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CITY OF MUSKEGON
DOWNTOWN DEVELOPMENT
AUTHORITY/BROWNFIELD
REDEVELOPMENT AUTHORITY
MEETING
November 10, 2025 @ 10:30 AM
M U S K E G O N C I T Y HALL ROOM 204
933 TERRACE STREET, MUSKEGON, MI 49440
AGENDA
☐ CALL TO ORDER:
☐ ROLL CALL:
☐ APPROVAL OF MINUTES:
I. Approval of the minutes from the regular meeting of September 9, 2025
Economic Development
☐ PUBLIC COMMENT ON AGENDA ITEMS:
☐ NEW BUSINESS:
I. BRA AGENDA ITEM: Brownfield Plan Amendment #1 - Harbor 31 Hotel,
Lakeshore Hotel Partners, LLC Economic Development
II. BRA AGENDA ITEM: Harbor 31 Development and Reimbursement
Agreement Economic Development
III. DDA AGENDA ITEM: Acceptance of Financial Report for September 30,
2025 Economic Development
IV. DDA AGENDA ITEM: Acceptance of Financial Report for October 31,
2025 Economic Development
V. DDA AGENDA ITEM: GLOW SPONSORSHIP for Holiday Lights Economic
Development
VI. DDA AGENDA ITEM: Board and Commission Attendance Policy Reminder
Economic Development
VII. DDA AGENDA ITEM: Snow Removal Contract — K&E Outdoor
Page 1 of 2
Page 1 of 192
Management Economic Development
☐ UNFINISHED BUSINESS:
☐ ANY OTHER BUSINESS:
☐ 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.
clerk@shorelinecity.com
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City of Muskegon
Downtown Development Authority
Brownfield Development Authority
September 9, 2025
Minutes
M. Bottomley called the meeting to order at 10:31AM and roll call was taken:
I. Present: K. Reid, M. Kleaveland, A. Boyd, M. Bottomley, B. Hastings, J. Dornbos, S. Black, J. Moore, J.
Seyferth arrived at 10:57
Absent: B. Tarrant, H. Sytsema (E), J. Wallace, Jr, K. Thornton (E),
Others Present: J. Belka, J. Canale (Lakeview Lofts) J. Stevens I. Gonzalez, M. Franzak, W. Webster
II. Approval of minutes from 8/12/25 – M. Kleaveland made a motion to approve the minutes from
8/12/25 and supported by K. Reid. All in favor.
III. Public comments on agenda items – None
IV. BRA agenda items
A. Brownfield Plan Amendment: City of Muskegon Infill Housing Program – Mike Franzak
Brief Summary - The City of Muskegon has been utilizing Brownfield TIF to recapture eligible
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 as
the approved Scattered Site Infill Housing Plan Amendment.
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. B. Hastings made a motion
to approve the City of Muskegon Scattered Site Infill Housing Brownfield Amendment as
presented. Supported by K. Reid. Roll call was taken:
Ayes: K. Reid, M. Kleaveland, A. Boyd, M. Bottomley, B. Hastings, J. Dornbos, S. Black, J. Moore
Nays: None
B. Lakeview Lofts II Development Reimbursement Agreement – Detailed Summary &
Background - This draft Development and Reimbursement Agreement between the BRA, City,
and Developer runs until 2056, or until all eligible activities are repaid with TIF capture. One
difference between the MSHDA Housing TIF approved plans and a traditional “local only” plan is
that the developer’s TIF revenue is shared by the State Brownfield Revolving Fund in the
amount of half of the State Education Tax millage rate. This is done by the treasurer and will not
impact the BRA. The BRA is slated to receive it’s 5 years of capture at the end of the TIF
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reimbursement to the developer. Once this is approved, LVL II has satisfied the conditions set
by MSHDA for final approval of their Housing TIF. Jared Belka, Josh Canale were present.
Lots were consolidated and the address will be changed. Hoping to break ground early
October. K. Reid made a motion to approve the Development and Reimbursement Agreement
as presented and to authorize the Chair to sign. Supported by J. Moore. Roll call was taken:
Ayes: K. Reid, M. Kleaveland, A. Boyd, M. Bottomley, B. Hastings, J. Dornbos, S. Black, J. Moore
Nays: None
C. 1700 Oak Development Reimbursement Agreement – I. Gonzalez
Detailed Summary & Background: Krimson Development, DBA Muskegon Central Park, LLC, has
received conditional approval from MSHDA for their Housing TIF and now require a
Development and Reimbursement Agreement for the Brownfield Plan Amendment that was
approved by this board in February, 2025. This draft Development and Reimbursement
Agreement between the BRA, City, and Developer runs until 2049, or until all eligible activities
are repaid with TIF capture. One difference between the MSHDA Housing TIF approved plans
and a traditional “local only” plan is that the developer’s TIF revenue is shared by the State
Brownfield Revolving Fund in the amount of half of the State Education Tax millage rate. This is
done by the treasurer and will not impact the BRA. The BRA is slated to receive it’s 5 years of
capture at the end of the TIF reimbursement to the developer. Once this is approved, Krimson
Development has satisfied the conditions set by MSHDA for final approval of their Housing
TIF.J. Dornbos made a motion to approve the Development and Reimbursement Agreement as
presented and to authorize the Chair to sign. Supported by S. Black. Roll call was taken:
Ayes: K. Reid, M. Kleaveland, A. Boyd, M. Bottomley, B. Hastings, J. Dornbos, S. Black, J. Moore
Nays: None
V. DDA agenda items- Isabela Gonzalez
A. Acceptance of Financial Report 8/31/2025 – City staff is requesting approval of the
financial report ending August 31, 2025. The current projected fund balance is $460,986.12,
with no unexpected changes to the budget. The report includes expenses for the sponsorship
for Girlfriends Getaway Weekend, DDA seasonal workers, Parties in the Park music
sponsorship, and Barry’s Greenhouse downtown landscaping contract. Please note that this
fund balance is subject to change as additional revenue and expenses are received and
processed. K. Reid made a motion to approve the August 31, 2025 financial report as
presented. Supported by J. Moore. Roll call was taken:
Ayes: K. Reid, M. Kleaveland, A. Boyd, M. Bottomley, B. Hastings, J. Dornbos, S. Black, J. Moore
Nays: None
B. S & S Properties Façade Grant - S&S Properties is requesting a façade grant in the
amount of $25,000 for their properties located on 173, 175, & 177 Clay Ave. K. Reid made a
motion to approve the DDA façade grant for S&S Properties up to $25,000. Supported by J.
Moore. Roll call was taken: J. Stevens was present and shared with group pictures
Ayes: K. Reid, M. Kleaveland, A. Boyd, M. Bottomley, B. Hastings, J. Dornbos, S. Black, J. Moore, J.
Seyferth
Nays: None
C. Girlfriends Getaway Weekend Update – Discussion only. Brief Summary: At the July
2025 meeting, the DDA approved a $5,000 sponsorship for Girlfriends Getaway
Weekend, which includes a sponsorship table that may be offered to a Chalet
vendor, with final selection due by mid-September. Additional benefits include
participation in the wreath workshop (names due in October) and tickets to the
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Michigan Makers Market. Will communicate with Chalet vendors and a random K.
Reid motioned to give away booth space randomly to one chalet vendor and all
remaining wreath classes outside the DDA that are signed up for to be given away
to city staff. S.Black supported. All in favor.
VI. Adjournment at 11:05 AM
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Agenda Item Review Form
Muskegon Downtown Development
Authority/Brownfield Redevelopment Authority
Commission Meeting Date: November 10, 2025 Title: BRA AGENDA ITEM: Brownfield Plan
Amendment #1 - Harbor 31 Hotel, Lakeshore
Hotel Partners, LLC
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
Harbor 31 Hotel is requesting approval of Brownfield Plan Amendment #1. This amendment includes
the addition of state school tax capture for reimbursement of costs associated with Michigan
Strategic Fund (MSF) eligible activities.
Detailed Summary & Background:
Harbor 31 Hotel is requesting approval of Brownfield Plan Amendment #1. The Brownfield
Redevelopment Authority (BRA) approved the original Brownfield Plan on December 10, 2024, and
the City Commission granted final approval on the same date. Amendment No. 1 includes the
addition of state school tax capture for reimbursement of costs associated with Michigan Strategic
Fund (MSF) eligible activities. The amendment adds $15,000 for plan preparation, increases
contingency by $1,500 due to the addition of plan preparation costs, and reflects a decrease in
interest from $770,742 to $533,328, resulting in a total reduction of $237,414.
The 2.99-acre development will consist of a five-story hotel with 126 rooms. The project will include
two meeting rooms, an indoor pool, fitness center, restaurant, and a bar with outdoor dining and
patio space. The estimated total investment is approximately $28.8 million and is expected to create
approximately 35 full-time jobs. Construction is anticipated to begin in the winter of 2026 and be
completed in the fall of 2027. The hotel will be part of the larger 31-acre Harbor 31 mixed-use
community.
The Brownfield Plan is anticipated to remain in effect for up to 25 years, or until all eligible activities
have been reimbursed. The final five years of the plan will allow for capture by the Local Brownfield
Revolving Fund (LBRF). The total estimated cost of eligible activities is approximately $2.2 million, with
an estimated $927,000 allocated to LBRF capture.
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business - Progress toward new and ongoing
economic development projects
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
The Brownfield Plan was amended to include capture of the state school tax.
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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/disapprove the resolution for Brownfield Plan Amendment #1 for the Harbor 31
Hotel and further request staff to set a public hearing before the Muskegon City Commission to
consider adoption of the amended plan.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division Act 381, Public Acts of Michigan, 1996, as
Head amended
Information
Technology
Other Division Heads
Communication
Legal Review
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Amendment #1 to the Act 381 Brownfield Plan Amendment
Harbor 31 Hotel
181 and 201 Viridian Drive
Muskegon, Michigan 49440
Prepared For:
City of Muskegon Brownfield Redevelopment Authority
City of Muskegon, Michigan
Act 381 Brownfield Plan Amendment Date: October 30, 2024
Amendment #1 Date: October 6, 2025
Project No. 240340
BPA Recommended for Approval by Brownfield Redevelopment Authority on: December 10, 2024
BPA Adopted by the City of Muskegon City Commission on: December 10, 2024
Amendment #1 Recommended for Approval by Brownfield Redevelopment Authority on: ________
Amendment #1 Adopted by the City of Muskegon City Commission on: ____________
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Table of Contents Fishbeck | Page i
1.0 Introduction ...................................................................................................................................................1
1.1 Proposed Redevelopment and Future Use for Each Eligible Property ..............................................1
1.2 Eligible Property Information ............................................................................................................1
2.0 Information Required by Section 13(2) of the Statute ...................................................................................2
2.1 Description of Costs to be Paid for with Tax Increment Revenues ...................................................2
2.1.1 Pre-Approved Activities .......................................................................................................2
2.1.2 Department Specific Activities .............................................................................................2
2.1.3 Site Preparation ...................................................................................................................2
2.1.4 Brownfield Plan/Work Plan Preparation ..............................................................................3
2.1.5 Brownfield Plan/Work Plan Implementation .......................................................................3
2.1.6 Interest ................................................................................................................................3
2.1.7 Contingency .........................................................................................................................3
2.1.8 Authority Administration Cost .............................................................................................3
2.1.9 Local Brownfield Revolving Fund .........................................................................................3
2.2 Summary of Eligible Activities ...........................................................................................................3
2.3 Estimate of Captured Taxable Value and Tax Increment Revenues ..................................................4
2.4 Method of Financing and Description of Advances Made by the Municipality ................................4
2.5 Maximum Amount of Note or Bonded Indebtedness .......................................................................4
2.6 Duration of Brownfield Plan..............................................................................................................4
2.7 Estimated Impact of Tax Increment Financing on Revenues of Taxing Jurisdictions ........................4
2.8 Legal Description, Property Map, Statement of Qualifying Characteristics, and Personal Property.4
2.9 Estimates of Residents and Displacement of Individuals/Families....................................................5
2.10 Plan for Relocation of Displaced Persons..........................................................................................5
2.11 Provisions for Relocation Costs .........................................................................................................5
2.12 Strategy for Compliance with Michigan’s Relocation Assistance Law...............................................5
2.13 Other Material that the Authority or Governing Body Considers Pertinent .....................................5
List of Figures
Figure 1 – Location Map of the Eligible Property
Figure 2 – Site Plans
List of Tables
Table 1 – Summary of Eligible Costs
Table 2 – Total Captured Incremental Taxes Estimates
Table 3 – Estimated Reimbursement Schedule
List of Appendices
Appendix 1 Brownfield Plan Resolution(s)
Appendix 2 Development/Reimbursement Agreement
Appendix 3 Notice to Taxing Jurisdictions
Appendix 4 Notice of Public Hearing
Appendix 5 Environmental Data Tables and Map
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Table of Contents Fishbeck | Page ii
List of Abbreviations/Acronyms
Act 381 Brownfield Redevelopment Financing Act, 1996 PA 381, as amended
Authority City of Muskegon Brownfield Redevelopment Authority
BEA Baseline Environmental Assessment
BPA Brownfield Plan Amendment
DDCC Documentation of Due Care Compliance
Developer Lakeshore Hotel Partners, LLC
ESA Environmental Site Assessment
EGLE Michigan Department of Environment, Great Lakes, and Energy
LBRF Local Brownfield Revolving Fund
MSF Michigan Strategic Fund
NREPA Natural Resources and Environmental Protect Act
PA Public Act
Plan Amendment Brownfield Plan Amendment
Property 181 and 201 Viridian Drive
QLGU Qualified Local Governmental Unit
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October 5, 2025 Fishbeck | Page 1
1.0 Introduction
The City of Muskegon Brownfield Redevelopment Authority (the “Authority”) was established by the City of
Muskegon pursuant to the Brownfield Redevelopment Financing Act, Michigan Public Act (PA) 381 of 1996, as
amended (“Act 381”). The primary purpose of Act 381 is to encourage the redevelopment of an eligible property
by providing economic development incentives through tax increment financing for certain eligible properties.
On December 10, 2024, the City of Muskegon (the “City”) approved a Brownfield Plan Amendment (BPA) to
incorporate 181 and 201 Viridian Drive, Muskegon, Michigan (the “Property”) into the City’s existing Brownfield
Plan. The BPA detailed redevelopment plans for the construction of a hotel on the Property, including eligible
activity costs and related reimbursement through local-only tax increment financing.
This first amendment to the BPA has been prepared to add state school tax capture for reimbursement of costs
related to Michigan Strategic Fund (MSF) eligible activities. See Attachment A for copies of amended BPA
resolutions.
1.1 Proposed Redevelopment and Future Use for Each Eligible Property
The Developer is proposing to redevelop the Harbor 31 Element Hotel located at 181 and 201 Viridian Drive. The
proposed redevelopment activities for “Element Muskegon” include the construction of a five-story hotel with
126 hotel rooms, 146 parking spaces, and two elevators. Amenities include two meeting rooms, an indoor pool, a
gym, and a restaurant and bar on the fifth floor along with an outdoor patio and dining. The total amount of
project investment is estimated to be $28,800,000 with 30–35 full-time equivalent jobs created as a result of this
development. Construction is expected to start in winter 2026 and be completed by fall 2027. The proposed site
plan is included in Figure 2.
This project serves a public purpose in the City of Muskegon, a Qualified Local Governmental Unit (QLGU),
expanding the tax base, investing significant capital into the community, and creating new jobs. Within walking
distance from both Muskegon Lake and Downtown Muskegon’s Social District, the Element Muskegon will be a
key part of the 31-acre lakefront Harbor 31 master-planned community, which includes homes, townhomes,
apartments, senior living, office space, and a marina for residents and visitors. There is no existing hotel or hotel
in development on this level of service within the region, so it will draw both community members and national
visitors looking to visit this region and Lake Michigan.
1.2 Eligible Property Information
Parcel ID: 61-24-607-000-0007-00
181 Viridian Drive, Muskegon, Michigan 49440
Approximately 0.99 acres
Parcel ID: 61-24-607-000-0006-00
201 Viridian Drive, Muskegon, Michigan 49440
Approximately 2.0 acres
The property is located in the City of Muskegon, a QLGU pursuant to Act 381.
The Property has been historically utilized for industrial purposes dating back to the 1800s. Based on historical
environmental investigations conducted over the past 25 years, these past industrial uses have resulted in
widespread contamination across the Property. Known contaminants in the soil with concentrations exceeding
Michigan Department of Environment, Great Lakes, and Energy (EGLE) Part 201 Generic Residential Cleanup
Criteria include benzo(a)pyrene, fluoranthene, naphthalene, phenanthrene, arsenic, cadmium, chromium (total),
copper, lead, selenium, zinc, and nickel.
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October 5, 2025 Fishbeck | Page 2
The Developer is not a liable party and is in the process of completing a Phase I Environmental Site Assessment
(ESA) and a Baseline Environmental Assessment (BEA) in accordance with Part 201 of the Natural Resources and
Environmental Protect Act, 1995 PA 451, as amended (NREPA), which will be completed when they acquire the
property.
Given the known soil contamination, the Property is a “facility” pursuant to Part 201 of NREPA. As such, it is
considered an “eligible property” as defined by the Michigan Redevelopment Financing Act, Act 381 of 1996.
Maps depicting the location and layout of the Property are attached as Figures 1 and 2. Historic environmental
data tables and associated sample location maps are provided in Appendix 5.
2.0 Information Required by Section 13(2) of the Statute
2.1 Description of Costs to be Paid for with Tax Increment Revenues
This Brownfield Plan has been developed to reimburse existing and anticipated costs to be incurred by the
Developer. Tax increment revenues will be captured for reimbursement from local-only tax increment revenues.
The total cost of eligible activities anticipated to be reimbursed to the Developer, inclusive of contingencies, is
anticipated to be $2,171,878. Authority administrative costs are anticipated to be up to $274,380. While all
activities are eligible, as defined in Act 381, the estimated eligible activities and costs under this plan are
summarized in Table 1. The capture of tax increment revenue for the Local Brownfield Revolving Fund (LBRF) is
estimated to be up to $926,988.
2.1.1 Pre-Approved Activities
Eligible costs for reimbursement include Pre-Approved Activities, permitted to occur prior to Plan Amendment
adoption. Preparation of Phase I and II ESA(s), BEA, and Documentation of Due Care Compliance (DDCC) are
necessary to protect the new Property owner/Developer from liability for environmental contamination.
Additional due care assessment and/or planning activities are anticipated including, but not limited to, the
preparation of a soil management plan and health and safety plan. The total cost is anticipated to be $20,000.
The total Pre-Approved Activities cost is $20,000.
2.1.2 Department Specific Activities
Due care activities will include additional investigative sampling and implementation of vapor concerns. Due care
costs will include environmental consultant oversight and management. If needed, engineering barriers, including
site concrete and paving, are anticipated to cost $160,000, a vapor mitigation system is anticipated to cost
$160,000, and contaminated soil removal and disposal is anticipated to cost $50,000, totaling $370,000.
2.1.3 Site Demolition
Limited site demolition activities will be conducted including but not limited to removal of curb cuts, and
sidewalks. Total site demolition is anticipated at $10,000.
2.1.4 Site Preparation
Site preparation activities are anticipated to include clearing and grubbing ($5,000), cut and fill operations
($5,000), dewatering ($30,000), excavation of unstable material ($60,000), fill ($71,000), foundation work/helical
piers to address special soil concerns ($620,000), staking ($30,000), temporary construction access/roads
($6,000), temporary erosion control ($8,000), temporary site control ($12,000), and associated soft costs
($150,000). The total cost of site preparation activities is anticipated to be $997,000.
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2.1.5 Brownfield Plan/Work Plan Preparation
Preparation of the Brownfield Plan is estimated to cost $25,000.
2.1.6 Brownfield Plan/Work Plan Implementation
Implementation of the Brownfield Plan is estimated to cost $10,000.
2.1.7 Interest
A 5% simple interest calculation is anticipated on the total costs annually. The total cost is anticipated to be
$533,328.
2.1.8 Contingency
A 15% contingency on future costs is included to cover unexpected cost overruns encountered during
construction.
The total non-environmental contingency cost is anticipated at $151,050.
The total Local-Only contingency cost is anticipated at $55,500.
2.1.9 Authority Administration Cost
Eligible costs incurred by the Authority are included in this plan as an eligible expense at 10% of annual local tax
increment capture per year. These expenses will be reimbursed with local tax increment revenues only and are
estimated to total as much as $274,380.
2.1.10 Local Brownfield Revolving Fund
The Authority intends to capture tax increments for deposits in the LBRF for an estimated five years, or as allowed
by the statute. This capture is estimated to be up to $926,988.
2.2 Summary of Eligible Activities
Environmental Activities
Pre-approved environmental costs, department specific activities and interest are anticipated to be reimbursed
through a Brownfield Plan State and Local tax increment revenues.
Non-Environmental Activities
Because the City of Muskegon is a QLGU, additional non-environmental costs defined in Section 2(o)(ii) of Act 381
can be reimbursed through a Brownfield Plan. While all eligible activities as defined by Act 381 are eligible, this
plan is estimated to provide reimbursement of eligible site demolition, site preparation, development of the
Brownfield Plan costs and interest. These costs will be reimbursed with state and local-only (interest) tax
increment revenues.
Authority Expenses
Eligible administrative costs incurred by the Authority are included as a flat fee of 10% of local tax capture.
Administration expenses will be reimbursed with local tax increment revenues only.
Contingencies
A 15% contingency on future costs is included to cover unexpected cost overruns encountered during
construction. The plan does not include a contingency on pre-approved activities or the preparation of the
Brownfield Plan.
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2.3 Estimate of Captured Taxable Value and Tax Increment Revenues
The initial taxable value will be the 2024 combined taxable value, $200,800. An estimate of the captured taxable
value for this redevelopment by year is depicted in Table 2. This plan captures all available tax increment
revenues, including real and personal property tax increment revenues.
The project is intended to start construction in Winter/Spring 2026 and be completed by Fall 2027. Tax increment
revenue collection will start within five years of the adoption of this plan and is anticipated to begin as early as
2027.
Future taxable value estimates have been derived using the redevelopment information provided by the
Developer and reviewing market comparables. After the completion of the project, the projected taxable value is
estimated at $5,000,000. In addition to tax increment financing, a Public Act 255 Commercial Redevelopment Act
Tax Abatement is being pursued for this development for an estimated 12 years. Reimbursements will be made
on the actual tax increment that is realized. The estimated captured taxable value for this redevelopment by year
and in aggregate for each taxing jurisdiction is depicted in tabular form (Table 2). Once eligible expenses are
reimbursed, the Authority may capture up to five full years of the tax increment and deposit the revenues into an
LBRF or an amount not to exceed the total cost of eligible activities. The Authority intends to capture tax
increments for deposits in the LBRF for an estimated five years. The plan also includes a flat fee of 10% of the
local tax increment for administrative and operating expenses of the Authority. A summary of the estimated
reimbursement schedule and the amount of capture into the LBRF by year and in aggregate is presented in
Table 3.
2.4 Method of Financing and Description of Advances Made by the Municipality
The eligible activities contemplated under this plan will be financed by the Developer, as outlined in this plan and
the accompanying development and reimbursement agreement (Appendix 2). No advances from the City are
anticipated at this time.
2.5 Maximum Amount of Note or Bonded Indebtedness
At this time, there are no plans by the Authority to incur indebtedness to support the development of this
property, but such plans could be made in the future to assist in the development if the Authority so chooses.
2.6 Duration of Brownfield Plan
The Authority intends to begin the capture of tax increment as early as 2028. This plan will then remain in place
for 21 years, or until the eligible activities have been fully reimbursed and up to five full years of capture into the
LBRF (not to exceed the cost of eligible activities or 30 years), whichever occurs sooner. An analysis showing the
reimbursement schedule is attached in Table 3.
2.7 Estimated Impact of Tax Increment Financing on Revenues of Taxing
Jurisdictions
An estimate of the impact of tax increment financing on the revenues of all taxing jurisdictions is illustrated in
detail in Table 2.
2.8 Legal Description, Property Map, Statement of Qualifying Characteristics,
and Personal Property
A map showing the eligible property dimensions is attached in Figure 1.
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October 5, 2025 Fishbeck | Page 5
The legal descriptions for the parcels are as follows:
Parcel ID No.: 61-24-607-000-0007-00
CITY OF MUSKEGON MUSKEGON LAKESHORE SMARTZONE UNIT G FIFTH AMEND TO MASTER DEED L/P
4292/128 SUBJ TO ELECTRIC ESMT REC L/P 3591/578 SBJT TO ELECTRIC EASEMENT RECORD'D L/P
3630/646
Parcel ID No.: 61-24-607-000-0006-00
CITY OF MUSKEGON MUSKEGON LAKESHORE SMARTZONE UNIT F FIFTH AMEND TO MASTER DEED L/P
4292/128 SUBJ TO ELECTRIC ESMT REC L/P 3591/578 SBJT TO ELECTRIC EASEMENT RECORD'D L/P
3630/646
The property is located in the City of Muskegon, a QLGU pursuant to Act 381. The property qualifies as “eligible
property” under Act 381 on the basis of meeting the definition of “facility.” This Brownfield Plan does intend to
capture tax increment revenues associated with personal property tax, if available.
2.9 Estimates of Residents and Displacement of Individuals/Families
There are no residents or families residing at this property, and thus no residents, families, or individuals will be
displaced by the project.
2.10 Plan for Relocation of Displaced Persons
No persons reside on the property. Therefore, this section is not applicable.
2.11 Provisions for Relocation Costs
No persons reside on the property. Therefore, this section is not applicable.
2.12 Strategy for Compliance with Michigan’s Relocation Assistance Law
No persons reside on the property. Therefore, this section is not applicable.
2.13 Other Material that the Authority or Governing Body Considers Pertinent
None.
Z:\2024\240340\WORK\REPT\ACT 381 BP AMENDMENT 1\ACT 381_BROWNFIELD PLAN_HARBOR 31 HOTEL_CITY OF MUSKEGON BRA_2024_1030_DFT.DOCX
Page 15 of 192
Figures
Page 16 of 192
Horton
Witham Drive
M 120
W
VICINITY MAP
hit
eh
MICHIGAN
all
Ro
ad
Laketon
e
Cemetery enu
Av
ke
La
CITY OF
MUSKEGON
MUSKEGON COUNTY
_
^
Veterans
Memorial Park
Bear Lake
Beach Park M 120
Hard copy is
Bear Lake North Muskegon intended to be
8.5"x11" when
plotted. Scale(s)
Verplanks / indicated and
graphic quality may
Former Cobb not be accurate for
any other size.
plant site M 120
North Verplanks
Muskegon
Waterfront
Sports Park
ive
Dr
an
im
ay
dd
Ru
r kw
201 & 181 Viridian Drive
Pa
es
Jon
J
Marquette Avenue
ses
Muskegon, Michigan
Mo
SITE
Brownfield Plan
Green Acres
ive
US 31 Business Park
Dr
line
Te
r
ore
rac
Sh
1s
eS
tS
PLOT INFO: Z:\2024\240340\CAD\GIS\ProProj\Brownfield Plan.aprx Layout: FIG01_Location Map Date: 6/11/2024 11:32 AM User: ebuyce
tre
tre
et
et
Muskegon M 46
Hartshorn Marina
Division Street
Oakwood
West Southern Avenue
Cemetery
West Laketon Avenue
West Laketon Avenue
East Laketon Avenue
Catholic PROJECT NO.
Central High
240340
LOCATION MAP
School
FIGURE NO.
NORTH FEET
1
Sanford Street
cGraft Park 0 1,000 2,000
Peck Street
DATA SOURCES: ESRI STREET MAP.
©Copyright 2024 All Rights Reserved US 31 Business
Page 17 of 192
LEGEND
Approximate Property Boundary
Hard copy is
Muskegon intended to be
8.5"x11" when
Innovation Hub plotted. Scale(s)
at Grand Valley indicated and
graphic quality may
State not be accurate for
any other size.
University
Vi
rid
i an
r
201 & 181 Viridian Drivei d i a n D
Dr
r
Vi
Muskegon, Michigan
61-24-607-000-0006-00
Brownfield Plan
V ir
i d i a n Dr
61-24-607-000-0007-00
d
lro a
Rai
PLOT INFO: Z:\2024\240340\CAD\GIS\ProProj\Brownfield Plan.aprx Layout: FIG02_Site Map Date: 6/11/2024 11:32 AM User: ebuyce
dO
an
Te rra c e P o i n t R d
31
C
r
in eD
o rel
Sh 31
Dr
i ne
o rel
Sh
31
Te
rra
ce
Pl
az
aC
t
31
PROJECT NO.
240340
SITE MAP 31
FIGURE NO.
2
FEET
NORTH 0 75 150
46
DATA SOURCES: ESRI HYRBID REFERENCE LAYER & MiSAIL IMAGERY.
©Copyright 2024 All Rights Reserved Terrace Plaza
Page 18 of 192
COPYRIGHT 2023-ALL RIGHTS RESERVED. THIS DRAWING REMAINS THE PROPERTY OF HENRICKSON ARCHITECTURE AND PLANNING AND IS FOR USE ONLY AS AUTHORIZED BY HENRICKSON ARCHITECTURE AND PLANNING
OFFICE OFFICE GUEST
LUGGAGE/
I.T. / DATA VESTIBULE
STORAGE
MEETING
ROOM
720 SF.
MECHANICAL
RESTORE
512 sf. CHECK-IN
ADMIN. LOUNGE
COMMON
COMMON
NOMMOC
KING
KING
GNIK
ELECTRICAL
EMR
HARBOR 31 - ELEMENT HOTEL
ONE BEDROOM
ADA LAYOUT
ELEVATOR
LOBBY FIREPLACE RISE DINING
WOMENS MENS
HOUSEKEEPING/
IDF4
LAUNDRY ICE
ELEV A ELEV B
STAIR C
ENO
MOORDEB
HOUSE
SERVICE FOOD PREP
KEEPING
ELEV STORAGE STORAGE
LOBBY
LINEN
STORAGE STAIR B
130sf.
RR JAN.
