
fund, as provided under the Act, or remit such funds to the respective taxing
jurisdictions.
iv. The Developer shall provide to the Authority, within 30 days after the Project
receives an occupancy permit, and annually thereafter no later than May 1 of
each year during the Term of reimbursement under this Agreement, a report of
the following, as applicable, for the preceding calendar year pursuant to
reporting requirements under Section 16 of Act 381:
1. Total investment and new capital investment since the prior year’s
report.
2. Square footage of new construction or renovation, whether residential,
commercial, or other use, and use of new or renovated space.
3. New jobs created.
4. Total number of housing units and total number of Annual Unit Income
Restriction units, indicating the number rented at rates at or below the
applicable AMI ranges subject to this Agreement.
5. Number of Annual Unit Income Restriction units rented to, or available
to be rented by, income qualified household renters.
6. Annual Unit Income Restriction units rental rates.
7. Racial and socioeconomic data on the individuals purchasing or renting
the Annual Unit Income Rest riction u nits, or, if this data is not
available, racial and socioeconomic data on the census tract in which the
housing units are located.
8. Other information required to be reported to the State of Michigan to
verify compliance with Act 381 unless that information is readily
available to the Muskegon County Treasurer.
5. Prohibition of Short-Term Rentals
a. During the Term of Tax Increment Revenues capture and reimbursement and in
accordance with Section 15(12)(m)(iv) of the Act, no short-term rentals are allowed in
any of the residential units. Leases shall be consistent with the City of Muskegon
zoning.
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b. The Developer agrees to include notice of the short-term rental prohibition in any lease
and is responsible for monitoring compliance with this provision.
6. Interpretation: This is the entire agreement between the parties as to its subject. It
shall not be amended or modified except in writing signed by the parties. It shall not be affected by
any course of dealing and the waiver of any breach shall not constitute a waiver of any subsequent
breach of the same or any other provision.
7. Assignment - Binding Effect: This Agreement and the rights and obligations under
this Agreement shall not be assigned or otherwise transferred by either party without the consent of the
other party, which shall not be unreasonably withheld, provided, however, the Developer may assign
its interest in this Agreement to an affiliate without the prior written consent of the Authority, provided,
any such assignee shall acknowledge to the Authority in writing on or prior to the effective date of
such assignment its obligations upon assignment under this Agreement, provided, further, that the
Developer may make a collateral assignment of the Tax Increment Revenues after review of such
assignment and consent by the Authority’s legal counsel and approval of the Authority. As used in
this paragraph, “affiliate” means any corporation, company, partnership, limited liability company,
trust, sole proprietorship or other individual or entity which (a) is owned or controlled by the
Developer, (b) owns or controls the Developer or (c) is under common ownership or control with the
Developer. This Agreement shall be binding upon any successors or permitted assigns of the parties.
8. Indemnification: Developer agrees to indemnify and hold City of Muskegon, the City
of Muskegon Brownfield Redevelopment Authority, as well as all officers, agents, employees, and
assigns thereof harmless against (a) any and all claims by any person claiming for personal or property
injuries or damage due to the Developer’s redevelopment of the Property provided pursuant to the
terms of this Agreement, and/or (b) claims by any third parties which may arise out of, or be related
to, the Developer’s redevelopment of the Property pursuant to this Agreement. Developer shall not be
obligated to indemnify any persons under this section if the liability arises out of the person’s
negligence, willful misconduct, or breach of this Agreement or the negligence or willful misconduct
of any person or entity acting by, through or under any such persons.
9. Term: This Agreement shall terminate when all reimbursements and payments
contemplated under this Agreement have been paid or DATE.
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WHEREFORE, this Agreement has been executed as of the date first written above.
MUSKEGON-Central Park, LLC
By: __________________________________
Name: ________________________________
Its: ___________________________________
CITY OF MUSKEGON BROWNFIELD
REDEVELOPMENT AUTHORITY
By: __________________________________
Name: ________________________________, Chairperson
By: __________________________________
Name: ________________________________, Vice Chair/ Secretary
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EXHIBIT A
Brownfield Plan
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EXHIBIT B
Financial Consideration Between the Parties
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EXHIBIT C
MSHDA Self-Certification Form
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Appendix 3
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Housing TIF Financing Gap Calculation - Multifamily Rental (1700 Oak Drive, Muskegon, Michigan) BF Plan # of Years: 28
FORMULA Location Type AMI (Based on Project Rents) Control Rent - Project Rent = PRL x No. of Units x No. of Months x No. of Years* = PRL GAP CAP Per Unit
FMR Muskegon Co. 1 Bedroom 75% $ 2,198.00 - $ 1,125.00 = $ 1,073.00 x 3 x 12 x 23 = $ 888,444.00 $ 296,148.00
FMR Muskegon Co. 1 Bedroom 76% $ 2,198.00 - $ 1,135.00 = $ 1,063.00 x 1 x 12 x 23 = $ 293,388.00 $ 293,388.00
FMR Muskegon Co. 1 Bedroom 77% $ 2,198.00 - $ 1,145.00 = $ 1,053.00 x 3 x 12 x 23 = $ 871,884.00 $ 290,628.00
FMR Muskegon Co. 1 Bedroom 77% $ 2,198.00 - $ 1,155.00 = $ 1,043.00 x 3 x 12 x 23 = $ 863,604.00 $ 287,868.00
FMR Muskegon Co. 1 Bedroom 78% $ 2,198.00 - $ 1,165.00 = $ 1,033.00 x 3 x 12 x 23 = $ 855,324.00 $ 285,108.00
FMR Muskegon Co. 2 Bedroom 69% $ 2,883.00 - $ 1,240.00 = $ 1,643.00 x 3 x 12 x 23 = $ 1,360,404.00 $ 453,468.00
FMR Muskegon Co. 2 Bedroom 70% $ 2,883.00 - $ 1,250.00 = $ 1,633.00 x 3 x 12 x 23 = $ 1,352,124.00 $ 450,708.00
FMR Muskegon Co. 2 Bedroom 73% $ 2,883.00 - $ 1,300.00 = $ 1,583.00 x 1 x 12 x 23 = $ 436,908.00 $ 436,908.00
FMR Muskegon Co. 2 Bedroom 74% $ 2,883.00 - $ 1,320.00 = $ 1,563.00 x 2 x 12 x 23 = $ 862,776.00 $ 431,388.00
FMR Muskegon Co. 2 Bedroom 74% $ 2,883.00 - $ 1,330.00 = $ 1,553.00 x 1 x 12 x 23 = $ 428,628.00 $ 428,628.00
FMR Muskegon Co. 2 Bedroom 75% $ 2,883.00 - $ 1,350.00 = $ 1,533.00 x 3 x 12 x 23 = $ 1,269,324.00 $ 423,108.00
FMR Muskegon Co. 3 Bedroom 72% $ 3,520.00 - $ 1,500.00 = $ 2,020.00 x 1 x 12 x 23 = $ 557,520.00 $ 557,520.00
FMR Muskegon Co. 3 Bedroom 73% $ 3,520.00 - $ 1,515.00 = $ 2,005.00 x 2 x 12 x 23 = $ 1,106,760.00 $ 553,380.00
FMR Muskegon Co. 3 Bedroom 74% $ 3,520.00 - $ 1,530.00 = $ 1,990.00 x 1 x 12 x 23 = $ 549,240.00 $ 549,240.00
TOTAL Housing Subsidy 30 $ 11,696,328.00 $ 5,441,340.00
Approved BRA TIF Request $ 3,905,950.00 $ 144,664.81
* - The PRL GAP CAP was calculated based on 23 years of Developer reimbursement and does not include $ (7,790,378.00) $ (5,296,675.19)
the 5 years of capture and deposit into the local brownfield revolving fund.
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Appendix 4
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Housing Gap Estimates
The PSA has an overall housing gap of 2,924 units for rental and for-sale
product at a variety of affordability levels - It is projected that the city has a five-
year rental housing gap of 1,611 units and a for-sale housing gap of 1,313 units.
While there are housing gaps among all affordability levels of both rental and for-
sale product, the rental housing gap is distributed most heavily among the lower
priced product (rents of $1,430 or less) and the for-sale housing gap is primarily for
product priced at $190,668 or higher. Details of this analysis, including our
methodology and assumptions, are included in Section VIII.
The following table summarizes the approximate potential number of new residential
units that could be supported in the PSA (Muskegon) over the next five years.
PSA (Muskegon) Housing Gap Estimates (2022 to 2027) – Number of Units Needed
Housing Segment Number of Units
Extremely Low-Income Rental Housing (<$536/Month Rent) 385
Very Low-Income Rental Housing ($537-$894/Month Rent) 321
Rentals
Low-Income Rental Housing ($895-$1,430/Month Rent) 403
Moderate-Income Rental Housing ($1,431-$2,145/Month Rent) 295
High-Income Market-Rate Rental Housing ($2,146+/Month Rent) 207
TOTAL UNITS 1,611
Entry-Level For-Sale Homes (<$71,500 Price Point) 238
Very Low-Income For-Sale Homes ($71,501-$119,167) 176
For-Sale
Low-Income For-Sale Homes ($119,168-$190,667 Price Point) 164
Moderate-Income For-Sale Homes ($190,668-$286,000 Price Point) 413
High-Income Upscale For-Sale Housing ($286,001+ Price Point) 322
TOTAL UNITS 1,313
The preceding estimates are based on current government policies and incentives,
recent and projected demographic trends, current and anticipated economic trends,
and available and planned residential units. Numerous factors impact a market’s
ability to support new housing product. This is particularly true of individual housing
projects or units. Certain design elements, pricing structures, target market segments
(e.g., seniors, workforce, families, etc.), product quality and location all influence the
actual number of units that can be supported. Demand estimates could exceed those
shown in the preceding table if the community changes policies or offers incentives
to encourage people to move into the market or for developers to develop new
housing product.
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A. OVERALL HOUSING SUPPLY (SECONDARY DATA)
This section of area housing supply is based on secondary data sources such as
the U.S. Census, American Community Survey and ESRI, and is provided for
the Primary Study Area (Muskegon), the Secondary Study Area (Balance of
County), the selected submarkets, and the state of Michigan, when applicable.
When possible, data from the 2020 Census is used in conjunction with ESRI
estimates to provide the most up-to-date data. Note that some small variation of
total numbers and percentages within tables may exist due to rounding.
Housing Characteristics
The estimated distribution of the area housing stock by tenure for each study
area for 2022 is summarized in the following table:
Occupied and Vacant Housing Units by Tenure
2022 Estimates
Total Owner Renter
Occupied Occupied Occupied Vacant Total
Number 655 596 59 187 842
Beachwood-Bluffton
Percent 77.8% 91.0% 9.0% 22.2% 100.0%
Campbell Field/ Number 2,615 1,096 1,519 202 2,817
Nims Percent 92.8% 41.9% 58.1% 7.2% 100.0%
Number 1,998 1,473 525 133 2,131
Glenside/Lakeside
Percent 93.8% 73.7% 26.3% 6.2% 100.0%
Number 2,464 738 1,726 204 2,668
Jackson Hill/Marquette
Percent 92.4% 30.0% 70.0% 7.6% 100.0%
McLaughlin/Angell/ Number 3,017 1,315 1,702 413 3,430
Marsh Field Percent 88.0% 43.6% 56.4% 12.0% 100.0%
Number 1,820 590 1,230 244 2,064
Nelson
Percent 88.2% 32.4% 67.6% 11.8% 100.0%
Steele/Sheldon Park/ Number 2,059 1,317 742 181 2,240
Oakview/East Muskegon Percent 91.9% 64.0% 36.0% 8.1% 100.0%
Number 14,628 7,125 7,503 1,564 16,192
Muskegon (PSA)
Percent 90.3% 48.7% 51.3% 9.7% 100.0%
Number 54,194 44,021 10,173 4,402 58,596
Balance of County (SSA)
Percent 92.5% 81.2% 18.8% 7.5% 100.0%
Number 68,822 51,146 17,676 5,966 74,788
Muskegon County
Percent 92.0% 74.3% 25.7% 8.0% 100.0%
Number 4,055,460 2,895,751 1,159,709 533,313 4,588,773
Michigan
Percent 88.4% 71.4% 28.6% 11.6% 100.0%
Source: 2020 Census; ESRI; Urban Decision Group; Bowen National Research
In total, there are an estimated 16,192 housing units within the PSA (Muskegon)
in 2022. Based on ESRI estimates and 2020 Census data, of the 14,628 total
occupied housing units in the PSA, 48.7% are owner occupied, while the
remaining 51.3% are renter occupied. As such, the PSA has a considerably
higher share of renter-occupied housing units when compared to the
surrounding SSA (18.8%) and state (28.6%). Approximately 9.7% of the
housing units within the PSA are classified as vacant, which is comparable to
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the SSA (7.5%) and state (11.6%). Vacant units are comprised of a variety of
units including abandoned properties, rentals, for-sale, and seasonal housing
units.