QUEEN/QUEEN
STUDIO
EMPLOYEE
BREAKROOM ONE
BEDROOM+ +
MOTION
OIDUTS
NEEUQ/NEEUQ
GUEST
LAUNDRY
VESTIBULE CORRIDOR
MUSKEGON, MICHIGAN
STAIR A
KING
COMMON
INDOOR
VIRIDIAN DRIVE
POOL
KING BEDROOM
COMMON ONE
ONE
BEDROOM+
BEDROOM
ONE
ELEMENT by WESTIN
REVIEW 12.11.23
DRAWN BY: DLJ
CHECKED: DSH
SITE PLAN
1" = 20'-0"
PROJECT No. 230402
10/26/2023 11:26 AM
FILE NAME: BP1.DWG
000
Page 19 of 192
Room Type Summary
Standard
Studio King Studio Queen/Queen One Bedroom One Bedroom ADA Common King Conference Suite Total Rooms
King
First Floor 0 0 2 5 1 5 0 13
Second floor 6 1 6 9 1 6 1 30
Third Floor 7 1 6 10 1 6 1 32
Fourth Floor 7 1 6 10 1 6 1 32
PARKING SUMMARY Fifth Floor 4 0 6 4 1 4 0 19
LODGING (1 PER ROOM) 129 SPACES Total 24 3 26 38 5 30 3 126
1ST FLOOR OFFICE/RETAIL (1,176 SF.) (1 PER 500SF.) 3 SPACES
Extended Stay 75 58%
5TH FLOOR OFFICE/RETAIL (6,938 SF.) (1 PER 500SF.) 13 SPACES
146 SPACES Standard 54 42%
OFFICE OFFICE GUEST
LUGGAGE/
I.T. / DATA VESTIBULE
STORAGE
MEETING
ROOM
720 SF.
COPYRIGHT 2023-ALL RIGHTS RESERVED. THIS DRAWING REMAINS THE PROPERTY OF HENRICKSON ARCHITECTURE AND PLANNING AND IS FOR USE ONLY AS AUTHORIZED BY HENRICKSON ARCHITECTURE AND PLANNING
MECHANICAL
RESTORE
512 sf. CHECK-IN
ADMIN. LOUNGE
COMMON
COMMON
NOMMOC
KING
KING
GNIK
ELECTRICAL
EMR
HARBOR 31 - ELEMENT HOTEL
ONE BEDROOM
ADA LAYOUT
ELEVATOR
LOBBY FIREPLACE RISE DINING
WOMENS MENS
HOUSEKEEPING/
IDF4
LAUNDRY ICE
ELEV A ELEV B
STAIR C
ENO
MOORDEB
HOUSE
SERVICE FOOD PREP
KEEPING
ELEV STORAGE STORAGE
LOBBY
LINEN
STORAGE STAIR B
130sf.
RR JAN.
MUSKEGON, MICHIGAN
QUEEN/QUEEN
STUDIO
EMPLOYEE
BREAKROOM
VIRIDIAN DRIVE
ONE
BEDROOM+ +
MOTION
OIDUTS
NEEUQ/NEEUQ
GUEST
LAUNDRY
VESTIBULE CORRIDOR
ELEMENT by WESTIN
STAIR A
KING
COMMON
INDOOR
POOL
REVIEW 12.11.23
KING BEDROOM
COMMON ONE
ONE
BEDROOM+
BEDROOM
ONE
DRAWN BY: DLJ
CHECKED: DSH
FIRST FLOOR
3/32"=1'-0"
PROJECT No. 230402
10/26/2023 11:26 AM
FILE NAME: BP1.DWG
001
Page 20 of 192
BEDROOM
STANDARD
STANDARD
QUEEN/QUEEN
NEEUQ/NEEUQ
ONE
KING
KING
STUDIO
KING
STUDIO
OIDUTS
CONFERENCE
SUITE
COMMON
COMMON
COMMON
NOMMOC
COPYRIGHT 2023-ALL RIGHTS RESERVED. THIS DRAWING REMAINS THE PROPERTY OF HENRICKSON ARCHITECTURE AND PLANNING AND IS FOR USE ONLY AS AUTHORIZED BY HENRICKSON ARCHITECTURE AND PLANNING
KING
KING
KING
GNIK
ONE BEDROOM
ADA LAYOUT
NEEUQ/NEEUQ
QUEEN/QUEEN
OIDUTS
STUDIO
DRADNATS
HARBOR 31 - ELEMENT HOTEL
IDF4
GNIK
KING
STANDARD
ICE
ELEV A ELEV B
STAIR C
ENO
MOORDEB
STORAGE STORAGE
ONE
BEDROOM
HOUSE
KEEPING
ELEC.
ROOM
STAIR B
QUEEN/QUEEN
STUDIO
ONE ENO
BEDROOM MOORDEB
ONE
BEDROOM+ +
MUSKEGON, MICHIGAN
OIDUTS
NEEUQ/NEEUQ
VIRIDIAN DRIVE
STANDARD DRADNATS
KING GNIK
KING STAIR A
COMMON
ELEMENT by WESTIN
KING BEDROOM
COMMON ONE
REVIEW 12.11.23
ONE
BEDROOM+
BEDROOM
ONE
DRAWN BY: DLJ
CHECKED: DSH
SECOND FLOOR
3/32"=1'-0"
PROJECT No. 230402
10/26/2023 11:26 AM
FILE NAME: BP1.DWG
002
Page 21 of 192
BEDROOM
STANDARD
STANDARD
QUEEN/QUEEN
NEEUQ/NEEUQ
ONE
STUDIO
KING
KING
KING
STUDIO
OIDUTS
CONFERENCE
SUITE
COMMON
COMMON
COMMON
NOMMOC
COPYRIGHT 2023-ALL RIGHTS RESERVED. THIS DRAWING REMAINS THE PROPERTY OF HENRICKSON ARCHITECTURE AND PLANNING AND IS FOR USE ONLY AS AUTHORIZED BY HENRICKSON ARCHITECTURE AND PLANNING
KING
KING
KING
GNIK
ONE BEDROOM
ADA LAYOUT
NEEUQ/NEEUQ
QUEEN/QUEEN
OIDUTS
STUDIO
DRADNATS
DRADNATS
HARBOR 31 - ELEMENT HOTEL
MOORDEB
IDF4
GNIK
GNIK
ENO
KING
STANDARD
ICE
ELEV A ELEV B
STAIR C
ENO
MOORDEB
STORAGE STORAGE
ONE
BEDROOM
HOUSE
KEEPING
ELEC.
ROOM
STAIR B
QUEEN/QUEEN
STUDIO
ONE ENO
BEDROOM MOORDEB
ONE
BEDROOM+ +
MUSKEGON, MICHIGAN
OIDUTS
NEEUQ/NEEUQ
VIRIDIAN DRIVE
STANDARD DRADNATS
KING GNIK
STAIR A
KING
COMMON
ELEMENT by WESTIN
KING BEDROOM
COMMON ONE
REVIEW 12.11.23
ONE
BEDROOM+
BEDROOM
ONE
DRAWN BY: DLJ
CHECKED: DSH
THIRD FLOOR
3/32"=1'-0"
PROJECT No. 230402
10/26/2023 11:26 AM
FILE NAME: BP1.DWG
003
Page 22 of 192
BEDROOM
STANDARD
STANDARD
QUEEN/QUEEN
NEEUQ/NEEUQ
ONE
STUDIO
KING
KING
KING
STUDIO
OIDUTS
CONFERENCE
SUITE
COMMON
COMMON
COMMON
NOMMOC
COPYRIGHT 2023-ALL RIGHTS RESERVED. THIS DRAWING REMAINS THE PROPERTY OF HENRICKSON ARCHITECTURE AND PLANNING AND IS FOR USE ONLY AS AUTHORIZED BY HENRICKSON ARCHITECTURE AND PLANNING
KING
KING
KING
GNIK
ONE BEDROOM
ADA LAYOUT
NEEUQ/NEEUQ
QUEEN/QUEEN
OIDUTS
STUDIO
DRADNATS
DRADNATS
HARBOR 31 - ELEMENT HOTEL
MOORDEB
IDF4
GNIK
GNIK
ENO
KING
STANDARD
ICE
ELEV A ELEV B
STAIR C
ENO
MOORDEB
STORAGE STORAGE
ONE
BEDROOM
HOUSE
KEEPING
ELEC.
ROOM
STAIR B
QUEEN/QUEEN
STUDIO
ONE ENO
BEDROOM MOORDEB
ONE
BEDROOM+ +
MUSKEGON, MICHIGAN
OIDUTS
NEEUQ/NEEUQ
VIRIDIAN DRIVE
STANDARD DRADNATS
KING GNIK
STAIR A
KING
COMMON
ELEMENT by WESTIN
KING BEDROOM
COMMON ONE
REVIEW 12.11.23
ONE
BEDROOM+
BEDROOM
ONE
DRAWN BY: DLJ
CHECKED: DSH
FOURTH FLOOR
3/32"=1'-0"
PROJECT No. 230402
10/26/2023 11:26 AM
FILE NAME: BP1.DWG
004
Page 23 of 192
MEETING ROOM
520 SF.
1/15 SF. (PERSONS)
BEDROOM
STANDARD
STANDARD
QUEEN/QUEEN
NEEUQ/NEEUQ
ONE
KING
KING
STUDIO
OIDUTS
COMMON
COMMON
COMMON
NOMMOC
COPYRIGHT 2023-ALL RIGHTS RESERVED. THIS DRAWING REMAINS THE PROPERTY OF HENRICKSON ARCHITECTURE AND PLANNING AND IS FOR USE ONLY AS AUTHORIZED BY HENRICKSON ARCHITECTURE AND PLANNING
KING
KING
KING
GNIK
ONE BEDROOM
ADA LAYOUT
NEEUQ/NEEUQ
QUEEN/QUEEN
OIDUTS
STUDIO
DRADNATS
DRADNATS
HARBOR 31 - ELEMENT HOTEL
MOORDEB
IDF4
GNIK
GNIK
ENO
ICE
CASUAL DINING ELEV A ELEV B
560 SF.
STAIR C
1/15 SF. (PERSONS)
ENO
MOORDEB
STORAGE STORAGE
HOUSE
KEEPING
ELEC.
ROOM
STAIR B
QUEEN/QUEEN
STUDIO
ONE
BEDROOM+ +
MUSKEGON, MICHIGAN
BAR
1,720 SF. KITCHEN
1/15 SF. (PERSONS) BAR 490 SF. OIDUTS
NEEUQ/NEEUQ
VIRIDIAN DRIVE
1/200 SF. (PERSONS)
STAIR A
ELEMENT by WESTIN
STOR.
BAR
REVIEW 12.11.23
OUTDOOR
PATIO & DINING
2,000 SF.
1/15 SF. (PERSONS)
DRAWN BY: DLJ
CHECKED: DSH
FIFTH FLOOR
3/32"=1'-0"
PROJECT No. 230402
10/26/2023 11:26 AM
FILE NAME: BP1.DWG
005
Page 24 of 192
Page 25 of 192
Page 26 of 192
Page 27 of 192
Page 28 of 192
Tables
Page 29 of 192
Table 1 – Summary of Eligible Costs
Act 381 Brownfield Plan
Harbor 31 Hotel
EGLE Eligible Activities Costs and Schedule
EGLE Eligible Activities Cost Completion Season/Year
Site Assessment and Baseline Environmental Assessment Activities $ 20,000
Phase I ESA, Phase II ESA, BEA, DDCC $ 20,000 Fall 2025
EGLE Eligible Activities Subtotal $ 20,000
EGLE Eligible Activities Total Costs $ 20,000
MEDC Eligible Activities Costs and Schedule
MEDC Eligible Activities Cost Completion Season/Year
Site Preparation $ 997,000
Clearing and Grubbing $ 5,000 Spring 2026
Cut & Fill Operations $ 5,000 Spring 2026
Dewatering $ 30,000 Spring 2026
Excavation of Unstable Material $ 60,000 Spring 2026
Fill $ 71,000 Spring 2026
Foundation Work to Address Special Soil Concerns (Helical Piers) $ 620,000 Spring 2026
Staking $ 30,000 Spring 2026
Temporary Construction Access/Roads $ 6,000 Spring 2026
Temporary Erosion Control $ 8,000 Spring 2026
Temporary Site Control $ 12,000 Spring 2026
Soft Costs (architectural, engineering) $ 150,000 Spring 2026
Demolition $ 10,000
Site Demolition $ 10,000 Spring 2026
MEDC Eligible Activities Subtotal $ 1,007,000
Contingency (15%) $ 151,050
Brownfield Plan/Work Plan Preparation $ 15,000
MEDC Eligible Activities Total Costs $ 1,173,050
Local Only Eligible Activities Costs and Schedule
Local Only Eligible Activities Cost Completion Season/Year
Due Care Activities $ 370,000
Engineered Barriers $ 160,000 Summer /Fall 2026
Vapor Intrusion Mitigation System $ 160,000 Summer /Fall 2026
Contaminated Soil Removal and Disposal $ 50,000 Summer /Fall 2026
Local Only Eligible Activities Subtotal $ 370,000
Contingency (15%) $ 55,500
Interest Expense (5%) $ 533,328
Brownfield Plan/Work Plan Preparation $ 10,000
Brownfield Plan/Work Plan Implementation $ 10,000
Local Only Eligible Activities Total Costs $ 978,828
10/6/2025
Page 30 of 192
Table 2 – Total Captured Incremental Taxes Schedule
Act 381 Brownfield Plan
Harbor 31 Hotel
181 201 Viridian Drive
Muskegon, MI
Estimated Taxable Value (TV) Increase Rate: 2% increase per year
Plan Year 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 Totals
Calendar Year 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048
*Base Taxable Value $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ -
Future Taxable Value $ 5,000,000 $ 5,100,000 $ 5,202,000 $ 5,306,040 $ 5,412,161 $ 5,520,404 $ 5,630,812 $ 5,743,428 $ 5,858,297 $ 5,975,463 $ 6,094,972 $ 6,216,872 $ 6,341,209 $ 6,468,033 $ 6,597,394 $ 6,729,342 $ 6,863,929 $ 7,001,207 $ 7,141,231 $ 7,284,056 $ 7,429,737 $ -
Incremental Difference (New TV - Base TV) $ 4,799,200 $ 4,899,200 $ 5,001,200 $ 5,105,240 $ 5,211,361 $ 5,319,604 $ 5,430,012 $ 5,542,628 $ 5,657,497 $ 5,774,663 $ 5,894,172 $ 6,016,072 $ 6,140,409 $ 6,267,233 $ 6,396,594 $ 6,528,542 $ 6,663,129 $ 6,800,407 $ 6,940,431 $ 7,083,256 $ 7,228,937 $ -
School Capture Millage Rate
School Operating 18.0000 $ 43,193 $ 44,093 $ 45,011 $ 45,947 $ 46,902 $ 47,876 $ 48,870 $ 49,884 $ 50,917 $ 51,972 $ 53,048 $ 54,145 $ 110,527 $ 112,810 $ 115,139 $ 117,514 $ 119,936 $ 122,407 $ 124,928 $ 127,499 $ 130,121 $ 1,662,739
State Education Tax (SET) 6.0000 $ 28,795 $ 29,395 $ 30,007 $ 30,631 $ 31,268 $ 31,918 $ 32,580 $ 33,256 $ 33,945 $ 34,648 $ 35,365 $ 36,096 $ 36,842 $ 37,603 $ 38,380 $ 39,171 $ 39,979 $ 40,802 $ 41,643 $ 42,500 $ 43,374 $ 748,199
School Total 24.0000 $ 71,988 $ 73,488 $ 75,018 $ 76,579 $ 78,170 $ 79,794 $ 81,450 $ 83,139 $ 84,862 $ 86,620 $ 88,413 $ 90,241 $ 147,370 $ 150,414 $ 153,518 $ 156,685 $ 159,915 $ 163,210 $ 166,570 $ 169,998 $ 173,494 $ 2,410,937
Local Capture Millage Rate
County Operating 5.5637 $ 13,351 $ 13,629 $ 13,913 $ 14,202 $ 14,497 $ 14,798 $ 15,105 $ 15,419 $ 15,738 $ 16,064 $ 16,397 $ 16,736 $ 34,163 $ 34,869 $ 35,589 $ 36,323 $ 37,072 $ 37,835 $ 38,614 $ 39,409 $ 40,220 $ 513,943
County Museum 0.3169 $ 760 $ 776 $ 792 $ 809 $ 826 $ 843 $ 860 $ 878 $ 896 $ 915 $ 934 $ 953 $ 1,946 $ 1,986 $ 2,027 $ 2,069 $ 2,112 $ 2,155 $ 2,199 $ 2,245 $ 2,291 $ 29,273
County Veterans 0.0739 $ 177 $ 181 $ 185 $ 189 $ 193 $ 197 $ 201 $ 205 $ 209 $ 213 $ 218 $ 222 $ 454 $ 463 $ 473 $ 482 $ 492 $ 503 $ 513 $ 523 $ 534 $ 6,826
Senior Citizen Services 0.4921 $ 1,181 $ 1,205 $ 1,231 $ 1,256 $ 1,282 $ 1,309 $ 1,336 $ 1,364 $ 1,392 $ 1,421 $ 1,450 $ 1,480 $ 3,022 $ 3,084 $ 3,148 $ 3,213 $ 3,279 $ 3,346 $ 3,415 $ 3,486 $ 3,557 $ 45,457
Central Dispatch 0.2952 $ 708 $ 723 $ 738 $ 754 $ 769 $ 785 $ 801 $ 818 $ 835 $ 852 $ 870 $ 888 $ 1,813 $ 1,850 $ 1,888 $ 1,927 $ 1,967 $ 2,007 $ 2,049 $ 2,091 $ 2,134 $ 27,269
Community College 2.1693 $ 5,205 $ 5,314 $ 5,425 $ 5,537 $ 5,653 $ 5,770 $ 5,890 $ 6,012 $ 6,136 $ 6,263 $ 6,393 $ 6,525 $ 13,320 $ 13,596 $ 13,876 $ 14,162 $ 14,454 $ 14,752 $ 15,056 $ 15,366 $ 15,682 $ 200,388
MAISD 4.6773 $ 11,224 $ 11,458 $ 11,696 $ 11,939 $ 12,188 $ 12,441 $ 12,699 $ 12,962 $ 13,231 $ 13,505 $ 13,784 $ 14,069 $ 28,721 $ 29,314 $ 29,919 $ 30,536 $ 31,165 $ 31,808 $ 32,462 $ 33,131 $ 33,812 $ 432,063
City Operating 9.8554 $ 23,649 $ 24,142 $ 24,644 $ 25,157 $ 25,680 $ 26,213 $ 26,757 $ 27,312 $ 27,878 $ 28,456 $ 29,045 $ 29,645 $ 60,516 $ 61,766 $ 63,041 $ 64,341 $ 65,668 $ 67,021 $ 68,401 $ 69,808 $ 71,244 $ 910,386
City Sanitation 2.9364 $ 7,046 $ 7,193 $ 7,343 $ 7,496 $ 7,651 $ 7,810 $ 7,972 $ 8,138 $ 8,306 $ 8,478 $ 8,654 $ 8,833 $ 18,031 $ 18,403 $ 18,783 $ 19,170 $ 19,566 $ 19,969 $ 20,380 $ 20,799 $ 21,227 $ 271,248
Hackley Library 2.3516 $ 5,643 $ 5,760 $ 5,880 $ 6,003 $ 6,128 $ 6,255 $ 6,385 $ 6,517 $ 6,652 $ 6,790 $ 6,930 $ 7,074 $ 14,440 $ 14,738 $ 15,042 $ 15,353 $ 15,669 $ 15,992 $ 16,321 $ 16,657 $ 17,000 $ 217,228
MPS Sinking 0.9712 $ 2,330 $ 2,379 $ 2,429 $ 2,479 $ 2,531 $ 2,583 $ 2,637 $ 2,692 $ 2,747 $ 2,804 $ 2,862 $ 2,921 $ 5,964 $ 6,087 $ 6,212 $ 6,341 $ 6,471 $ 6,605 $ 6,741 $ 6,879 $ 7,021 $ 89,714
Local Total 29.7030 $ 71,275 $ 72,760 $ 74,275 $ 75,820 $ 77,397 $ 79,004 $ 80,644 $ 82,316 $ 84,022 $ 85,762 $ 87,537 $ 89,348 $ 182,389 $ 186,156 $ 189,998 $ 193,917 $ 197,915 $ 201,992 $ 206,152 $ 210,394 $ 214,721 $ 2,743,796
Non-Capturable Millages Millage Rate
Community College Debt 0.2700 $ 648 $ 661 $ 675 $ 689 $ 704 $ 718 $ 733 $ 748 $ 764 $ 780 $ 796 $ 812 $ 1,658 $ 1,692 $ 1,727 $ 1,763 $ 1,799 $ 1,836 $ 1,874 $ 1,912 $ 1,952 $ 24,941
Hackley Debt 0.4999 $ 1,200 $ 1,225 $ 1,250 $ 1,276 $ 1,303 $ 1,330 $ 1,357 $ 1,385 $ 1,414 $ 1,443 $ 1,473 $ 1,504 $ 3,070 $ 3,133 $ 3,198 $ 3,264 $ 3,331 $ 3,400 $ 3,470 $ 3,541 $ 3,614 $ 46,178
MPS Debt (2020 & 2021) 7.7500 $ 18,597 $ 18,984 $ 19,380 $ 19,783 $ 20,194 $ 20,613 $ 21,041 $ 21,478 $ 21,923 $ 22,377 $ 22,840 $ 23,312 $ 47,588 $ 48,571 $ 49,574 $ 50,596 $ 51,639 $ 52,703 $ 53,788 $ 54,895 $ 56,024 $ 715,901
Non-Capturable Total 8.5199 $ 20,444 $ 20,870 $ 21,305 $ 21,748 $ 22,200 $ 22,661 $ 23,132 $ 23,611 $ 24,101 $ 24,600 $ 25,109 $ 25,628 $ 52,316 $ 53,396 $ 54,498 $ 55,623 $ 56,769 $ 57,939 $ 59,132 $ 60,349 $ 61,590 $ 787,020
Total Tax Increment Revenue (TIR) Available for Capture $ 143,263 $ 146,248 $ 149,293 $ 152,399 $ 155,567 $ 158,798 $ 162,094 $ 165,456 $ 168,885 $ 172,382 $ 175,950 $ 179,589 $ 329,758 $ 336,569 $ 343,516 $ 350,602 $ 357,830 $ 365,202 $ 372,722 $ 380,392 $ 388,216 $ 5,154,733
NOTES:
PA 255 Commercial Redevelopment Act Tax Abatement - New Facility is anticipated for 12 years.
PA 255 is a 50% reduction in ad valorum taxes (excluding only SET) for a period of 12 years.
10/6/2025
Page 31 of 192
Table 3 – Estimated Reimbursement Schedule
Act 381 Brownfield Plan
Harbor 31 Hotel
181 201 Viridian Drive
Muskegon, MI
Developer
School & Local
Maximum Proportionality Local-Only Taxes Total
Taxes
Reimbursement Estimated Capture
State 44.7% $ 651,305 $ - $ 651,305 Estimated Total 21 (including 5 years Administrative Fees $ 274,380
Local 55.3% $ 806,071 $ 737,502 $ 1,543,573 Years of Plan: LBRF Capture) State Brownfield Redevelopment Fund $ -
TOTAL Local Brownfield Revolving Fund $ 808,860
Pre-Approved 2.6% $ 20,000 $ - $ 20,000
MEDC 98.6% $ 1,437,376 $ - $ 1,437,376
Local-Only 97.4% $ - $ 737,502 $ 737,502
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21
2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048 TOTAL
Total State Incremental Revenue $ 71,988 $ 73,488 $ 75,018 $ 76,579 $ 78,170 $ 79,794 $ 81,450 $ 83,139 $ 84,862 $ 86,620 $ 88,413 $ 90,241 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 969,763
State Brownfield Redevelopment Fund (50% of SET) $ 21,596 $ 22,046 $ 22,505 $ 22,974 $ 23,451 $ 23,938 $ 24,435 $ 24,942 $ 25,459 $ 25,986 $ 26,524 $ 27,072 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 290,929
State TIR Available for Reimbursement $ 50,392 $ 51,442 $ 52,513 $ 53,605 $ 54,719 $ 55,856 $ 57,015 $ 58,198 $ 59,404 $ 60,634 $ 61,889 $ 63,169 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 678,834
Total Local Incremental Revenue $ 71,275 $ 72,760 $ 74,275 $ 75,820 $ 77,397 $ 79,004 $ 80,644 $ 82,316 $ 84,022 $ 85,762 $ 87,537 $ 89,348 $ 182,389 $ 186,156 $ 189,998 $ 193,917 $ 197,915 $ 201,992 $ 206,152 $ 210,394 $ 214,721 $ 2,743,796
BRA Administrative Fee (10%) $ 7,128 $ 7,276 $ 7,428 $ 7,582 $ 7,740 $ 7,900 $ 8,064 $ 8,232 $ 8,402 $ 8,576 $ 8,754 $ 8,935 $ 18,239 $ 18,616 $ 19,000 $ 19,392 $ 19,791 $ 20,199 $ 20,615 $ 21,039 $ 21,472 $ 274,380
Local TIR Available for Reimbursement $ 64,148 $ 65,484 $ 66,848 $ 68,238 $ 69,657 $ 71,104 $ 72,579 $ 74,085 $ 75,620 $ 77,186 $ 78,784 $ 80,413 $ 164,150 $ 167,540 $ 170,998 $ 174,526 $ 178,123 $ 181,793 $ 185,536 $ 189,355 $ 193,249 $ 2,469,416
Total State & Local TIR Available $ 114,539 $ 116,926 $ 119,360 $ 121,843 $ 124,376 $ 126,960 $ 129,595 $ 132,282 $ 135,024 $ 137,820 $ 140,672 $ 143,582 $ 164,150 $ 167,540 $ 170,998 $ 174,526 $ 178,123 $ 181,793 $ 185,536 $ 189,355 $ 193,249 $ 3,148,250
Beginning
DEVELOPER Balance
Reimbursement Balance $ 2,194,878 $ 2,080,338 $ 1,963,412 $ 1,844,052 $ 1,722,208 $ 1,597,832 $ 1,470,873 $ 1,341,278 $ 1,208,996 $ 1,073,972 $ 964,544 $ 885,761 $ 805,348 $ 641,198 $ 473,658 $ 302,660 $ 128,134 $ - $ - $ - $ - $ - $ -
EGLE Environmental Costs $ 20,000 $ 20,000 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
State Tax Reimbursement $ 8,938 $ 8,938 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 8,938
Local Tax Reimbursement $ 11,062 $ 11,062 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 11,062
Total EGLE Reimbursement Balance $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 20,000
MEDC Non-Environmental Costs $ 1,173,050 $ 1,173,050 $ 1,078,511 $ 961,585 $ 842,224 $ 720,381 $ 596,005 $ 469,045 $ 339,450 $ 207,168 $ 72,144 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
State Tax Reimbursement $ 524,239 $ 41,454 $ 51,442 $ 52,513 $ 53,605 $ 54,719 $ 55,856 $ 57,015 $ 58,198 $ 59,404 $ 32,241 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 516,446
Local Tax Reimbursement $ 648,811 $ 53,086 $ 65,484 $ 66,848 $ 68,238 $ 69,657 $ 71,104 $ 72,579 $ 74,085 $ 75,620 $ 39,903 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 656,604
Total MEDC Reimbursement Balance $ 1,078,511 $ 961,585 $ 842,224 $ 720,381 $ 596,005 $ 469,045 $ 339,450 $ 207,168 $ 72,144 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 1,173,050
Local-Only Costs $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 431,217 $ 352,433 $ 272,020 $ 107,871 $ - $ - $ - $ - $ - $ - $ -
Local Tax Reimbursement $ 468,500 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 37,283 $ 78,784 $ 80,413 $ 164,150 $ 107,871 $ - $ - $ - $ - $ 468,500
Total Local-Only Reimbursement Balance $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 431,217 $ 352,433 $ 272,020 $ 107,871 $ - $ - $ - $ - $ - $ - $ - $ - $ 468,500
Simple Interest Expense (5%) $ 533,328 $ - $ 77,351 $ 148,855 $ 214,391 $ 273,835 $ 327,060 $ 373,937 $ 414,335 $ 448,118 $ 475,151 $ 496,711 $ 514,333 $ 527,934 $ 533,328 $ 473,658 $ 302,660 $ 128,134 $ - $ - $ - $ -
Annual Interest Incurred $ 77,351 $ 71,504 $ 65,536 $ 59,444 $ 53,225 $ 46,877 $ 40,398 $ 33,783 $ 27,032 $ 21,561 $ 17,622 $ 13,601 $ 5,394 $ - $ - $ - $ - $ - $ - $ - $ - $ 533,328
MEDC $ 118,128 $ 53,926 $ 48,079 $ 42,111 $ 36,019 $ 29,800 $ 23,452 $ 16,973 $ 10,358 $ 3,607 $ - $ - $ - $ - $ 264,326
Local-Only $ 415,200 $ 23,425 $ 23,425 $ 23,425 $ 23,425 $ 23,425 $ 23,425 $ 23,425 $ 23,425 $ 23,425 $ 21,561 $ 17,622 $ 13,601 $ 5,394 $ 269,002
Local Tax Reimbursement $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 59,670 $ 170,998 $ 174,526 $ 128,134 $ - $ - $ - $ - $ 533,328
Total Interest Reimbursement Balance $ 77,351 $ 148,855 $ 214,391 $ 273,835 $ 327,060 $ 373,937 $ 414,335 $ 448,118 $ 475,151 $ 496,711 $ 514,333 $ 527,934 $ 533,328 $ 473,658 $ 302,660 $ 128,134 $ - $ - $ - $ - $ - $ 533,328
Total Annual Developer Reimbursement $ 114,539 $ 116,926 $ 119,360 $ 121,843 $ 124,376 $ 126,960 $ 129,595 $ 132,282 $ 135,024 $ 109,428 $ 78,784 $ 80,413 $ 164,150 $ 167,540 $ 170,998 $ 174,526 $ 128,134 $ - $ - $ - $ - $ 2,194,878
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits * $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 808,860
State Tax Capture $ 8,938 $ - $ - $ - $ - $ - $ - $ - $ - $ 8,938 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 8,938
Local Tax Capture $ 799,922 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 49,989 $ 181,793 $ 185,536 $ 189,355 $ 193,249 $ 799,922
Total LBRF Capture $ 808,860 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from state and local TIR.
10/6/2025
Page 32 of 192
Appendix 1
Page 33 of 192
Page Intentionally Left Blank
Resolutions Pending
Page 34 of 192
Appendix 2
Page 35 of 192
DEVELOPMENT AND REIMBURSEMENT AGREEMENT
This DEVELOPMENT AND REIMBURSEMENT AGREEMENT (the “Agreement”)
is made on _________, ______, by and among the CITY OF MUSKEGON
BROWNFIELD REDEVELOPMENT AUTHORITY, a Michigan public body corporate
whose address is 933 Terrace Street, Muskegon, Michigan 49443 (the “Authority”), the
CITY OF MUSKEGON, a public body corporate whose address is 933 Terrace Street,
Muskegon, Michigan 49443 (the “City”), and Lakeshore Hotel Partners, LLC, a Michigan
limited liability company whose address is 2325 Belmont Center Drive NE, Belmont,
Michigan 49306 (the “Developer”).
RECITALS
A. Pursuant to P.A. 381 of 1996, as amended (“Act 381”), the Authority
approved and recommended a Brownfield Plan which was duly approved by the City (the
“Plan”). The Plan was amended on December 10, 2024 (the “Amendment,” and,
together with the Plan, the “Brownfield Plan” – See Exhibit A) to identify the construction
of a five-story hotel with 126 hotel rooms. The Plan Amendment was amended on _____
to allow for the state tax capture of eligible non-environmental activities.
B. The Brownfield Plan and Amendment includes specific eligible activities
associated with the Developer’s plan to develop land located at 181 & 201 Viridian Drive
in Muskegon, Michigan (collectively, the “Developer Property”).
C. The Developer is in the process of acquiring the Developer Property, which
is included in the Brownfield Plan as an “eligible property” because it was determined to
be a “facility”, as defined by Part 201 of the Natural Resources and Environmental
Protection Act (“Part 201”), or adjacent and contiguous to an “eligible property.”