Within the individual submarkets, the submarket with the highest share of
owner-occupied units is the Beachwood-Bluffton Submarket, in which 91.0%
of units are occupied by homeowners. The Jackson Hill/Marquette Submarket
has the highest share of renter-occupied units, with 70.0% of units occupied by
renters. The Beachwood-Bluffton Submarket has the highest share (22.2%) of
vacant units, which is greatly influenced by the short-term housing market, as
evidenced by the fact that over 80% of all vacant units in this submarket are
classified as “Seasonal or Recreational” housing. Other submarkets with
double-digit vacancy rates are the McLaughlin/Angell/Marsh Field Submarket
(12.0%) and the Nelson Submarket (11.8%). These submarkets are also
influenced by “Seasonal or Recreational” housing, as 83.9% of the units in the
McLaughlin/Angell/Marsh Field Submarket and 50.5% of the vacant units in
the Nelson Submarket are “Seasonal or Recreational” housing. These short-
term housing alternatives limit the inventory available to more permanent
residents. This topic is addressed further later in this section.
The following graph compares occupied units by tenure for the various study
areas.
Households by Tenure (2022)
Owner-Occupied Renter-Occupied
100.0%
18.8%
28.6%
80.0%
51.3%
60.0%
40.0% 81.2%
71.4%
20.0% 48.7%
0.0%
PSA SSA Michigan
The following table compares key housing age and conditions of each study
area and the state based on 2016-2020 American Community Survey (ACS)
data. Housing units built over 50 years ago (pre-1970), overcrowded housing
(1.01+ persons per room), or housing that lacks complete indoor kitchens or
bathroom plumbing are illustrated for each study area by tenure. It is important
to note that some occupied housing units may have more than one housing
issue.
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Housing Age and Conditions
Pre-1970 Product Overcrowded Incomplete Plumbing or Kitchen
Renter Owner Renter Owner Renter Owner
Number Percent Number Percent Number Percent Number Percent Number Percent Number Percent
Beachwood-
Bluffton 16 57.1% 348 67.1% 0 0.0% 0 0.0% 0 0.0% 8 1.6%
Campbell
Field/Nims 684 58.1% 970 85.3% 37 3.1% 26 2.3% 66 5.6% 16 1.4%
Glenside/
Lakeside 460 73.3% 1,091 89.4% 11 1.8% 0 0.0% 0 0.0% 6 0.5%
Jackson Hill/
Marquette 529 34.6% 387 50.0% 8 0.5% 0 0.0% 0 0.0% 0 0.0%
McLaughlin/
Angell/
Marsh Field 1,134 74.4% 1,236 93.0% 15 1.0% 37 2.8% 32 2.1% 0 0.0%
Nelson 711 67.7% 525 86.5% 45 4.3% 10 1.6% 21 2.0% 0 0.0%
Steele/Sheldon
Park/Oakview/
East Muskegon 702 88.3% 1,108 92.1% 35 4.4% 0 0.0% 44 5.6% 7 0.6%
Muskegon
(PSA) 4,235 62.9% 5,665 83.4% 151 2.2% 73 1.1% 163 2.4% 37 0.6%
Balance of
County (SSA) 4,251 47.4% 19,377 44.4% 419 4.7% 565 1.3% 322 3.6% 195 0.4%
Muskegon
County 8,486 54.0% 25,042 49.7% 570 3.6% 638 1.3% 485 3.1% 232 0.4%
Michigan 526,133 46.8% 1,373,485 48.1% 32,741 2.9% 31,181 1.1% 24,3376 2.1% 16,771 0.6%
Source: American Community Survey (2016-2020); ESRI; Urban Decision Group; Bowen National Research
In the PSA (Muskegon), nearly two-thirds (62.9%) of the renter-occupied
housing units and over four-fifths (83.4%) of owner-occupied housing units
were built prior to 1970. As such, the housing stock in the PSA appears to be
considerably older than the SSA (Balance of County), where only 47.4% of the
renter-occupied housing units and 44.4% of the owner-occupied units were
built prior to 1970. While the shares of renter households (2.2%) and owner
households (1.1%) in the PSA that experience overcrowding are similar to the
corresponding shares in the state (2.9% and 1.1%, respectively), the share of
overcrowded renter households in the surrounding SSA (4.7%) is much higher
than the share in the state (2.9%). While the shares of renter-occupied units
(2.4%) and owner-occupied units (0.6%) in the PSA with incomplete plumbing
or kitchens are similar to the state’s shares, the share of renter-occupied units
(3.6%) in the surrounding SSA with this housing condition is higher than that
in the PSA (2.4%) and state (2.1%). The largest number of substandard housing
units are within the Campbell Field/Nims submarket, representing over one-
third of all substandard housing in the PSA.
Overall, the housing inventory in the PSA, regardless of tenure, is comparably
older than the surrounding SSA and state. In addition, it appears that renter
households in the PSA are more likely to be affected by housing deficiencies
compared to homeowners. Regardless, the PSA (Muskegon) has more than 400
households living in overcrowded units and/or units that lack complete
plumbing or kitchen facilities.
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The following table compares key household income, housing cost, and housing
affordability metrics of each study area and the state. It should be noted that
cost burdened households pay over 30% of income toward housing costs, while
severe cost burdened households pay over 50% of income toward housing.
Household Income, Housing Costs and Affordability
Estimated Share of Cost Share of Severe Cost
Median Median Average Burdened Burdened
Household Home Gross Households* Households**
Income Value Rent Renter Owner Renter Owner
Beachwood-Bluffton $75,000 $245, 192 $509 7.1% 25.2% 7.1% 6.7%
Campbell Field/
Nims $39,802 $91,623 $870 54.3% 18.8% 29.0% 7.3%
Glenside/Lakeside $51,935 $111,318 $888 32.8% 26.2% 18.0% 8.4%
Jackson Hill/
Marquette $31,077 $95,161 $667 40.5% 19.9% 15.7% 5.2%
McLaughlin/Angell/
Marsh Field $26,669 $40,288 $690 51.0% 24.2% 31.9% 5.0%
Nelson $25,858 $138,318 $687 67.0% 26.8% 28.6% 16.2%
Steele/Sheldon Park/
Oakview/
East Muskegon $39,448 $72,638 $890 36.1% 6.2% 23.2% 2.7%
Muskegon (PSA) $35,671 $91,085 $756 48.1% 20.2% 24.8% 6.7%
Balance of County
(SSA) $60,667 $170,568 $841 40.2% 17.4% 16.1% 6.2%
Muskegon County $55,010 $160,847 $804 43.6% 17.8% 19.8% 6.3%
Michigan $65,507 $204,371 $968 44.9% 18.8% 23.1% 7.4%
Source: American Community Survey (2016-2020); ESRI
*Paying more than 30% of income toward housing costs
**Paying more than 50% of income toward housing costs
The median household income of $35,671 within the PSA (Muskegon) is less
than the median household incomes for both the SSA ($60,667) and state
($65,507). The estimated median home value in the PSA of $91,085 is
substantially lower than the SSA’s ($170,568) and state’s ($204,371) estimated
median home values. The average gross rent in the PSA ($756) is lower than
both the SSA ($841) and state ($968) average gross rents. Despite the lower
gross rents and housing values in the PSA, the PSA has higher shares of housing
cost burdened households among its renter households (48.1%) and owner
households (20.2%) than the surrounding SSA and state. Overall, the PSA has
an estimated 3,233 renter households and 1,374 owner households that are
housing cost burdened. With an estimated total of 4,607 cost burdened
households in the city of Muskegon, of which 2,124 are severe cost burdened,
affordable housing alternatives should be part of future housing solutions.
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B. HOUSING SUPPLY ANALYSIS (BOWEN NATIONAL SURVEY)
1. Multifamily Rental Housing
Between October of 2022 and January of 2023, Bowen National Research
surveyed (both by telephone and in-person) numerous multifamily rental
housing projects within the city of Muskegon and all of Muskegon County.
While these rentals do not represent all multifamily rental housing projects
in the market, they provide significant insight as to the market conditions of
commonly offered multifamily rental product. We believe this survey
represents a good base from which characteristics and trends of multifamily
rental housing can be evaluated and from which conclusions can be drawn.
Projects identified, inventoried, and surveyed operate under a number of
affordable housing programs including the Low-Income Housing Tax
Credit (LIHTC), HUD Sections 8 and 202 and Public Housing programs, as
well as market-rate. Definitions of each housing program are included in
Addendum G: Glossary.
Managers and leasing agents at each project were surveyed to collect a
variety of property information including vacancies, rental rates, design
characteristics, amenities, utility responsibility, and other features. Each
project was also rated based on quality and upkeep. Each surveyed property
was photographed and mapped as part of this survey. Data collected during
our survey is presented in aggregate format for the various study areas.
We identified and personally surveyed 51 multifamily apartment properties
containing a total of 5,813 units within Muskegon County. Of these
projects, 22 were in the PSA (Muskegon) with an overall total of 2,710
units. The remaining 29 surveyed projects in the surrounding SSA (Balance
of Muskegon County) were used to provide a base of comparison. The
survey was conducted to establish the overall strength of the local rental
market and to identify potential housing needs in the subject market. The
surveyed rentals within the PSA have a combined occupancy rate of 98.9%,
an extremely high rate for multifamily rental housing. Typically, healthy,
well-balanced markets have rental housing occupancy rates generally
between 94% and 96%. As such, the PSA’s multifamily rental market is
operating at an exceedingly high occupancy level with very limited
availability. Compounding the market’s rental challenges is the fact that
the surrounding SSA (Balance of Muskegon County) is operating at an even
higher occupancy rate of 99.2%. As such, vacancies in the overall county
are very limited. It should be noted that this survey only includes physical
vacancies (vacant units ready for immediate occupancy) as opposed to
economic vacancies (vacant units not immediately available for rent).
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The following table summarizes the surveyed multifamily rental supply.
Multifamily Supply by Product Type
Projects Occupancy
Project Type Surveyed Total Units Vacant Units Rate
PSA (Muskegon)
Market-Rate 9 1,453 25 98.3%
Market-Rate/Tax Credit 4 356 5 98.6%
Market-Rate/Government-Subsidized 1 124 0 100.0%
Tax Credit 3 151 0 100.0%
Government-Subsidized 5 626 0 100.0%
Total 22 2,710 30 98.9%
SSA (Balance of County)
Market-Rate 15 2,081 25 98.8%
Market-Rate/Government-Subsidized 1 172 0 100.0%
Tax Credit 2 184 0 100.0%
Tax Credit/Government-Subsidized 3 129 0 100.0%
Market-Rate/Tax Credit/Government-Subsidized 1 84 0 100.0%
Government-Subsidized 7 453 0 100.0%
Total 29 3,103 25 99.2%
Overall, demand for multifamily rental housing in the PSA is very strong,
as there does not appear to be many vacancies, regardless of the program
type (e.g., market-rate, Tax Credit, government subsidized or some
combination of these program types). All 30 vacancies in the PSA are
among unrestricted market-rate units. All Tax Credit and government-
subsidized units are occupied. As illustrated in the preceding table, the
distribution of vacancies in the surrounding SSA mirror the PSA, as all 25
vacancies are among market-rate units. Despite these vacancies, the market-
rate inventory in both the PSA and SSA are operating at very high
occupancy levels. Therefore, demand for rental housing is strong even
among non-assisted housing. Based on this survey of rental housing, there
does not appear to be any weakness or softness among multifamily rentals
in the county. As such, there appears to be a development opportunity for
a variety of rental products, particularly for affordable rentals.
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The following table summarizes the surveyed multifamily rental housing
for each of the study areas, including the seven submarkets in the PSA
(Muskegon).
Overall Market Performance by Area
East Muskegon
Park/Oakview/
Steele/Sheldon
Jackson Hill/
McLaughlin/
Marsh Field
Beachwood-
Field/Nims
Marquette
Campbell
Glenside/
Lakeside
Bluffton
Angell/
Nelson
Balance of
Muskegon County
Data Set (PSA ) (SSA)
Projects - 6 - 8 2 5 1 22 29
Total Units - 598 - 1,537 360 155 60 2,710 3,103
Vacant Units - 5 - 19 0 6 0 30 25
Occupancy Rate - 99.2% - 98.8% 100.0% 96.1% 100.0% 98.9% 99.2%
As previously stated, healthy, well-balanced rental housing markets have
occupancy levels generally between 94% and 96%. Typically, a market
occupancy level over 97% is an indication of a possible housing shortage,
which can lead to housing problems such as unusually rapid rent increases,
people forced to live in substandard housing, households living in rent
overburdened situations, and residents leaving the area to seek housing
elsewhere. Conversely, occupancy rates below 94% may indicate some
softness or weakness in a market, which may be the result of a saturated or
overbuilt market, or one that is going through a decline due to economic
downturns and corresponding demographic declines.