D. The Developer intends to conduct eligible activities on the Developer
Property including the construction of a five-story hotel with 126 hotel rooms, 146 parking
spaces, and two elevators. Amenities include two meeting rooms, an indoor pool, a gym,
and a restaurant and bar on the fifth floor along with an outdoor patio and dining (the
“Project”), including department specific environmental activities, site preparation, a
15% contingency, 5% simple interest and brownfield plan preparation/implementation, as
described in the Amendment to the Brownfield Plan, with an estimated cost of $2,194,878
(the “Developer Eligible Activities”). All of the Developer Eligible Activities are eligible
for reimbursement under Act 381. The total cost of the Eligible Activities, including
contingencies and interest, are $2,194,878 (the “Total Eligible Brownfield TIF Costs”).
E. Act 381 permits the Authority to capture and use local and certain school
property tax revenues generated from the incremental increase in property value of a
redeveloped brownfield site constituting an “eligible property” under Act 381 (the
“Brownfield TIF Revenue”) to pay or to reimburse the payment of Eligible Activities
conducted on the “eligible property.” The Brownfield TIF Revenue will be used to
Page 36 of 192
reimburse the Developer for the Developer Eligible Activities incurred and approved for
the Project.
F. In accordance with Act 381, the parties desire to establish the procedure for
using the available Brownfield TIF Revenue generated from the Property to reimburse the
Developer for completion of Eligible Activities on the Property in an amount not to exceed
the Total Eligible Brownfield TIF Costs.
NOW, THERFORE, the parties agree as follows:
1. Reimbursement Source.
(a) During the Term (as defined below) of this Agreement, and except as set
forth in paragraph 2 below, the Authority shall reimburse the Developer for the costs of
their Eligible Activities conducted on the Developer Property from the Brownfield TIF
Revenue collected from the real and taxable personal property taxes on the Developer
Property. The amount reimbursed to the Developer for their Eligible Activities shall not
exceed the Total Eligible Brownfield TIF Costs, and reimbursements shall be made on
approved costs submitted and approved in connection with the Developer Eligible
Activities, as follows:
(i) the Authority shall pay 100% of available Brownfield TIF Revenue (except
the TIF Management Administrative Fee outlined in Section 1 (a)(ii)), to Developer
to reimburse the cost of the Developer Eligible Activities submitted and approved
for reimbursement by the Authority until Developer is fully reimbursed; and
(ii) Notwithstanding any provision in this Agreement to the contrary, the
Authority’s annual TIF Management Administrative Fee, as described in the
Brownfield Plan Amendment, shall be paid to the Authority each year to the extent
that Brownfield TIF Revenue has been captured and collected during that year,
prior to the payment of any Request for Cost Reimbursement.
(b) The Authority shall capture Brownfield TIF Revenue from the Property and
reimburse the Developer for their Eligible Activities until the earlier of the Developer being
fully reimbursed or December 31, 2044. Unless otherwise prepaid by the Authority,
payments to the Developer shall be made on a semi-annual basis as incremental local
taxes are captured and available.
(c) Following reimbursement of all amounts due the Developer and all amounts
payable to the Authority as Administrative Costs from applicable Tax Increment
Revenues, additional tax increment revenues will be deposited into the local brownfield
revolving fund (LBRF) for five full years, which is 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.
2
Page 37 of 192
2. Developer Reimbursement Process.
(a) The Developer shall submit to the Authority, not more frequently than on a
quarterly basis, a “Request for Cost Reimbursement” for Developer Eligible Activities paid
for by the Developer during the prior period. All costs for the Developer Eligible Activities
must be consistent with the approved Brownfield Plan. The Developer must include
documentation sufficient for the Authority to determine whether the costs incurred were
for Developer Eligible Activities, including detailed invoices and proof of payment. Copies
of all invoices for Developer Eligible Activities must note what Developer Eligible Activities
they support.
(b) Unless the Authority disputes whether such costs are for Developer Eligible
Activities within thirty (30) days after receiving a Request for Cost Reimbursement from
the Developer, the Authority shall pay the Developer the amounts for which submissions
have been made pursuant to paragraph 2(a) of this Agreement in accordance with the
priority set forth in paragraph 1, from which the submission may be wholly or partially paid
from available Brownfield TIF Revenue from the Developer Property.
(i) The Developer shall cooperate with the Authority’s review of its
Request for Cost Reimbursement by providing supplemental information and
documentation which may be reasonably requested by the Authority.
(ii) If the Authority determines that requested costs are ineligible for
reimbursement, the Authority shall notify the Developer in writing of its reasons for
such ineligibility within the Authority’s thirty (30) day period of review. The
Developer shall then have thirty (30) days to provide supplemental information or
documents to the Authority demonstrating that the costs are for Developer Eligible
Activities and are eligible for reimbursement.
(c) If a partial payment is made to the Developer by the Authority because of
insufficient Brownfield TIF Revenue captured in the semi-annual period for which
reimbursement is sought, the Authority shall make additional payments toward the
remaining amount within thirty (30) days of its receipt of additional Brownfield TIF
Revenue from the Developer Property until all of the amounts for which submissions have
been made have been fully paid to the Developer, or by the end of the Term (as defined
below), whichever occurs first. The Authority is not required to reimburse the Developer
from any source other than Brownfield TIF Revenue.
(d) The Authority shall send all payments to the Developer by registered or
certified mail, addressed to the Developer at the address shown above, or by electronic
funds transfer directly to the Developer’s bank account. The Developer may change its
address by providing written notice sent by registered or certified mail to the Authority.
4. Term of Agreement.
3
Page 38 of 192
The Authority’s obligation to reimburse the Developer (and the Authority) for the
Total Eligible Brownfield TIF Costs incurred by each party under this Agreement shall
terminate the earlier of the date when all reimbursements to the Developer required under
this Agreement have been made or December 31, 2044 and the five additional years
(post developer reimbursement) of TIF capture for reimbursement into the LBRF have
been made or December 31, 2048 (the “Term”). If the Brownfield TIF Revenue ends
before all of the Total Eligible Brownfield TIF Costs have been fully reimbursed to the
Developer, the last reimbursement payment by the Authority shall be paid from the
summer and winter tax increment revenue collected during the final year of this
Agreement.
5. Adjustments.
If, due to an appeal of any tax assessment or reassessment of any portion of the
Developer Property, or for any other reason, the Authority is required to reimburse any
Brownfield TIF Revenue to any 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 to the Developer. If all amounts due to the Developer under this
Agreement have been fully paid or the Authority is no longer obligated to make any further
payments to the Developer, the Authority shall invoice the Developer for the amount of
such reimbursement and the Developer shall pay the Authority such invoiced amount
within thirty (30) days of the receipt of the invoice. Amounts withheld by or invoiced and
paid to the Authority by the Developer pursuant to this paragraph shall be reinstated as
Developer Eligible Activities, respectively, 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. In the event of a tax appeal, the term of the Plan made be extended
to cover the capture of eligible activities, but in all cases cannot extend beyond 30 years
from the initial date of capture.
6. Legislative Authorization.
This Agreement is governed by and subject to the restrictions set forth in Act 381.
If there is legislation enacted in the future that alters or affects the amount of Brownfield
TIF Revenue subject to capture, eligible property, or Eligible Activities, then the
Developer’s rights and the Authority’s obligations under this Agreement shall be modified
accordingly as required by law, or by agreement of the parties.
7. Notices.
All notices shall be given by registered or certified mail addressed to the parties at
their respective addresses as shown above. Any party may change the address by
written notice sent by registered or certified mail to the other party.
8. Assignment.
4
Page 39 of 192
This Agreement and the rights and obligations under this Agreement shall not be
assigned or otherwise transferred by any party without the consent of the other party,
which shall not be unreasonably withheld, provided, however, the Developer may assign
their interest in this Agreement to an affiliate without the prior written consent of the
Authority if such affiliate acknowledges its obligations to the Authority under this
Agreement upon assignment in writing on or prior to the effective date of such
assignment, provided, further, that the Developer may each make a collateral assignment
of their share of the Brownfield TIF Revenue for project financing purposes. As used in
this paragraph, “affiliate” means any corporation, company, partnership, limited liability
company, trust, sole proprietorship or other entity or individual 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 and inure
to the benefit of any successors or permitted assigns of the parties.
9. Entire Agreement.
This Agreement supersedes all agreements previously made between the parties
relating to the subject matter. There are no other understandings or agreements between
the parties.
10. Non-Waiver.
No delay or failure by either party to exercise any right under this Agreement, and
no partial or single exercise of that right, constitutes a waiver of that or any other right,
unless otherwise expressly provided herein.
11. Governing Law.
This Agreement shall be construed in accordance with and governed by the laws
of the State of Michigan.
12. Counterparts.
This Agreement may be executed in two or more counterparts, each of which shall
be deemed an original but all of which together shall constitute one and the same
instrument.
[Signature page follows]
5
Page 40 of 192
The parties have executed this Agreement on the date set forth above.
CITY OF MUSKEGON BROWNFIELD
REDEVELOPMENT AUTHORITY
_______________________________
By:
Its:
CITY OF MUSKEGON
_______________________________
By:
Its:
By:
Its:
Lakeshore Hotel Partners, LLC
_______________________________
By:
Its:
19886336-2
Signature Page to Development and Reimbursement Agreement
Page 41 of 192
EXHIBIT A
Copy of Brownfield Plan
7
Page 42 of 192
Appendix 3
Page 43 of 192
Page Intentionally Left Blank
Notices Pending
Page 44 of 192
Appendix 4
Page 45 of 192
Page Intentionally Left Blank
Notices Pending
Page 46 of 192
Appendix 5
Page 47 of 192
RYERSON CREEK
MUSKEGON LAKE
SITE
UNIT "N" BOUNDARY
GP-2 UNIT "P"
RWB-2 RWB-4
UNIT "I" GP-3
RWB-3
RWB-1
GP-3 GP-4 GP-1
UNIT "O"
GP-1
GP-2
B-2 B-5
B-3 B-4
B-1
B-6
UNIT "H"
UNIT "A"
Former Continental Motors Site
UNIT "B"
UNIT "K"
B-7
HAB-1 HAB-2 B-8 HAB-3
B-9
B-10
UNIT "J" UNIT "M"
Site Characterization Report
GVSU
SS-1
Muskegon, Michigan
GVSU
TMW-2
GVSU
SS-4
UNIT "D"
UNIT "L"
GVSU
TMW-1
GVSU
SS-2
GVSU
SS-3
UNIT "C" UNIT "E"
SITE
BOUNDARY
Habor 31 Hotel
Property
Boundary
UNIT "F"
UNIT "G"
REVISIONS
USER: RSECORD
TIME: 4:49:04 PM
DATE: 1/11/2021
LEGEND
LAYOUT: FIG09_DIRECT CONTACT -AS
Drawn By
Designer
Reviewer
Manager
Hard copy is intended to be
24"x36" when plotted. Scale(s)
indicated and graphic quality may
not be accurate for any other size.
PLOT INFO: Z:\2001\01060E\CAD\CD\Z01401060E.DWG
PROJECT NO.
01060E
SHEET NO.
ARSENIC
GENERIC RESIDENTIAL
DIRECT CONTACT CRITERION
EXCEEDANCES (mg/kg)
3
9
© C o p y r i g h t 2021
All Rights Reserved
Page 48 of 192
RYERSON CREEK
B-14
MUSKEGON LAKE N 350
EXCAVATION AREAS SITE
C-13
C-15
EF-14.4
UNIT "N"B 62,000
N 4,900 BOUNDARY SB-2
N 400 E 270,000
PH 2,600 ZONE II C-10 Hg 222
N 4,400 N 1,200
T 13,000
PH 2,000 PH 3,000
X 203,000
EF-12.8 46-1 46-5
C-16 124-TMB 430,000
GP-2
B 93 UNIT "P" VC 17 VC 38
B 4.9 C-15 135-TMB 80,000 46-8 46-7 46-2
GP-3 RWB-2 E 160 E-11
GP-1 UNIT "I" B 7.1 RWB-4
N 27,000
780
D-10 VC 23 VC 110 VC 39
2-MN 2,200 X N 6,200
GP-3 PH 6,000 N 2,000
2-MN 13,000
N 1,500 RWB-3 ZONE III 124-TMB 16,000 PH 3,300
PH 13,000 E-10
N 7,000 RWB-1 MW-102RS 135-TMB 5,300
PH 6,400 D-15 N 4,800
B 18 IPB 340 EF-12.5
N 3,900 PH 3,500
N 300 B 140
GP-3 GP-4 GP-1 PH 1,800 E-14D
E-24 B-5 GP-3 GP-4 D-14 E 89
290 N 810 E-15 B 56 E-13
N 27,000 IPB 130 B 450 E X 480 D-08 D-05
E-16 B 2,200 E 15 B 310 UNIT "O" E-07
PH 11,000 2-MN 6,300 E 860 X 1,100 CB 250
B 1.5 E 440 E-14 N 1,100 N 2,400 46-3
N 3,500 X 5,700 GP-1 124-TMB 920 E-16 124-TMB 460 N 2,000
GP-2
890 N X 3,600 B 2,700 VC 95
PH 5,900 124-TMB 1,900 135-TMB 6,900 135-TMB 280
B-2 B-5 3,600 PH 14,000 N 2,600 E 30,000 EF-12
B-3 B-4 135-TMB 1,600 UNIT "H" N IPB 650 470 D-03
B-1
4,700 PH 2,000 X 100,000 B
N
B-6 4,400 PH E-14 350 N 2,300
B-2 GP-1 GSB-9 N 22,000 E FG-6
B-1 B-3 PH 5,000 E 240 B 2.9 B 2,100 1,100 DE-2.5
B 140 EF-14.6 PH 3,800 X B 680 46-4
E 51 920 E 280 E-21 E-21 X 2,300 E 350 124-TMB 440 N 4,100 130
X B 1,000 E 4,100 DE-2.4 VC
X 360 X 1,900 B 6.7 B 47 X 2,400 DE-2.3
IPB UNIT "A"
210 124-TMB 1,100 E 620 MW-102D 135-TMB 160 X 5,310 PH 4,400
124-TMB 190 IPB 320 E 6.6 E 320 780 N 63 F-10 F-07 N 730 PH 1,800
124-TMB 490 E-22 135-TMB X 2,560 B 3.1 MW-102S N 470 124-TMB 13,000
Former Continental Motors Site
2-MN 8,500 135-TMB 180 TCE 200 N 12 X 2,100 N 5,200 B 1,800 E 34 N 810 F-04 PH 5,200 61-1
N 490 124-TMB 900 GSB-8 135-TMB 4,000
PH 13,000 124-TMB 1,200 UNIT "B" E-19 PH 3,400 E 1,300 Hg 150 F-9 N 370 TCE 13
2-MN 3,100 135-TMB 220 B 3.0 F-13 F-12 PH 17,000
PH 4,300 135-TMB 370 HAB-3 N 1,600 E-17 470 X 1,200 B 1,400 Hg 290
E-18 N PH 13 B 32 EF-11
2-MN 7,700 N 670 N 3,600 F-15 F-14 X 3,500
HAB-2 F-22 N 8,900 E 8,400 E 14 N 640
PH 9,600 PH 2,100 E 3.3 EF-13.5
HAB-1 2-MN 3,200 B-8 TCE 2.6 B-7 GP-2 PH 3,400 N 11,000
GSB-8 X 47,000 N 72,000 F-11
Hg 280 N 980 124-TMB 42 B 260 X 310 F-15 UNITN"K" PH 2,000 61-2
B-7 B 290 18,000 Hg 150 B 2.1
N 670 PHHAB-1 2,500 HAB-2 B-8 HAB-3 E 230 124-TMB 280 GSB-1 GSB-2 F-16 B 2,100 PH GSB-10 TCE 30
B-9 E 210 1,800 PH 8,800 F-05 G-03
X 2,500 135-TMB 180 N 340 N 360 E 32 E 2,400 B 730
B-10 X 1,600 F-13 S-02 N 820 N 1,000
B-9 IPB 74 N 120 Hg 350 X 14,000 E 330
B-8 UNIT "J" N 610 B 920 UNIT "M" PH 27,000 PH 31,000
B 73 N 1,300 X 1,400
B 370 E 240
E 110 124-TMB 640 GSB-7 N 1,000
E 350 GSB-3 160 X 210 GH-2.6
X 890 MW-114 E MW-111VS
X 4,100 135-TMB 180 N 310 FG-12.5 PH 1,800
X 400 N 100
Site Characterization Report
N 630 2-MN 110 IPB 130 B 9.2 B 210
13 N 3,100 PH 14 FG-13.5 GH-2.7
APPROXIMATE LIMITS OF 124-TMB 330 PH N 5,600 G-15 124-TMB 410
B 1,000 S-01 PH 8,500
SS-1 H-24 S-06 124-TMB 1,100 N 3,900 135-TMB 110
FREE PHASE LIQUID E 920 Hg 220 GH-2.8
135-TMB 150 B(a)AN 27 Hg 160 135-TMB 300 PH 16,000 E 250 H-06
124-TMB 1,100 610 PH 4,200
EXCAVATION N 630 PH 2-MN 3,700 X 807 N
GVSU 15 135-TMB 470
SS-1 PH 32,000
(DECEMBER 2002) X 1,200
Muskegon, Michigan
MW-113 GVSU Hg 220
IPB 5.4 GSB-6 N 1,000 H-09
TMW-2
GVSU ZONE I I-18
N 370 N 8.8 I-08 I-07
SS-4 SS-4 N 940 H-15 G-12 1.1
H-12 N 560 TCE
N 640 PH 4,000 B 68 B(a)AN 120 G-12
I-26 GH-13.3 Hg 460 PH 1,800
PH 3,600 UNIT "D" E 200 PH 230 N 690
N 5.7 H-14 B 330
UNIT "L" X 1,500 PH 6,700
Hg 8.7 124-TMB 270
GVSU
E 260 GH-12.25
TMW-1
MW-115 GH-13.8 H-14 Hg 150
GVSU N 12 APPROXIMATE LIMITS OF PH 2,800 Hg 310 X 750
SS-2
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EDB 1.5 FREE PHASE LIQUID J-18
I-24
N 1,700 PH 12,700 EXCAVATION N 6,400
I-24 MW-105VS PH 5,500
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SS-3B(a)AN 2,900
UNIT "E" J-14
UNIT "C" J-20 J-11 ST13 B-4
N 3,700
N 3,300 PH 2,200 Hg 180
PH 15,000
J-22
J-24
J-24
PH 12 PH 15,000 N 410
PH 4,800
SITE
BOUNDARY
K-18
N 1,700
K-24.25 K-21
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Habor 31 Hotel CF 120 PH 14,000
Property PCE 88
Boundary
UNIT "F"
L-24 UNIT "G"
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PH 3,600
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N 490 Hg 140
N 930
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SB-2
MN-16.5 N 350
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N-23
USER: RSECORD
E 840
PH 4,000
REVISIONS
TIME: 2:18:44 PM
DATE: 3/18/2021
LEGEND
LAYOUT: FIG08_VIAC EXCEEDANCES IN SOIL & GW
Drawn By
Designer
Reviewer
Manager
Hard copy is intended to be
24"x36" when plotted. Scale(s)
indicated and graphic quality may
not be accurate for any other size.
PLOT INFO: Z:\2001\01060E\CAD\CD\Z01401060E.DWG
PROJECT NO.
01060E
SHEET NO.
SOIL (µg/Kg) AND GROUNDWATER (µg/L)
ANALYTICAL RESULTS
48
EXCEEDING SITE-SPECIFIC RESIDENTIAL VIAC © C o p y r i g h t 2021
All Rights Reserved
Page 49 of 192
City of Muskegon
Brownfield Redevelopment Authority
County of Muskegon, State of Michigan
RESOLUTION APPROVING REVISED BROWNFIELD PLAN AMENDMENT
Lakeshore Hotel Partners, LLC (181 and 201 Viridian Drive)
(Harbor 31 Hotel)
1st Amendment
Minutes of a special meeting of the Board of the City of Muskegon Brownfield
Redevelopment Authority, County of Muskegon, State of Michigan, held on the 10th day of
November 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, a Brownfield Plan has been adopted pursuant to Act 381, Public Acts of
Michigan, 1996, as amended (“Act 381”), a copy of which is on file with the Secretary of the City of
Muskegon Brownfield Redevelopment Authority (the “Authority”); and
WHEREAS, the Authority is authorized to approve amendments to the Brownfield Plan and
recommends the Amendment to add eligible properties within Harbor 31 Hotel project for approval
to the City of Muskegon, County of Muskegon, State of Michigan (the “City”).
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
1. Approval of Brownfield Plan. The Board hereby adopts and approves the
Brownfield Plan Amendment (1st Amendment) for the Harbor 31 Hotel project and
recommends the approval of the Brownfield Plan Amendments by the Muskegon City
Page 50 of 192
Commission.
2. Public Hearing. The Board hereby requests city personnel to provide a notice of
Public Hearing on the proposed Brownfield Plan Amendments, and further requests that
such hearing notice be provided to all taxing jurisdictions. Notice of the time and place of
the hearing shall be given pursuant to Act 267, Public Acts of Michigan, 1976, as amended
(“Open Meetings Act”).
3. Deliver Resolution and Brownfield Plan to City. The Chair of the Authority is
directed to deliver a certified copy of this resolution and the Brownfield Plan Amendments to
the City Clerk.
4. Disclaimer. By adoption of this resolution and approval of the Brownfield Plan
Amendments, the Authority assumes no obligation or liability to the owner, developer or
lessor of the Eligible Property for any loss or damage that may result to such persons from
the adoption of this resolution and Brownfield Plan Amendments.
5. Work Plan Transmittal. The Chair of the Authority shall be authorized to transmit to
the Michigan Strategic Fund, the Michigan Economic Development Corporation and/or the
Michigan Department of Environmental Quality, on behalf of the Authority, a final Act 381
Work Plan that has been reviewed and approved by the Authority.
6. Repealer. All resolutions and parts of resolution in conflict with the provisions of this
resolution are hereby repealed or amended to the extent of such conflict.
AYES:
NAYS:
RESOLUTION DECLARED ADOPTED.
____________________________
Martha Bottomley, Chair
City of Muskegon Brownfield Redevelopment Authority
-2-
Page 51 of 192
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 special meeting held on November 10, 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.
_____________________________
Martha Bottomley, Chair
City of Muskegon Brownfield Redevelopment Authority
-3-
Page 52 of 192
Agenda Item Review Form
Muskegon Downtown Development
Authority/Brownfield Redevelopment Authority
Commission Meeting Date: November 10, 2025 Title: BRA AGENDA ITEM: Harbor 31 Development
and Reimbursement Agreement
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
Harbor 31 Hotel is seeking approval of their development and reimbursement agreement for their
hotel at 181 and 201 Viridian Dr.
Detailed Summary & Background:
The draft Development and Reimbursement Agreement between the Brownfield Redevelopment
Authority (BRA), the City of Muskegon, and the developer extends through 2047 or until all eligible
activities have been reimbursed through tax increment financing (TIF) capture, whichever occurs first.
Brownfield Plan Amendment #1 was presented to the BRA on November 10, 2025, to incorporate
state school tax capture for reimbursement of eligible non-environmental activities.
The Development and Reimbursement Agreement complements the Brownfield Plan Amendment by
defining the specific terms, conditions, and timeline for reimbursement.
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business - Progress toward new and ongoing
economic development projects
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
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 Development and Reimbursement Agreement as presented and to authorize
the Chair to sign.
Approvals: Name the Policy/Ordinance Followed:
Page 53 of 192
Immediate Division Act 381, Public Acts of Michigan, 1996, as
Head amended
Information
Technology
Other Division Heads
Communication
Legal Review
Page 54 of 192
DEVELOPMENT AND REIMBURSEMENT AGREEMENT
This DEVELOPMENT AND REIMBURSEMENT AGREEMENT (the “Agreement”)
is made on _________, ______, by and among the CITY OF MUSKEGON
BROWNFIELD REDEVELOPMENT AUTHORITY, a Michigan public body corporate
whose address is 933 Terrace Street, Muskegon, Michigan 49443 (the “Authority”), the
CITY OF MUSKEGON, a public body corporate whose address is 933 Terrace Street,
Muskegon, Michigan 49443 (the “City”), and Lakeshore Hotel Partners, LLC, a Michigan
limited liability company whose address is 2325 Belmont Center Drive NE, Belmont,
Michigan 49306 (the “Developer”).
RECITALS
A. Pursuant to P.A. 381 of 1996, as amended (“Act 381”), the Authority
approved and recommended a Brownfield Plan which was duly approved by the City (the
“Plan”). The Plan was amended on December 10, 2024 (the “Amendment,” and,
together with the Plan, the “Brownfield Plan” – See Exhibit A) to identify the construction
of a five-story hotel with 126 hotel rooms. The Plan Amendment was amended on _____
to allow for the state tax capture of eligible non-environmental activities.
B. The Brownfield Plan and Amendment includes specific eligible activities
associated with the Developer’s plan to develop land located at 181 & 201 Viridian Drive
in Muskegon, Michigan (collectively, the “Developer Property”).
C. The Developer is in the process of acquiring the Developer Property, which
is included in the Brownfield Plan as an “eligible property” because it was determined to
be a “facility”, as defined by Part 201 of the Natural Resources and Environmental
Protection Act (“Part 201”), or adjacent and contiguous to an “eligible property.”
D. The Developer intends to conduct eligible activities on the Developer
Property including the construction of a five-story hotel with 126 hotel rooms, 146 parking
spaces, and two elevators. Amenities include two meeting rooms, an indoor pool, a gym,
and a restaurant and bar on the fifth floor along with an outdoor patio and dining (the
“Project”), including department specific environmental activities, site preparation, a
15% contingency, 5% simple interest and brownfield plan preparation/implementation, as
described in the Amendment to the Brownfield Plan, with an estimated cost of $2,194,878
(the “Developer Eligible Activities”). All of the Developer Eligible Activities are eligible
for reimbursement under Act 381. The total cost of the Eligible Activities, including
contingencies and interest, are $2,194,878 (the “Total Eligible Brownfield TIF Costs”).
E. Act 381 permits the Authority to capture and use local and certain school
property tax revenues generated from the incremental increase in property value of a
redeveloped brownfield site constituting an “eligible property” under Act 381 (the
“Brownfield TIF Revenue”) to pay or to reimburse the payment of Eligible Activities
conducted on the “eligible property.” The Brownfield TIF Revenue will be used to
Page 55 of 192
reimburse the Developer for the Developer Eligible Activities incurred and approved for
the Project.
F. In accordance with Act 381, the parties desire to establish the procedure for
using the available Brownfield TIF Revenue generated from the Property to reimburse the
Developer for completion of Eligible Activities on the Property in an amount not to exceed
the Total Eligible Brownfield TIF Costs.
NOW, THERFORE, the parties agree as follows:
1. Reimbursement Source.
(a) During the Term (as defined below) of this Agreement, and except as set
forth in paragraph 2 below, the Authority shall reimburse the Developer for the costs of
their Eligible Activities conducted on the Developer Property from the Brownfield TIF
Revenue collected from the real and taxable personal property taxes on the Developer
Property. The amount reimbursed to the Developer for their Eligible Activities shall not
exceed the Total Eligible Brownfield TIF Costs, and reimbursements shall be made on
approved costs submitted and approved in connection with the Developer Eligible
Activities, as follows:
(i) the Authority shall pay 100% of available Brownfield TIF Revenue (except
the TIF Management Administrative Fee outlined in Section 1 (a)(ii)), to Developer
to reimburse the cost of the Developer Eligible Activities submitted and approved
for reimbursement by the Authority until Developer is fully reimbursed; and
(ii) Notwithstanding any provision in this Agreement to the contrary, the
Authority’s annual TIF Management Administrative Fee, as described in the
Brownfield Plan Amendment, shall be paid to the Authority each year to the extent
that Brownfield TIF Revenue has been captured and collected during that year,
prior to the payment of any Request for Cost Reimbursement.
(b) The Authority shall capture Brownfield TIF Revenue from the Property and
reimburse the Developer for their Eligible Activities until the earlier of the Developer being
fully reimbursed or December 31, 2044. Unless otherwise prepaid by the Authority,
payments to the Developer shall be made on a semi-annual basis as incremental local
taxes are captured and available.
(c) Following reimbursement of all amounts due the Developer and all amounts
payable to the Authority as Administrative Costs from applicable Tax Increment
Revenues, additional tax increment revenues will be deposited into the local brownfield
revolving fund (LBRF) for five full years, which is 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.
2
Page 56 of 192
2. Developer Reimbursement Process.
(a) The Developer shall submit to the Authority, not more frequently than on a
quarterly basis, a “Request for Cost Reimbursement” for Developer Eligible Activities paid
for by the Developer during the prior period. All costs for the Developer Eligible Activities
must be consistent with the approved Brownfield Plan. The Developer must include
documentation sufficient for the Authority to determine whether the costs incurred were
for Developer Eligible Activities, including detailed invoices and proof of payment. Copies
of all invoices for Developer Eligible Activities must note what Developer Eligible Activities
they support.
(b) Unless the Authority disputes whether such costs are for Developer Eligible
Activities within thirty (30) days after receiving a Request for Cost Reimbursement from
the Developer, the Authority shall pay the Developer the amounts for which submissions
have been made pursuant to paragraph 2(a) of this Agreement in accordance with the
priority set forth in paragraph 1, from which the submission may be wholly or partially paid
from available Brownfield TIF Revenue from the Developer Property.
(i) The Developer shall cooperate with the Authority’s review of its
Request for Cost Reimbursement by providing supplemental information and
documentation which may be reasonably requested by the Authority.
(ii) If the Authority determines that requested costs are ineligible for
reimbursement, the Authority shall notify the Developer in writing of its reasons for
such ineligibility within the Authority’s thirty (30) day period of review. The
Developer shall then have thirty (30) days to provide supplemental information or
documents to the Authority demonstrating that the costs are for Developer Eligible
Activities and are eligible for reimbursement.
(c) If a partial payment is made to the Developer by the Authority because of
insufficient Brownfield TIF Revenue captured in the semi-annual period for which
reimbursement is sought, the Authority shall make additional payments toward the
remaining amount within thirty (30) days of its receipt of additional Brownfield TIF
Revenue from the Developer Property until all of the amounts for which submissions have
been made have been fully paid to the Developer, or by the end of the Term (as defined
below), whichever occurs first. The Authority is not required to reimburse the Developer
from any source other than Brownfield TIF Revenue.
(d) The Authority shall send all payments to the Developer by registered or
certified mail, addressed to the Developer at the address shown above, or by electronic
funds transfer directly to the Developer’s bank account. The Developer may change its
address by providing written notice sent by registered or certified mail to the Authority.
4. Term of Agreement.
3
Page 57 of 192
The Authority’s obligation to reimburse the Developer (and the Authority) for the
Total Eligible Brownfield TIF Costs incurred by each party under this Agreement shall
terminate the earlier of the date when all reimbursements to the Developer required under
this Agreement have been made or December 31, 2044 and the five additional years
(post developer reimbursement) of TIF capture for reimbursement into the LBRF have
been made or December 31, 2048 (the “Term”). If the Brownfield TIF Revenue ends
before all of the Total Eligible Brownfield TIF Costs have been fully reimbursed to the
Developer, the last reimbursement payment by the Authority shall be paid from the
summer and winter tax increment revenue collected during the final year of this
Agreement.
5. Adjustments.
If, due to an appeal of any tax assessment or reassessment of any portion of the
Developer Property, or for any other reason, the Authority is required to reimburse any
Brownfield TIF Revenue to any 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 to the Developer. If all amounts due to the Developer under this
Agreement have been fully paid or the Authority is no longer obligated to make any further
payments to the Developer, the Authority shall invoice the Developer for the amount of
such reimbursement and the Developer shall pay the Authority such invoiced amount
within thirty (30) days of the receipt of the invoice. Amounts withheld by or invoiced and
paid to the Authority by the Developer pursuant to this paragraph shall be reinstated as
Developer Eligible Activities, respectively, 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. In the event of a tax appeal, the term of the Plan made be extended
to cover the capture of eligible activities, but in all cases cannot extend beyond 30 years
from the initial date of capture.
6. Legislative Authorization.
This Agreement is governed by and subject to the restrictions set forth in Act 381.
If there is legislation enacted in the future that alters or affects the amount of Brownfield
TIF Revenue subject to capture, eligible property, or Eligible Activities, then the
Developer’s rights and the Authority’s obligations under this Agreement shall be modified
accordingly as required by law, or by agreement of the parties.
7. Notices.
All notices shall be given by registered or certified mail addressed to the parties at
their respective addresses as shown above. Any party may change the address by
written notice sent by registered or certified mail to the other party.
8. Assignment.
4
Page 58 of 192
This Agreement and the rights and obligations under this Agreement shall not be
assigned or otherwise transferred by any party without the consent of the other party,
which shall not be unreasonably withheld, provided, however, the Developer may assign
their interest in this Agreement to an affiliate without the prior written consent of the
Authority if such affiliate acknowledges its obligations to the Authority under this
Agreement upon assignment in writing on or prior to the effective date of such
assignment, provided, further, that the Developer may each make a collateral assignment
of their share of the Brownfield TIF Revenue for project financing purposes. As used in
this paragraph, “affiliate” means any corporation, company, partnership, limited liability
company, trust, sole proprietorship or other entity or individual 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 and inure
to the benefit of any successors or permitted assigns of the parties.
9. Entire Agreement.
This Agreement supersedes all agreements previously made between the parties
relating to the subject matter. There are no other understandings or agreements between
the parties.
10. Non-Waiver.
No delay or failure by either party to exercise any right under this Agreement, and
no partial or single exercise of that right, constitutes a waiver of that or any other right,
unless otherwise expressly provided herein.
11. Governing Law.
This Agreement shall be construed in accordance with and governed by the laws
of the State of Michigan.
12. Counterparts.
This Agreement may be executed in two or more counterparts, each of which shall
be deemed an original but all of which together shall constitute one and the same
instrument.
[Signature page follows]
5
Page 59 of 192
The parties have executed this Agreement on the date set forth above.
CITY OF MUSKEGON BROWNFIELD
REDEVELOPMENT AUTHORITY
_______________________________
By:
Its:
CITY OF MUSKEGON
_______________________________
By:
Its:
By:
Its:
Lakeshore Hotel Partners, LLC
_______________________________
By:
Its:
19886336-2
Signature Page to Development and Reimbursement Agreement
Page 60 of 192
EXHIBIT A
Copy of Brownfield Plan
7
Page 61 of 192
Act 381 Work Plan to Conduct MSF Non-Environmental
Activities for
Harbor 31 Hotel
181 and 201 Viridian Drive
Muskegon, Michigan 49440
Prepared For:
City of Muskegon Brownfield Redevelopment Authority
Muskegon, Michigan
October 6, 2025
Project No. 240340
Page 62 of 192
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
1.2.1 Property Eligibility – Location/Legal Description .................................................................1
1.2.2 Current Ownership ..............................................................................................................2
1.2.3 Proposed Future Ownership ................................................................................................2
1.2.4 Delinquent Taxes, Interest, and Penalties............................................................................2
1.2.5 Existing and Proposed Future Zoning ..................................................................................2
1.3 Historical Use and Previous Ownership of Each Eligible Property ....................................................2
1.3.1 Historical Use .......................................................................................................................2
1.4 Current Use of Each Eligible Property ...............................................................................................3
1.5 Site Conditions and Known Environmental Contamination Summary ..............................................3
1.6 Functionally Obsolete, Blighted, and/or Historic Conditions ............................................................3
1.7 Information Required by Section 15(12) of the Statute....................................................................3
1.7.1 How are the individual activities included in the work plan sufficient to complete the
eligible activity? ...................................................................................................................3
1.7.2 How is each individual activity included in the work plan required to complete the eligible
activity?................................................................................................................................3
1.7.3 How were the costs for each individual activity determined to be reasonable? .................3
1.7.4 What is the overall benefit to the public? ...........................................................................3
1.7.5 What is the extent of reuse of vacant buildings and redevelopment of blighted property?
.............................................................................................................................................4
1.7.6 How many jobs will be created by the project and the type of jobs; (a) fulltime,
(b) part-time, (c) managerial, or (d) professional?...............................................................4
1.7.7 Is the eligible property in an area of high unemployment? .................................................4
1.7.8 What is the level and extent of contamination alleviated by or in connection with the
eligible activities?.................................................................................................................4
1.7.9 What is the level of private sector contribution? ................................................................4
1.7.10 If the developer or projected occupant of the new development is moving from another
location in this state, will the move create a brownfield? ...................................................4
1.7.11 Is the project financially and economically sound? Describe and demonstrate with a
project proforma, financial statements, or other acceptable documentation. ...................4
1.7.12 Identify the amount of all other anticipated state or local incentives that directly or
indirectly benefit this project...............................................................................................4
1.7.13 Any other criteria that MEDC may consider? ......................................................................4
2.0 Scope of Work and Costs ...............................................................................................................................5
2.1 EGLE Eligible Activities ......................................................................................................................5
2.2 MSF Eligible Activities .......................................................................................................................5
2.2.1 Site Demolition ....................................................................................................................5
2.2.2 Site Preparation ...................................................................................................................5
2.2.3 Contingency .........................................................................................................................5
2.2.4 Brownfield Plan and/or Work Plan Preparation...................................................................5
2.3 Local Only Eligible Activities ..............................................................................................................5
2.3.1 Department Specific Activities .............................................................................................5
2.3.2 Contingency (15%) ...............................................................................................................6
2.3.3 Interest ................................................................................................................................6
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Table of Contents Fishbeck | Page ii
2.3.4 Brownfield Plan and/or Work Plan Preparation...................................................................6
2.3.5 Brownfield Plan and/or Work Plan Implementation ............................................................6
2.4 Eligible Activities Costs and Schedule ...............................................................................................6
List of Figures
Figure 1 – Property Location Map
Figure 2 – Eligible Property Map(s)
Figure 3 – Color Site Photographs
Figure 4 – Redevelopment Site Plan
Figure 5 – Redevelopment Renderings
List of Tables
Table 1 – TIF Table (Summary of Eligible Costs)
Table 2 – TIF Table (Total Captured Incremental Taxes Schedule)
Table 3 – TIF Table (Estimated Reimbursement Schedule)
List of Attachments
Attachment A – Brownfield Plan, Resolution(s)
Attachment B – Development and Reimbursement Agreement
Attachment C – Eligibility Documentation
List of Abbreviations/Acronyms
BEA Baseline Environmental Assessment
Developer Lakeshore Hotel Partners, LLC
EGLE Michigan Department of Environment, Great Lakes, and Energy
ESA Environmental Site Assessment
FTE full-time equivalent
MEDC Michigan Economic Development Corporation
MSF Michigan Strategic Fund
NREPA Natural Resources and Environmental Protect Act
PA Public Act
PNA polynuclear aromatic hydrocarbon
Property 181 & 201 Viridian Drive, Muskegon, Michigan 49440
PUD Planned Unit Development
QLGU Qualified Local Governmental Unit
TIF tax increment financing
UST underground storage tank
VMS vapor mitigation system
VOC volatile organic compound
Work Plan Act 381 Work Plan
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Page 64 of 192
October 6, 2025 Fishbeck | Page 1
1.0 Introduction
Lakeshore Hotel Partners, LLC (“Developer”) intends to redevelop two currently vacant parcels within the City of
Muskegon located at addresses 181 and 201 Viridian Drive, Muskegon, Michigan 49440 (the “Property”).
The City of Muskegon approved a Brownfield Plan Amendment for the project on December 10, 2024 and a First
Amendment to the Brownfield Plan Amendment and Development and Reimbursement Agreement on
_________. Refer to Tables 1, 2, and 3 for the Summary of Eligible Activities, the TIF Capture, and TIF
Reimbursement Schedules, respectively, from the Brownfield Plan Amendment #1. Copies of Amendment #1 of
the Brownfield Plan Amendment, including supporting Resolution are included as Attachment A, and a copy of the
Development and Reimbursement Agreement is included as Attachment B.
1.1 Proposed Redevelopment and Future Use for Each Eligible Property
The purpose of this Act 381 Work Plan (the “Work Plan”) is to provide for reimbursement of eligible activity
expenses incurred and to be incurred by the Developer on the Property and improvements that will directly
benefit the Property. The Developer is proposing to redevelop the Harbor 31 Element Hotel.
The proposed redevelopment activities for “Element Muskegon” include the construction of a five-story hotel
with 126 hotel rooms, 146 parking spaces, and two elevators. Amenities include two meeting rooms, an indoor
pool, a gym, and a restaurant and bar on the fifth floor along with an outdoor patio and dining. The total amount
of project investment is estimated to be $28,800,000 with 30–35 full-time equivalent jobs created as a result of
this development. Construction is expected to start in winter 2026 and be completed by fall 2027. The proposed
site plan is included in Figure 4.
This project serves a public purpose in the City of Muskegon, a Qualified Local Governmental Unit (QLGU),
expanding the tax base, investing significant capital into the community, and creating new jobs. Within walking
distance from both Muskegon Lake and Downtown Muskegon’s Social District, the Element Muskegon will be a
key part of the 31-acre lakefront Harbor 31 master-planned community, which includes homes, townhomes,
apartments, senior living, office space, and a marina for residents and visitors. There is no existing hotel or hotel
in development on this level of service within the region, so it will draw both community members and national
visitors looking to visit this region and Lake Michigan.
1.2 Eligible Property Information
1.2.1 Property Eligibility – Location/Legal Description
The Property has been historically utilized for industrial purposes dating back to the 1800s. Based on historical
environmental investigations conducted over the past 25 years, these past industrial uses have resulted in
widespread contamination across the Property.
The Developer is not a liable party and is in the process of completing a Phase I Environmental Site Assessment
(ESA) and a Baseline Environmental Assessment (BEA) in accordance with Part 201 of the Natural Resources and
Environmental Protect Act, 1995 Public Act (PA) 451, as amended (NREPA), which will be completed when they
acquire the property.
Given the known soil contamination, the Property is a “facility” pursuant to Part 201 of NREPA. As such, it is
considered an “eligible property” as defined by the Michigan Redevelopment Financing Act, Act 381 of 1996.
Historic environmental data tables and associated sample location maps are provided in Attachment C.
The parcels associated with redevelopment are described below.
Parcel ID: 61-24-607-000-0007-00
Address: 181 Viridian Drive, Muskegon, Michigan 49440
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October 6, 2025 Fishbeck | Page 2
Size: Approximately 0.99 acres
Legal Description: CITY OF MUSKEGON MUSKEGON LAKESHORE SMARTZONE UNIT G FIFTH AMEND TO MASTER
DEED L/P 4292/128 SUBJ TO ELECTRIC ESMT REC L/P 3591/578 SBJT TO ELECTRIC EASEMENT RECORD'D L/P
3630/646
Parcel ID: 61-24-607-000-0006-00
Address: 201 Viridian Drive, Muskegon, Michigan 49440
Size: Approximately 2.0 acres
Legal Description: CITY OF MUSKEGON MUSKEGON LAKESHORE SMARTZONE UNIT F FIFTH AMEND TO MASTER
DEED L/P 4292/128 SUBJ TO ELECTRIC ESMT REC L/P 3591/578 SBJT TO ELECTRIC EASEMENT RECORD'D L/P
3630/646
A Property Location Map is attached to this Work Plan as Figure 1, and an Eligible Property Map is attached as
Figure 2.
1.2.2 Current Ownership
The parcels involved with the project are currently owned by Muskegon Lakefront, LLC. The contact for Muskegon
Lakefront, LLC is Dan Hendrickson at 415 Leonard Street NW, Suite 201, Grand Rapids, Michigan 49504.
Address Parcel ID Owner
181 Viridian Drive 61-24-607-000-0007-00 Muskegon Lakefront, LLC
201 Viridian Drive 61-24-607-000-0006-00 Muskegon Lakefront, LLC
1.2.3 Proposed Future Ownership
The parcels involved with the project will be owned by Lakeshore Hotel Partners, LLC, the Developer for the
project. The contact for Lakeshore Hotel Partners, LLC is Mike Houseman, 4045 Barden Drive SE, Grand Rapids,
Michigan 49512.
Address Parcel ID Owner
181 Viridian Drive 61-24-607-000-0007-00 Lakeshore Hotel Partners, LLC
201 Viridian Drive 61-24-607-000-0006-00 Lakeshore Hotel Partners, LLC
1.2.4 Delinquent Taxes, Interest, and Penalties
There are no delinquent taxes, interest, or penalties associated with these properties.
1.2.5 Existing and Proposed Future Zoning
The existing zoning is planned unit development (PUD) for the Project. The Development is consistent with this
zoning; therefore, the future zoning will continue to be PUD.
1.3 Historical Use and Previous Ownership of Each Eligible Property
1.3.1 Historical Use
The property has been used for industrial purposes since 1867, starting with the Ryerson and Hill Lumber Mill. In
1909, the Marine Motor Manufacturing Company (later known as Continental Motors Corp.) began its operations
in heavy manufacturing. In 1920, Continental Motors Corp. purchased the property and expanded operations
with offices and factories. In 1969, Teledyne Industries acquired Continental Motors Corp. The factories and
offices associated with Teledyne Industries were demolished in 1992. The property has been vacant since the
1990s.
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1.4 Current Use of Each Eligible Property
The Property is currently vacant with no buildings or structures. Additionally, there are no current tenants or
occupants.
1.5 Site Conditions and Known Environmental Contamination Summary
The subject property consists of two legal parcels totaling approximately 2.99 acres. The subject property was
historically used for industrial purposes dating back to the 1800s. Based on historical environmental investigations
conducted over the past 25 years, these past industrial uses have resulted in widespread contamination across
the Subject Property. Known contaminants in the soil with concentrations exceeding EGLE Part 201 Generic
Residential Cleanup Criteria include benzo(a)pyrene, fluoranthene, naphthalene, phenanthrene, arsenic,
cadmium, chromium (total), copper, lead, selenium, zinc, and nickel.
1.6 Functionally Obsolete, Blighted, and/or Historic Conditions
The Property is not considered functionally obsolete, blighted, or a historic resource.
1.7 Information Required by Section 15(12) of the Statute
1.7.1 How are the individual activities included in the work plan sufficient to complete the
eligible activity?
Work Plan activities include site assessment, site demolition, and site preparation to prepare the Property for its
new use. The itemized costs are included in Section 2.3 below and were determined with assistance by
contractors and consultants familiar with the site characteristics. As such, the costs included in this Work Plan are
sufficient to complete the proposed eligible activities.
1.7.2 How is each individual activity included in the work plan required to complete the eligible
activity?
The Property is currently vacant, and numerous activities will be needed to allow the development to occur.
Environmental activities will be needed to safetly redevelop and occupy the Subject Property and in addition, site
preparation costs will be needed to support the redevelopment. The itemized costs for the eligible activities are
included in Section 2.3 below. The cost estimates were developed with the assistance of contractors and
consultants familiar with the site characteristics. As such, the individual costs detailed below are required in order
to complete the proposed eligible activities.
1.7.3 How were the costs for each individual activity determined to be reasonable?
Eligible activity costs are based on cost estimates developed by the project consulting and construction team. As
such, they were determined to be reasonable based on current market prices.
1.7.4 What is the overall benefit to the public?
Through the redevelopment of the currently vacant and contaminated property, the public will benefit from the
following:
• New property taxes
• Capital investment in the city
• Year-round job creation
• Increased economic activity in the city and downtown
• Addition of needed hospitality capacity and opportunities in the city
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1.7.5 What is the extent of reuse of vacant buildings and redevelopment of blighted property?
Not applicable as there are no structures present on the Property.
1.7.6 How many jobs will be created by the project and the type of jobs; (a) fulltime,
(b) part-time, (c) managerial, or (d) professional?
This development is anticipated to create 30-35 new Full-Time Equivalent (FTE) jobs.
1.7.7 Is the eligible property in an area of high unemployment?
The most recently reported unemployment rate for Muskegon-Norton Shores, MI is 7.0% for July 2025, compared
to the State of Michigan at 5.3% at that same time, according to the U.S. Bureau of Labor Statistics.
1.7.8 What is the level and extent of contamination alleviated by or in connection with the
eligible activities?
A variety of metals, polynuclear aromatic hydrocarbons (PNAs), and volatile organic compounds (VOCs) have been
detected in soil and groundwater at concentrations exceeding EGLE Part 201 Generic Non-residential Cleanup
Criteria on the Property. Soils that are removed as a part of site preparation activities will be sent to a certified
Type 2 Landfill for disposal. Large portions of the Property will also be paved over, creating a barrier between
users of the Property and contaminated soils. Additionally, the new hotel building will be equipped with a vapor
mitigation system (VMS) to prevent unacceptable exposure to the vapor intrusion exposure pathway.
1.7.9 What is the level of private sector contribution?
The project is expected to represent approximately $28,800,000 of private investment.
1.7.10 If the developer or projected occupant of the new development is moving from another
location in this state, will the move create a brownfield?
The Developer will not be moving their operations from another location.
1.7.11 Is the project financially and economically sound? Describe and demonstrate with a
project proforma, financial statements, or other acceptable documentation.
Yes, with the requested assistance the project is financially sound. A financial pro-forma has been provided to the
MEDC for the project.
1.7.12 Identify the amount of all other anticipated state or local incentives that directly or
indirectly benefit this project.
In addtion to the state/local TIF to reimburse eligible activity costs, the developer has requested a Tax Abatement
through PA 255, the Commercial Redevelopment Act, for a 12-year time period. The anticipated benefit of the PA
255 Abatement is $1,817,429. The City is supportive of the PA 255 tax abatement in addition to the Brownfield
TIF.
1.7.13 Any other criteria that MEDC may consider?
The project will provide significant investment in the city, revitalize a Property that is vacant, and create hotel to
help the tourism industry in the City and continue to bringnew sources of revenue into the Muskegon community.
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2.0 Scope of Work and Costs
2.1 EGLE Eligible Activities
Eligible costs for reimbursement include Pre-Approved Activities, permitted to occur prior to Plan Amendment
adoption. Preparation of Phase I and II ESA(s), BEA, and Documentation of Due Care Compliance (DDCC) are
necessary to protect the new Property owner/Developer from liability for environmental contamination.
Additional due care assessment and/or planning activities are anticipated including, but not limited to, the
preparation of a soil management plan and health and safety plan. The total cost is anticipated to be $20,000.
Pre-approved activities are statutorily eligible for reimbursement with both school and non-school tax increment
revenues.
2.2 MSF Eligible Activities
2.2.1 Site Demolition
Site demolition activities include the removal of curb cuts and sidewalks as part of the redevelopment. The
anticipated costs are $10,000.
2.2.2 Site Preparation
Numerous site preparation activities are necessary for the future building plans and elevations associated with
the redevelopment. Additionally, due to the size of the buildings, significant geotechnical will be needed to
ensure the building is safely constructed.
Site preparation activities will include Clearing and Grubbing ($5,000), Cut & Fill Operations ($5,000), Dewatering
($30,000), Excavation of unstable Material ($60,000), Fill ($71,000), Foundation Work to Address Special Soil
Concerns (Helical Piers) ($620,000), Staking ($30,000), Temporary Construction Access/Road ($6,000), Temporary
Erosion Control ($8,000), Temporary Site Control ($12,000), and Soft Costs (architectural, engineering)
($150,000).
Total costs for Site Preparation is anticipated to be $997,000.
2.2.3 Contingency
Contingencies are an eligible activity as permitted by Act 381. A 15% contingency on future costs is included to
cover unexpected cost overruns encountered during construction. The 15% contingency on MSF Eligible Activities
is anticipated to total $151,050.
2.2.4 Brownfield Plan and/or Work Plan Preparation
Preparation of the Brownfield Plan and Work Plan is anticipated to cost $25,000, split between MSF ($15,000) and
local only.
2.3 Local Only Eligible Activities
2.3.1 Department Specific Activities
Due care activities will include additional investigative sampling and implementation of vapor concerns. Due care
costs will include environmental consultant oversight and management. If needed, engineering barriers, including
site concrete and paving, are anticipated to cost $160,000, a vapor mitigation system is anticipated to cost
$160,000, and contaminated soil removal and disposal is anticipated to cost $50,000, totaling $370,000.
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2.3.2 Contingency (15%)
Contingencies are an eligible activity as permitted by Act 381, and in an amount not to exceed the total Developer
eligible activities. Contingency (15%) on Local-Only Eligible Activities is anticipated to total $55,500.
2.3.3 Interest
A 5% simple interest calculation is anticipated on the total costs annually. The total cost is anticipated to be
incurred on Local Only and MSF eligible activities is $533,328.
2.3.4 Brownfield Plan and/or Work Plan Preparation
Preparation of the Brownfield Plan and Work Plan is anticipated to cost $25,000, split between MSF ($15,000) and
local only ($10,000).
2.3.5 Brownfield Plan and/or Work Plan Implementation
Total costs for the Brownfield Plan and Work Plan Implementation will be incurred by the Developer is anticipated
to be $10,000.
2.4 Eligible Activities Costs and Schedule
EGLE Eligible Activities Costs and Schedule
Completion
EGLE Eligible Activities Cost Season/Year
Site Assessment and Baseline Environmental Assessment Activities $ 20,000 Winter 2025
Phase I ESA, Phase II ESA, BEA, DDCC $ 20,000
EGLE Eligible Activities Subtotal $ 20,000
Contingency (0%) $0
EGLE Eligible Activities Total Costs $ 20,000
MEDC Eligible Activities Costs and Schedule
Completion
MEDC Eligible Activities Cost Season/Year
Site Preparation $ 997,000
Clearing and Grubbing $ 5,000 Spring 2026
Cut & Fill Operations $ 5,000 Spring 2026
Dewatering $ 30,000 Spring 2026
Excavation of Unstable Material $ 60,000 Spring 2026
Fill $ 71,000 Spring 2026
Foundation Work to Address Special Soil Concerns (Helical Piers) $ 620,000 Spring 2026
Staking $ 30,000 Spring 2026
Temporary Construction Access/Roads $ 6,000 Spring 2026
Temporary Erosion Control $ 8,000 Spring 2026
Temporary Site Control $ 12,000 Spring 2026
Soft Costs (architectural, engineering) $ 150,000 Spring 2026
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Demolition $ 10,000
Site Demolition $ 10,000 Spring 2026
MEDC Eligible Activities Subtotal $ 1,007,000
Contingency (15%) $ 151,050
Brownfield Plan/Work Plan Preparation $ 15,000
MEDC Eligible Activities Total Costs $ 1,173,050
Local Only Eligible Activities Costs and Schedule
Completion
Local Only Eligible Activities Cost Season/Year
Due Care Activities $ 370,000 Spring/Summer 2026
Engineered Barriers $ 160,000
Vapor Intrusion Mitigation System $ 160,000
Contaminated Soil Removal and Disposal $ 50,000
Local Only Eligible Activities Subtotal $ 370,000
Contingency (15%) $ 55,500
Interest Expense (5%) $ 533,328
Brownfield Plan/Work Plan Preparation $ 10,000
Brownfield Plan/Work Plan Implementation $ 10,000
Local Only Eligible Activities Total Costs $ 978,828
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Figures
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Horton
Witham Drive
M 120
W
VICINITY MAP
hit
eh
MICHIGAN
all
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Laketon
e
Cemetery enu
Av
ke
La
CITY OF
MUSKEGON
MUSKEGON COUNTY
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Veterans
Memorial Park
Bear Lake
Beach Park M 120
Hard copy is
Bear Lake North Muskegon intended to be
8.5"x11" when
plotted. Scale(s)
Verplanks / indicated and
graphic quality may
Former Cobb not be accurate for
any other size.
plant site M 120
North Verplanks
Muskegon
Waterfront
Sports Park
ive
Dr
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im
ay
dd
Ru
r kw
201 & 181 Viridian Drive
Pa
es
Jon
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Marquette Avenue
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Muskegon, Michigan
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SITE
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Green Acres
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US 31 Business Park
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line
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PLOT INFO: Z:\2024\240340\CAD\GIS\ProProj\Brownfield Plan.aprx Layout: FIG01_Location Map Date: 6/11/2024 11:32 AM User: ebuyce
tre
tre
et
et
Muskegon M 46
Hartshorn Marina
Division Street
Oakwood
West Southern Avenue
Cemetery
West Laketon Avenue
West Laketon Avenue
East Laketon Avenue
Catholic PROJECT NO.
Central High
240340
LOCATION MAP
School
FIGURE NO.
NORTH FEET
1
Sanford Street
cGraft Park 0 1,000 2,000
Peck Street
DATA SOURCES: ESRI STREET MAP.
©Copyright 2024 All Rights Reserved US 31 Business
Page 73 of 192
LEGEND
Approximate Property Boundary
Hard copy is
Muskegon intended to be
8.5"x11" when
Innovation Hub plotted. Scale(s)
at Grand Valley indicated and
graphic quality may
State not be accurate for
any other size.
University
Vi
rid
i an
r
201 & 181 Viridian Drivei d i a n D
Dr
r
Vi
Muskegon, Michigan
61-24-607-000-0006-00
Brownfield Plan
V ir
i d i a n Dr
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PLOT INFO: Z:\2024\240340\CAD\GIS\ProProj\Brownfield Plan.aprx Layout: FIG02_Site Map Date: 6/11/2024 11:32 AM User: ebuyce
dO
an
Te rra c e P o i n t R d
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C
r
in eD
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Dr
i ne
o rel
Sh
31
Te
rra
ce
Pl
az
aC
t
31
PROJECT NO.
240340
SITE MAP 31
FIGURE NO.
2
FEET
NORTH 0 75 150
46
DATA SOURCES: ESRI HYRBID REFERENCE LAYER & MiSAIL IMAGERY.
©Copyright 2024 All Rights Reserved Terrace Plaza
Page 74 of 192
COPYRIGHT 2023-ALL RIGHTS RESERVED. THIS DRAWING REMAINS THE PROPERTY OF HENRICKSON ARCHITECTURE AND PLANNING AND IS FOR USE ONLY AS AUTHORIZED BY HENRICKSON ARCHITECTURE AND PLANNING
OFFICE OFFICE GUEST
LUGGAGE/
I.T. / DATA VESTIBULE
STORAGE
MEETING
ROOM
720 SF.
MECHANICAL
RESTORE
512 sf. CHECK-IN
ADMIN. LOUNGE
COMMON
COMMON
NOMMOC
KING
KING
GNIK
ELECTRICAL
EMR
HARBOR 31 - ELEMENT HOTEL
ONE BEDROOM
ADA LAYOUT
ELEVATOR
LOBBY FIREPLACE RISE DINING
WOMENS MENS
HOUSEKEEPING/
IDF4
LAUNDRY ICE
ELEV A ELEV B
STAIR C
ENO
MOORDEB
HOUSE
SERVICE FOOD PREP
KEEPING
ELEV STORAGE STORAGE
LOBBY
LINEN
STORAGE STAIR B
130sf.
RR JAN.
QUEEN/QUEEN
STUDIO
EMPLOYEE
BREAKROOM ONE
BEDROOM+ +
MOTION
OIDUTS
NEEUQ/NEEUQ
GUEST
LAUNDRY
VESTIBULE CORRIDOR
MUSKEGON, MICHIGAN
STAIR A
KING
COMMON
INDOOR
VIRIDIAN DRIVE
POOL
KING BEDROOM
COMMON ONE
ONE
BEDROOM+
BEDROOM
ONE
ELEMENT by WESTIN
REVIEW 12.11.23
DRAWN BY: DLJ
CHECKED: DSH
SITE PLAN
1" = 20'-0"
PROJECT No. 230402
10/26/2023 11:26 AM
FILE NAME: BP1.DWG
000
Page 75 of 192
Room Type Summary
Standard
Studio King Studio Queen/Queen One Bedroom One Bedroom ADA Common King Conference Suite Total Rooms
King
First Floor 0 0 2 5 1 5 0 13
Second floor 6 1 6 9 1 6 1 30
Third Floor 7 1 6 10 1 6 1 32
Fourth Floor 7 1 6 10 1 6 1 32
PARKING SUMMARY Fifth Floor 4 0 6 4 1 4 0 19
LODGING (1 PER ROOM) 129 SPACES Total 24 3 26 38 5 30 3 126
1ST FLOOR OFFICE/RETAIL (1,176 SF.) (1 PER 500SF.) 3 SPACES
Extended Stay 75 58%
5TH FLOOR OFFICE/RETAIL (6,938 SF.) (1 PER 500SF.) 13 SPACES
146 SPACES Standard 54 42%
OFFICE OFFICE GUEST
LUGGAGE/
I.T. / DATA VESTIBULE
STORAGE
MEETING
ROOM
720 SF.
COPYRIGHT 2023-ALL RIGHTS RESERVED. THIS DRAWING REMAINS THE PROPERTY OF HENRICKSON ARCHITECTURE AND PLANNING AND IS FOR USE ONLY AS AUTHORIZED BY HENRICKSON ARCHITECTURE AND PLANNING
MECHANICAL
RESTORE
512 sf. CHECK-IN
ADMIN. LOUNGE
COMMON
COMMON
NOMMOC
KING
KING
GNIK
ELECTRICAL
EMR
HARBOR 31 - ELEMENT HOTEL
ONE BEDROOM
ADA LAYOUT
ELEVATOR
LOBBY FIREPLACE RISE DINING
WOMENS MENS
HOUSEKEEPING/
IDF4
LAUNDRY ICE
ELEV A ELEV B
STAIR C
ENO
MOORDEB
HOUSE
SERVICE FOOD PREP
KEEPING
ELEV STORAGE STORAGE
LOBBY
LINEN
STORAGE STAIR B
130sf.
RR JAN.