With an overall occupancy rate of 98.9%, the PSA (Muskegon) multifamily
rental housing market appears to have an insufficient number of vacancies.
This overall occupancy rate is slightly lower than the 99.2% occupancy rate
in the SSA (Balance of County). Two of the seven submarkets are operating
at 100% occupancy levels and a third submarket (Campbell Field/Nims) is
operating at a 99.2% occupancy level. The lowest occupancy rate of 96.1%
in the Nelson Submarket is still considered high and reflective of a market
lacking sufficient rental housing. With only 30 vacant units identified
among the 2,710 apartment units included in the survey, the PSA has a very
small base of potential rental alternatives from which prospective renters
can choose.
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The following table illustrates the distribution of units and occupancy levels
by the different housing programs in each study area. It should be noted
that the total number of projects shown in this table does not match the totals
from other portions of this section, as some projects operate under multiple
program types and were counted multiple times in the table below.
Overall Market Performance by Program Type by Area
East Muskegon
Park/Oakview/
Steele/Sheldon
Jackson Hill/
McLaughlin/
Marsh Field
Beachwood
Field/Nims
Marquette
Campbell
Glenside/
Lakeside
Bluffton
Angell/
Nelson
Balance of
Muskegon County
Data Set (PSA ) (SSA)
Market-Rate
Projects - 3 - 6 - 4 1 14 17
Total Units - 304 - 1,298 - 59 30 1,691 2,113
Vacant Units - 5 - 19 - 6 0 30 25
Occupancy Rate - 98.4% - 98.5% - 89.8% 100.0% 98.2% 98.8%
Tax Credit (Non-Subsidized)
Projects - 3 - 1 - 2 1 7 6
Total Units - 208 - 53* - 96 30 334 272
Vacant Units - 0 - - - 0 0 0 0
Occupancy Rate - 100.0% - - - 100.0% 100.0% 100.0% 100.0%
Government Subsidized
Projects - 2 - 2 2 - - 6 12
Total Units - 86 - 239 360 - - 685 718
Vacant Units - 0 - 0 0 - - 0 0
Occupancy Rate - 100.0% - 100.0% 100.0% - - 100.0% 100.0%
*Units under construction (not included in total)
With only one exception, the occupancy levels by program type by
submarket are extremely high, operating at occupancy rates of 98.4% or
higher. The lone exception is within the Nelson Submarket, among its
market-rate supply which is operating at an 89.8% occupancy rate. This is
the result of just six vacant units among the 59 market-rate units in this
submarket. Regardless of submarket, all affordable rental options operating
under Tax Credit or government-subsidized programs are occupied. This is
also true for the surrounding SSA (Balance of Muskegon County).
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The following table summarizes the number of properties that maintain wait
lists, and the length of their wait lists, within each of the PSA’s established
submarkets. Note that some wait lists may be representative of people on
multiple wait lists.
Property Wait List Information by Property Type
MRR GSS TAX MRT MRG
Beachwood-Bluffton
No Properties Surveyed
Campbell Field/Nims
Properties w/ Wait List 1 1 1 2 -
Total Properties 1 2 1 2 -
Share of Properties 100.0% 50.0% 100.0% 100.0% -
# Households - 23 - 30 -
# Months 2-3 - 6 6-12 -
Glenside/Lakeside
No Properties Surveyed
Jackson Hill/Marquette
Properties w/ Wait List 2 1 U/C - 1
Total Properties 5 1 1 - 1
Share of Properties 40.0% 100.0% - - 100.0%
# Households 3 - - - -
# Months 2-6 6 - - 6
McLaughlin/Angell/Marsh Field
Properties w/ Wait List - 2 - - -
Total Properties - 2 - - -
Share of Properties - 100.0% - - -
# Households - 55 - - -
# Months - 1 - - -
Nelson
Properties w/ Wait List 1 - 1 0 -
Total Properties 3 - 1 1 -
Share of Properties 33.3% - 100.0% - -
# Households 12 - - - -
# Months - - 6 - -
Steele/Sheldon Park/Oakview/East Muskegon
Properties w/ Wait List - - - 1 -
Total Properties - - - 1 -
Share of Properties - - - 100.0% -
# Households - - - 75 -
# Months - - - - -
MRR (market-rate), GSS (subsidized), TAX (Tax Credit), MRT=MRR+TAX, MRG=MRR+GSS
U/C – Property is Under Construction and not yet leasing.
Of the 22 properties surveyed within the PSA, 14 (63.6%) maintain wait
lists. The wait lists exist among all housing program types, with wait lists
maintained at four of the nine projects operating exclusively as market-rate
product, four of five projects operating exclusively under a government-
subsidized program, and two of three operating exclusively under the Tax
Credit program. The greatest number of households on wait lists appear to
be among the mixed-income market-rate and Tax Credit supply (denoted as
MRT) with 105 households waiting for a unit and among the government-
BOWEN NATIONAL RESEARCH VI-10
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subsidized supply (denoted as GSS) with a total of 78 households on a wait
list. Many other product types reported their wait lists in terms of the
number of months people have to wait for a unit, most of which ranges from
six to twelve months in duration. Regardless, the relatively large shares of
properties with wait lists and the length or duration of such lists indicate a
very strong level of pent-up demand for rental housing in in the PSA.
The following graph illustrates the occupancy rates and total vacancies by
the seven submarkets, the PSA, and the SSA.
Multifamily Rental Occupancy Rates/Vacancies by Market
100.0% 35
99.2% 98.8% 100.0% 100.0% 98.9% 99.2%
96.1%
30
80.0%
25
60.0% 20
40.0% 30 15
25
19 10
20.0%
5
0.0%
N/A 5 0.0%
N/A 0 6 0
0.0% 0
BW/BL C/F/M GL/LK JH/MQ MCL/A/ NEL ST/SP/ PSA SSA
MF OVE/EM
The remainder of the multifamily apartment analysis is broken out by
product type (e.g., market-rate, Tax Credit, and government subsidized) for
the PSA (Muskegon) versus the SSA (Balance of County) on the following
pages.
BOWEN NATIONAL RESEARCH VI-11
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Market-Rate Housing
A total of 14 multifamily projects with at least some market-rate units were
surveyed in the PSA. Overall, these properties contain 1,691 market-rate
units. The following table summarizes the units by bedroom/bathroom type.
Market-Rate Multifamily Rentals by Bedroom/Bathroom
Median Collected
Bedroom Baths Units Distribution Vacancy % Vacant Rent
PSA (Muskegon)
Studio 1.0 16 0.9% 1 6.3% $828
One-Bedroom 1.0 785 46.4% 9 1.1% $695
One-Bedroom 1.5 3 0.2% 2 66.7% $1,625
Two-Bedroom 1.0 566 33.5% 10 1.8% $878
Two-Bedroom 1.5 42 2.5% 0 0.0% $975
Two-Bedroom 2.0 129 7.6% 4 3.1% $1,435
Three-Bedroom 1.0 24 1.4% 2 8.3% $1,175
Three-Bedroom 1.5 53 3.1% 0 0.0% $1,066
Three-Bedroom 2.0 55 3.3% 0 0.0% $1,320
Four-Bedroom 1.5 18 1.1% 2 11.1% $1,300
Total Market-Rate 1,691 100.0% 30 1.8% -
SSA (Balance of County)
Studio 1.0 118 5.6% 3 2.5% $800
One-Bedroom 1.0 660 31.2% 6 0.9% $1,050
Two-Bedroom 1.0 452 21.4% 2 0.4% $1,040
Two-Bedroom 1.5 126 6.0% 1 0.8% $1,281
Two-Bedroom 2.0 570 27.0% 7 1.2% $1,495
Three-Bedroom 1.0 3 0.1% 0 0.0% $1,295
Three-Bedroom 1.5 58 2.7% 1 1.7% $1,300
Three-Bedroom 2.0 126 6.0% 5 4.0% $1,510
Total Market-Rate 2,113 100.0% 25 1.2% -
The market-rate units in the PSA (Muskegon) are 98.2% occupied and such
units in the surrounding SSA (Balance of County) are 98.8% occupied,
which are very high occupancy rates for market-rate rentals. PSA vacancy
rates by bedroom and bathroom type are low among most unit types,
particularly among the most common bedroom types including one-
bedroom/one-bathroom units (1.1% vacant), two-bedroom/one-bathroom
units (1.8% vacant) and two-bedroom/two-bathroom units (3.1% vacant).
Median collected rents for these same common unit types are $695 for a
one-bedroom/one-bathroom unit, $878 for a two-bedroom/one-bathroom
unit, and $1,435 for a two-bedroom/two-bathroom unit. It is worth pointing
out that the rent premium for the two-bedroom/two-bathroom units appears
to be attributed to the fact that many of these particular units are more
modern or recently remodeled and often offer heavily amenitized product.
While a majority of market-rate rentals in the PSA have rents of $878 and
higher and would require a minimum annual household income of $35,000,
approximately 4,700 renter households representing nearly 70% of the
renters in the market would not be able to afford the typical rent in this
market.
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The following graph illustrates median market-rate rents among common
bedroom types offered in the PSA and SSA.
Market-Rate Median Collected Rents
PSA SSA
$1,600
$1,400 $1,495 $1,510
$1,435
$1,200 $1,320
$1,000
$1,050 $1,040
$800 $878
$600 $695
$400
$200
$0
1-Br/1.0-Ba 2-Br/1.0-Ba 2-Br/2.0-Ba 3-Br/2.0-Ba
The following is a distribution of market-rate product surveyed by year built
for the PSA and SSA:
Market-Rate Apartments by Year Built
PSA (Muskegon) SSA (Balance of County)
Vacancy Vacancy
Year Built Projects Units Rate Projects Units Rate
Before 1970 2 152 2.6% 3 246 1.2%
1970 to 1979 5 1,282 1.2% 5 935 0.7%
1980 to 1989 0 0 0.0% 0 0 0.0%
1990 to 1999 1 30 0.0% 1 112 0.0%
2000 to 2005 2 142 3.5% 4 490 2.9%
2006 to 2010 2 47 0.0% 1 51 0.0%
2011 to 2022* 2 38 13.2% 3 279 0.4%
*As of December
Most of the surveyed market-rate product in the PSA was built between
1970 and 1979, with the 1,282 units developed during this time representing
75.8% of the surveyed market-rate product. The vacancy rate of market-
rate product by development period in the PSA is low among all periods
except for the product built since 2011. Within the product built since 2011,
there are only five vacant units resulting in the higher than typical vacancy
rate. As a result, vacancies are low regardless of the age of product in the
PSA.
BOWEN NATIONAL RESEARCH VI-13
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The distribution of surveyed market-rate units in the PSA and SSA by
development period is shown in the following graph.
Market-Rate Units by Year Built
PSA SSA
1,400
1,200 1,282
1,000
800 935
600
400 246 279
152 112 142 490
200 0 0 30 47 51 38
0
Before 1970 1970-79 1980-89 1990-99 2000-05 2006-10 2011 to
present
*As of December
Representatives of Bowen National Research personally visited the
surveyed rental projects within the overall county and rated the exterior
quality of each property on a scale of "A" (highest) through "F" (lowest).
All properties were rated based on quality and overall appearance (i.e.,
aesthetic appeal, building appearance, landscaping and grounds
appearance). The following is a distribution of the surveyed market-rate
supply by quality rating.
Market-Rate Multifamily Rental Housing by Quality Level
Quality Total Vacancy One- Two- Three- Four+-
Rating Projects Units Rate Studio Br. Br. Br. Br.