MUSKEGON, MICHIGAN
QUEEN/QUEEN
STUDIO
EMPLOYEE
BREAKROOM
VIRIDIAN DRIVE
ONE
BEDROOM+ +
MOTION
OIDUTS
NEEUQ/NEEUQ
GUEST
LAUNDRY
VESTIBULE CORRIDOR
ELEMENT by WESTIN
STAIR A
KING
COMMON
INDOOR
POOL
REVIEW 12.11.23
KING BEDROOM
COMMON ONE
ONE
BEDROOM+
BEDROOM
ONE
DRAWN BY: DLJ
CHECKED: DSH
FIRST FLOOR
3/32"=1'-0"
PROJECT No. 230402
10/26/2023 11:26 AM
FILE NAME: BP1.DWG
001
Page 76 of 192
BEDROOM
STANDARD
STANDARD
QUEEN/QUEEN
NEEUQ/NEEUQ
ONE
KING
KING
STUDIO
KING
STUDIO
OIDUTS
CONFERENCE
SUITE
COMMON
COMMON
COMMON
NOMMOC
COPYRIGHT 2023-ALL RIGHTS RESERVED. THIS DRAWING REMAINS THE PROPERTY OF HENRICKSON ARCHITECTURE AND PLANNING AND IS FOR USE ONLY AS AUTHORIZED BY HENRICKSON ARCHITECTURE AND PLANNING
KING
KING
KING
GNIK
ONE BEDROOM
ADA LAYOUT
NEEUQ/NEEUQ
QUEEN/QUEEN
OIDUTS
STUDIO
DRADNATS
HARBOR 31 - ELEMENT HOTEL
IDF4
GNIK
KING
STANDARD
ICE
ELEV A ELEV B
STAIR C
ENO
MOORDEB
STORAGE STORAGE
ONE
BEDROOM
HOUSE
KEEPING
ELEC.
ROOM
STAIR B
QUEEN/QUEEN
STUDIO
ONE ENO
BEDROOM MOORDEB
ONE
BEDROOM+ +
MUSKEGON, MICHIGAN
OIDUTS
NEEUQ/NEEUQ
VIRIDIAN DRIVE
STANDARD DRADNATS
KING GNIK
KING STAIR A
COMMON
ELEMENT by WESTIN
KING BEDROOM
COMMON ONE
REVIEW 12.11.23
ONE
BEDROOM+
BEDROOM
ONE
DRAWN BY: DLJ
CHECKED: DSH
SECOND FLOOR
3/32"=1'-0"
PROJECT No. 230402
10/26/2023 11:26 AM
FILE NAME: BP1.DWG
002
Page 77 of 192
BEDROOM
STANDARD
STANDARD
QUEEN/QUEEN
NEEUQ/NEEUQ
ONE
STUDIO
KING
KING
KING
STUDIO
OIDUTS
CONFERENCE
SUITE
COMMON
COMMON
COMMON
NOMMOC
COPYRIGHT 2023-ALL RIGHTS RESERVED. THIS DRAWING REMAINS THE PROPERTY OF HENRICKSON ARCHITECTURE AND PLANNING AND IS FOR USE ONLY AS AUTHORIZED BY HENRICKSON ARCHITECTURE AND PLANNING
KING
KING
KING
GNIK
ONE BEDROOM
ADA LAYOUT
NEEUQ/NEEUQ
QUEEN/QUEEN
OIDUTS
STUDIO
DRADNATS
DRADNATS
HARBOR 31 - ELEMENT HOTEL
MOORDEB
IDF4
GNIK
GNIK
ENO
KING
STANDARD
ICE
ELEV A ELEV B
STAIR C
ENO
MOORDEB
STORAGE STORAGE
ONE
BEDROOM
HOUSE
KEEPING
ELEC.
ROOM
STAIR B
QUEEN/QUEEN
STUDIO
ONE ENO
BEDROOM MOORDEB
ONE
BEDROOM+ +
MUSKEGON, MICHIGAN
OIDUTS
NEEUQ/NEEUQ
VIRIDIAN DRIVE
STANDARD DRADNATS
KING GNIK
STAIR A
KING
COMMON
ELEMENT by WESTIN
KING BEDROOM
COMMON ONE
REVIEW 12.11.23
ONE
BEDROOM+
BEDROOM
ONE
DRAWN BY: DLJ
CHECKED: DSH
THIRD FLOOR
3/32"=1'-0"
PROJECT No. 230402
10/26/2023 11:26 AM
FILE NAME: BP1.DWG
003
Page 78 of 192
BEDROOM
STANDARD
STANDARD
QUEEN/QUEEN
NEEUQ/NEEUQ
ONE
STUDIO
KING
KING
KING
STUDIO
OIDUTS
CONFERENCE
SUITE
COMMON
COMMON
COMMON
NOMMOC
COPYRIGHT 2023-ALL RIGHTS RESERVED. THIS DRAWING REMAINS THE PROPERTY OF HENRICKSON ARCHITECTURE AND PLANNING AND IS FOR USE ONLY AS AUTHORIZED BY HENRICKSON ARCHITECTURE AND PLANNING
KING
KING
KING
GNIK
ONE BEDROOM
ADA LAYOUT
NEEUQ/NEEUQ
QUEEN/QUEEN
OIDUTS
STUDIO
DRADNATS
DRADNATS
HARBOR 31 - ELEMENT HOTEL
MOORDEB
IDF4
GNIK
GNIK
ENO
KING
STANDARD
ICE
ELEV A ELEV B
STAIR C
ENO
MOORDEB
STORAGE STORAGE
ONE
BEDROOM
HOUSE
KEEPING
ELEC.
ROOM
STAIR B
QUEEN/QUEEN
STUDIO
ONE ENO
BEDROOM MOORDEB
ONE
BEDROOM+ +
MUSKEGON, MICHIGAN
OIDUTS
NEEUQ/NEEUQ
VIRIDIAN DRIVE
STANDARD DRADNATS
KING GNIK
STAIR A
KING
COMMON
ELEMENT by WESTIN
KING BEDROOM
COMMON ONE
REVIEW 12.11.23
ONE
BEDROOM+
BEDROOM
ONE
DRAWN BY: DLJ
CHECKED: DSH
FOURTH FLOOR
3/32"=1'-0"
PROJECT No. 230402
10/26/2023 11:26 AM
FILE NAME: BP1.DWG
004
Page 79 of 192
MEETING ROOM
520 SF.
1/15 SF. (PERSONS)
BEDROOM
STANDARD
STANDARD
QUEEN/QUEEN
NEEUQ/NEEUQ
ONE
KING
KING
STUDIO
OIDUTS
COMMON
COMMON
COMMON
NOMMOC
COPYRIGHT 2023-ALL RIGHTS RESERVED. THIS DRAWING REMAINS THE PROPERTY OF HENRICKSON ARCHITECTURE AND PLANNING AND IS FOR USE ONLY AS AUTHORIZED BY HENRICKSON ARCHITECTURE AND PLANNING
KING
KING
KING
GNIK
ONE BEDROOM
ADA LAYOUT
NEEUQ/NEEUQ
QUEEN/QUEEN
OIDUTS
STUDIO
DRADNATS
DRADNATS
HARBOR 31 - ELEMENT HOTEL
MOORDEB
IDF4
GNIK
GNIK
ENO
ICE
CASUAL DINING ELEV A ELEV B
560 SF.
STAIR C
1/15 SF. (PERSONS)
ENO
MOORDEB
STORAGE STORAGE
HOUSE
KEEPING
ELEC.
ROOM
STAIR B
QUEEN/QUEEN
STUDIO
ONE
BEDROOM+ +
MUSKEGON, MICHIGAN
BAR
1,720 SF. KITCHEN
1/15 SF. (PERSONS) BAR 490 SF. OIDUTS
NEEUQ/NEEUQ
VIRIDIAN DRIVE
1/200 SF. (PERSONS)
STAIR A
ELEMENT by WESTIN
STOR.
BAR
REVIEW 12.11.23
OUTDOOR
PATIO & DINING
2,000 SF.
1/15 SF. (PERSONS)
DRAWN BY: DLJ
CHECKED: DSH
FIFTH FLOOR
3/32"=1'-0"
PROJECT No. 230402
10/26/2023 11:26 AM
FILE NAME: BP1.DWG
005
Page 80 of 192
Page 81 of 192
Page 82 of 192
Page 83 of 192
Page 84 of 192
Tables
Page 85 of 192
Table 1 – Summary of Eligible Costs
Act 381 Brownfield Plan
Harbor 31 Hotel
EGLE Eligible Activities Costs and Schedule
EGLE Eligible Activities Cost Completion Season/Year
Site Assessment and Baseline Environmental Assessment Activities $ 20,000
Phase I ESA, Phase II ESA, BEA, DDCC $ 20,000 Fall 2025
EGLE Eligible Activities Subtotal $ 20,000
EGLE Eligible Activities Total Costs $ 20,000
MEDC Eligible Activities Costs and Schedule
MEDC Eligible Activities Cost Completion Season/Year
Site Preparation $ 997,000
Clearing and Grubbing $ 5,000 Spring 2026
Cut & Fill Operations $ 5,000 Spring 2026
Dewatering $ 30,000 Spring 2026
Excavation of Unstable Material $ 60,000 Spring 2026
Fill $ 71,000 Spring 2026
Foundation Work to Address Special Soil Concerns (Helical Piers) $ 620,000 Spring 2026
Staking $ 30,000 Spring 2026
Temporary Construction Access/Roads $ 6,000 Spring 2026
Temporary Erosion Control $ 8,000 Spring 2026
Temporary Site Control $ 12,000 Spring 2026
Soft Costs (architectural, engineering) $ 150,000 Spring 2026
Demolition $ 10,000
Site Demolition $ 10,000 Spring 2026
MEDC Eligible Activities Subtotal $ 1,007,000
Contingency (15%) $ 151,050
Brownfield Plan/Work Plan Preparation $ 15,000
MEDC Eligible Activities Total Costs $ 1,173,050
Local Only Eligible Activities Costs and Schedule
Local Only Eligible Activities Cost Completion Season/Year
Due Care Activities $ 370,000
Engineered Barriers $ 160,000 Summer /Fall 2026
Vapor Intrusion Mitigation System $ 160,000 Summer /Fall 2026
Contaminated Soil Removal and Disposal $ 50,000 Summer /Fall 2026
Local Only Eligible Activities Subtotal $ 370,000
Contingency (15%) $ 55,500
Interest Expense (5%) $ 533,328
Brownfield Plan/Work Plan Preparation $ 10,000
Brownfield Plan/Work Plan Implementation $ 10,000
Local Only Eligible Activities Total Costs $ 978,828
10/6/2025
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Table 2 – Total Captured Incremental Taxes Schedule
Act 381 Brownfield Plan
Harbor 31 Hotel
181 201 Viridian Drive
Muskegon, MI
Estimated Taxable Value (TV) Increase Rate: 2% increase per year
Plan Year 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 Totals
Calendar Year 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048
*Base Taxable Value $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ -
Future Taxable Value $ 5,000,000 $ 5,100,000 $ 5,202,000 $ 5,306,040 $ 5,412,161 $ 5,520,404 $ 5,630,812 $ 5,743,428 $ 5,858,297 $ 5,975,463 $ 6,094,972 $ 6,216,872 $ 6,341,209 $ 6,468,033 $ 6,597,394 $ 6,729,342 $ 6,863,929 $ 7,001,207 $ 7,141,231 $ 7,284,056 $ 7,429,737 $ -
Incremental Difference (New TV - Base TV) $ 4,799,200 $ 4,899,200 $ 5,001,200 $ 5,105,240 $ 5,211,361 $ 5,319,604 $ 5,430,012 $ 5,542,628 $ 5,657,497 $ 5,774,663 $ 5,894,172 $ 6,016,072 $ 6,140,409 $ 6,267,233 $ 6,396,594 $ 6,528,542 $ 6,663,129 $ 6,800,407 $ 6,940,431 $ 7,083,256 $ 7,228,937 $ -
School Capture Millage Rate
School Operating 18.0000 $ 43,193 $ 44,093 $ 45,011 $ 45,947 $ 46,902 $ 47,876 $ 48,870 $ 49,884 $ 50,917 $ 51,972 $ 53,048 $ 54,145 $ 110,527 $ 112,810 $ 115,139 $ 117,514 $ 119,936 $ 122,407 $ 124,928 $ 127,499 $ 130,121 $ 1,662,739
State Education Tax (SET) 6.0000 $ 28,795 $ 29,395 $ 30,007 $ 30,631 $ 31,268 $ 31,918 $ 32,580 $ 33,256 $ 33,945 $ 34,648 $ 35,365 $ 36,096 $ 36,842 $ 37,603 $ 38,380 $ 39,171 $ 39,979 $ 40,802 $ 41,643 $ 42,500 $ 43,374 $ 748,199
School Total 24.0000 $ 71,988 $ 73,488 $ 75,018 $ 76,579 $ 78,170 $ 79,794 $ 81,450 $ 83,139 $ 84,862 $ 86,620 $ 88,413 $ 90,241 $ 147,370 $ 150,414 $ 153,518 $ 156,685 $ 159,915 $ 163,210 $ 166,570 $ 169,998 $ 173,494 $ 2,410,937
Local Capture Millage Rate
County Operating 5.5637 $ 13,351 $ 13,629 $ 13,913 $ 14,202 $ 14,497 $ 14,798 $ 15,105 $ 15,419 $ 15,738 $ 16,064 $ 16,397 $ 16,736 $ 34,163 $ 34,869 $ 35,589 $ 36,323 $ 37,072 $ 37,835 $ 38,614 $ 39,409 $ 40,220 $ 513,943
County Museum 0.3169 $ 760 $ 776 $ 792 $ 809 $ 826 $ 843 $ 860 $ 878 $ 896 $ 915 $ 934 $ 953 $ 1,946 $ 1,986 $ 2,027 $ 2,069 $ 2,112 $ 2,155 $ 2,199 $ 2,245 $ 2,291 $ 29,273
County Veterans 0.0739 $ 177 $ 181 $ 185 $ 189 $ 193 $ 197 $ 201 $ 205 $ 209 $ 213 $ 218 $ 222 $ 454 $ 463 $ 473 $ 482 $ 492 $ 503 $ 513 $ 523 $ 534 $ 6,826
Senior Citizen Services 0.4921 $ 1,181 $ 1,205 $ 1,231 $ 1,256 $ 1,282 $ 1,309 $ 1,336 $ 1,364 $ 1,392 $ 1,421 $ 1,450 $ 1,480 $ 3,022 $ 3,084 $ 3,148 $ 3,213 $ 3,279 $ 3,346 $ 3,415 $ 3,486 $ 3,557 $ 45,457
Central Dispatch 0.2952 $ 708 $ 723 $ 738 $ 754 $ 769 $ 785 $ 801 $ 818 $ 835 $ 852 $ 870 $ 888 $ 1,813 $ 1,850 $ 1,888 $ 1,927 $ 1,967 $ 2,007 $ 2,049 $ 2,091 $ 2,134 $ 27,269
Community College 2.1693 $ 5,205 $ 5,314 $ 5,425 $ 5,537 $ 5,653 $ 5,770 $ 5,890 $ 6,012 $ 6,136 $ 6,263 $ 6,393 $ 6,525 $ 13,320 $ 13,596 $ 13,876 $ 14,162 $ 14,454 $ 14,752 $ 15,056 $ 15,366 $ 15,682 $ 200,388
MAISD 4.6773 $ 11,224 $ 11,458 $ 11,696 $ 11,939 $ 12,188 $ 12,441 $ 12,699 $ 12,962 $ 13,231 $ 13,505 $ 13,784 $ 14,069 $ 28,721 $ 29,314 $ 29,919 $ 30,536 $ 31,165 $ 31,808 $ 32,462 $ 33,131 $ 33,812 $ 432,063
City Operating 9.8554 $ 23,649 $ 24,142 $ 24,644 $ 25,157 $ 25,680 $ 26,213 $ 26,757 $ 27,312 $ 27,878 $ 28,456 $ 29,045 $ 29,645 $ 60,516 $ 61,766 $ 63,041 $ 64,341 $ 65,668 $ 67,021 $ 68,401 $ 69,808 $ 71,244 $ 910,386
City Sanitation 2.9364 $ 7,046 $ 7,193 $ 7,343 $ 7,496 $ 7,651 $ 7,810 $ 7,972 $ 8,138 $ 8,306 $ 8,478 $ 8,654 $ 8,833 $ 18,031 $ 18,403 $ 18,783 $ 19,170 $ 19,566 $ 19,969 $ 20,380 $ 20,799 $ 21,227 $ 271,248
Hackley Library 2.3516 $ 5,643 $ 5,760 $ 5,880 $ 6,003 $ 6,128 $ 6,255 $ 6,385 $ 6,517 $ 6,652 $ 6,790 $ 6,930 $ 7,074 $ 14,440 $ 14,738 $ 15,042 $ 15,353 $ 15,669 $ 15,992 $ 16,321 $ 16,657 $ 17,000 $ 217,228
MPS Sinking 0.9712 $ 2,330 $ 2,379 $ 2,429 $ 2,479 $ 2,531 $ 2,583 $ 2,637 $ 2,692 $ 2,747 $ 2,804 $ 2,862 $ 2,921 $ 5,964 $ 6,087 $ 6,212 $ 6,341 $ 6,471 $ 6,605 $ 6,741 $ 6,879 $ 7,021 $ 89,714
Local Total 29.7030 $ 71,275 $ 72,760 $ 74,275 $ 75,820 $ 77,397 $ 79,004 $ 80,644 $ 82,316 $ 84,022 $ 85,762 $ 87,537 $ 89,348 $ 182,389 $ 186,156 $ 189,998 $ 193,917 $ 197,915 $ 201,992 $ 206,152 $ 210,394 $ 214,721 $ 2,743,796
Non-Capturable Millages Millage Rate
Community College Debt 0.2700 $ 648 $ 661 $ 675 $ 689 $ 704 $ 718 $ 733 $ 748 $ 764 $ 780 $ 796 $ 812 $ 1,658 $ 1,692 $ 1,727 $ 1,763 $ 1,799 $ 1,836 $ 1,874 $ 1,912 $ 1,952 $ 24,941
Hackley Debt 0.4999 $ 1,200 $ 1,225 $ 1,250 $ 1,276 $ 1,303 $ 1,330 $ 1,357 $ 1,385 $ 1,414 $ 1,443 $ 1,473 $ 1,504 $ 3,070 $ 3,133 $ 3,198 $ 3,264 $ 3,331 $ 3,400 $ 3,470 $ 3,541 $ 3,614 $ 46,178
MPS Debt (2020 & 2021) 7.7500 $ 18,597 $ 18,984 $ 19,380 $ 19,783 $ 20,194 $ 20,613 $ 21,041 $ 21,478 $ 21,923 $ 22,377 $ 22,840 $ 23,312 $ 47,588 $ 48,571 $ 49,574 $ 50,596 $ 51,639 $ 52,703 $ 53,788 $ 54,895 $ 56,024 $ 715,901
Non-Capturable Total 8.5199 $ 20,444 $ 20,870 $ 21,305 $ 21,748 $ 22,200 $ 22,661 $ 23,132 $ 23,611 $ 24,101 $ 24,600 $ 25,109 $ 25,628 $ 52,316 $ 53,396 $ 54,498 $ 55,623 $ 56,769 $ 57,939 $ 59,132 $ 60,349 $ 61,590 $ 787,020
Total Tax Increment Revenue (TIR) Available for Capture $ 143,263 $ 146,248 $ 149,293 $ 152,399 $ 155,567 $ 158,798 $ 162,094 $ 165,456 $ 168,885 $ 172,382 $ 175,950 $ 179,589 $ 329,758 $ 336,569 $ 343,516 $ 350,602 $ 357,830 $ 365,202 $ 372,722 $ 380,392 $ 388,216 $ 5,154,733
NOTES:
PA 255 Commercial Redevelopment Act Tax Abatement - New Facility is anticipated for 12 years.
PA 255 is a 50% reduction in ad valorum taxes (excluding only SET) for a period of 12 years.
10/6/2025
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Table 3 – Estimated Reimbursement Schedule
Act 381 Brownfield Plan
Harbor 31 Hotel
181 201 Viridian Drive
Muskegon, MI
Developer
School & Local
Maximum Proportionality Local-Only Taxes Total
Taxes
Reimbursement Estimated Capture
State 44.7% $ 651,305 $ - $ 651,305 Estimated Total 21 (including 5 years Administrative Fees $ 274,380
Local 55.3% $ 806,071 $ 737,502 $ 1,543,573 Years of Plan: LBRF Capture) State Brownfield Redevelopment Fund $ -
TOTAL Local Brownfield Revolving Fund $ 808,860
Pre-Approved 2.6% $ 20,000 $ - $ 20,000
MEDC 98.6% $ 1,437,376 $ - $ 1,437,376
Local-Only 97.4% $ - $ 737,502 $ 737,502
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21
2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048 TOTAL
Total State Incremental Revenue $ 71,988 $ 73,488 $ 75,018 $ 76,579 $ 78,170 $ 79,794 $ 81,450 $ 83,139 $ 84,862 $ 86,620 $ 88,413 $ 90,241 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 969,763
State Brownfield Redevelopment Fund (50% of SET) $ 21,596 $ 22,046 $ 22,505 $ 22,974 $ 23,451 $ 23,938 $ 24,435 $ 24,942 $ 25,459 $ 25,986 $ 26,524 $ 27,072 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 290,929
State TIR Available for Reimbursement $ 50,392 $ 51,442 $ 52,513 $ 53,605 $ 54,719 $ 55,856 $ 57,015 $ 58,198 $ 59,404 $ 60,634 $ 61,889 $ 63,169 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 678,834
Total Local Incremental Revenue $ 71,275 $ 72,760 $ 74,275 $ 75,820 $ 77,397 $ 79,004 $ 80,644 $ 82,316 $ 84,022 $ 85,762 $ 87,537 $ 89,348 $ 182,389 $ 186,156 $ 189,998 $ 193,917 $ 197,915 $ 201,992 $ 206,152 $ 210,394 $ 214,721 $ 2,743,796
BRA Administrative Fee (10%) $ 7,128 $ 7,276 $ 7,428 $ 7,582 $ 7,740 $ 7,900 $ 8,064 $ 8,232 $ 8,402 $ 8,576 $ 8,754 $ 8,935 $ 18,239 $ 18,616 $ 19,000 $ 19,392 $ 19,791 $ 20,199 $ 20,615 $ 21,039 $ 21,472 $ 274,380
Local TIR Available for Reimbursement $ 64,148 $ 65,484 $ 66,848 $ 68,238 $ 69,657 $ 71,104 $ 72,579 $ 74,085 $ 75,620 $ 77,186 $ 78,784 $ 80,413 $ 164,150 $ 167,540 $ 170,998 $ 174,526 $ 178,123 $ 181,793 $ 185,536 $ 189,355 $ 193,249 $ 2,469,416
Total State & Local TIR Available $ 114,539 $ 116,926 $ 119,360 $ 121,843 $ 124,376 $ 126,960 $ 129,595 $ 132,282 $ 135,024 $ 137,820 $ 140,672 $ 143,582 $ 164,150 $ 167,540 $ 170,998 $ 174,526 $ 178,123 $ 181,793 $ 185,536 $ 189,355 $ 193,249 $ 3,148,250
Beginning
DEVELOPER Balance
Reimbursement Balance $ 2,194,878 $ 2,080,338 $ 1,963,412 $ 1,844,052 $ 1,722,208 $ 1,597,832 $ 1,470,873 $ 1,341,278 $ 1,208,996 $ 1,073,972 $ 964,544 $ 885,761 $ 805,348 $ 641,198 $ 473,658 $ 302,660 $ 128,134 $ - $ - $ - $ - $ - $ -
EGLE Environmental Costs $ 20,000 $ 20,000 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
State Tax Reimbursement $ 8,938 $ 8,938 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 8,938
Local Tax Reimbursement $ 11,062 $ 11,062 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 11,062
Total EGLE Reimbursement Balance $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 20,000
MEDC Non-Environmental Costs $ 1,173,050 $ 1,173,050 $ 1,078,511 $ 961,585 $ 842,224 $ 720,381 $ 596,005 $ 469,045 $ 339,450 $ 207,168 $ 72,144 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
State Tax Reimbursement $ 524,239 $ 41,454 $ 51,442 $ 52,513 $ 53,605 $ 54,719 $ 55,856 $ 57,015 $ 58,198 $ 59,404 $ 32,241 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 516,446
Local Tax Reimbursement $ 648,811 $ 53,086 $ 65,484 $ 66,848 $ 68,238 $ 69,657 $ 71,104 $ 72,579 $ 74,085 $ 75,620 $ 39,903 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 656,604
Total MEDC Reimbursement Balance $ 1,078,511 $ 961,585 $ 842,224 $ 720,381 $ 596,005 $ 469,045 $ 339,450 $ 207,168 $ 72,144 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 1,173,050
Local-Only Costs $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 431,217 $ 352,433 $ 272,020 $ 107,871 $ - $ - $ - $ - $ - $ - $ -
Local Tax Reimbursement $ 468,500 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 37,283 $ 78,784 $ 80,413 $ 164,150 $ 107,871 $ - $ - $ - $ - $ 468,500
Total Local-Only Reimbursement Balance $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 431,217 $ 352,433 $ 272,020 $ 107,871 $ - $ - $ - $ - $ - $ - $ - $ - $ 468,500
Simple Interest Expense (5%) $ 533,328 $ - $ 77,351 $ 148,855 $ 214,391 $ 273,835 $ 327,060 $ 373,937 $ 414,335 $ 448,118 $ 475,151 $ 496,711 $ 514,333 $ 527,934 $ 533,328 $ 473,658 $ 302,660 $ 128,134 $ - $ - $ - $ -
Annual Interest Incurred $ 77,351 $ 71,504 $ 65,536 $ 59,444 $ 53,225 $ 46,877 $ 40,398 $ 33,783 $ 27,032 $ 21,561 $ 17,622 $ 13,601 $ 5,394 $ - $ - $ - $ - $ - $ - $ - $ - $ 533,328
MEDC $ 118,128 $ 53,926 $ 48,079 $ 42,111 $ 36,019 $ 29,800 $ 23,452 $ 16,973 $ 10,358 $ 3,607 $ - $ - $ - $ - $ 264,326
Local-Only $ 415,200 $ 23,425 $ 23,425 $ 23,425 $ 23,425 $ 23,425 $ 23,425 $ 23,425 $ 23,425 $ 23,425 $ 21,561 $ 17,622 $ 13,601 $ 5,394 $ 269,002
Local Tax Reimbursement $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 59,670 $ 170,998 $ 174,526 $ 128,134 $ - $ - $ - $ - $ 533,328
Total Interest Reimbursement Balance $ 77,351 $ 148,855 $ 214,391 $ 273,835 $ 327,060 $ 373,937 $ 414,335 $ 448,118 $ 475,151 $ 496,711 $ 514,333 $ 527,934 $ 533,328 $ 473,658 $ 302,660 $ 128,134 $ - $ - $ - $ - $ - $ 533,328
Total Annual Developer Reimbursement $ 114,539 $ 116,926 $ 119,360 $ 121,843 $ 124,376 $ 126,960 $ 129,595 $ 132,282 $ 135,024 $ 109,428 $ 78,784 $ 80,413 $ 164,150 $ 167,540 $ 170,998 $ 174,526 $ 128,134 $ - $ - $ - $ - $ 2,194,878
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits * $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 808,860
State Tax Capture $ 8,938 $ - $ - $ - $ - $ - $ - $ - $ - $ 8,938 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 8,938
Local Tax Capture $ 799,922 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 49,989 $ 181,793 $ 185,536 $ 189,355 $ 193,249 $ 799,922
Total LBRF Capture $ 808,860 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from state and local TIR.
10/6/2025
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Attachment A
Page 89 of 192
Amendment #1 to the Act 381 Brownfield Plan Amendment
Harbor 31 Hotel
181 and 201 Viridian Drive
Muskegon, Michigan 49440
Prepared For:
City of Muskegon Brownfield Redevelopment Authority
City of Muskegon, Michigan
Act 381 Brownfield Plan Amendment Date: October 30, 2024
Amendment #1 Date: October 6, 2025
Project No. 240340
BPA Recommended for Approval by Brownfield Redevelopment Authority on: December 10, 2024
BPA Adopted by the City of Muskegon City Commission on: December 10, 2024
Amendment #1 Recommended for Approval by Brownfield Redevelopment Authority on: ________
Amendment #1 Adopted by the City of Muskegon City Commission on: ____________
Page 90 of 192
Table of Contents Fishbeck | Page i
1.0 Introduction ...................................................................................................................................................1
1.1 Proposed Redevelopment and Future Use for Each Eligible Property ..............................................1
1.2 Eligible Property Information ............................................................................................................1
2.0 Information Required by Section 13(2) of the Statute ...................................................................................2
2.1 Description of Costs to be Paid for with Tax Increment Revenues ...................................................2
2.1.1 Pre-Approved Activities .......................................................................................................2
2.1.2 Department Specific Activities .............................................................................................2
2.1.3 Site Preparation ...................................................................................................................2
2.1.4 Brownfield Plan/Work Plan Preparation ..............................................................................3
2.1.5 Brownfield Plan/Work Plan Implementation .......................................................................3
2.1.6 Interest ................................................................................................................................3
2.1.7 Contingency .........................................................................................................................3
2.1.8 Authority Administration Cost .............................................................................................3
2.1.9 Local Brownfield Revolving Fund .........................................................................................3
2.2 Summary of Eligible Activities ...........................................................................................................3
2.3 Estimate of Captured Taxable Value and Tax Increment Revenues ..................................................4
2.4 Method of Financing and Description of Advances Made by the Municipality ................................4
2.5 Maximum Amount of Note or Bonded Indebtedness .......................................................................4
2.6 Duration of Brownfield Plan..............................................................................................................4
2.7 Estimated Impact of Tax Increment Financing on Revenues of Taxing Jurisdictions ........................4
2.8 Legal Description, Property Map, Statement of Qualifying Characteristics, and Personal Property.4
2.9 Estimates of Residents and Displacement of Individuals/Families....................................................5
2.10 Plan for Relocation of Displaced Persons..........................................................................................5
2.11 Provisions for Relocation Costs .........................................................................................................5
2.12 Strategy for Compliance with Michigan’s Relocation Assistance Law...............................................5
2.13 Other Material that the Authority or Governing Body Considers Pertinent .....................................5
List of Figures
Figure 1 – Location Map of the Eligible Property
Figure 2 – Site Plans
List of Tables
Table 1 – Summary of Eligible Costs
Table 2 – Total Captured Incremental Taxes Estimates
Table 3 – Estimated Reimbursement Schedule
List of Appendices
Appendix 1 Brownfield Plan Resolution(s)
Appendix 2 Development/Reimbursement Agreement
Appendix 3 Notice to Taxing Jurisdictions
Appendix 4 Notice of Public Hearing
Appendix 5 Environmental Data Tables and Map
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Table of Contents Fishbeck | Page ii
List of Abbreviations/Acronyms
Act 381 Brownfield Redevelopment Financing Act, 1996 PA 381, as amended
Authority City of Muskegon Brownfield Redevelopment Authority
BEA Baseline Environmental Assessment
BPA Brownfield Plan Amendment
DDCC Documentation of Due Care Compliance
Developer Lakeshore Hotel Partners, LLC
ESA Environmental Site Assessment
EGLE Michigan Department of Environment, Great Lakes, and Energy
LBRF Local Brownfield Revolving Fund
MSF Michigan Strategic Fund
NREPA Natural Resources and Environmental Protect Act
PA Public Act
Plan Amendment Brownfield Plan Amendment
Property 181 and 201 Viridian Drive
QLGU Qualified Local Governmental Unit
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October 5, 2025 Fishbeck | Page 1
1.0 Introduction
The City of Muskegon Brownfield Redevelopment Authority (the “Authority”) was established by the City of
Muskegon pursuant to the Brownfield Redevelopment Financing Act, Michigan Public Act (PA) 381 of 1996, as
amended (“Act 381”). The primary purpose of Act 381 is to encourage the redevelopment of an eligible property
by providing economic development incentives through tax increment financing for certain eligible properties.
On December 10, 2024, the City of Muskegon (the “City”) approved a Brownfield Plan Amendment (BPA) to
incorporate 181 and 201 Viridian Drive, Muskegon, Michigan (the “Property”) into the City’s existing Brownfield
Plan. The BPA detailed redevelopment plans for the construction of a hotel on the Property, including eligible
activity costs and related reimbursement through local-only tax increment financing.
This first amendment to the BPA has been prepared to add state school tax capture for reimbursement of costs
related to Michigan Strategic Fund (MSF) eligible activities. See Attachment A for copies of amended BPA
resolutions.
1.1 Proposed Redevelopment and Future Use for Each Eligible Property
The Developer is proposing to redevelop the Harbor 31 Element Hotel located at 181 and 201 Viridian Drive. The
proposed redevelopment activities for “Element Muskegon” include the construction of a five-story hotel with
126 hotel rooms, 146 parking spaces, and two elevators. Amenities include two meeting rooms, an indoor pool, a
gym, and a restaurant and bar on the fifth floor along with an outdoor patio and dining. The total amount of
project investment is estimated to be $28,800,000 with 30–35 full-time equivalent jobs created as a result of this
development. Construction is expected to start in winter 2026 and be completed by fall 2027. The proposed site
plan is included in Figure 2.
This project serves a public purpose in the City of Muskegon, a Qualified Local Governmental Unit (QLGU),
expanding the tax base, investing significant capital into the community, and creating new jobs. Within walking
distance from both Muskegon Lake and Downtown Muskegon’s Social District, the Element Muskegon will be a
key part of the 31-acre lakefront Harbor 31 master-planned community, which includes homes, townhomes,
apartments, senior living, office space, and a marina for residents and visitors. There is no existing hotel or hotel
in development on this level of service within the region, so it will draw both community members and national
visitors looking to visit this region and Lake Michigan.
1.2 Eligible Property Information
Parcel ID: 61-24-607-000-0007-00
181 Viridian Drive, Muskegon, Michigan 49440
Approximately 0.99 acres
Parcel ID: 61-24-607-000-0006-00
201 Viridian Drive, Muskegon, Michigan 49440
Approximately 2.0 acres
The property is located in the City of Muskegon, a QLGU pursuant to Act 381.
The Property has been historically utilized for industrial purposes dating back to the 1800s. Based on historical
environmental investigations conducted over the past 25 years, these past industrial uses have resulted in
widespread contamination across the Property. Known contaminants in the soil with concentrations exceeding
Michigan Department of Environment, Great Lakes, and Energy (EGLE) Part 201 Generic Residential Cleanup
Criteria include benzo(a)pyrene, fluoranthene, naphthalene, phenanthrene, arsenic, cadmium, chromium (total),
copper, lead, selenium, zinc, and nickel.
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October 5, 2025 Fishbeck | Page 2
The Developer is not a liable party and is in the process of completing a Phase I Environmental Site Assessment
(ESA) and a Baseline Environmental Assessment (BEA) in accordance with Part 201 of the Natural Resources and
Environmental Protect Act, 1995 PA 451, as amended (NREPA), which will be completed when they acquire the
property.
Given the known soil contamination, the Property is a “facility” pursuant to Part 201 of NREPA. As such, it is
considered an “eligible property” as defined by the Michigan Redevelopment Financing Act, Act 381 of 1996.
Maps depicting the location and layout of the Property are attached as Figures 1 and 2. Historic environmental
data tables and associated sample location maps are provided in Appendix 5.
2.0 Information Required by Section 13(2) of the Statute
2.1 Description of Costs to be Paid for with Tax Increment Revenues
This Brownfield Plan has been developed to reimburse existing and anticipated costs to be incurred by the
Developer. Tax increment revenues will be captured for reimbursement from local-only tax increment revenues.
The total cost of eligible activities anticipated to be reimbursed to the Developer, inclusive of contingencies, is
anticipated to be $2,171,878. Authority administrative costs are anticipated to be up to $274,380. While all
activities are eligible, as defined in Act 381, the estimated eligible activities and costs under this plan are
summarized in Table 1. The capture of tax increment revenue for the Local Brownfield Revolving Fund (LBRF) is
estimated to be up to $926,988.
2.1.1 Pre-Approved Activities
Eligible costs for reimbursement include Pre-Approved Activities, permitted to occur prior to Plan Amendment
adoption. Preparation of Phase I and II ESA(s), BEA, and Documentation of Due Care Compliance (DDCC) are
necessary to protect the new Property owner/Developer from liability for environmental contamination.
Additional due care assessment and/or planning activities are anticipated including, but not limited to, the
preparation of a soil management plan and health and safety plan. The total cost is anticipated to be $20,000.
The total Pre-Approved Activities cost is $20,000.
2.1.2 Department Specific Activities
Due care activities will include additional investigative sampling and implementation of vapor concerns. Due care
costs will include environmental consultant oversight and management. If needed, engineering barriers, including
site concrete and paving, are anticipated to cost $160,000, a vapor mitigation system is anticipated to cost
$160,000, and contaminated soil removal and disposal is anticipated to cost $50,000, totaling $370,000.
2.1.3 Site Demolition
Limited site demolition activities will be conducted including but not limited to removal of curb cuts, and
sidewalks. Total site demolition is anticipated at $10,000.
2.1.4 Site Preparation
Site preparation activities are anticipated to include clearing and grubbing ($5,000), cut and fill operations
($5,000), dewatering ($30,000), excavation of unstable material ($60,000), fill ($71,000), foundation work/helical
piers to address special soil concerns ($620,000), staking ($30,000), temporary construction access/roads
($6,000), temporary erosion control ($8,000), temporary site control ($12,000), and associated soft costs
($150,000). The total cost of site preparation activities is anticipated to be $997,000.
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2.1.5 Brownfield Plan/Work Plan Preparation
Preparation of the Brownfield Plan is estimated to cost $25,000.
2.1.6 Brownfield Plan/Work Plan Implementation
Implementation of the Brownfield Plan is estimated to cost $10,000.
2.1.7 Interest
A 5% simple interest calculation is anticipated on the total costs annually. The total cost is anticipated to be
$533,328.
2.1.8 Contingency
A 15% contingency on future costs is included to cover unexpected cost overruns encountered during
construction.
The total non-environmental contingency cost is anticipated at $151,050.
The total Local-Only contingency cost is anticipated at $55,500.
2.1.9 Authority Administration Cost
Eligible costs incurred by the Authority are included in this plan as an eligible expense at 10% of annual local tax
increment capture per year. These expenses will be reimbursed with local tax increment revenues only and are
estimated to total as much as $274,380.
2.1.10 Local Brownfield Revolving Fund
The Authority intends to capture tax increments for deposits in the LBRF for an estimated five years, or as allowed
by the statute. This capture is estimated to be up to $926,988.
2.2 Summary of Eligible Activities
Environmental Activities
Pre-approved environmental costs, department specific activities and interest are anticipated to be reimbursed
through a Brownfield Plan State and Local tax increment revenues.
Non-Environmental Activities
Because the City of Muskegon is a QLGU, additional non-environmental costs defined in Section 2(o)(ii) of Act 381
can be reimbursed through a Brownfield Plan. While all eligible activities as defined by Act 381 are eligible, this
plan is estimated to provide reimbursement of eligible site demolition, site preparation, development of the
Brownfield Plan costs and interest. These costs will be reimbursed with state and local-only (interest) tax
increment revenues.
Authority Expenses
Eligible administrative costs incurred by the Authority are included as a flat fee of 10% of local tax capture.
Administration expenses will be reimbursed with local tax increment revenues only.
Contingencies
A 15% contingency on future costs is included to cover unexpected cost overruns encountered during
construction. The plan does not include a contingency on pre-approved activities or the preparation of the
Brownfield Plan.
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2.3 Estimate of Captured Taxable Value and Tax Increment Revenues
The initial taxable value will be the 2024 combined taxable value, $200,800. An estimate of the captured taxable
value for this redevelopment by year is depicted in Table 2. This plan captures all available tax increment
revenues, including real and personal property tax increment revenues.
The project is intended to start construction in Winter/Spring 2026 and be completed by Fall 2027. Tax increment
revenue collection will start within five years of the adoption of this plan and is anticipated to begin as early as
2027.
Future taxable value estimates have been derived using the redevelopment information provided by the
Developer and reviewing market comparables. After the completion of the project, the projected taxable value is
estimated at $5,000,000. In addition to tax increment financing, a Public Act 255 Commercial Redevelopment Act
Tax Abatement is being pursued for this development for an estimated 12 years. Reimbursements will be made
on the actual tax increment that is realized. The estimated captured taxable value for this redevelopment by year
and in aggregate for each taxing jurisdiction is depicted in tabular form (Table 2). Once eligible expenses are
reimbursed, the Authority may capture up to five full years of the tax increment and deposit the revenues into an
LBRF or an amount not to exceed the total cost of eligible activities. The Authority intends to capture tax
increments for deposits in the LBRF for an estimated five years. The plan also includes a flat fee of 10% of the
local tax increment for administrative and operating expenses of the Authority. A summary of the estimated
reimbursement schedule and the amount of capture into the LBRF by year and in aggregate is presented in
Table 3.
2.4 Method of Financing and Description of Advances Made by the Municipality
The eligible activities contemplated under this plan will be financed by the Developer, as outlined in this plan and
the accompanying development and reimbursement agreement (Appendix 2). No advances from the City are
anticipated at this time.
2.5 Maximum Amount of Note or Bonded Indebtedness
At this time, there are no plans by the Authority to incur indebtedness to support the development of this
property, but such plans could be made in the future to assist in the development if the Authority so chooses.
2.6 Duration of Brownfield Plan
The Authority intends to begin the capture of tax increment as early as 2028. This plan will then remain in place
for 21 years, or until the eligible activities have been fully reimbursed and up to five full years of capture into the
LBRF (not to exceed the cost of eligible activities or 30 years), whichever occurs sooner. An analysis showing the
reimbursement schedule is attached in Table 3.
2.7 Estimated Impact of Tax Increment Financing on Revenues of Taxing
Jurisdictions
An estimate of the impact of tax increment financing on the revenues of all taxing jurisdictions is illustrated in
detail in Table 2.
2.8 Legal Description, Property Map, Statement of Qualifying Characteristics,
and Personal Property
A map showing the eligible property dimensions is attached in Figure 1.
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October 5, 2025 Fishbeck | Page 5
The legal descriptions for the parcels are as follows:
Parcel ID No.: 61-24-607-000-0007-00
CITY OF MUSKEGON MUSKEGON LAKESHORE SMARTZONE UNIT G FIFTH AMEND TO MASTER DEED L/P
4292/128 SUBJ TO ELECTRIC ESMT REC L/P 3591/578 SBJT TO ELECTRIC EASEMENT RECORD'D L/P
3630/646
Parcel ID No.: 61-24-607-000-0006-00
CITY OF MUSKEGON MUSKEGON LAKESHORE SMARTZONE UNIT F FIFTH AMEND TO MASTER DEED L/P
4292/128 SUBJ TO ELECTRIC ESMT REC L/P 3591/578 SBJT TO ELECTRIC EASEMENT RECORD'D L/P
3630/646
The property is located in the City of Muskegon, a QLGU pursuant to Act 381. The property qualifies as “eligible
property” under Act 381 on the basis of meeting the definition of “facility.” This Brownfield Plan does intend to
capture tax increment revenues associated with personal property tax, if available.
2.9 Estimates of Residents and Displacement of Individuals/Families
There are no residents or families residing at this property, and thus no residents, families, or individuals will be
displaced by the project.
2.10 Plan for Relocation of Displaced Persons
No persons reside on the property. Therefore, this section is not applicable.
2.11 Provisions for Relocation Costs
No persons reside on the property. Therefore, this section is not applicable.
2.12 Strategy for Compliance with Michigan’s Relocation Assistance Law
No persons reside on the property. Therefore, this section is not applicable.
2.13 Other Material that the Authority or Governing Body Considers Pertinent
None.
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Page 97 of 192
Figures
Page 98 of 192
Horton
Witham Drive
M 120
W
VICINITY MAP
hit
eh
MICHIGAN
all
Ro
ad
Laketon
e
Cemetery enu
Av
ke
La
CITY OF
MUSKEGON
MUSKEGON COUNTY
_
^
Veterans
Memorial Park
Bear Lake
Beach Park M 120
Hard copy is
Bear Lake North Muskegon intended to be
8.5"x11" when
plotted. Scale(s)
Verplanks / indicated and
graphic quality may
Former Cobb not be accurate for
any other size.
plant site M 120
North Verplanks
Muskegon
Waterfront
Sports Park
ive
Dr
an
im
ay
dd
Ru
r kw
201 & 181 Viridian Drive
Pa
es
Jon
J
Marquette Avenue
ses
Muskegon, Michigan
Mo
SITE
Brownfield Plan
Green Acres
ive
US 31 Business Park
Dr
line
Te
r
ore
rac
Sh
1s
eS
tS
PLOT INFO: Z:\2024\240340\CAD\GIS\ProProj\Brownfield Plan.aprx Layout: FIG01_Location Map Date: 6/11/2024 11:32 AM User: ebuyce
tre
tre
et
et
Muskegon M 46
Hartshorn Marina
Division Street
Oakwood
West Southern Avenue
Cemetery
West Laketon Avenue
West Laketon Avenue
East Laketon Avenue
Catholic PROJECT NO.
Central High
240340
LOCATION MAP
School
FIGURE NO.
NORTH FEET
1
Sanford Street
cGraft Park 0 1,000 2,000
Peck Street
DATA SOURCES: ESRI STREET MAP.
©Copyright 2024 All Rights Reserved US 31 Business
Page 99 of 192
LEGEND
Approximate Property Boundary
Hard copy is
Muskegon intended to be
8.5"x11" when
Innovation Hub plotted. Scale(s)
at Grand Valley indicated and
graphic quality may
State not be accurate for
any other size.
University
Vi
rid
i an
r
201 & 181 Viridian Drivei d i a n D
Dr
r
Vi
Muskegon, Michigan
61-24-607-000-0006-00
Brownfield Plan
V ir
i d i a n Dr
61-24-607-000-0007-00
d
lro a
Rai
PLOT INFO: Z:\2024\240340\CAD\GIS\ProProj\Brownfield Plan.aprx Layout: FIG02_Site Map Date: 6/11/2024 11:32 AM User: ebuyce
dO
an
Te rra c e P o i n t R d
31
C
r
in eD
o rel
Sh 31
Dr
i ne
o rel
Sh
31
Te
rra
ce
Pl
az
aC
t
31
PROJECT NO.
240340
SITE MAP 31
FIGURE NO.
2
FEET
NORTH 0 75 150
46
DATA SOURCES: ESRI HYRBID REFERENCE LAYER & MiSAIL IMAGERY.
©Copyright 2024 All Rights Reserved Terrace Plaza
Page 100 of 192
COPYRIGHT 2023-ALL RIGHTS RESERVED. THIS DRAWING REMAINS THE PROPERTY OF HENRICKSON ARCHITECTURE AND PLANNING AND IS FOR USE ONLY AS AUTHORIZED BY HENRICKSON ARCHITECTURE AND PLANNING
OFFICE OFFICE GUEST
LUGGAGE/
I.T. / DATA VESTIBULE
STORAGE
MEETING
ROOM
720 SF.
MECHANICAL
RESTORE
512 sf. CHECK-IN
ADMIN. LOUNGE
COMMON
COMMON
NOMMOC
KING
KING
GNIK
ELECTRICAL
EMR
HARBOR 31 - ELEMENT HOTEL
ONE BEDROOM
ADA LAYOUT
ELEVATOR
LOBBY FIREPLACE RISE DINING
WOMENS MENS
HOUSEKEEPING/
IDF4
LAUNDRY ICE
ELEV A ELEV B
STAIR C
ENO
MOORDEB
HOUSE
SERVICE FOOD PREP
KEEPING
ELEV STORAGE STORAGE
LOBBY
LINEN
STORAGE STAIR B
130sf.
RR JAN.
QUEEN/QUEEN
STUDIO
EMPLOYEE
BREAKROOM ONE
BEDROOM+ +
MOTION
OIDUTS
NEEUQ/NEEUQ
GUEST
LAUNDRY
VESTIBULE CORRIDOR
MUSKEGON, MICHIGAN
STAIR A
KING
COMMON
INDOOR
VIRIDIAN DRIVE
POOL
KING BEDROOM
COMMON ONE
ONE
BEDROOM+
BEDROOM
ONE
ELEMENT by WESTIN
REVIEW 12.11.23
DRAWN BY: DLJ
CHECKED: DSH
SITE PLAN
1" = 20'-0"
PROJECT No. 230402
10/26/2023 11:26 AM
FILE NAME: BP1.DWG
000
Page 101 of 192
Room Type Summary
Standard
Studio King Studio Queen/Queen One Bedroom One Bedroom ADA Common King Conference Suite Total Rooms
King
First Floor 0 0 2 5 1 5 0 13
Second floor 6 1 6 9 1 6 1 30
Third Floor 7 1 6 10 1 6 1 32
Fourth Floor 7 1 6 10 1 6 1 32
PARKING SUMMARY Fifth Floor 4 0 6 4 1 4 0 19
LODGING (1 PER ROOM) 129 SPACES Total 24 3 26 38 5 30 3 126
1ST FLOOR OFFICE/RETAIL (1,176 SF.) (1 PER 500SF.) 3 SPACES
Extended Stay 75 58%
5TH FLOOR OFFICE/RETAIL (6,938 SF.) (1 PER 500SF.) 13 SPACES
146 SPACES Standard 54 42%
OFFICE OFFICE GUEST
LUGGAGE/
I.T. / DATA VESTIBULE
STORAGE
MEETING
ROOM
720 SF.
COPYRIGHT 2023-ALL RIGHTS RESERVED. THIS DRAWING REMAINS THE PROPERTY OF HENRICKSON ARCHITECTURE AND PLANNING AND IS FOR USE ONLY AS AUTHORIZED BY HENRICKSON ARCHITECTURE AND PLANNING
MECHANICAL
RESTORE
512 sf. CHECK-IN
ADMIN. LOUNGE
COMMON
COMMON
NOMMOC
KING
KING
GNIK
ELECTRICAL
EMR
HARBOR 31 - ELEMENT HOTEL
ONE BEDROOM
ADA LAYOUT
ELEVATOR
LOBBY FIREPLACE RISE DINING
WOMENS MENS
HOUSEKEEPING/
IDF4
LAUNDRY ICE
ELEV A ELEV B
STAIR C
ENO
MOORDEB
HOUSE
SERVICE FOOD PREP
KEEPING
ELEV STORAGE STORAGE
LOBBY
LINEN
STORAGE STAIR B
130sf.
RR JAN.
MUSKEGON, MICHIGAN
QUEEN/QUEEN
STUDIO
EMPLOYEE
BREAKROOM
VIRIDIAN DRIVE
ONE
BEDROOM+ +
MOTION
OIDUTS
NEEUQ/NEEUQ
GUEST
LAUNDRY
VESTIBULE CORRIDOR
ELEMENT by WESTIN
STAIR A
KING
COMMON
INDOOR
POOL
REVIEW 12.11.23
KING BEDROOM
COMMON ONE
ONE
BEDROOM+
BEDROOM
ONE
DRAWN BY: DLJ
CHECKED: DSH
FIRST FLOOR
3/32"=1'-0"
PROJECT No. 230402
10/26/2023 11:26 AM
FILE NAME: BP1.DWG
001
Page 102 of 192
BEDROOM
STANDARD
STANDARD
QUEEN/QUEEN
NEEUQ/NEEUQ
ONE
KING
KING
STUDIO
KING
STUDIO
OIDUTS
CONFERENCE
SUITE
COMMON
COMMON
COMMON
NOMMOC
COPYRIGHT 2023-ALL RIGHTS RESERVED. THIS DRAWING REMAINS THE PROPERTY OF HENRICKSON ARCHITECTURE AND PLANNING AND IS FOR USE ONLY AS AUTHORIZED BY HENRICKSON ARCHITECTURE AND PLANNING
KING
KING
KING
GNIK
ONE BEDROOM
ADA LAYOUT
NEEUQ/NEEUQ
QUEEN/QUEEN
OIDUTS
STUDIO
DRADNATS
HARBOR 31 - ELEMENT HOTEL
IDF4
GNIK
KING
STANDARD
ICE
ELEV A ELEV B
STAIR C
ENO
MOORDEB
STORAGE STORAGE
ONE
BEDROOM
HOUSE
KEEPING
ELEC.
ROOM
STAIR B
QUEEN/QUEEN
STUDIO
ONE ENO
BEDROOM MOORDEB
ONE
BEDROOM+ +
MUSKEGON, MICHIGAN
OIDUTS
NEEUQ/NEEUQ
VIRIDIAN DRIVE
STANDARD DRADNATS
KING GNIK
KING STAIR A
COMMON
ELEMENT by WESTIN
KING BEDROOM
COMMON ONE
REVIEW 12.11.23
ONE
BEDROOM+
BEDROOM
ONE
DRAWN BY: DLJ
CHECKED: DSH
SECOND FLOOR
3/32"=1'-0"
PROJECT No. 230402
10/26/2023 11:26 AM
FILE NAME: BP1.DWG
002
Page 103 of 192
BEDROOM
STANDARD
STANDARD
QUEEN/QUEEN
NEEUQ/NEEUQ
ONE
STUDIO
KING
KING
KING
STUDIO
OIDUTS
CONFERENCE
SUITE
COMMON
COMMON
COMMON
NOMMOC
COPYRIGHT 2023-ALL RIGHTS RESERVED. THIS DRAWING REMAINS THE PROPERTY OF HENRICKSON ARCHITECTURE AND PLANNING AND IS FOR USE ONLY AS AUTHORIZED BY HENRICKSON ARCHITECTURE AND PLANNING
KING
KING
KING
GNIK
ONE BEDROOM
ADA LAYOUT
NEEUQ/NEEUQ
QUEEN/QUEEN
OIDUTS
STUDIO
DRADNATS
DRADNATS
HARBOR 31 - ELEMENT HOTEL
MOORDEB
IDF4
GNIK
GNIK
ENO
KING
STANDARD
ICE
ELEV A ELEV B
STAIR C
ENO
MOORDEB
STORAGE STORAGE
ONE
BEDROOM
HOUSE
KEEPING
ELEC.
ROOM
STAIR B
QUEEN/QUEEN
STUDIO
ONE ENO
BEDROOM MOORDEB
ONE
BEDROOM+ +
MUSKEGON, MICHIGAN
OIDUTS
NEEUQ/NEEUQ
VIRIDIAN DRIVE
STANDARD DRADNATS
KING GNIK
STAIR A
KING
COMMON
ELEMENT by WESTIN
KING BEDROOM
COMMON ONE
REVIEW 12.11.23
ONE
BEDROOM+
BEDROOM
ONE
DRAWN BY: DLJ
CHECKED: DSH
THIRD FLOOR
3/32"=1'-0"
PROJECT No. 230402
10/26/2023 11:26 AM
FILE NAME: BP1.DWG
003
Page 104 of 192
BEDROOM
STANDARD
STANDARD
QUEEN/QUEEN
NEEUQ/NEEUQ
ONE
STUDIO
KING
KING
KING
STUDIO
OIDUTS
CONFERENCE
SUITE
COMMON
COMMON
COMMON
NOMMOC
COPYRIGHT 2023-ALL RIGHTS RESERVED. THIS DRAWING REMAINS THE PROPERTY OF HENRICKSON ARCHITECTURE AND PLANNING AND IS FOR USE ONLY AS AUTHORIZED BY HENRICKSON ARCHITECTURE AND PLANNING
KING
KING
KING
GNIK
ONE BEDROOM
ADA LAYOUT
NEEUQ/NEEUQ
QUEEN/QUEEN
OIDUTS
STUDIO
DRADNATS
DRADNATS
HARBOR 31 - ELEMENT HOTEL
MOORDEB
IDF4
GNIK
GNIK
ENO
KING
STANDARD
ICE
ELEV A ELEV B
STAIR C
ENO
MOORDEB
STORAGE STORAGE
ONE
BEDROOM
HOUSE
KEEPING
ELEC.
ROOM
STAIR B
QUEEN/QUEEN
STUDIO
ONE ENO
BEDROOM MOORDEB
ONE
BEDROOM+ +
MUSKEGON, MICHIGAN
OIDUTS
NEEUQ/NEEUQ
VIRIDIAN DRIVE
STANDARD DRADNATS
KING GNIK
STAIR A
KING
COMMON
ELEMENT by WESTIN
KING BEDROOM
COMMON ONE
REVIEW 12.11.23
ONE
BEDROOM+
BEDROOM
ONE
DRAWN BY: DLJ
CHECKED: DSH
FOURTH FLOOR
3/32"=1'-0"
PROJECT No. 230402
10/26/2023 11:26 AM
FILE NAME: BP1.DWG
004
Page 105 of 192
MEETING ROOM
520 SF.
1/15 SF. (PERSONS)
BEDROOM
STANDARD
STANDARD
QUEEN/QUEEN
NEEUQ/NEEUQ
ONE
KING
KING
STUDIO
OIDUTS
COMMON
COMMON
COMMON
NOMMOC
COPYRIGHT 2023-ALL RIGHTS RESERVED. THIS DRAWING REMAINS THE PROPERTY OF HENRICKSON ARCHITECTURE AND PLANNING AND IS FOR USE ONLY AS AUTHORIZED BY HENRICKSON ARCHITECTURE AND PLANNING
KING
KING
KING
GNIK
ONE BEDROOM
ADA LAYOUT
NEEUQ/NEEUQ
QUEEN/QUEEN
OIDUTS
STUDIO
DRADNATS
DRADNATS
HARBOR 31 - ELEMENT HOTEL
MOORDEB
IDF4
GNIK
GNIK
ENO
ICE
CASUAL DINING ELEV A ELEV B
560 SF.
STAIR C
1/15 SF. (PERSONS)
ENO
MOORDEB
STORAGE STORAGE
HOUSE
KEEPING
ELEC.
ROOM
STAIR B
QUEEN/QUEEN
STUDIO
ONE
BEDROOM+ +
MUSKEGON, MICHIGAN
BAR
1,720 SF. KITCHEN
1/15 SF. (PERSONS) BAR 490 SF. OIDUTS
NEEUQ/NEEUQ
VIRIDIAN DRIVE
1/200 SF. (PERSONS)
STAIR A
ELEMENT by WESTIN
STOR.
BAR
REVIEW 12.11.23
OUTDOOR
PATIO & DINING
2,000 SF.