Market-Rate Properties Median Collected Rent
PSA (Muskegon)
A 3 170 4.7% $1,020 $1,530 $1,605 $1,750 -
B+ 1 20 5.0% $750 $900 $1,000 - -
B 6 921 0.5% - $695 $878 $1,300 -
B- 4 580 2.8% - $750 $915 $1,040 $1,300
SSA (Balance of County)
A 1 217 0.0% - $1,495 $1,675 - -
B+ 3 150 4.0% - $1,350 $1,262 $1,387 -
B 7 1,119 1.3% - $1,120 $1,281 $1,510 -
B- 4 519 0.4% $650 $835 $950 $1,400 -
C+ 2 108 2.8% $800 $750 $1,050 $1,295 -
The vast majority (90.0%) of the surveyed market-rate supply in the PSA
consists of product in the “B” range of quality levels, with the remaining
product consisting of “A” quality product. Vacancies are generally low
among all quality levels. Interestingly, the lowest quality projects with “B”
or “B-” ratings have the lowest vacancy rates of 0.5% and 2.8%,
respectively. As a result, it is clear that lower quality product is still in high
BOWEN NATIONAL RESEARCH VI-14
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demand. It is worth pointing out that there is a clear rent premium being
achieved among higher-end quality product. This demonstrates that better
quality product can achieve a rent premium and still operate at a high level
of demand.
Tax Credit Housing
Tax Credit housing is developed under the Low-Income Housing Tax Credit
(LIHTC) program. Typically, these projects serve households with incomes
of up to 60% of Area Median Household Income (AMHI), though
legislation in 2017 now allows for some units to target households with
incomes of up to 80% of AMHI. A total of seven surveyed multifamily
projects in the PSA (Muskegon) offer a total of 334 Low-Income Housing
Tax Credit (LIHTC or Tax Credit) units. Some of the supply operates as
mixed-income properties with market-rate units. It is worth noting that
approximately one-third of the surveyed LIHTC units are age-restricted to
households ages 55 and older. This share is generally in line with the local
household base by age cohort. This section focuses only on the non-
subsidized Tax Credit units, while the Tax Credit units operating with
concurrent subsidies are discussed in the government-subsidized section of
this report (starting on page VI-18).
The following table summarizes the non-subsidized Tax Credit units
surveyed by bedroom/bathroom type within the PSA and SSA.
Tax Credit (Non-Subsidized) Multifamily Rentals by Bedroom/Bathroom
Median Collected
Bedroom Baths Units Distribution Vacancy % Vacant Rent
PSA (Muskegon)
One-Bedroom 1.0 142 42.5% 0 0.0% $787
Two-Bedroom 1.0 20 6.0% 0 0.0% $770
Two-Bedroom 1.5 42 12.6% 0 0.0% $708
Two-Bedroom 2.0 74 22.2% 0 0.0% $953
Three-Bedroom 2.0 56 16.8% 0 0.0% $791
Total Tax Credit 334 100.0% 0 0.0% -
SSA (Balance of County)
One-Bedroom 1.0 118 43.4% 0 0.0% $690
Two-Bedroom 1.0 49 18.0% 0 0.0% $790
Two-Bedroom 2.0 40 14.7% 0 0.0% $875
Two-Bedroom 2.5 40 14.7% 0 0.0% $875
Three-Bedroom 2.0 10 3.7% 0 0.0% $925
Three-Bedroom 2.5 15 5.5% 0 0.0% $925
Total Tax Credit 272 100.0% 0 0.0% -
The non-subsidized Tax Credit units are 100.0% occupied within the PSA,
as are the Tax Credit units in the SSA, which is evidence of the local
market’s strong demand for affordable rental housing. Five of the seven Tax
Credit projects maintain a wait list, with over 100 combined households on
wait lists.
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The 334 Tax Credit units in the PSA consist of a broad mix of unit types.
While the largest share (42.5%) of units consists of one-bedroom units, a
notable share (40.8%) consists of two-bedroom units and 16.8% consists of
three-bedroom units. The distribution of Tax Credit units by bedroom type
in the PSA is similar to other well-balanced markets. Within the PSA, the
LIHTC units have median rents ranging from $708 to no more than $953,
which are generally higher than most of the median rents of corresponding
bedroom/bathroom units in the SSA. Regardless, the median rents of the
Tax Credit supply in both the PSA and SSA are well below the median rents
of the market-rate multifamily supply. As such, Tax Credit housing is a
value in the market, which is likely contributing to its strong level of
demand.
The following graph illustrates median Tax Credit rents among common
bedroom types offered in the PSA and SSA.
Tax Credit Median Collected Rents
PSA SSA
$1,000
$953 $925
$800 $875
$787 $770 $790 $791
$600 $690
$400
$200
$0
1-Br/1.0-Ba 2-Br/1.0-Ba 2-Br/2.0-Ba 3-Br/2.0-Ba
BOWEN NATIONAL RESEARCH VI-16
Page 308 of 402
The following is a distribution of Tax Credit product surveyed by year built
for the PSA and SSA (Note: The Tax Credit program started in 1986):
Tax Credit (Non-Subsidized) Apartments by Year Built
PSA (Muskegon) SSA (Balance of County)
Vacancy Vacancy
Year Built Projects Units Rate Projects Units Rate
Before 1990 0 0 0.0% 0 0 0.0%
1990 to 1999 2 108 0.0% 0 0 0.0%
2000 to 2005 2 130 0.0% 2 184 0.0%
2006 to 2010 1 23 0.0% 0 0 0.0%
2011 to 2022* 2 73 0.0% 2 88 0.0%
*As of December
Most of the surveyed Tax Credit product in the PSA was built between 1990
and 2005, with nearly three-quarters (71.3%) of all product developed
during this time. Only 73 Tax Credit units were built in the PSA since 2011,
though an additional 53 units are under construction and are expected to
open in 2023.
The distribution of Tax Credit units in the PSA and SSA by year built is
shown in the following graph:
Tax Credit Units by Year Built
PSA SSA
200
184
150
130
100
108
88
50 73
23
0 0 0 0
0
Before 1990 1990-99 2000-05 2006-10 2011 to present
*Through December
BOWEN NATIONAL RESEARCH VI-17
Page 309 of 402
Representatives of Bowen National Research personally visited the
surveyed rental projects within the market and rated the exterior quality of
each property on a scale of "A" (highest) through "F" (lowest). All
properties were rated based on quality and overall appearance (i.e., aesthetic
appeal, building appearance, landscaping and grounds appearance). The
following is a distribution of the Tax Credit properties by quality rating.
Tax Credit (Non-Subsidized) by Quality Rating
Quality Rating Projects Total Units Vacancy Rate
PSA (Muskegon)
B+ 2 73 0.0%
B 4 231 0.0%
B- 1 30 0.0%
SSA (Balance of County)
B+ 1 62 0.0%
B 3 210 0.0%
All of the surveyed Tax Credit projects have a quality rating of B- or better,
with most product rated a “B.” Regardless of the quality of housing, all Tax
Credit product is operating at full occupancy. This demonstrates the level
of need for affordable housing alternatives in the market.
Government-Subsidized Housing
There was a total of six projects surveyed within PSA that offer at least
some units that operate with a government subsidy. Government-
subsidized housing typically requires residents to pay 30% of their adjusted
gross income toward rent and generally qualifies households with incomes
of up to 50% of Area Median Household Income (AMHI). The six projects
with a subsidy include 685 units.
BOWEN NATIONAL RESEARCH VI-18
Page 310 of 402
The government-subsidized units surveyed within the PSA and SSA are
summarized as follows.
Subsidized by Bedroom/Bathroom
Bedroom Baths Units Distribution Vacancy % Vacant
PSA (Muskegon)
Government-Subsidized
One-Bedroom 1.0 625 91.2% 0 0.0%
Two-Bedroom 1.0 53 7.7% 0 0.0%
Two-Bedroom 1.5 7 1.0% 0 0.0%
Total Subsidized 685 100.0% 0 0.0%
SSA (Balance of County)
Subsidized Tax Credit
One-Bedroom 1.0 58 61.7% 0 0.0%
Two-Bedroom 1.0 32 34.0% 0 0.0%
Three-Bedroom 1.0 4 4.3% 0 0.0%
Total Subsidized Tax Credit 94 100.0% 0 0.0%
Government-Subsidized
Studio 1.0 42 6.7% 0 0.0%
One-Bedroom 1.0 311 49.8% 0 0.0%
Two-Bedroom 1.0 205 32.9% 0 0.0%
Three-Bedroom 1.0 25 4.0% 0 0.0%
Three-Bedroom 1.5 34 5.4% 0 0.0%
Four-Bedroom 1.0 7 1.1% 0 0.0%
Total Subsidized 624 100.0% 0 0.0%
In the PSA, the subsidized Tax Credit units are 100.0% occupied. Given
that most subsidized projects have long wait lists, very low-income renter
households (making 50% or less of Area Median Household Income) have
limited options available and likely must choose from either the non-
subsidized multifamily housing options or non-conventional housing
options, such as single-family homes and duplexes, or even mobile homes.
Based on this analysis, it is clear that there is pent-up demand for subsidized
housing in the county.
BOWEN NATIONAL RESEARCH VI-19
Page 311 of 402
The following is a distribution of government-subsidized product surveyed
by year built for the PSA and SSA:
Government-Subsidized by Year Built
PSA (Muskegon) SSA (Balance of County)
Vacancy Vacancy
Year Built Projects Units Rate Projects Units Rate
Before 1970 0 0 0.0% 0 0 0.0%
1970 to 1979 3 399 0.0% 3 317 0.0%
1980 to 1989 2 270 0.0% 5 289 0.0%
1990 to 1999 1 16 0.0% 1 25 0.0%
2000 to 2005 0 0 0.0% 0 0 0.0%
2006 to 2010 0 0 0.0% 0 0 0.0%
2011 to 2022* 0 0 0.0% 3 87 0.0%
*As of December
The development of government-subsidized product in the PSA primarily
occurred prior to 1990, with virtually all (over 97%) of the units built during
this time. Of the surveyed properties, no subsidized units have been added
to the market over the past twenty years.
Government Subsidized Units by Year Built
PSA SSA
400
399
350
300 317
250 289
270
200
150
100
50 25 87
16
0 0 0 0 0 0 0
0
Before 1970 1970-79 1980-89 1990-99 2000-05 2006-10 2011 to
present
*As of December
Representatives of Bowen National Research personally visited the
surveyed rental projects within the county and rated the exterior quality of
each property on a scale of "A" (highest) through "F" (lowest). All
properties were rated based on quality and overall appearance (i.e., aesthetic
appeal, building appearance, landscaping and grounds appearance). The
following is a distribution of the subsidized housing supply by quality
rating.
BOWEN NATIONAL RESEARCH VI-20
Page 312 of 402
Government-Subsidized by Quality Ratings
PSA (Muskegon) SSA (Balance of County)
Quality Vacancy Vacancy
Rating Projects Units Rate Projects Units Rate
B+ - - - 1 15 0.0%
B 1 59 0.0% 5 223 0.0%
B- 2 250 0.0% 2 189 0.0%
C+ 2 176 0.0% 4 291 0.0%
C 1 200 0.0% - - -
Most of the subsidized product in the PSA is considered to have a quality
rating of “B-.” However, there are a few hundred units rated “C+” or lower,
indicating that lower quality product exists in the market.
We also evaluated the potential number of existing subsidized affordable
housing units that are at risk of losing their affordable status. A total of 12
properties in the PSA (Muskegon) operate as subsidized projects under a
current HUD contract. Because these contracts have a designated renewal
date, it is important to understand if these projects are at risk of an expiring
contract in the near future that could result in the reduction of affordable
rental housing stock (Note: Properties with HUD contract renewal or
expiration dates within five years are shown in red).
Expiring HUD Contracts - Muskegon, Michigan
Total Assisted Expiration Program Target
Property Name Units Units Date Type Population
Barclay Senior Village 70 70 1/13/2035 Sec 8 NC Senior
Bayview Tower 200 200 6/30/2033 HFDA/8 NC Senior
Carriage House 124 59 11/30/2035 LMSA Family
Hickory Village Apartments 180 180 2/29/2032 LMSA Senior
Park Woods Apartments 100 100 10/31/2024 Sec 8 NC Family & Senior
Pioneer Arbour 16 16 5/6/2031 202/8 NC Disabled
Pioneer House-Ucpa 13 12 9/30/2022 202/8 NC Disabled
Woodside Haven 46 45 9/30/2023 PRAC/202 Senior
Christian Manor 42 42 7/24/2033 202/8 NC Family
Whispering Timbers 18 18 6/30/2023 PRAC/811 Disabled
Quail Meadows Apartments 120 120 9/29/2041 HFDA/8 NC Family
Ten21 Apartments 62 11 7/31/2041 811 PRA DEMO Family
Source: HUDUser.gov Assistance & Section 8 Contracts Database (Updated 12.30.22); Bowen National Research
While all HUD supported projects are subject to annual appropriations by
the federal government, it appears that there are four projects in the city that
have overall renewal dates within the past year or within the next two years
and are at potential risk of losing their government assistance in the near
future. Given the high occupancy rates and wait lists among the market’s
surveyed subsidized properties, it will be important for the area’s low-
income residents that the projects with pending expiring HUD contracts be
preserved in order to continue to house some of the market’s most
economically vulnerable residents.