1/15 SF. (PERSONS)
DRAWN BY: DLJ
CHECKED: DSH
FIFTH FLOOR
3/32"=1'-0"
PROJECT No. 230402
10/26/2023 11:26 AM
FILE NAME: BP1.DWG
005
Page 106 of 192
Page 107 of 192
Page 108 of 192
Page 109 of 192
Page 110 of 192
Tables
Page 111 of 192
Table 1 – Summary of Eligible Costs
Act 381 Brownfield Plan
Harbor 31 Hotel
EGLE Eligible Activities Costs and Schedule
EGLE Eligible Activities Cost Completion Season/Year
Site Assessment and Baseline Environmental Assessment Activities $ 20,000
Phase I ESA, Phase II ESA, BEA, DDCC $ 20,000 Fall 2025
EGLE Eligible Activities Subtotal $ 20,000
EGLE Eligible Activities Total Costs $ 20,000
MEDC Eligible Activities Costs and Schedule
MEDC Eligible Activities Cost Completion Season/Year
Site Preparation $ 997,000
Clearing and Grubbing $ 5,000 Spring 2026
Cut & Fill Operations $ 5,000 Spring 2026
Dewatering $ 30,000 Spring 2026
Excavation of Unstable Material $ 60,000 Spring 2026
Fill $ 71,000 Spring 2026
Foundation Work to Address Special Soil Concerns (Helical Piers) $ 620,000 Spring 2026
Staking $ 30,000 Spring 2026
Temporary Construction Access/Roads $ 6,000 Spring 2026
Temporary Erosion Control $ 8,000 Spring 2026
Temporary Site Control $ 12,000 Spring 2026
Soft Costs (architectural, engineering) $ 150,000 Spring 2026
Demolition $ 10,000
Site Demolition $ 10,000 Spring 2026
MEDC Eligible Activities Subtotal $ 1,007,000
Contingency (15%) $ 151,050
Brownfield Plan/Work Plan Preparation $ 15,000
MEDC Eligible Activities Total Costs $ 1,173,050
Local Only Eligible Activities Costs and Schedule
Local Only Eligible Activities Cost Completion Season/Year
Due Care Activities $ 370,000
Engineered Barriers $ 160,000 Summer /Fall 2026
Vapor Intrusion Mitigation System $ 160,000 Summer /Fall 2026
Contaminated Soil Removal and Disposal $ 50,000 Summer /Fall 2026
Local Only Eligible Activities Subtotal $ 370,000
Contingency (15%) $ 55,500
Interest Expense (5%) $ 533,328
Brownfield Plan/Work Plan Preparation $ 10,000
Brownfield Plan/Work Plan Implementation $ 10,000
Local Only Eligible Activities Total Costs $ 978,828
10/6/2025
Page 112 of 192
Table 2 – Total Captured Incremental Taxes Schedule
Act 381 Brownfield Plan
Harbor 31 Hotel
181 201 Viridian Drive
Muskegon, MI
Estimated Taxable Value (TV) Increase Rate: 2% increase per year
Plan Year 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 Totals
Calendar Year 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048
*Base Taxable Value $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ 200,800 $ -
Future Taxable Value $ 5,000,000 $ 5,100,000 $ 5,202,000 $ 5,306,040 $ 5,412,161 $ 5,520,404 $ 5,630,812 $ 5,743,428 $ 5,858,297 $ 5,975,463 $ 6,094,972 $ 6,216,872 $ 6,341,209 $ 6,468,033 $ 6,597,394 $ 6,729,342 $ 6,863,929 $ 7,001,207 $ 7,141,231 $ 7,284,056 $ 7,429,737 $ -
Incremental Difference (New TV - Base TV) $ 4,799,200 $ 4,899,200 $ 5,001,200 $ 5,105,240 $ 5,211,361 $ 5,319,604 $ 5,430,012 $ 5,542,628 $ 5,657,497 $ 5,774,663 $ 5,894,172 $ 6,016,072 $ 6,140,409 $ 6,267,233 $ 6,396,594 $ 6,528,542 $ 6,663,129 $ 6,800,407 $ 6,940,431 $ 7,083,256 $ 7,228,937 $ -
School Capture Millage Rate
School Operating 18.0000 $ 43,193 $ 44,093 $ 45,011 $ 45,947 $ 46,902 $ 47,876 $ 48,870 $ 49,884 $ 50,917 $ 51,972 $ 53,048 $ 54,145 $ 110,527 $ 112,810 $ 115,139 $ 117,514 $ 119,936 $ 122,407 $ 124,928 $ 127,499 $ 130,121 $ 1,662,739
State Education Tax (SET) 6.0000 $ 28,795 $ 29,395 $ 30,007 $ 30,631 $ 31,268 $ 31,918 $ 32,580 $ 33,256 $ 33,945 $ 34,648 $ 35,365 $ 36,096 $ 36,842 $ 37,603 $ 38,380 $ 39,171 $ 39,979 $ 40,802 $ 41,643 $ 42,500 $ 43,374 $ 748,199
School Total 24.0000 $ 71,988 $ 73,488 $ 75,018 $ 76,579 $ 78,170 $ 79,794 $ 81,450 $ 83,139 $ 84,862 $ 86,620 $ 88,413 $ 90,241 $ 147,370 $ 150,414 $ 153,518 $ 156,685 $ 159,915 $ 163,210 $ 166,570 $ 169,998 $ 173,494 $ 2,410,937
Local Capture Millage Rate
County Operating 5.5637 $ 13,351 $ 13,629 $ 13,913 $ 14,202 $ 14,497 $ 14,798 $ 15,105 $ 15,419 $ 15,738 $ 16,064 $ 16,397 $ 16,736 $ 34,163 $ 34,869 $ 35,589 $ 36,323 $ 37,072 $ 37,835 $ 38,614 $ 39,409 $ 40,220 $ 513,943
County Museum 0.3169 $ 760 $ 776 $ 792 $ 809 $ 826 $ 843 $ 860 $ 878 $ 896 $ 915 $ 934 $ 953 $ 1,946 $ 1,986 $ 2,027 $ 2,069 $ 2,112 $ 2,155 $ 2,199 $ 2,245 $ 2,291 $ 29,273
County Veterans 0.0739 $ 177 $ 181 $ 185 $ 189 $ 193 $ 197 $ 201 $ 205 $ 209 $ 213 $ 218 $ 222 $ 454 $ 463 $ 473 $ 482 $ 492 $ 503 $ 513 $ 523 $ 534 $ 6,826
Senior Citizen Services 0.4921 $ 1,181 $ 1,205 $ 1,231 $ 1,256 $ 1,282 $ 1,309 $ 1,336 $ 1,364 $ 1,392 $ 1,421 $ 1,450 $ 1,480 $ 3,022 $ 3,084 $ 3,148 $ 3,213 $ 3,279 $ 3,346 $ 3,415 $ 3,486 $ 3,557 $ 45,457
Central Dispatch 0.2952 $ 708 $ 723 $ 738 $ 754 $ 769 $ 785 $ 801 $ 818 $ 835 $ 852 $ 870 $ 888 $ 1,813 $ 1,850 $ 1,888 $ 1,927 $ 1,967 $ 2,007 $ 2,049 $ 2,091 $ 2,134 $ 27,269
Community College 2.1693 $ 5,205 $ 5,314 $ 5,425 $ 5,537 $ 5,653 $ 5,770 $ 5,890 $ 6,012 $ 6,136 $ 6,263 $ 6,393 $ 6,525 $ 13,320 $ 13,596 $ 13,876 $ 14,162 $ 14,454 $ 14,752 $ 15,056 $ 15,366 $ 15,682 $ 200,388
MAISD 4.6773 $ 11,224 $ 11,458 $ 11,696 $ 11,939 $ 12,188 $ 12,441 $ 12,699 $ 12,962 $ 13,231 $ 13,505 $ 13,784 $ 14,069 $ 28,721 $ 29,314 $ 29,919 $ 30,536 $ 31,165 $ 31,808 $ 32,462 $ 33,131 $ 33,812 $ 432,063
City Operating 9.8554 $ 23,649 $ 24,142 $ 24,644 $ 25,157 $ 25,680 $ 26,213 $ 26,757 $ 27,312 $ 27,878 $ 28,456 $ 29,045 $ 29,645 $ 60,516 $ 61,766 $ 63,041 $ 64,341 $ 65,668 $ 67,021 $ 68,401 $ 69,808 $ 71,244 $ 910,386
City Sanitation 2.9364 $ 7,046 $ 7,193 $ 7,343 $ 7,496 $ 7,651 $ 7,810 $ 7,972 $ 8,138 $ 8,306 $ 8,478 $ 8,654 $ 8,833 $ 18,031 $ 18,403 $ 18,783 $ 19,170 $ 19,566 $ 19,969 $ 20,380 $ 20,799 $ 21,227 $ 271,248
Hackley Library 2.3516 $ 5,643 $ 5,760 $ 5,880 $ 6,003 $ 6,128 $ 6,255 $ 6,385 $ 6,517 $ 6,652 $ 6,790 $ 6,930 $ 7,074 $ 14,440 $ 14,738 $ 15,042 $ 15,353 $ 15,669 $ 15,992 $ 16,321 $ 16,657 $ 17,000 $ 217,228
MPS Sinking 0.9712 $ 2,330 $ 2,379 $ 2,429 $ 2,479 $ 2,531 $ 2,583 $ 2,637 $ 2,692 $ 2,747 $ 2,804 $ 2,862 $ 2,921 $ 5,964 $ 6,087 $ 6,212 $ 6,341 $ 6,471 $ 6,605 $ 6,741 $ 6,879 $ 7,021 $ 89,714
Local Total 29.7030 $ 71,275 $ 72,760 $ 74,275 $ 75,820 $ 77,397 $ 79,004 $ 80,644 $ 82,316 $ 84,022 $ 85,762 $ 87,537 $ 89,348 $ 182,389 $ 186,156 $ 189,998 $ 193,917 $ 197,915 $ 201,992 $ 206,152 $ 210,394 $ 214,721 $ 2,743,796
Non-Capturable Millages Millage Rate
Community College Debt 0.2700 $ 648 $ 661 $ 675 $ 689 $ 704 $ 718 $ 733 $ 748 $ 764 $ 780 $ 796 $ 812 $ 1,658 $ 1,692 $ 1,727 $ 1,763 $ 1,799 $ 1,836 $ 1,874 $ 1,912 $ 1,952 $ 24,941
Hackley Debt 0.4999 $ 1,200 $ 1,225 $ 1,250 $ 1,276 $ 1,303 $ 1,330 $ 1,357 $ 1,385 $ 1,414 $ 1,443 $ 1,473 $ 1,504 $ 3,070 $ 3,133 $ 3,198 $ 3,264 $ 3,331 $ 3,400 $ 3,470 $ 3,541 $ 3,614 $ 46,178
MPS Debt (2020 & 2021) 7.7500 $ 18,597 $ 18,984 $ 19,380 $ 19,783 $ 20,194 $ 20,613 $ 21,041 $ 21,478 $ 21,923 $ 22,377 $ 22,840 $ 23,312 $ 47,588 $ 48,571 $ 49,574 $ 50,596 $ 51,639 $ 52,703 $ 53,788 $ 54,895 $ 56,024 $ 715,901
Non-Capturable Total 8.5199 $ 20,444 $ 20,870 $ 21,305 $ 21,748 $ 22,200 $ 22,661 $ 23,132 $ 23,611 $ 24,101 $ 24,600 $ 25,109 $ 25,628 $ 52,316 $ 53,396 $ 54,498 $ 55,623 $ 56,769 $ 57,939 $ 59,132 $ 60,349 $ 61,590 $ 787,020
Total Tax Increment Revenue (TIR) Available for Capture $ 143,263 $ 146,248 $ 149,293 $ 152,399 $ 155,567 $ 158,798 $ 162,094 $ 165,456 $ 168,885 $ 172,382 $ 175,950 $ 179,589 $ 329,758 $ 336,569 $ 343,516 $ 350,602 $ 357,830 $ 365,202 $ 372,722 $ 380,392 $ 388,216 $ 5,154,733
NOTES:
PA 255 Commercial Redevelopment Act Tax Abatement - New Facility is anticipated for 12 years.
PA 255 is a 50% reduction in ad valorum taxes (excluding only SET) for a period of 12 years.
10/6/2025
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Table 3 – Estimated Reimbursement Schedule
Act 381 Brownfield Plan
Harbor 31 Hotel
181 201 Viridian Drive
Muskegon, MI
Developer
School & Local
Maximum Proportionality Local-Only Taxes Total
Taxes
Reimbursement Estimated Capture
State 44.7% $ 651,305 $ - $ 651,305 Estimated Total 21 (including 5 years Administrative Fees $ 274,380
Local 55.3% $ 806,071 $ 737,502 $ 1,543,573 Years of Plan: LBRF Capture) State Brownfield Redevelopment Fund $ -
TOTAL Local Brownfield Revolving Fund $ 808,860
Pre-Approved 2.6% $ 20,000 $ - $ 20,000
MEDC 98.6% $ 1,437,376 $ - $ 1,437,376
Local-Only 97.4% $ - $ 737,502 $ 737,502
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21
2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048 TOTAL
Total State Incremental Revenue $ 71,988 $ 73,488 $ 75,018 $ 76,579 $ 78,170 $ 79,794 $ 81,450 $ 83,139 $ 84,862 $ 86,620 $ 88,413 $ 90,241 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 969,763
State Brownfield Redevelopment Fund (50% of SET) $ 21,596 $ 22,046 $ 22,505 $ 22,974 $ 23,451 $ 23,938 $ 24,435 $ 24,942 $ 25,459 $ 25,986 $ 26,524 $ 27,072 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 290,929
State TIR Available for Reimbursement $ 50,392 $ 51,442 $ 52,513 $ 53,605 $ 54,719 $ 55,856 $ 57,015 $ 58,198 $ 59,404 $ 60,634 $ 61,889 $ 63,169 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 678,834
Total Local Incremental Revenue $ 71,275 $ 72,760 $ 74,275 $ 75,820 $ 77,397 $ 79,004 $ 80,644 $ 82,316 $ 84,022 $ 85,762 $ 87,537 $ 89,348 $ 182,389 $ 186,156 $ 189,998 $ 193,917 $ 197,915 $ 201,992 $ 206,152 $ 210,394 $ 214,721 $ 2,743,796
BRA Administrative Fee (10%) $ 7,128 $ 7,276 $ 7,428 $ 7,582 $ 7,740 $ 7,900 $ 8,064 $ 8,232 $ 8,402 $ 8,576 $ 8,754 $ 8,935 $ 18,239 $ 18,616 $ 19,000 $ 19,392 $ 19,791 $ 20,199 $ 20,615 $ 21,039 $ 21,472 $ 274,380
Local TIR Available for Reimbursement $ 64,148 $ 65,484 $ 66,848 $ 68,238 $ 69,657 $ 71,104 $ 72,579 $ 74,085 $ 75,620 $ 77,186 $ 78,784 $ 80,413 $ 164,150 $ 167,540 $ 170,998 $ 174,526 $ 178,123 $ 181,793 $ 185,536 $ 189,355 $ 193,249 $ 2,469,416
Total State & Local TIR Available $ 114,539 $ 116,926 $ 119,360 $ 121,843 $ 124,376 $ 126,960 $ 129,595 $ 132,282 $ 135,024 $ 137,820 $ 140,672 $ 143,582 $ 164,150 $ 167,540 $ 170,998 $ 174,526 $ 178,123 $ 181,793 $ 185,536 $ 189,355 $ 193,249 $ 3,148,250
Beginning
DEVELOPER Balance
Reimbursement Balance $ 2,194,878 $ 2,080,338 $ 1,963,412 $ 1,844,052 $ 1,722,208 $ 1,597,832 $ 1,470,873 $ 1,341,278 $ 1,208,996 $ 1,073,972 $ 964,544 $ 885,761 $ 805,348 $ 641,198 $ 473,658 $ 302,660 $ 128,134 $ - $ - $ - $ - $ - $ -
EGLE Environmental Costs $ 20,000 $ 20,000 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
State Tax Reimbursement $ 8,938 $ 8,938 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 8,938
Local Tax Reimbursement $ 11,062 $ 11,062 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 11,062
Total EGLE Reimbursement Balance $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 20,000
MEDC Non-Environmental Costs $ 1,173,050 $ 1,173,050 $ 1,078,511 $ 961,585 $ 842,224 $ 720,381 $ 596,005 $ 469,045 $ 339,450 $ 207,168 $ 72,144 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
State Tax Reimbursement $ 524,239 $ 41,454 $ 51,442 $ 52,513 $ 53,605 $ 54,719 $ 55,856 $ 57,015 $ 58,198 $ 59,404 $ 32,241 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 516,446
Local Tax Reimbursement $ 648,811 $ 53,086 $ 65,484 $ 66,848 $ 68,238 $ 69,657 $ 71,104 $ 72,579 $ 74,085 $ 75,620 $ 39,903 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 656,604
Total MEDC Reimbursement Balance $ 1,078,511 $ 961,585 $ 842,224 $ 720,381 $ 596,005 $ 469,045 $ 339,450 $ 207,168 $ 72,144 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 1,173,050
Local-Only Costs $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 431,217 $ 352,433 $ 272,020 $ 107,871 $ - $ - $ - $ - $ - $ - $ -
Local Tax Reimbursement $ 468,500 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 37,283 $ 78,784 $ 80,413 $ 164,150 $ 107,871 $ - $ - $ - $ - $ 468,500
Total Local-Only Reimbursement Balance $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 468,500 $ 431,217 $ 352,433 $ 272,020 $ 107,871 $ - $ - $ - $ - $ - $ - $ - $ - $ 468,500
Simple Interest Expense (5%) $ 533,328 $ - $ 77,351 $ 148,855 $ 214,391 $ 273,835 $ 327,060 $ 373,937 $ 414,335 $ 448,118 $ 475,151 $ 496,711 $ 514,333 $ 527,934 $ 533,328 $ 473,658 $ 302,660 $ 128,134 $ - $ - $ - $ -
Annual Interest Incurred $ 77,351 $ 71,504 $ 65,536 $ 59,444 $ 53,225 $ 46,877 $ 40,398 $ 33,783 $ 27,032 $ 21,561 $ 17,622 $ 13,601 $ 5,394 $ - $ - $ - $ - $ - $ - $ - $ - $ 533,328
MEDC $ 118,128 $ 53,926 $ 48,079 $ 42,111 $ 36,019 $ 29,800 $ 23,452 $ 16,973 $ 10,358 $ 3,607 $ - $ - $ - $ - $ 264,326
Local-Only $ 415,200 $ 23,425 $ 23,425 $ 23,425 $ 23,425 $ 23,425 $ 23,425 $ 23,425 $ 23,425 $ 23,425 $ 21,561 $ 17,622 $ 13,601 $ 5,394 $ 269,002
Local Tax Reimbursement $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 59,670 $ 170,998 $ 174,526 $ 128,134 $ - $ - $ - $ - $ 533,328
Total Interest Reimbursement Balance $ 77,351 $ 148,855 $ 214,391 $ 273,835 $ 327,060 $ 373,937 $ 414,335 $ 448,118 $ 475,151 $ 496,711 $ 514,333 $ 527,934 $ 533,328 $ 473,658 $ 302,660 $ 128,134 $ - $ - $ - $ - $ - $ 533,328
Total Annual Developer Reimbursement $ 114,539 $ 116,926 $ 119,360 $ 121,843 $ 124,376 $ 126,960 $ 129,595 $ 132,282 $ 135,024 $ 109,428 $ 78,784 $ 80,413 $ 164,150 $ 167,540 $ 170,998 $ 174,526 $ 128,134 $ - $ - $ - $ - $ 2,194,878
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits * $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 808,860
State Tax Capture $ 8,938 $ - $ - $ - $ - $ - $ - $ - $ - $ 8,938 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 8,938
Local Tax Capture $ 799,922 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 49,989 $ 181,793 $ 185,536 $ 189,355 $ 193,249 $ 799,922
Total LBRF Capture $ 808,860 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from state and local TIR.
10/6/2025
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Appendix 1
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Page Intentionally Left Blank
Resolutions Pending
Page 116 of 192
Appendix 2
Page 117 of 192
DEVELOPMENT AND REIMBURSEMENT AGREEMENT
This DEVELOPMENT AND REIMBURSEMENT AGREEMENT (the “Agreement”)
is made on _________, ______, by and among the CITY OF MUSKEGON
BROWNFIELD REDEVELOPMENT AUTHORITY, a Michigan public body corporate
whose address is 933 Terrace Street, Muskegon, Michigan 49443 (the “Authority”), the
CITY OF MUSKEGON, a public body corporate whose address is 933 Terrace Street,
Muskegon, Michigan 49443 (the “City”), and Lakeshore Hotel Partners, LLC, a Michigan
limited liability company whose address is 2325 Belmont Center Drive NE, Belmont,
Michigan 49306 (the “Developer”).
RECITALS
A. Pursuant to P.A. 381 of 1996, as amended (“Act 381”), the Authority
approved and recommended a Brownfield Plan which was duly approved by the City (the
“Plan”). The Plan was amended on December 10, 2024 (the “Amendment,” and,
together with the Plan, the “Brownfield Plan” – See Exhibit A) to identify the construction
of a five-story hotel with 126 hotel rooms. The Plan Amendment was amended on _____
to allow for the state tax capture of eligible non-environmental activities.
B. The Brownfield Plan and Amendment includes specific eligible activities
associated with the Developer’s plan to develop land located at 181 & 201 Viridian Drive
in Muskegon, Michigan (collectively, the “Developer Property”).
C. The Developer is in the process of acquiring the Developer Property, which
is included in the Brownfield Plan as an “eligible property” because it was determined to
be a “facility”, as defined by Part 201 of the Natural Resources and Environmental
Protection Act (“Part 201”), or adjacent and contiguous to an “eligible property.”
D. The Developer intends to conduct eligible activities on the Developer
Property including the construction of a five-story hotel with 126 hotel rooms, 146 parking
spaces, and two elevators. Amenities include two meeting rooms, an indoor pool, a gym,
and a restaurant and bar on the fifth floor along with an outdoor patio and dining (the
“Project”), including department specific environmental activities, site preparation, a
15% contingency, 5% simple interest and brownfield plan preparation/implementation, as
described in the Amendment to the Brownfield Plan, with an estimated cost of $2,194,878
(the “Developer Eligible Activities”). All of the Developer Eligible Activities are eligible
for reimbursement under Act 381. The total cost of the Eligible Activities, including
contingencies and interest, are $2,194,878 (the “Total Eligible Brownfield TIF Costs”).
E. Act 381 permits the Authority to capture and use local and certain school
property tax revenues generated from the incremental increase in property value of a
redeveloped brownfield site constituting an “eligible property” under Act 381 (the
“Brownfield TIF Revenue”) to pay or to reimburse the payment of Eligible Activities
conducted on the “eligible property.” The Brownfield TIF Revenue will be used to
Page 118 of 192
reimburse the Developer for the Developer Eligible Activities incurred and approved for
the Project.
F. In accordance with Act 381, the parties desire to establish the procedure for
using the available Brownfield TIF Revenue generated from the Property to reimburse the
Developer for completion of Eligible Activities on the Property in an amount not to exceed
the Total Eligible Brownfield TIF Costs.
NOW, THERFORE, the parties agree as follows:
1. Reimbursement Source.
(a) During the Term (as defined below) of this Agreement, and except as set
forth in paragraph 2 below, the Authority shall reimburse the Developer for the costs of
their Eligible Activities conducted on the Developer Property from the Brownfield TIF
Revenue collected from the real and taxable personal property taxes on the Developer
Property. The amount reimbursed to the Developer for their Eligible Activities shall not
exceed the Total Eligible Brownfield TIF Costs, and reimbursements shall be made on
approved costs submitted and approved in connection with the Developer Eligible
Activities, as follows:
(i) the Authority shall pay 100% of available Brownfield TIF Revenue (except
the TIF Management Administrative Fee outlined in Section 1 (a)(ii)), to Developer
to reimburse the cost of the Developer Eligible Activities submitted and approved
for reimbursement by the Authority until Developer is fully reimbursed; and
(ii) Notwithstanding any provision in this Agreement to the contrary, the
Authority’s annual TIF Management Administrative Fee, as described in the
Brownfield Plan Amendment, shall be paid to the Authority each year to the extent
that Brownfield TIF Revenue has been captured and collected during that year,
prior to the payment of any Request for Cost Reimbursement.
(b) The Authority shall capture Brownfield TIF Revenue from the Property and
reimburse the Developer for their Eligible Activities until the earlier of the Developer being
fully reimbursed or December 31, 2044. Unless otherwise prepaid by the Authority,
payments to the Developer shall be made on a semi-annual basis as incremental local
taxes are captured and available.
(c) Following reimbursement of all amounts due the Developer and all amounts
payable to the Authority as Administrative Costs from applicable Tax Increment
Revenues, additional tax increment revenues will be deposited into the local brownfield
revolving fund (LBRF) for five full years, which is 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.
2
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2. Developer Reimbursement Process.
(a) The Developer shall submit to the Authority, not more frequently than on a
quarterly basis, a “Request for Cost Reimbursement” for Developer Eligible Activities paid
for by the Developer during the prior period. All costs for the Developer Eligible Activities
must be consistent with the approved Brownfield Plan. The Developer must include
documentation sufficient for the Authority to determine whether the costs incurred were
for Developer Eligible Activities, including detailed invoices and proof of payment. Copies
of all invoices for Developer Eligible Activities must note what Developer Eligible Activities
they support.
(b) Unless the Authority disputes whether such costs are for Developer Eligible
Activities within thirty (30) days after receiving a Request for Cost Reimbursement from
the Developer, the Authority shall pay the Developer the amounts for which submissions
have been made pursuant to paragraph 2(a) of this Agreement in accordance with the
priority set forth in paragraph 1, from which the submission may be wholly or partially paid
from available Brownfield TIF Revenue from the Developer Property.
(i) The Developer shall cooperate with the Authority’s review of its
Request for Cost Reimbursement by providing supplemental information and
documentation which may be reasonably requested by the Authority.
(ii) If the Authority determines that requested costs are ineligible for
reimbursement, the Authority shall notify the Developer in writing of its reasons for
such ineligibility within the Authority’s thirty (30) day period of review. The
Developer shall then have thirty (30) days to provide supplemental information or
documents to the Authority demonstrating that the costs are for Developer Eligible
Activities and are eligible for reimbursement.
(c) If a partial payment is made to the Developer by the Authority because of
insufficient Brownfield TIF Revenue captured in the semi-annual period for which
reimbursement is sought, the Authority shall make additional payments toward the
remaining amount within thirty (30) days of its receipt of additional Brownfield TIF
Revenue from the Developer Property until all of the amounts for which submissions have
been made have been fully paid to the Developer, or by the end of the Term (as defined
below), whichever occurs first. The Authority is not required to reimburse the Developer
from any source other than Brownfield TIF Revenue.
(d) The Authority shall send all payments to the Developer by registered or
certified mail, addressed to the Developer at the address shown above, or by electronic
funds transfer directly to the Developer’s bank account. The Developer may change its
address by providing written notice sent by registered or certified mail to the Authority.
4. Term of Agreement.
3
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The Authority’s obligation to reimburse the Developer (and the Authority) for the
Total Eligible Brownfield TIF Costs incurred by each party under this Agreement shall
terminate the earlier of the date when all reimbursements to the Developer required under
this Agreement have been made or December 31, 2044 and the five additional years
(post developer reimbursement) of TIF capture for reimbursement into the LBRF have
been made or December 31, 2048 (the “Term”). If the Brownfield TIF Revenue ends
before all of the Total Eligible Brownfield TIF Costs have been fully reimbursed to the
Developer, the last reimbursement payment by the Authority shall be paid from the
summer and winter tax increment revenue collected during the final year of this
Agreement.
5. Adjustments.
If, due to an appeal of any tax assessment or reassessment of any portion of the
Developer Property, or for any other reason, the Authority is required to reimburse any
Brownfield TIF Revenue to any 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 to the Developer. If all amounts due to the Developer under this
Agreement have been fully paid or the Authority is no longer obligated to make any further
payments to the Developer, the Authority shall invoice the Developer for the amount of
such reimbursement and the Developer shall pay the Authority such invoiced amount
within thirty (30) days of the receipt of the invoice. Amounts withheld by or invoiced and
paid to the Authority by the Developer pursuant to this paragraph shall be reinstated as
Developer Eligible Activities, respectively, 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. In the event of a tax appeal, the term of the Plan made be extended
to cover the capture of eligible activities, but in all cases cannot extend beyond 30 years
from the initial date of capture.
6. Legislative Authorization.
This Agreement is governed by and subject to the restrictions set forth in Act 381.
If there is legislation enacted in the future that alters or affects the amount of Brownfield
TIF Revenue subject to capture, eligible property, or Eligible Activities, then the
Developer’s rights and the Authority’s obligations under this Agreement shall be modified
accordingly as required by law, or by agreement of the parties.
7. Notices.
All notices shall be given by registered or certified mail addressed to the parties at
their respective addresses as shown above. Any party may change the address by
written notice sent by registered or certified mail to the other party.
8. Assignment.
4
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This Agreement and the rights and obligations under this Agreement shall not be
assigned or otherwise transferred by any party without the consent of the other party,
which shall not be unreasonably withheld, provided, however, the Developer may assign
their interest in this Agreement to an affiliate without the prior written consent of the
Authority if such affiliate acknowledges its obligations to the Authority under this
Agreement upon assignment in writing on or prior to the effective date of such
assignment, provided, further, that the Developer may each make a collateral assignment
of their share of the Brownfield TIF Revenue for project financing purposes. As used in
this paragraph, “affiliate” means any corporation, company, partnership, limited liability
company, trust, sole proprietorship or other entity or individual 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 and inure
to the benefit of any successors or permitted assigns of the parties.
9. Entire Agreement.
This Agreement supersedes all agreements previously made between the parties
relating to the subject matter. There are no other understandings or agreements between
the parties.
10. Non-Waiver.
No delay or failure by either party to exercise any right under this Agreement, and
no partial or single exercise of that right, constitutes a waiver of that or any other right,
unless otherwise expressly provided herein.
11. Governing Law.
This Agreement shall be construed in accordance with and governed by the laws
of the State of Michigan.
12. Counterparts.
This Agreement may be executed in two or more counterparts, each of which shall
be deemed an original but all of which together shall constitute one and the same
instrument.
[Signature page follows]
5
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The parties have executed this Agreement on the date set forth above.
CITY OF MUSKEGON BROWNFIELD
REDEVELOPMENT AUTHORITY
_______________________________
By:
Its:
CITY OF MUSKEGON
_______________________________
By:
Its:
By:
Its:
Lakeshore Hotel Partners, LLC
_______________________________
By:
Its:
19886336-2
Signature Page to Development and Reimbursement Agreement
Page 123 of 192
EXHIBIT A
Copy of Brownfield Plan
7
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Appendix 3
Page 125 of 192
Page Intentionally Left Blank
Notices Pending
Page 126 of 192
Appendix 4
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Page Intentionally Left Blank
Notices Pending
Page 128 of 192
Appendix 5
Page 129 of 192
RYERSON CREEK
MUSKEGON LAKE
SITE
UNIT "N" BOUNDARY
GP-2 UNIT "P"
RWB-2 RWB-4
UNIT "I" GP-3
RWB-3
RWB-1
GP-3 GP-4 GP-1
UNIT "O"
GP-1
GP-2
B-2 B-5
B-3 B-4
B-1
B-6
UNIT "H"
UNIT "A"
Former Continental Motors Site
UNIT "B"
UNIT "K"
B-7
HAB-1 HAB-2 B-8 HAB-3
B-9
B-10
UNIT "J" UNIT "M"
Site Characterization Report
GVSU
SS-1
Muskegon, Michigan
GVSU
TMW-2
GVSU
SS-4
UNIT "D"
UNIT "L"
GVSU
TMW-1
GVSU
SS-2
GVSU
SS-3
UNIT "C" UNIT "E"
SITE
BOUNDARY
Habor 31 Hotel
Property
Boundary
UNIT "F"
UNIT "G"
REVISIONS
USER: RSECORD
TIME: 4:49:04 PM
DATE: 1/11/2021
LEGEND
LAYOUT: FIG09_DIRECT CONTACT -AS
Drawn By
Designer
Reviewer
Manager
Hard copy is intended to be
24"x36" when plotted. Scale(s)
indicated and graphic quality may
not be accurate for any other size.
PLOT INFO: Z:\2001\01060E\CAD\CD\Z01401060E.DWG
PROJECT NO.
01060E
SHEET NO.