BOWEN NATIONAL RESEARCH VI-21
Page 313 of 402
According to a representative with the Muskegon Housing Commission,
there are approximately 180 Housing Choice Vouchers issued within the
housing authority’s jurisdiction. Housing authority representatives
indicated that over the past four years, between 37% and 60% of issued
vouchers are returned annually due to the inability of voucher holders to
find available housing or properties that would accept vouchers. The
waiting list is closed, and it is unknown when the waiting list will reopen.
This reflects the continuing need for affordable housing alternatives and/or
Housing Choice Voucher assistance.
Maps illustrating the location of all multifamily apartments surveyed within
the market are included on the following pages.
BOWEN NATIONAL RESEARCH VI-22
Page 314 of 402
Appendix 5
Page 315 of 402
Muskegon City
Population Households Median HH Income Owner HH Income Renter HH Income
31,468 10,411 $34,891 $45,837 $25,442
Housing Costs
Owner Units Renter Units
Home Value $52,173 2016 Value $53,331 2016 Rent $730
Gross Rent $782
Cost M/NM $882/$372 Value ▲ ‐2.2% Rent ▲ 7.1%
$17,391 To afford median home $31,280 To afford median gross rent
Affordability Gap
Monthly Costs: Owners and Renters Cost‐Burdened Households
$6,000 100%
76% 89% 47%
90%
$5,000
80%
70%
$4,000
60%
$3,000 50%
40%
$2,000
30%
$1,147
$882 $782 20%
$1,000 $636
$503
$372
10%
24% 11% 53%
$0 0%
Mortgaged Not Mortgaged Renter
Mortgaged Not Mortgaged
Renter 30% of Mo. Private Sector Wage
30% of Monthly Renter Income 30% of App. Miminum Wage
Overburdened Not Burdened
Housing and Development Conditions
Housing Stock Number of Households by AMI Group
Units 12,802 Owner HH 49% Renter HH 51%
4000
Median Year Built 1945 % Built Pre‐1970 83.8%
3500 3,362
Median Move Year 2013 % Built After 2010 1.3%
Median Rooms 4.9 SF% 72.4% MM% 15.7% MF% 10.7% 3000
Vacancy Rates 2500
2,401
Total 18.7% Owner 0% Renter 0.1%
2000
Seasonal 0.6% Other 12.5% # V Rent 584 #V Owner 83
1500 1,275 1,357
Homeownership Rate by Race/Ethnicity
Black 46.3% White 53.7% 1000 736 745
534
Asian 0.0% Other or Multiracial 49.8% 500
Am. Indian 41.4% Hispanic 69.4%
0
Pacific Islnd 0.0% <30% 30% to 40% to 50% to 60% to 80% to >120%
40% 50% 60% 80% 120%
Page 316 of 402
Muskegon City
Housing Policy Indicators
Household Count and Growth Market Partnership
Household Change, 2016 to 2021 ‐5.5% 5.3%
Household Count, 2021 10,411 607,624
Market Partnership
Housing Affordability Number % % Change Number % % Change
Home value / partnership income 0.78 ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Median Income, 2021 $34,891 ‐‐ 37.0% $66,906 ‐‐ 15.3%
Median owner income, 2021 $45,837 ‐‐ 16.9% $78,276 ‐‐ 13.6%
Median renter income, 2021 $25,442 ‐‐ 28.8% $38,135 ‐‐ 17.1%
Median home value $52,173 ‐‐ ‐2.2% $186,510 ‐‐ 26.3%
Median gross rent $782 ‐‐ 7.1% $936 ‐‐ 12.0%
Income needed for median rent $31,280 ‐‐ ‐‐ $37,422 ‐‐ ‐‐
Income needed for median value $17,391 ‐‐ ‐‐ $62,170 ‐‐ ‐‐
Overburdened households 3,663 35% ‐29.7% 140,776 23.2% ‐8.7%
Market Partnership
Housing Quality and Vacancy Number % % Change Number % % Change
"Other" vacancy 1,602 12.5% ‐16.0% 17,331 2.6% ‐13.8%
Seasonal vacancy 73 0.6% 78.0% 47,247 7.1% ‐5.1%
For‐Sale vacancy 83 0.6% ‐66.0% 3,104 0.5% ‐50.7%
For‐Rent vacancy 584 4.6% 59.1% 6,237 0.9% ‐7.3%
Homes built pre‐1940 5,285 41.3% ‐‐ 104,716 15.8% ‐‐
Homes built post‐1990 914 7.1% ‐‐ 235,045 35.4% ‐‐
Other Market Indicators
Housing Policy Matchmaker Type* Low Cost and Shrinking
Strength and Need Type** Low Strength and High Need (Type II)
Gap Analysis 2021
Owner Units Renter Units Total Units
Market demand (estimated annual moves) 126 231 357
Market supply (vacant on market, adjusted for age) 74 436 510
5 year Market production goals (based on 75K units) 50 0 50
1 year Market production goals (based on 15K units) 10 0 10
5 year Partnership goals (based on 75K units) 7,025 6,566 13,591
1 year Partnership goals (based on 15K units) 1,405 1,313 2,718
Page 317 of 402
Muskegon City
Home Mortgage Disclosure Act Patterns, 2021
Total Apps 412 Total Amt/App $110,898 % Approved 69.7%
Total Conventional Apps 200 Conventional Amt/App $117,850 % Conv Apprved 72.5%
Total Assisted Apps 212 Assisted Amt/App $104,340 % Asst Apprvd 67.0%
Applications by Race: White
Total Apps 240 Total Amt/App $113,708 % Positive 75.0%
Total Conventional Apps 131 Conventional Amt/App $117,748 % Conv Positive 75.6%
Total Assisted Apps 109 Assisted Amt/App $108,853 % Asst Positive 74.3%
Applications by Race: Black
Total Apps 99 Total Amt/App $98,535 % Positive 60%
Total Conventional Apps 33 Conventional Amt/App $102,879 % Conv Positive 69.7%
Total Assisted Apps 66 Assisted Amt/App $96,364 % Asst Positive 54.5%
Applications by Race: Asian
Total Apps 2 Total Amt/App $40,000 % Positive 50.0%
Total Conventional Apps 2 Conventional Amt/App $40,000 % Conv Positive 50.0%
Total Assisted Apps 0 Assisted Amt/App $0 % Asst Positive NA
Applications by Race: Native American
Total Apps 9 Total Amt/App $183,889 % Positive 66.7%
Total Conventional Apps 3 Conventional Amt/App $171,667 % Conv Positive 100.0%
Total Assisted Apps 6 Assisted Amt/App $190,000 % Asst Positive 50.0%
Applications by Race: Hawaiian or Pacific Islander
Total Apps 0 Total Amt/App $0 % Positive NA
Total Conventional Apps 0 Conventional Amt/App $0 % Conv Positive NA
Total Assisted Apps 0 Assisted Amt/App $0 % Asst Positive NA
Applications by Race: Race Not Available
Total Apps 62 Total Amt/App $120,645 % Positive 66.1%
Total Conventional Apps 30 Conventional Amt/App $140,333 % Conv Positive 66.7%
Total Assisted Apps 32 Assisted Amt/App $102,188 % Asst Positive 65.6%
Applications by Ethnicity: Hispanic
Total Apps 21 Total Amt/App $99,762 % Positive 76.2%
Total Conventional Apps 8 Conventional Amt/App $91,250 % Conv Positive 62.5%
Total Assisted Apps 13 Assisted Amt/App $105,000 % Asst Positive 84.6%
Page 318 of 402
Muskegon‐Northeast
Population Households Median HH Income Owner HH Income Renter HH Income
45,001 17,133 $57,718 $64,374 $29,210
Housing Costs
Owner Units Renter Units
Home Value $122,491 2016 Value $108,876 2016 Rent $695
Gross Rent $727
Cost M/NM $1077/$457 Value ▲ 12.5% Rent ▲ 4.6%
$40,830 To afford median home $29,080 To afford median gross rent
Affordability Gap
Monthly Costs: Owners and Renters Cost‐Burdened Households
$6,000 100%
78% 85% 63%
90%
$5,000
80%
70%
$4,000
60%
$3,000 50%
40%
$2,000 $1,718
30%
$1,077
$1,000 $727 $730 20%
$457 $503
10%
22% 15% 37%
$0 0%
Mortgaged Not Mortgaged Renter
Mortgaged Not Mortgaged
Renter 30% of Mo. Private Sector Wage
30% of Monthly Renter Income 30% of App. Miminum Wage
Overburdened Not Burdened
Housing and Development Conditions
Housing Stock Number of Households by AMI Group
Units 18,925 Owner HH 81% Renter HH 19%
6000 5,533
Median Year Built 1976 % Built Pre‐1970 39.3%
Median Move Year 2009 % Built After 2010 3.2%
5000
Median Rooms 5.4 SF% 72.8% MM% 5.6% MF% 7.9%
3,952
Vacancy Rates 4000
Total 9.5% Owner 0% Renter 0%
3000
Seasonal 3.1% Other 3.0% # V Rent 137 #V Owner 242 2,233
2,099
Homeownership Rate by Race/Ethnicity 2000
1,211 1,226
Black 46.6% White 84.7% 879
1000
Asian 100.0% Other or Multiracial 59.8%
Am. Indian 81.1% Hispanic 74.6%
0
Pacific Islnd 0.0% <30% 30% to 40% to 50% to 60% to 80% to >120%
40% 50% 60% 80% 120%
Page 319 of 402
Muskegon‐Northeast
Housing Policy Indicators
Household Count and Growth Market Partnership
Household Change, 2016 to 2021 7.8% 5.3%
Household Count, 2021 17,133 607,624
Market Partnership
Housing Affordability Number % % Change Number % % Change
Home value / partnership income 1.83 ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Median Income, 2021 $57,718 ‐‐ 22.5% $66,906 ‐‐ 15.3%
Median owner income, 2021 $64,374 ‐‐ 17.1% $78,276 ‐‐ 13.6%
Median renter income, 2021 $29,210 ‐‐ 43.8% $38,135 ‐‐ 17.1%
Median home value $122,491 ‐‐ 12.5% $186,510 ‐‐ 26.3%
Median gross rent $727 ‐‐ 4.6% $936 ‐‐ 12.0%
Income needed for median rent $29,080 ‐‐ ‐‐ $37,422 ‐‐ ‐‐
Income needed for median value $40,830 ‐‐ ‐‐ $62,170 ‐‐ ‐‐
Overburdened households 3,842 22% ‐12.6% 140,776 23.2% ‐8.7%
Market Partnership
Housing Quality and Vacancy Number % % Change Number % % Change
"Other" vacancy 573 3.0% ‐31.5% 17,331 2.6% ‐13.8%
Seasonal vacancy 585 3.1% 81.1% 47,247 7.1% ‐5.1%
For‐Sale vacancy 242 1.3% 356.6% 3,104 0.5% ‐50.7%
For‐Rent vacancy 137 0.7% 0.0% 6,237 0.9% ‐7.3%
Homes built pre‐1940 1,639 8.7% ‐‐ 104,716 15.8% ‐‐
Homes built post‐1990 6,311 33.3% ‐‐ 235,045 35.4% ‐‐
Other Market Indicators
Housing Policy Matchmaker Type* Low Cost and Growing
Strength and Need Type** High Strength and Low Need (Type IV)
Gap Analysis 2021
Owner Units Renter Units Total Units
Market demand (estimated annual moves) 262 192 454
Market supply (vacant on market, adjusted for age) 97 42 139
5 year Market production goals (based on 75K units) 159 144 304
1 year Market production goals (based on 15K units) 32 29 61
5 year Partnership goals (based on 75K units) 7,025 6,566 13,591
1 year Partnership goals (based on 15K units) 1,405 1,313 2,718
Page 320 of 402
Muskegon‐Northeast
Home Mortgage Disclosure Act Patterns, 2021
Total Apps 731 Total Amt/App $174,631 % Approved 83.0%
Total Conventional Apps 440 Conventional Amt/App $174,432 % Conv Apprved 83.9%
Total Assisted Apps 291 Assisted Amt/App $174,931 % Asst Apprvd 81.8%
Applications by Race: White
Total Apps 565 Total Amt/App $173,354 % Positive 82.8%
Total Conventional Apps 348 Conventional Amt/App $174,483 % Conv Positive 84.2%
Total Assisted Apps 217 Assisted Amt/App $171,544 % Asst Positive 80.6%
Applications by Race: Black
Total Apps 27 Total Amt/App $190,556 % Positive 85%
Total Conventional Apps 8 Conventional Amt/App $181,250 % Conv Positive 87.5%
Total Assisted Apps 19 Assisted Amt/App $194,474 % Asst Positive 84.2%
Applications by Race: Asian
Total Apps 5 Total Amt/App $197,000 % Positive 100.0%
Total Conventional Apps 3 Conventional Amt/App $165,000 % Conv Positive 100.0%
Total Assisted Apps 2 Assisted Amt/App $245,000 % Asst Positive 100.0%
Applications by Race: Native American
Total Apps 1 Total Amt/App $185,000 % Positive 100.0%
Total Conventional Apps 0 Conventional Amt/App $0 % Conv Positive NA
Total Assisted Apps 1 Assisted Amt/App $185,000 % Asst Positive 100.0%
Applications by Race: Hawaiian or Pacific Islander
Total Apps 0 Total Amt/App $0 % Positive NA
Total Conventional Apps 0 Conventional Amt/App $0 % Conv Positive NA
Total Assisted Apps 0 Assisted Amt/App $0 % Asst Positive NA
Applications by Race: Race Not Available
Total Apps 114 Total Amt/App $175,351 % Positive 82.5%
Total Conventional Apps 70 Conventional Amt/App $172,714 % Conv Positive 78.6%
Total Assisted Apps 44 Assisted Amt/App $179,545 % Asst Positive 88.6%
Applications by Ethnicity: Hispanic
Total Apps 35 Total Amt/App $172,143 % Positive 82.9%
Total Conventional Apps 20 Conventional Amt/App $147,000 % Conv Positive 85.0%
Total Assisted Apps 15 Assisted Amt/App $205,667 % Asst Positive 80.0%
Page 321 of 402
Muskegon‐Northwest
Population Households Median HH Income Owner HH Income Renter HH Income
16,221 6,725 $74,825 $77,950 $64,285
Housing Costs
Owner Units Renter Units
Home Value $173,493 2016 Value $140,137 2016 Rent $781
Gross Rent $989
Cost M/NM $1243/$502 Value ▲ 23.8% Rent ▲ 26.6%
$57,831 To afford median home $39,560 To afford median gross rent
Affordability Gap
Monthly Costs: Owners and Renters Cost‐Burdened Households
$6,000 100%
81% 87% 67%
90%
$5,000
80%
70%
$4,000
60%
$3,000 50%
$2,200
40%
$2,000 $1,607
30%
$1,243
$989
$1,000 20%
$502 $503
10%
19% 13% 33%
$0 0%
Mortgaged Not Mortgaged Renter
Mortgaged Not Mortgaged
Renter 30% of Mo. Private Sector Wage
30% of Monthly Renter Income 30% of App. Miminum Wage
Overburdened Not Burdened
Housing and Development Conditions
Housing Stock Number of Households by AMI Group
Units 7,730 Owner HH 86% Renter HH 14%
2500
Median Year Built 1965 % Built Pre‐1970 57.3%
2,172
Median Move Year 2010 % Built After 2010 2.8%
Median Rooms 6.2 MM%
2000
SF% 87.2% 8.2% MF% 2.9%
Vacancy Rates 1,551
1500
Total 13% Owner 0% Renter 0%
Seasonal 6.2% Other 4.2% # V Rent 33 #V Owner 90
1000 824 877
Homeownership Rate by Race/Ethnicity
Black 79.5% White 85.7% 475 481
500 345
Asian 94.6% Other or Multiracial 84.9%
Am. Indian 100.0% Hispanic 67.8%
0
Pacific Islnd 0.0% <30% 30% to 40% to 50% to 60% to 80% to >120%
40% 50% 60% 80% 120%
Page 322 of 402
Muskegon‐Northwest
Housing Policy Indicators
Household Count and Growth Market Partnership
Household Change, 2016 to 2021 0.0% 5.3%
Household Count, 2021 6,725 607,624
Market Partnership
Housing Affordability Number % % Change Number % % Change
Home value / partnership income 2.59 ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Median Income, 2021 $74,825 ‐‐ 17.8% $66,906 ‐‐ 15.3%
Median owner income, 2021 $77,950 ‐‐ 10.6% $78,276 ‐‐ 13.6%
Median renter income, 2021 $64,285 ‐‐ 120.3% $38,135 ‐‐ 17.1%
Median home value $173,493 ‐‐ 23.8% $186,510 ‐‐ 26.3%
Median gross rent $989 ‐‐ 26.6% $936 ‐‐ 12.0%
Income needed for median rent $39,560 ‐‐ ‐‐ $37,422 ‐‐ ‐‐
Income needed for median value $57,831 ‐‐ ‐‐ $62,170 ‐‐ ‐‐
Overburdened households 1,258 19% ‐14.1% 140,776 23.2% ‐8.7%
Market Partnership
Housing Quality and Vacancy Number % % Change Number % % Change
"Other" vacancy 322 4.2% 56.3% 17,331 2.6% ‐13.8%
Seasonal vacancy 482 6.2% 44.3% 47,247 7.1% ‐5.1%
For‐Sale vacancy 90 1.2% ‐46.7% 3,104 0.5% ‐50.7%
For‐Rent vacancy 33 0.4% ‐70.5% 6,237 0.9% ‐7.3%
Homes built pre‐1940 1,162 15.0% ‐‐ 104,716 15.8% ‐‐
Homes built post‐1990 2,009 26.0% ‐‐ 235,045 35.4% ‐‐
Other Market Indicators
Housing Policy Matchmaker Type* Moderate Cost and Stable
Strength and Need Type** High Strength and Low Need (Type IV)
Gap Analysis 2021
Owner Units Renter Units Total Units
Market demand (estimated annual moves) 100 91 190
Market supply (vacant on market, adjusted for age) 52 18 70
5 year Market production goals (based on 75K units) 46 70 116
1 year Market production goals (based on 15K units) 9 14 23
5 year Partnership goals (based on 75K units) 7,025 6,566 13,591
1 year Partnership goals (based on 15K units) 1,405 1,313 2,718
Page 323 of 402
Muskegon‐Northwest
Home Mortgage Disclosure Act Patterns, 2021
Total Apps 349 Total Amt/App $208,811 % Approved 80.8%
Total Conventional Apps 234 Conventional Amt/App $219,103 % Conv Apprved 81.6%
Total Assisted Apps 115 Assisted Amt/App $187,870 % Asst Apprvd 79.1%
Applications by Race: White
Total Apps 275 Total Amt/App $209,109 % Positive 83.3%
Total Conventional Apps 192 Conventional Amt/App $218,177 % Conv Positive 83.3%
Total Assisted Apps 83 Assisted Amt/App $188,133 % Asst Positive 83.1%
Applications by Race: Black
Total Apps 9 Total Amt/App $156,111 % Positive 33%
Total Conventional Apps 1 Conventional Amt/App $325,000 % Conv Positive 0.0%
Total Assisted Apps 8 Assisted Amt/App $135,000 % Asst Positive 37.5%
Applications by Race: Asian
Total Apps 2 Total Amt/App $160,000 % Positive 100.0%
Total Conventional Apps 1 Conventional Amt/App $235,000 % Conv Positive 100.0%
Total Assisted Apps 1 Assisted Amt/App $85,000 % Asst Positive 100.0%
Applications by Race: Native American
Total Apps 0 Total Amt/App $0 % Positive NA
Total Conventional Apps 0 Conventional Amt/App $0 % Conv Positive NA
Total Assisted Apps 0 Assisted Amt/App $0 % Asst Positive NA
Applications by Race: Hawaiian or Pacific Islander
Total Apps 0 Total Amt/App $0 % Positive NA
Total Conventional Apps 0 Conventional Amt/App $0 % Conv Positive NA
Total Assisted Apps 0 Assisted Amt/App $0 % Asst Positive NA
Applications by Race: Race Not Available
Total Apps 58 Total Amt/App $215,690 % Positive 75.9%
Total Conventional Apps 37 Conventional Amt/App $218,784 % Conv Positive 75.7%
Total Assisted Apps 21 Assisted Amt/App $210,238 % Asst Positive 76.2%
Applications by Ethnicity: Hispanic
Total Apps 11 Total Amt/App $233,182 % Positive 54.5%
Total Conventional Apps 5 Conventional Amt/App $223,000 % Conv Positive 40.0%
Total Assisted Apps 6 Assisted Amt/App $241,667 % Asst Positive 66.7%
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Appendix 6
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U.S. BUREAU OF LABOR STATISTICS
Bureau of Labor Statistics Data Tools Customized Tables Areas at a Glance
Economy at a Glance Midwest Office
Muskegon-Norton Shores, MI
Muskegon, MI
Back July Aug Sept Oct Nov Dec
Data Series Data 2024 2024 2024 2024 2024 2024
Labor Force Data
(p)
Civilian Labor Force(1) 82.6 81.1 81.2 80.5 81.7 81.1
(p)
Employment(1) 77.7 76.6 77.1 76.4 77.4 76.2
(p)
Unemployment(1) 5.0 4.5 4.0 4.1 4.3 4.9
(p)
Unemployment Rate(2) 6.0 5.5 5.0 5.1 5.2 6.1
Nonfarm Wage and Salary Employment
(p)
Total Nonfarm(3) 66.6 66.4 66.2 65.8 66.2 66.1
(p)
12-month % change -0.6 -0.7 0.9 -0.2 0.2 -0.5
(p)
Mining, Logging, and Construction(3) 2.7 2.7 2.7 2.6 2.6 2.6
(p)
12-month % change 3.8 3.8 3.8 0.0 0.0 4.0
(p)
Manufacturing(3) 13.5 13.4 13.3 13.3 13.5 13.5
(p)
12-month % change 0.7 0.0 -0.7 -1.5 0.0 -0.7
(p)
Trade, Transportation, and Utilities(3) 14.8 14.8 14.7 14.7 14.9 15.0
(p)
12-month % change -1.3 0.0 0.0 -1.3 -2.0 -3.2
(p)
Information(3) 0.3 0.3 0.3 0.3 0.3 0.3
(p)
12-month % change 0.0 0.0 0.0 0.0 0.0 0.0
(p)
Financial Activities(3) 1.7 1.7 1.7 1.7 1.7 1.7
(p)
12-month % change -5.6 -5.6 0.0 0.0 0.0 0.0
(p)
Professional and Business Services(3) 3.3 3.3 3.4 3.5 3.5 3.4
(p)
12-month % change -5.7 -5.7 -5.6 -2.8 -2.8 -5.6
(p)
Education and Health Services(3) 11.0 11.0 10.9 10.9 11.0 10.9
(p)
12-month % change -0.9 -1.8 0.9 0.0 0.0 -0.9
(p)
Leisure and Hospitality(3) 9.8 9.7 9.2 8.8 8.6 8.6
(p)
12-month % change -1.0 -3.0 4.5 2.3 2.4 3.6
(p)
Other Services(3) 2.3 2.3 2.3 2.3 2.3 2.3
(p)
12-month % change -11.5 -8.0 4.5 4.5 4.5 4.5
(p)
Government(3) 7.2 7.2 7.7 7.7 7.8 7.8
(p)
12-month % change 5.9 5.9 2.7 1.3 2.6 1.3
Footnotes
(1) Number of persons, in thousands, not seasonally adjusted.
(2) In percent, not seasonally adjusted.
(3) Number of jobs, in thousands, not seasonally adjusted. See about the data.
(p) Preliminary
Data extracted on: February 14, 2025
Source: U.S. Bureau of Labor Statistics
Note: More data series, including additional geographic areas, are available through the "Databases & Tables" tab at the top of this page.
Geographically based survey data available from BLS:
Employment & Unemployment
Employment, Hours, and Earnings from the CES survey (State and Area)
Local Area Unemployment Statistics
Create Customized Maps -- Unemployment Rates
Quarterly Census of Employment and Wages
Occupational Employment Statistics
Geographic Profile
Prices & Living Conditions
Consumer Price Index
Page 326 of 402
Appendix 7
Page 327 of 402
Muskegon Central-Park, LLC Proforma (Including Brownfield TIF)
Building Count: 6
Unit Count: 144 Monthly Rent
Construction Breakout: Year Escalator With Escalator
Units per Building Unit Style Unit Count Monthly Rent Total Month 6% Unit sq/ft Rent sq/ft Net sq/ft 1.06
2 One Bed/1BA - Standard 1st Floor 12 $1,090 $13,080 $13,865 605 1.802 7260 $1,155.40
2 One Bed/1BA - Standard 2nd Floor 12 $1,100 $13,200 $13,992 605 1.818 7260 $1,166.00
2 One Bed/1BA - Large 1st Floor 12 $1,145 $13,740 $14,564 663 1.727 7956 $1,213.70
2 One Bed/1BA - Standard 3rd Floor 12 $1,145 $13,740 $14,564 605 1.893 7260 $1,213.70
2 One Bed/1BA-Large 2nd floor 12 $1,155 $13,860 $14,692 663 1.742 7956 $1,224.30
2 One Bed/1BA-Large 3rd Floor 12 $1,165 $13,980 $14,819 663 1.757 7956 $1,234.90
2 Two Bed/2BA-Standard 1st Floor 12 $1,345 $16,140 $17,108 904 1.488 10848 $1,425.70
2 Two Bed/2BA-Standard 2nd Floor 12 $1,360 $16,320 $17,299 904 1.504 10848 $1,441.60
1 Two Bed/2BA- Large 1st Floor 6 $1,405 $8,430 $8,936 1,047 1.342 6282 $1,489.30
1 Two Bed/2BA- Large 2nd Floor 6 $1,410 $8,460 $8,968 1,047 1.347 6282 $1,494.60
1 Two Bed/2BA- Large 3rd Floor 6 $1,415 $8,490 $8,999 1,047 1.351 6282 $1,499.90
2 Two Bed/2BA-Loft 3rd Floor 12 $1,370 $16,440 $17,426 1,060 1.292 12720 $1,452.20
1 Three Bed/2BA-1st Floor 6 $1,600 $9,600 $10,176 1,307 1.224 7842 $1,696.00
1 Three Bed/2BA-2nd Floor 6 $1,615 $9,690 $10,271 1,307 1.236 7842 $1,711.90
1 Three Bed/2BA-3rd Floor 6 $1,630 $9,780 $10,367 1,307 1.247 7842 $1,727.80
24 Total Units 144 $207,810 13,734 122,436
Debt Service Coverage Ratio (DSCR)
NOI (Forecasted - Stabilized) $1,778,510 NOI $1,778,510
Mortgage and Interest Pmts $1,448,100 All Debt Service $1,766,100
Debt Service Coverage Ratio (DSCR) 1.23 1.01
Excess Cash Flow $12,409
NOTE-
This Proforma factors in the PA 210 Abatement and TIF Reimbursement for 23 years as specified in the Brownfield Plan
Page 328 of 402
SOURCES AND USES
Muskegon-Central Park, LLC
TOTAL UNITS: 144
COMMUNITY BLD: 1
TOTAL SF: 144,072
SOURCES TOTAL
Traditional Bank Loan (80%) $ 21,142,016
Investor Equity / Cash (20%) $ 5,300,000
TOTAL SOURCES $ 26,442,016
USES / PROJECT COSTS TOTAL
Land Acquisition Cost $ 800,616
Construction $ 14,638,700
MSHDA Demolition $1,417,375
MSHDA Asbestos/Lead Abatement $621,000
MSHDA Infrastructure Improvements (includes 15% contingency) $2,100,590
MSHDA Site Preparation (includes 15% contingency) $701,385
MSHDA Development of Housing Financing Gap $3,905,950
MSHDA Brownfield / Act 381 Work Plan Preparation $20,000
MSHDA Brownfield / Act 381 Work Plan Implementation $30,000
Guarantee Fee $385,000
Developer Fee $ 820,000
Soft Costs / Financing Fees/ Design / Entitlements / Holding / Mgmt $ 1,001,400
TOTAL USES / PROJECT COST $ 26,442,016
Page 329 of 402
Appendix 8
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Appendix 10
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Appendix 11
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WESTSHORE CONSULTING
1.0 Executive Summary
Westshore Consulting has performed a Phase I ESA in conformance with the scope and limitations
of ASTM Practice E1527-13 for the Trinity Health – Michigan Oak Campus property (Subject
Property) commonly located at 1700 Oak Avenue, Muskegon, Michigan. The Subject Property
consists of 18 mixed-use land parcels that have primarily been used for medical purposes while
noting various parcels of vacant and undeveloped land. The main parcel, 1700 Oak Avenue,
contains a vacant 6-story Trinity Health hospital that was built in the 1960s. The hospital was in
operation until the Spring 2020. To the east of the hospital are the remaining 17 land parcels. Six
of the parcels are currently developed with small medical office buildings which were constructed
in the 1970s through 1990s. Only the office building at 1787 Wagner Avenue is occupied with
the remaining five units having recently become vacant. The other 11 land parcels are currently
vacant and undeveloped and two of the parcels historically contained medical office buildings.
The current owners of the Subject Property are Trinity Health – Michigan, Muskegon General
Hospital and Mercy Health Partners. Any exceptions to, or deletions from this practice are
described in Section 2.4 of this report.
This assessment has revealed no evidence of recognized environmental conditions (RECs) in
connection with the Subject Property, except for the following:
Historical USTs present at former Trinity Health Hospital that were removed in 1995 with
no documented soil and/or groundwater sampling completed at the time of removal.
The following Best Management Practices (BMPs) are recommended:
Existing diesel Aboveground Storage Tank (AST) – The existing diesel AST was installed
as a back-up source to power the hospital generators. The hospital is currently vacant and
is slated for demolition. Therefore, if there is no future intended use, the AST should be
properly taken out-of-service by pumping of residual fuel followed by physical removal
for off-site disposal/recycling.
Existing Irrigation Well – The hospital historically utilized an on-site irrigation well
located in a shed to the north of the building. If there is no future intended use, the well
should be property abandoned by a Michigan licensed well driller for purpose of preventing
the potential for future introduction of contaminants into the groundwater.
A Phase II ESA is recommended to evaluate the REC and environmental risks. Following Phase
II sampling, if contamination is identified on the Subject Property, a new Baseline Environmental
Assessment (BEA) should be completed for any new owner or operator of the Subject Property to
provide liability exemption from pre-existing contamination. Preparation of a Documentation of
Due Care Compliance (DDCC)/Due Care Plan may also be warranted if contamination is
confirmed and would be completed to address on-site contamination and protect future employees
working at the Subject Property.
Phase I ESA, 1700 Oak Avenue, Muskegon, MI Page 1
Phoenix Reclamation, LLC December 28, 2020
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Appendix 12
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2534 Black Creek Road · Muskegon, MI 49444
Ph: (231) 777-3447 · Fx: (231) 773-3453
February 16, 2021 Sent Via Email Only
Mr. Mark Oliver
Phoenix Reclamation, LLC
3662 Airline Road
Muskegon, MI 49444
Re: Phase II Environmental Site Assessment, Trinity Health – Michigan Oak Campus,
Commonly Located at 1700 Oak Avenue, Muskegon, Michigan 49442
Dear Mr. Oliver:
Westshore Consulting (Westshore) has completed a Phase II Environmental Site Assessment
(ESA) for the Trinity Health – Michigan Oak Campus, commonly located at 1700 Oak Avenue,
Muskegon, Michigan 49442 (Subject Property). The Subject Property consists of 18 mixed-use
land parcels that have primarily been used for medical purposes while noting various parcels of
vacant and undeveloped land. The main parcel, 1700 Oak Avenue, contains a vacant 6-story
Trinity Health hospital that was built in the 1960s. Westshore understands the Subject Property is
being considered for purchase by Phoenix Reclamation, LLC.
Westshore recently prepared a Phase I ESA, dated December 28, 2020, on behalf of Phoenix
Reclamation, LLC. After conducting all appropriate inquiry into the Subject Property, the
assessment revealed no evidence of recognized environmental conditions (RECs) in connection
with the Subject Property, except for the following:
Historical USTs present at former Trinity Health Hospital that were removed in 1995 with
no documented soil and/or groundwater sampling completed at the time of removal.
Based upon the REC identified in the Phase I ESA, additional environmental assessment (Phase II
ESA) was recommended by Westshore to confirm whether the USTs had negatively impacted the
subsurface at the Subject Property. Accordingly, Westshore was retained by Phoenix Reclamation,
LLC to complete the Phase II ESA prior to finalization of the proposed real estate transaction.
The following sections describe Phase II ESA field investigation, analytical testing and results,
conclusions and recommendations if further actions at the Subject Property are warranted.
Scope of Service
Task 1 – Geoprobe Installation for Soil Sampling
Using Geoprobe methodologies (small, track mounted, hydraulically driven sampling probe), soil
borings were completed at three locations in the vicinity of the former UST locations on January
21, 2021 (Figure 1). It is unknown exactly where the USTs were located but a vent pipe was
observed adjacent to the mechanical systems, along the north side of the hospital building, which
served as a likely indicator of where the USTs were located. Based upon that information, one
boring (B-1) was advanced within the grassy area, just north of the existing vent pipe. The other
two soil borings (B-2 and B-3) were advanced to the west of B-1, just north of the existing diesel
AST and other mechanical systems.
www.Westshore.net
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WESTSHORE CONSULTING
At each boring location, soil samples were recovered at 5-foot intervals throughout the soil profile
ranging from a depth of 15 to 30 feet below ground surface (bgs). Each soil sample interval was
screened for the presence of volatile organics by placing a portion of the soil sample into a plastic
bag, allowing time for equilibration, and insertion of a photo-ionization detector (PID) meter to
observe a reading of total volatile organic vapors (VOVs) in parts per million (ppm). It should be
noted that all PID readings were 0.0 parts per million (ppm).
Westshore utilized field screening methods (visual, olfactory and PID readings) to evaluate if soils
had been impacted by the USTs. The subsurface lithology of each boring consisted of
approximately 6″ of sandy topsoil overlaying brown to light-brown fine sand which extended to
the depth explored. Saturated soil conditions were only noted in soil boring B-2, which was
encountered at 29 feet bgs. Through the completion of the three soil borings, there was no evidence
or indications of a release of gasoline and/or diesel fuel. No staining, odors or elevated PID
readings were recorded. As such, no soil samples were collected for laboratory analysis.
Task 2 – Groundwater Sampling
Following soil sampling efforts, Westshore converted soil boring B-2 into a temporary
groundwater monitoring well (TMW-2) to obtain a water sample at a selected depth interval within
the saturated zone. The temporary well that was installed consisted of a 5-ft long section of 1-inch
inside diameter (ID), 0.01-inch slotted PVC screen and 1-inch ID PVC riser pipe completed to
approximately 1-foot above land surface. After installation, the temporary well was purged until
the water discharge (approximately 2 to 3 gallons) became relatively visually free of solids prior
to initiating groundwater sampling activities. As previously mentioned, groundwater was not
encountered in soil borings B-1 or B-3.
The groundwater sample containers were appropriately labeled, packed on ice, and forwarded to
Trace Analytical Laboratories, in Muskegon, Michigan under chain-of-custody procedures for
laboratory analysis of gasoline and diesel indicator parameters (MDEQ Remediation &
Redevelopment Division (RRD) Resource Materials Application of Target Detection Limits and
Designated Analytical Methods, March 2016) and lead. Following sample collection, Westshore
closed the boreholes by physically removing PVC well materials and/or adding bentonite clay up
to within 6 inches of the ground surface, and completed filling of the borehole with materials
consistent with that of surrounding cover (i.e., soil, asphalt, etc.).
Discussion of Findings
Laboratory Analysis – Soil
Field investigation activities completed resulted in the advancement of three soil borings (B-1
through B-3) at the Subject Property that each extended to depths ranging from 15 to 30 feet bgs.
As previously mentioned, there were no indications that a release of gasoline or diesel fuel in the
borings; therefore, soil samples were not collected for laboratory analysis.
Laboratory Analysis – Groundwater
The attached laboratory report presents an overall summary of groundwater data.
Gasoline Indicator Parameters (GIPs) in Groundwater
As indicated in the laboratory report, there were no GIPs reported at or above laboratory detection
limits for the one groundwater sample submitted for analysis.
Phase II Environmental Site Assessment Page 2
1700 Lakeshore Drive, Muskegon, Michigan February 16, 2021
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WESTSHORE CONSULTING
Diesel Indicator Parameters (DIPs) in Groundwater
As indicated in the laboratory report, there were no DIPs reported at or above laboratory detection
limits for the one groundwater sample submitted for analysis.
Lead in Groundwater
As indicated in the laboratory report, lead was not reported at or above laboratory detection limits
for the one groundwater sample submitted for analysis.
Conclusions
Westshore has completed a Phase II ESA for the Trinity Health – Michigan Oak Campus,
commonly located at 1700 Oak Avenue, Muskegon, Michigan 49442. The purpose of this
investigation was to determine if the recognized environmental condition (REC) identified in
Westshore’s recent Phase I ESA had negatively impacted soil and/or groundwater at the Subject
Property.
Westshore’s Phase II ESA included the advancement of three soil borings in the vicinity of the
former gasoline and diesel UST locations, which appear to have historically been installed along
the northern exterior wall of the hospital building. The presence of the vent pipe was used in our
assessment of where the USTs may have been located. It appears that the vent pipe was cut and
left-in-place during the removal of the tanks and is not believed to be associated with another UST.
Through completion of the borings there was no evidence or indications of a release of gasoline
and/or diesel fuel. No staining, odors or elevated PID readings were recorded. As such, no soil
samples were submitted for laboratory analysis. One groundwater sample was collected, which
was not confirmed with any gasoline or diesel indicator parameters above their respective
laboratory detection limits. Lead was also not detected in the sample.
Based upon the field investigation and laboratory testing of one groundwater sample, it does not
appear that the former gasoline and diesel USTs removed in 1995 have impacted the subsurface.
Further investigation at the Subject Property is not warranted.
We appreciate the opportunity to be of service on this project. Should you have any questions or
require any additional information, please contact us at (231) 777-3447.
Sincerely,
WESTSHORE CONSULTING
Joseph R. Bolin, CHMM
Geologist / Project Manager JB/jlg/04292-0010
Atts: Figure 1 – Sample Location Map
– Laboratory Groundwater Analytical Datasheets
– Qualifications
Phase II Environmental Site Assessment Page 3
1700 Lakeshore Drive, Muskegon, Michigan February 16, 2021
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Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: September 23, 2025 Title: CORRECTION: PA 210 Commercial
Rehabilitation Certificate - 1700 Oak Avenue
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
CITY STAFF IS SEEKING APPROVAL OF A DATE CORRECTION TO THE RESOLUTION APPROVING THE
CERTIFICATE.
Pursuant to Public Act 210 of 2005, as amended, Muskegon Central Park, LLC has requested the
issuance of a Commercial Rehabilitation Certificate at 1700 Oak Avenue.
Detailed Summary & Background:
CITY STAFF IS SEEKING APPROVAL OF A DATE CORRECTION TO THE RESOLUTION APPROVING THE
CERTIFICATE.
Muskegon Central Park, LLC is requesting a Commercial Rehabilitation Certificate for the property
located at 1700 Oak Avenue. This site is the former General Hospital, which is now planned for
redevelopment into six (6) three-story multifamily buildings, totaling 144 dwelling units ranging from
one (1) to three (3) bedrooms.
A Commercial Rehabilitation District for this site was established following a public hearing held by
the City Commission on July 22, 2025, allowing taxing jurisdictions the opportunity to provide input.
Establishment of the district is a required step prior to the consideration of a certificate under Public
Act 210 of 2005. In addition to the PA 210 incentive, this project also received approval for a
Brownfield Plan Amendment on February 25, 2025. If approved, the Commercial Rehabilitation
Certificate will freeze the taxable value of the existing building (in this case, the vacant hospital
structure), and exempt the new real property investment from local property taxes for the duration of
the certificate. The school operating tax and State Education Tax (SET) will continue to be levied.
Land and personal property are not eligible for exemption under this act. The estimated capital
investment exceeds $21 million and is expected to create approximately 100 construction jobs, and
generate three (3) new permanent jobs following project completion.
The City’s internal tax committee has reviewed the application and is recommending an abatement
duration of ten (10) years.
Goal/Action Item:
2027 Goal 1: Destination Community & Quality of Life - Reduction of blighted commercial properties
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
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There needs to be a date correction of the resolution approving the certificate.
Amount Requested: Budgeted Item:
N/A Yes No N/A
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A
Recommended Motion:
I move to approve the Commercial Rehabilitation Certificate for 1700 Oak Avenue for a duration of
ten (10) years, and authorize the Mayor and City Clerk to sign amended resolution.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division Public Act 210 of 2005, as amended
Head
Information
Technology
Other Division Heads
Communication
Legal Review
Page 389 of 402
Resolution No. _______
MUSKEGON CITY COMMISSION
RESOLUTION APPROVING APPLICATION FOR ISSUANCE
OF A COMMERCIAL REHABILITATION CERTIFICATE
Muskegon-Central Park, LLC
WHEREAS, pursuant to P.A. 210 of 2005 as amended, after duly noticed public hearing held on July 22,
2025, this Commission by resolution established a Commercial Rehabilitation District as
requested by Muskegon-Central Park, LLC for the building at 1700 Oak Avenue, Muskegon,
Michigan 49442; and
WHEREAS, Muskegon-Central Park, LLC requested in writing for the City to establish a Commercial
Rehabilitation District at 1700 Oak Avenue in a letter dated March 7, 2025; and
WHEREAS, the application for the issuance of a Commercial Rehabilitation Certificate was filed within six
months of the project’s commencement; and
WHEREAS, the rehabilitation of this building is calculated to and will have the reasonable likelihood to retain,
create, or prevent the loss of employment in Muskegon, Michigan; and
WHEREAS, Muskegon-Central Park LLC is not delinquent in any taxes related to the facility; and
WHEREAS, the application is for commercial property as defined in section 2(a) of Public Act 210 of
2005; and
WHEREAS, Muskegon-Central Park, LLC has provided answers to all required questions under the
application instructions to the City of Muskegon; and
WHEREAS, the City of Muskegon requires that rehabilitation of the facility shall be completed by March
31, 2027; and
WHEREAS, the application relates to a rehabilitation program that when completed constitutes a qualified
facility within the meaning of Public Act 210 of 2005 and that is situated within a Commercial
Rehabilitation District established under Public Act 210 of 2005; and
WHEREAS, the rehabilitation includes improvements aggregating 10% or more of the true cash value of
the property at commencement of the rehabilitation as provided by section 2(j) of Public Act 210
of 2005; and
WHEREAS, a Public Hearing was held on August 12, 2025 at which the applicant, the assessor and
representatives of the affected taxing units were given written notice and were afforded an opportunity
to be heard; and
WHEREAS, the aggregate SEV of real property exempt from ad valorem taxes within the City of Muskegon, will
not exceed 5% of an amount equal to the sum of the SEV of the unit, plus the SEV of personal and real
property thus exempted.
NOW, THEREFORE, BE IT RESOLVED by the Muskegon City Commission of the City of Muskegon,
Michigan that:
1) The Muskegon City Commission finds and determines that the Certificate considered together with
the aggregate amount of certificates previously granted and currently in force under Act No. 210 of
the Public Act of 2005 as amended shall not have the effect of substantially impeding the operation
Page 390 of 402
of the City of Muskegon or impairing the financial soundness of a taxing unit which levies ad
valorem property taxes in the City of Muskegon.
2) The application of Muskegon-Central Park, LLC, for the issuance of a Commercial Rehabilitation
Certificate with respect to the building improvements and equipment on the following described
parcel of real property situated within the City of Muskegon to wit:
CITY OF MUSKEGON SEC 22 T10N R16W PART OF THE N 1/2 OF THE SW 1/4 SEC 22 T10N R16W
3) The Commercial Rehabilitation Certificate is issued and shall be and remain in force and effect for
a period of ten (10) years, ending on December 31, 2035 and may not be extended.
Adopted this 23rd Day of September 2025.
Ayes:
Nays:
Absent:
BY: __________________________________
Ken Johnson
Mayor
ATTEST: __________________________________
Ann Meisch
Clerk
CERTIFICATION
I hereby certify that the foregoing constitutes a true and complete copy of a resolution adopted by the Muskegon
City Commission, County of Muskegon, Michigan, at a regular meeting held on September 23, 2025.
______________________________
Ann Meisch
Clerk
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7/2/25, 2:28 PM about:blank
1700 Oak Ave Property Viewer Report
Area of Interest (AOI) Information
Area : 1,109,932.9 ft²
Jul 2 2025 14:22:13 Eastern Daylight Time
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Summary
Name Count Area(ft²) Length(ft)
Parcels 1 1,109,932.90 N/A
Parcels
Property Property Property Property
Municipality Acreage per Acreage per
# PIN Address Address Address Address
Code GIS Assessor
Number Direction Combined City
61-24-122- 1700 OAK
1 24 25.48 26.70 1700 No Data MUSKEGON
300-0003-00 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
PHEONIX
3662
1 MI 49442 RECLAMATI No Data No Data MUSKEGON MI
AIRLINE RD
ON 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 49444 1,089,600.00 1,089,600.00 945,146.00 0 201 61010
- Improved
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Zoning per Assessor
# School District Name Tax Description Area(ft²)
Primary
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1 MUSKEGON CITY RM-1 CITY OF MUSKEGON SEC 1,109,932.90
SCHOOL DIST 22 T10N R16W PART OF
THE N 1/2 OF THE SW 1/4
SEC 22 T10N R16W
DESCRIBED AS: BEG AT A
PT ON THE W LN OF SD
SEC 22 750.77 FT S 00D
10M 00S E OF WEST 1/4
CORNER OF SEC 22 TH N
88D 59M 00S E 476.68 FT
TH N 02D 06M 10S W
295.47 FT TH N 89D 50M
00S E 1.35 FT TH S 65D
27M 17S E 121.09 FT TH N
88D 44M 43S E 98.19 FT
TH S 01D 44M 05S E 97.05
FT TH N 89D 08M 54S E
284.84 FT TH N 01D 15M
17S W 99.05 FT TH N 88D
44M 43S E 214.30 FT TH N
00D 32M 46S W 509.95 FT
TO EAST-WEST 1/4 LINE
OF SEC 22 TH N 88D 44M
43S E 444.45 FT ALG SD
EAST-WEST 1/4 LINE TH S
00D 10M 00S E 1074.38 FT
ALG E LINE OF THE WEST
1617.0 FT OF SD SW 1/4
TH S 89D 01M 03S W
36.85 FT ALG N LN OF S
253.0 FT OF THE N 1/2 OF
SAID SW 1/4 TH N 01D
01M 00S W 140.91 FT ALG
THE EAST BOUNDARY OF
AMENDED PLAT OF LOTS
11 THRU 20 VACATED
WELLS AVE (PRIVATE)
AND THE VACATED
PORTION OF RILEY ST
(PRIVATE) OF
OSTEOPATHIC MEDICAL
PLOT NO. 2 TH S 88D 59M
00S W 377.18 FT ALG N
LN OF VACATED WELLS
AVE TH S 01D 01M 00S E
27.00 FT TH S 88D 59M
00S W 225.32 FT TH S 01D
01M 00S E 366.55 FT ALG
THE W BOUNDARY OF SD
AMENDED PLAT AND ALG
THE W BOUNDARY OF
OSTEOPATHIC MEDICAL
PLAT TH S 89D 01M 03S W
981.58 FT ALG THE S LN
OF N 1/2 OF SD SW 1/4
TO WEST LN OF SD SEC
22 TH N 00D 10M 00S W
568.92 FT ALG SD W LN
TO POB. EXCEPT THAT
PART OF THE N 1/2 OF
SW 1/4 SEC 22 DESC AS
BEG AT A POINT ON THE
W LN OF OSTEOPATHIC
MEDICAL PLAT NO 2
EXTENDED NORTH THAT
IS 162.00 FT N 01D 01M W
OF THE NW COR OF SD
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OSTEOPATHIC MEDICAL
PLAT NO 2 TH N 01D 01M
W 116.00 FT ALG SD W LN
EXTENDED TH N 88D 59M
E 125.00 FT TH S 01D 01M
W 116.00 FT TH S 88D 59M
W 125.00 FT TO POB
ALSO EXC TH PART OF
THE N 1/2 OF SW 1/4 SEC
22 DESC AS BEG AT A PT
THAT IS 162.00 FT N 01D
01M W ALG THE W LN OF
OSTEOPATHIC MEDICAL
PLAT NO 2 EXT NORTH
AND 125.00 FT N 88D 59M
E OF THE NW COR OF
OSTEOPATHIC MEDICAL
PLAT NO 2 TH N 01D 02M
W 156.00 FT TH N 88D
59M E 105.00 FT TH S 01D
01M E 156.00 FT TH S 89D
59M W 105.00 FT TO POB
SUBJ TO EASEMENT FOR
INGRESS/EGRESS AND
UTILITIES DESC AS: BEG
AT A PT ON THE WEST LN
OF SEC 22 T10N R16W
750.77 FT S 00D 10M 00S
E OF THE W 1/4 CORNER
OF SD SEC 22 TH N 88D
59M 00S E 476.68 FT TH S
00D 10M 00S E 60.00 FT
TH S 88D 59M 00S W
476.68 FT TO THE WEST
LN OF SD SEC 22 TH N
00D 10M 00S W 60.00 FT
TO THE POB. TOGETHER
WITH AN EASEMENT FOR
INGRESS AND EGRESS
RECORDED IN LIBER
3822 PAGE 681.
©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.
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