ARSENIC
GENERIC RESIDENTIAL
DIRECT CONTACT CRITERION
EXCEEDANCES (mg/kg)
3
9
© C o p y r i g h t 2021
All Rights Reserved
Page 130 of 192
RYERSON CREEK
B-14
MUSKEGON LAKE N 350
EXCAVATION AREAS SITE
C-13
C-15
EF-14.4
UNIT "N"B 62,000
N 4,900 BOUNDARY SB-2
N 400 E 270,000
PH 2,600 ZONE II C-10 Hg 222
N 4,400 N 1,200
T 13,000
PH 2,000 PH 3,000
X 203,000
EF-12.8 46-1 46-5
C-16 124-TMB 430,000
GP-2
B 93 UNIT "P" VC 17 VC 38
B 4.9 C-15 135-TMB 80,000 46-8 46-7 46-2
GP-3 RWB-2 E 160 E-11
GP-1 UNIT "I" B 7.1 RWB-4
N 27,000
780
D-10 VC 23 VC 110 VC 39
2-MN 2,200 X N 6,200
GP-3 PH 6,000 N 2,000
2-MN 13,000
N 1,500 RWB-3 ZONE III 124-TMB 16,000 PH 3,300
PH 13,000 E-10
N 7,000 RWB-1 MW-102RS 135-TMB 5,300
PH 6,400 D-15 N 4,800
B 18 IPB 340 EF-12.5
N 3,900 PH 3,500
N 300 B 140
GP-3 GP-4 GP-1 PH 1,800 E-14D
E-24 B-5 GP-3 GP-4 D-14 E 89
290 N 810 E-15 B 56 E-13
N 27,000 IPB 130 B 450 E X 480 D-08 D-05
E-16 B 2,200 E 15 B 310 UNIT "O" E-07
PH 11,000 2-MN 6,300 E 860 X 1,100 CB 250
B 1.5 E 440 E-14 N 1,100 N 2,400 46-3
N 3,500 X 5,700 GP-1 124-TMB 920 E-16 124-TMB 460 N 2,000
GP-2
890 N X 3,600 B 2,700 VC 95
PH 5,900 124-TMB 1,900 135-TMB 6,900 135-TMB 280
B-2 B-5 3,600 PH 14,000 N 2,600 E 30,000 EF-12
B-3 B-4 135-TMB 1,600 UNIT "H" N IPB 650 470 D-03
B-1
4,700 PH 2,000 X 100,000 B
N
B-6 4,400 PH E-14 350 N 2,300
B-2 GP-1 GSB-9 N 22,000 E FG-6
B-1 B-3 PH 5,000 E 240 B 2.9 B 2,100 1,100 DE-2.5
B 140 EF-14.6 PH 3,800 X B 680 46-4
E 51 920 E 280 E-21 E-21 X 2,300 E 350 124-TMB 440 N 4,100 130
X B 1,000 E 4,100 DE-2.4 VC
X 360 X 1,900 B 6.7 B 47 X 2,400 DE-2.3
IPB UNIT "A"
210 124-TMB 1,100 E 620 MW-102D 135-TMB 160 X 5,310 PH 4,400
124-TMB 190 IPB 320 E 6.6 E 320 780 N 63 F-10 F-07 N 730 PH 1,800
124-TMB 490 E-22 135-TMB X 2,560 B 3.1 MW-102S N 470 124-TMB 13,000
Former Continental Motors Site
2-MN 8,500 135-TMB 180 TCE 200 N 12 X 2,100 N 5,200 B 1,800 E 34 N 810 F-04 PH 5,200 61-1
N 490 124-TMB 900 GSB-8 135-TMB 4,000
PH 13,000 124-TMB 1,200 UNIT "B" E-19 PH 3,400 E 1,300 Hg 150 F-9 N 370 TCE 13
2-MN 3,100 135-TMB 220 B 3.0 F-13 F-12 PH 17,000
PH 4,300 135-TMB 370 HAB-3 N 1,600 E-17 470 X 1,200 B 1,400 Hg 290
E-18 N PH 13 B 32 EF-11
2-MN 7,700 N 670 N 3,600 F-15 F-14 X 3,500
HAB-2 F-22 N 8,900 E 8,400 E 14 N 640
PH 9,600 PH 2,100 E 3.3 EF-13.5
HAB-1 2-MN 3,200 B-8 TCE 2.6 B-7 GP-2 PH 3,400 N 11,000
GSB-8 X 47,000 N 72,000 F-11
Hg 280 N 980 124-TMB 42 B 260 X 310 F-15 UNITN"K" PH 2,000 61-2
B-7 B 290 18,000 Hg 150 B 2.1
N 670 PHHAB-1 2,500 HAB-2 B-8 HAB-3 E 230 124-TMB 280 GSB-1 GSB-2 F-16 B 2,100 PH GSB-10 TCE 30
B-9 E 210 1,800 PH 8,800 F-05 G-03
X 2,500 135-TMB 180 N 340 N 360 E 32 E 2,400 B 730
B-10 X 1,600 F-13 S-02 N 820 N 1,000
B-9 IPB 74 N 120 Hg 350 X 14,000 E 330
B-8 UNIT "J" N 610 B 920 UNIT "M" PH 27,000 PH 31,000
B 73 N 1,300 X 1,400
B 370 E 240
E 110 124-TMB 640 GSB-7 N 1,000
E 350 GSB-3 160 X 210 GH-2.6
X 890 MW-114 E MW-111VS
X 4,100 135-TMB 180 N 310 FG-12.5 PH 1,800
X 400 N 100
Site Characterization Report
N 630 2-MN 110 IPB 130 B 9.2 B 210
13 N 3,100 PH 14 FG-13.5 GH-2.7
APPROXIMATE LIMITS OF 124-TMB 330 PH N 5,600 G-15 124-TMB 410
B 1,000 S-01 PH 8,500
SS-1 H-24 S-06 124-TMB 1,100 N 3,900 135-TMB 110
FREE PHASE LIQUID E 920 Hg 220 GH-2.8
135-TMB 150 B(a)AN 27 Hg 160 135-TMB 300 PH 16,000 E 250 H-06
124-TMB 1,100 610 PH 4,200
EXCAVATION N 630 PH 2-MN 3,700 X 807 N
GVSU 15 135-TMB 470
SS-1 PH 32,000
(DECEMBER 2002) X 1,200
Muskegon, Michigan
MW-113 GVSU Hg 220
IPB 5.4 GSB-6 N 1,000 H-09
TMW-2
GVSU ZONE I I-18
N 370 N 8.8 I-08 I-07
SS-4 SS-4 N 940 H-15 G-12 1.1
H-12 N 560 TCE
N 640 PH 4,000 B 68 B(a)AN 120 G-12
I-26 GH-13.3 Hg 460 PH 1,800
PH 3,600 UNIT "D" E 200 PH 230 N 690
N 5.7 H-14 B 330
UNIT "L" X 1,500 PH 6,700
Hg 8.7 124-TMB 270
GVSU
E 260 GH-12.25
TMW-1
MW-115 GH-13.8 H-14 Hg 150
GVSU N 12 APPROXIMATE LIMITS OF PH 2,800 Hg 310 X 750
SS-2
I-25
EDB 1.5 FREE PHASE LIQUID J-18
I-24
N 1,700 PH 12,700 EXCAVATION N 6,400
I-24 MW-105VS PH 5,500
PY 11,000 (DECEMBER 2002)
PH 4,200 GVSU 2-MN 310
SS-3B(a)AN 2,900
UNIT "E" J-14
UNIT "C" J-20 J-11 ST13 B-4
N 3,700
N 3,300 PH 2,200 Hg 180
PH 15,000
J-22
J-24
J-24
PH 12 PH 15,000 N 410
PH 4,800
SITE
BOUNDARY
K-18
N 1,700
K-24.25 K-21
N 700 PH 4,700
124-TMB 160
Habor 31 Hotel CF 120 PH 14,000
Property PCE 88
Boundary
UNIT "F"
L-24 UNIT "G"
E 14
PH 3,600
SB-1 SB-4
N 490 Hg 140
N 930
PH 13,000
SB-2
MN-16.5 N 350
PH 5,100 PH 4,600
N-23
USER: RSECORD
E 840
PH 4,000
REVISIONS
TIME: 2:18:44 PM
DATE: 3/18/2021
LEGEND
LAYOUT: FIG08_VIAC EXCEEDANCES IN SOIL & GW
Drawn By
Designer
Reviewer
Manager
Hard copy is intended to be
24"x36" when plotted. Scale(s)
indicated and graphic quality may
not be accurate for any other size.
PLOT INFO: Z:\2001\01060E\CAD\CD\Z01401060E.DWG
PROJECT NO.
01060E
SHEET NO.
SOIL (µg/Kg) AND GROUNDWATER (µg/L)
ANALYTICAL RESULTS
48
EXCEEDING SITE-SPECIFIC RESIDENTIAL VIAC © C o p y r i g h t 2021
All Rights Reserved
Page 131 of 192
Attachment B
Page 132 of 192
DEVELOPMENT AND REIMBURSEMENT AGREEMENT
This DEVELOPMENT AND REIMBURSEMENT AGREEMENT (the “Agreement”)
is made on _________, ______, by and among the CITY OF MUSKEGON
BROWNFIELD REDEVELOPMENT AUTHORITY, a Michigan public body corporate
whose address is 933 Terrace Street, Muskegon, Michigan 49443 (the “Authority”), the
CITY OF MUSKEGON, a public body corporate whose address is 933 Terrace Street,
Muskegon, Michigan 49443 (the “City”), and Lakeshore Hotel Partners, LLC, a Michigan
limited liability company whose address is 2325 Belmont Center Drive NE, Belmont,
Michigan 49306 (the “Developer”).
RECITALS
A. Pursuant to P.A. 381 of 1996, as amended (“Act 381”), the Authority
approved and recommended a Brownfield Plan which was duly approved by the City (the
“Plan”). The Plan was amended on December 10, 2024 (the “Amendment,” and,
together with the Plan, the “Brownfield Plan” – See Exhibit A) to identify the construction
of a five-story hotel with 126 hotel rooms. The Plan Amendment was amended on _____
to allow for the state tax capture of eligible non-environmental activities.
B. The Brownfield Plan and Amendment includes specific eligible activities
associated with the Developer’s plan to develop land located at 181 & 201 Viridian Drive
in Muskegon, Michigan (collectively, the “Developer Property”).
C. The Developer is in the process of acquiring the Developer Property, which
is included in the Brownfield Plan as an “eligible property” because it was determined to
be a “facility”, as defined by Part 201 of the Natural Resources and Environmental
Protection Act (“Part 201”), or adjacent and contiguous to an “eligible property.”
D. The Developer intends to conduct eligible activities on the Developer
Property including the construction of a five-story hotel with 126 hotel rooms, 146 parking
spaces, and two elevators. Amenities include two meeting rooms, an indoor pool, a gym,
and a restaurant and bar on the fifth floor along with an outdoor patio and dining (the
“Project”), including department specific environmental activities, site preparation, a
15% contingency, 5% simple interest and brownfield plan preparation/implementation, as
described in the Amendment to the Brownfield Plan, with an estimated cost of $2,194,878
(the “Developer Eligible Activities”). All of the Developer Eligible Activities are eligible
for reimbursement under Act 381. The total cost of the Eligible Activities, including
contingencies and interest, are $2,194,878 (the “Total Eligible Brownfield TIF Costs”).
E. Act 381 permits the Authority to capture and use local and certain school
property tax revenues generated from the incremental increase in property value of a
redeveloped brownfield site constituting an “eligible property” under Act 381 (the
“Brownfield TIF Revenue”) to pay or to reimburse the payment of Eligible Activities
conducted on the “eligible property.” The Brownfield TIF Revenue will be used to
Page 133 of 192
reimburse the Developer for the Developer Eligible Activities incurred and approved for
the Project.
F. In accordance with Act 381, the parties desire to establish the procedure for
using the available Brownfield TIF Revenue generated from the Property to reimburse the
Developer for completion of Eligible Activities on the Property in an amount not to exceed
the Total Eligible Brownfield TIF Costs.
NOW, THERFORE, the parties agree as follows:
1. Reimbursement Source.
(a) During the Term (as defined below) of this Agreement, and except as set
forth in paragraph 2 below, the Authority shall reimburse the Developer for the costs of
their Eligible Activities conducted on the Developer Property from the Brownfield TIF
Revenue collected from the real and taxable personal property taxes on the Developer
Property. The amount reimbursed to the Developer for their Eligible Activities shall not
exceed the Total Eligible Brownfield TIF Costs, and reimbursements shall be made on
approved costs submitted and approved in connection with the Developer Eligible
Activities, as follows:
(i) the Authority shall pay 100% of available Brownfield TIF Revenue (except
the TIF Management Administrative Fee outlined in Section 1 (a)(ii)), to Developer
to reimburse the cost of the Developer Eligible Activities submitted and approved
for reimbursement by the Authority until Developer is fully reimbursed; and
(ii) Notwithstanding any provision in this Agreement to the contrary, the
Authority’s annual TIF Management Administrative Fee, as described in the
Brownfield Plan Amendment, shall be paid to the Authority each year to the extent
that Brownfield TIF Revenue has been captured and collected during that year,
prior to the payment of any Request for Cost Reimbursement.
(b) The Authority shall capture Brownfield TIF Revenue from the Property and
reimburse the Developer for their Eligible Activities until the earlier of the Developer being
fully reimbursed or December 31, 2047. Unless otherwise prepaid by the Authority,
payments to the Developer shall be made on a semi-annual basis as incremental local
taxes are captured and available.
2. Developer Reimbursement Process.
(a) The Developer shall submit to the Authority, not more frequently than on a
quarterly basis, a “Request for Cost Reimbursement” for Developer Eligible Activities paid
for by the Developer during the prior period. All costs for the Developer Eligible Activities
must be consistent with the approved Brownfield Plan. The Developer must include
documentation sufficient for the Authority to determine whether the costs incurred were
for Developer Eligible Activities, including detailed invoices and proof of payment. Copies
of all invoices for Developer Eligible Activities must note what Developer Eligible Activities
they support.
2
Page 134 of 192
(b) Unless the Authority disputes whether such costs are for Developer Eligible
Activities within thirty (30) days after receiving a Request for Cost Reimbursement from
the Developer, the Authority shall pay the Developer the amounts for which submissions
have been made pursuant to paragraph 2(a) of this Agreement in accordance with the
priority set forth in paragraph 1, from which the submission may be wholly or partially paid
from available Brownfield TIF Revenue from the Developer Property.
(i) The Developer shall cooperate with the Authority’s review of its
Request for Cost Reimbursement by providing supplemental information and
documentation which may be reasonably requested by the Authority.
(ii) If the Authority determines that requested costs are ineligible for
reimbursement, the Authority shall notify the Developer in writing of its reasons for
such ineligibility within the Authority’s thirty (30) day period of review. The
Developer shall then have thirty (30) days to provide supplemental information or
documents to the Authority demonstrating that the costs are for Developer Eligible
Activities and are eligible for reimbursement.
(c) If a partial payment is made to the Developer by the Authority because of
insufficient Brownfield TIF Revenue captured in the semi-annual period for which
reimbursement is sought, the Authority shall make additional payments toward the
remaining amount within thirty (30) days of its receipt of additional Brownfield TIF
Revenue from the Developer Property until all of the amounts for which submissions have
been made have been fully paid to the Developer, or by the end of the Term (as defined
below), whichever occurs first. The Authority is not required to reimburse the Developer
from any source other than Brownfield TIF Revenue.
(d) The Authority shall send all payments to the Developer by registered or
certified mail, addressed to the Developer at the address shown above, or by electronic
funds transfer directly to the Developer’s bank account. The Developer may change its
address by providing written notice sent by registered or certified mail to the Authority.
4. Term of Agreement.
The Authority’s obligation to reimburse the Developer for the Total Eligible
Brownfield TIF Costs incurred by each party under this Agreement shall terminate the
earlier of the date when all reimbursements to the Developer required under this
Agreement have been made or December 31, 2048 (the “Term”). If the Brownfield TIF
Revenue ends before all of the Total Eligible Brownfield TIF Costs have been fully
reimbursed to the Developer, the last reimbursement payment by the Authority shall be
paid from the summer and winter tax increment revenue collected during the final year of
this Agreement.
5. Adjustments.
3
Page 135 of 192
If, due to an appeal of any tax assessment or reassessment of any portion of the
Developer Property, or for any other reason, the Authority is required to reimburse any
Brownfield TIF Revenue to any 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 to the Developer. If all amounts due to the Developer under this
Agreement have been fully paid or the Authority is no longer obligated to make any further
payments to the Developer, the Authority shall invoice the Developer for the amount of
such reimbursement and the Developer shall pay the Authority such invoiced amount
within thirty (30) days of the receipt of the invoice. Amounts withheld by or invoiced and
paid to the Authority by the Developer pursuant to this paragraph shall be reinstated as
Developer Eligible Activities, respectively, 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.
6. Legislative Authorization.
This Agreement is governed by and subject to the restrictions set forth in Act 381.
If there is legislation enacted in the future that alters or affects the amount of Brownfield
TIF Revenue subject to capture, eligible property, or Eligible Activities, then the
Developer’s rights and the Authority’s obligations under this Agreement shall be modified
accordingly as required by law, or by agreement of the parties.
7. Notices.
All notices shall be given by registered or certified mail addressed to the parties at
their respective addresses as shown above. Any party may change the address by
written notice sent by registered or certified mail to the other party.
8. Assignment.
This Agreement and the rights and obligations under this Agreement shall not be
assigned or otherwise transferred by any party without the consent of the other party,
which shall not be unreasonably withheld, provided, however, the Developer may assign
their interest in this Agreement to an affiliate without the prior written consent of the
Authority if such affiliate acknowledges its obligations to the Authority under this
Agreement upon assignment in writing on or prior to the effective date of such
assignment, provided, further, that the Developer may each make a collateral assignment
of their share of the Brownfield TIF Revenue for project financing purposes. As used in
this paragraph, “affiliate” means any corporation, company, partnership, limited liability
company, trust, sole proprietorship or other entity or individual 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 and inure
to the benefit of any successors or permitted assigns of the parties.
9. Entire Agreement.
4
Page 136 of 192
This Agreement supersedes all agreements previously made between the parties
relating to the subject matter. There are no other understandings or agreements between
the parties.
10. Non-Waiver.
No delay or failure by either party to exercise any right under this Agreement, and
no partial or single exercise of that right, constitutes a waiver of that or any other right,
unless otherwise expressly provided herein.
11. Governing Law.
This Agreement shall be construed in accordance with and governed by the laws
of the State of Michigan.
12. Counterparts.
This Agreement may be executed in two or more counterparts, each of which shall
be deemed an original but all of which together shall constitute one and the same
instrument.
[Signature page follows]
5
Page 137 of 192
The parties have executed this Agreement on the date set forth above.
CITY OF MUSKEGON BROWNFIELD
REDEVELOPMENT AUTHORITY
_______________________________
By:
Its:
CITY OF MUSKEGON
_______________________________
By:
Its:
Lakeshore Hotel Partners, LLC
_______________________________
By:
Its:
19886336-2
Signature Page to Development and Reimbursement Agreement
Page 138 of 192
Attachment C
Page 139 of 192
RYERSON CREEK
MUSKEGON LAKE
SITE
UNIT "N" BOUNDARY
GP-2 UNIT "P"
RWB-2 RWB-4
UNIT "I" GP-3
RWB-3
RWB-1
GP-3 GP-4 GP-1
UNIT "O"
GP-1
GP-2
B-2 B-5
B-3 B-4
B-1
B-6
UNIT "H"
UNIT "A"
Former Continental Motors Site
UNIT "B"
UNIT "K"
B-7
HAB-1 HAB-2 B-8 HAB-3
B-9
B-10
UNIT "J" UNIT "M"
Site Characterization Report
GVSU
SS-1
Muskegon, Michigan
GVSU
TMW-2
GVSU
SS-4
UNIT "D"
UNIT "L"
GVSU
TMW-1
GVSU
SS-2
GVSU
SS-3
UNIT "C" UNIT "E"
SITE
BOUNDARY
Habor 31 Hotel
Property
Boundary
UNIT "F"
UNIT "G"
REVISIONS
USER: RSECORD
TIME: 4:49:04 PM
DATE: 1/11/2021
LEGEND
LAYOUT: FIG09_DIRECT CONTACT -AS
Drawn By
Designer
Reviewer
Manager
Hard copy is intended to be
24"x36" when plotted. Scale(s)
indicated and graphic quality may
not be accurate for any other size.
PLOT INFO: Z:\2001\01060E\CAD\CD\Z01401060E.DWG
PROJECT NO.
01060E
SHEET NO.
ARSENIC
GENERIC RESIDENTIAL
DIRECT CONTACT CRITERION
EXCEEDANCES (mg/kg)
3
9
© C o p y r i g h t 2021
All Rights Reserved
Page 140 of 192
RYERSON CREEK
B-14
MUSKEGON LAKE N 350
EXCAVATION AREAS SITE
C-13
C-15
EF-14.4
UNIT "N"B 62,000
N 4,900 BOUNDARY SB-2
N 400 E 270,000
PH 2,600 ZONE II C-10 Hg 222
N 4,400 N 1,200
T 13,000
PH 2,000 PH 3,000
X 203,000
EF-12.8 46-1 46-5
C-16 124-TMB 430,000
GP-2
B 93 UNIT "P" VC 17 VC 38
B 4.9 C-15 135-TMB 80,000 46-8 46-7 46-2
GP-3 RWB-2 E 160 E-11
GP-1 UNIT "I" B 7.1 RWB-4
N 27,000
780
D-10 VC 23 VC 110 VC 39
2-MN 2,200 X N 6,200
GP-3 PH 6,000 N 2,000
2-MN 13,000
N 1,500 RWB-3 ZONE III 124-TMB 16,000 PH 3,300
PH 13,000 E-10
N 7,000 RWB-1 MW-102RS 135-TMB 5,300
PH 6,400 D-15 N 4,800
B 18 IPB 340 EF-12.5
N 3,900 PH 3,500
N 300 B 140
GP-3 GP-4 GP-1 PH 1,800 E-14D
E-24 B-5 GP-3 GP-4 D-14 E 89
290 N 810 E-15 B 56 E-13
N 27,000 IPB 130 B 450 E X 480 D-08 D-05
E-16 B 2,200 E 15 B 310 UNIT "O" E-07
PH 11,000 2-MN 6,300 E 860 X 1,100 CB 250
B 1.5 E 440 E-14 N 1,100 N 2,400 46-3
N 3,500 X 5,700 GP-1 124-TMB 920 E-16 124-TMB 460 N 2,000
GP-2
890 N X 3,600 B 2,700 VC 95
PH 5,900 124-TMB 1,900 135-TMB 6,900 135-TMB 280
B-2 B-5 3,600 PH 14,000 N 2,600 E 30,000 EF-12
B-3 B-4 135-TMB 1,600 UNIT "H" N IPB 650 470 D-03
B-1
4,700 PH 2,000 X 100,000 B
N
B-6 4,400 PH E-14 350 N 2,300
B-2 GP-1 GSB-9 N 22,000 E FG-6
B-1 B-3 PH 5,000 E 240 B 2.9 B 2,100 1,100 DE-2.5
B 140 EF-14.6 PH 3,800 X B 680 46-4
E 51 920 E 280 E-21 E-21 X 2,300 E 350 124-TMB 440 N 4,100 130
X B 1,000 E 4,100 DE-2.4 VC
X 360 X 1,900 B 6.7 B 47 X 2,400 DE-2.3
IPB UNIT "A"
210 124-TMB 1,100 E 620 MW-102D 135-TMB 160 X 5,310 PH 4,400
124-TMB 190 IPB 320 E 6.6 E 320 780 N 63 F-10 F-07 N 730 PH 1,800
124-TMB 490 E-22 135-TMB X 2,560 B 3.1 MW-102S N 470 124-TMB 13,000
Former Continental Motors Site
2-MN 8,500 135-TMB 180 TCE 200 N 12 X 2,100 N 5,200 B 1,800 E 34 N 810 F-04 PH 5,200 61-1
N 490 124-TMB 900 GSB-8 135-TMB 4,000
PH 13,000 124-TMB 1,200 UNIT "B" E-19 PH 3,400 E 1,300 Hg 150 F-9 N 370 TCE 13
2-MN 3,100 135-TMB 220 B 3.0 F-13 F-12 PH 17,000
PH 4,300 135-TMB 370 HAB-3 N 1,600 E-17 470 X 1,200 B 1,400 Hg 290
E-18 N PH 13 B 32 EF-11
2-MN 7,700 N 670 N 3,600 F-15 F-14 X 3,500
HAB-2 F-22 N 8,900 E 8,400 E 14 N 640
PH 9,600 PH 2,100 E 3.3 EF-13.5
HAB-1 2-MN 3,200 B-8 TCE 2.6 B-7 GP-2 PH 3,400 N 11,000
GSB-8 X 47,000 N 72,000 F-11
Hg 280 N 980 124-TMB 42 B 260 X 310 F-15 UNITN"K" PH 2,000 61-2
B-7 B 290 18,000 Hg 150 B 2.1
N 670 PHHAB-1 2,500 HAB-2 B-8 HAB-3 E 230 124-TMB 280 GSB-1 GSB-2 F-16 B 2,100 PH GSB-10 TCE 30
B-9 E 210 1,800 PH 8,800 F-05 G-03
X 2,500 135-TMB 180 N 340 N 360 E 32 E 2,400 B 730
B-10 X 1,600 F-13 S-02 N 820 N 1,000
B-9 IPB 74 N 120 Hg 350 X 14,000 E 330
B-8 UNIT "J" N 610 B 920 UNIT "M" PH 27,000 PH 31,000
B 73 N 1,300 X 1,400
B 370 E 240
E 110 124-TMB 640 GSB-7 N 1,000
E 350 GSB-3 160 X 210 GH-2.6
X 890 MW-114 E MW-111VS
X 4,100 135-TMB 180 N 310 FG-12.5 PH 1,800
X 400 N 100
Site Characterization Report
N 630 2-MN 110 IPB 130 B 9.2 B 210
13 N 3,100 PH 14 FG-13.5 GH-2.7
APPROXIMATE LIMITS OF 124-TMB 330 PH N 5,600 G-15 124-TMB 410
B 1,000 S-01 PH 8,500
SS-1 H-24 S-06 124-TMB 1,100 N 3,900 135-TMB 110
FREE PHASE LIQUID E 920 Hg 220 GH-2.8
135-TMB 150 B(a)AN 27 Hg 160 135-TMB 300 PH 16,000 E 250 H-06
124-TMB 1,100 610 PH 4,200
EXCAVATION N 630 PH 2-MN 3,700 X 807 N
GVSU 15 135-TMB 470
SS-1 PH 32,000
(DECEMBER 2002) X 1,200
Muskegon, Michigan
MW-113 GVSU Hg 220
IPB 5.4 GSB-6 N 1,000 H-09
TMW-2
GVSU ZONE I I-18
N 370 N 8.8 I-08 I-07
SS-4 SS-4 N 940 H-15 G-12 1.1
H-12 N 560 TCE
N 640 PH 4,000 B 68 B(a)AN 120 G-12
I-26 GH-13.3 Hg 460 PH 1,800
PH 3,600 UNIT "D" E 200 PH 230 N 690
N 5.7 H-14 B 330
UNIT "L" X 1,500 PH 6,700
Hg 8.7 124-TMB 270
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REVISIONS
TIME: 2:18:44 PM
DATE: 3/18/2021
LEGEND
LAYOUT: FIG08_VIAC EXCEEDANCES IN SOIL & GW
Drawn By
Designer
Reviewer
Manager
Hard copy is intended to be
24"x36" when plotted. Scale(s)
indicated and graphic quality may
not be accurate for any other size.
PLOT INFO: Z:\2001\01060E\CAD\CD\Z01401060E.DWG
PROJECT NO.
01060E
SHEET NO.
SOIL (µg/Kg) AND GROUNDWATER (µg/L)
ANALYTICAL RESULTS
48
EXCEEDING SITE-SPECIFIC RESIDENTIAL VIAC © C o p y r i g h t 2021
All Rights Reserved
Page 141 of 192
Agenda Item Review Form
Muskegon Downtown Development
Authority/Brownfield Redevelopment Authority
Commission Meeting Date: November 10, 2025 Title: DDA AGENDA ITEM: Acceptance of
Financial Report for September 30, 2025
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
City staff is requesting the approval of the financial report for September 30, 2025.
Detailed Summary & Background:
City staff is requesting approval of the financial report for the period ending September 30, 2025. The
current projected fund balance is $460,986.12, with no unexpected changes to the budget.
The report includes revenue received from the State Treasury Department for TIF revenue
loss. Expenses during this period include wages for the DDA seasonal worker, Lakeshore Art Festival
expenses, hay bale decorations, and downtown landscaping.
Please note that the projected fund balance is subject to change as additional revenues and
expenses are received and processed.
Goal/Action Item:
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
N/A Yes No N/A
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A
Recommended Motion:
I move to approve the September 30, 2025 financial report as presented.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division
Head
Page 142 of 192
Information
Technology
Other Division Heads
Communication
Legal Review
Page 143 of 192
DDA FOR CITY OF MUSKEGON
Balance As Of 09/30/2025
YTD Balance 25-26 YTD Balance Activity For
Amended
GL Number Description 09/30/2024 Budget 09/30/2025 09/30/2025
Fund: 394 DOWNTOWN DEVELOPMENT AUTH DS
Account Category: Assets
Department: 000
394-000-001 CASH IN BANK 399,269.17 394,257.97 (15,643.31)
Total Department 000: 399,269.17 394,257.97 (15,643.31)
Assets 399,269.17 394,257.97 (15,643.31)
Account Category: Liabilities
Department: 000
394-000-202 ACCOUNTS PAYABLE 0.00 4,144.00 1,014.00
Total Department 000: 0.00 4,144.00 1,014.00
Liabilities 0.00 4,144.00 1,014.00
Account Category: Fund Equity
Department: 000
394-000-399 FUND BALANCE UNRESERVED 460,986.12 460,986.12 0.00
Total Department 000: 460,986.12 460,986.12 0.00
Fund Equity 460,986.12 460,986.12 0.00
Account Category: Revenues
Department: 000
394-000-402 PROPERTY TAX 0.00 537,000.00 0.00 0.00
394-000-569 STATE GRANTS OTHER 0.00 0.00 1,957.93 1,957.93
394-000-613 EVENT REVENUE 0.00 100,000.00 (1,231.00) 0.00
394-000-665-004970 INTEREST INCOME 555.19 1,300.00 0.00 0.00
394-000-679-004847 SPONSORSHIP REVENUE - MUSK ART FAIR 0.00 12,000.00 0.00 0.00
Total Department 000: 555.19 650,300.00 726.93 1,957.93
Revenues 555.19 650,300.00 726.93 1,957.93
Account Category: Expenditures
Department: 703 DOWNTOWN MUSKEGON BID
394-703-702 BUDGETED SALARIES & BENEFITS 0.00 138,284.00 0.00 0.00
394-703-703 SALARY PERMANENT 15,817.72 0.00 14,643.90 5,292.05
394-703-708 VACATION PAY 349.54 0.00 117.23 0.00
394-703-711 HOLIDAY PAY 515.26 0.00 410.25 293.08
394-703-712 RETIREE HEALTHCARE - GENERAL 545.80 0.00 514.98 175.05
394-703-714 MERS RETIREMENT SYSTEM 1,637.45 0.00 1,494.26 499.61
394-703-717 HEALTH INSURANCE 4,602.78 0.00 26.63 23.14
394-703-718 LIFE INSURANCE 78.76 0.00 68.63 22.73
394-703-719 DENTAL INSURANCE 216.00 0.00 84.78 34.71
394-703-721 DISABILITY INSURANCE 66.85 0.00 58.44 19.42
394-703-722 SOCIAL SECURITY 1,330.62 0.00 1,249.14 418.54
394-703-723 WORKERS' COMPENSATION 67.01 0.00 61.21 22.39
394-703-801 CONTRACTUAL SERVICES 0.00 100,000.00 18,926.00 3,190.00
394-703-850 TELEPHONE 75.00 0.00 (45.00) (15.00)
394-703-944 VEHICLE RENTAL 0.00 0.00 46.77 46.77
Total Department 703: 25,302.79 238,284.00 37,657.22 10,022.49
Department: 778 LAKESHORE ART FESTIVAL
394-778-749 MISCELLANEOUS MATERIAL & SUPPLIES 0.00 2,000.00 2,465.52 0.00
394-778-801 CONTRACTUAL SERVICES 0.00 20,000.00 2,748.35 1,824.45
394-778-850 TELEPHONE 137.14 700.00 68.71 0.00
394-778-903 ADVERTISING 0.00 7,000.00 2,284.42 827.20
Total Department 778: 137.14 29,700.00 7,567.00 2,651.65
Department: 780 TASTE OF MUSKEGON
394-780-801 CONTRACTUAL SERVICES 28.80 0.00 0.00 0.00
Total Department 780: 28.80 0.00 0.00 0.00
Department: 808 FARMERS & FLEA MARKET
394-808-801 CONTRACTUAL SERVICES 1,023.00 0.00 0.00 0.00
Total Department 808: 1,023.00 0.00 0.00 0.00
Department: 906 DEBT SERVICE
394-906-801 CONTRACTUAL SERVICES 35,780.41 145,000.00 20,353.30 5,941.10
394-906-995-400000 OPER. TRANS TO CAPITAL PROJECT 0.00 130,000.00 0.00 0.00
Total Department 906: 35,780.41 275,000.00 20,353.30 5,941.10
Expenditures 62,272.14 542,984.00 65,577.52 18,615.24
10/30/2025 10:13 AM Page: 1/1
Page 144 of 192
Agenda Item Review Form
Muskegon Downtown Development
Authority/Brownfield Redevelopment Authority
Commission Meeting Date: November 10, 2025 Title: DDA AGENDA ITEM: Acceptance of
Financial Report for October 31, 2025
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
City staff is requesting the approval of the financial report for October 31, 2025.
Detailed Summary & Background:
City staff is requesting approval of the financial report for the period ending October 31, 2025. The
current projected fund balance is $460,986.12, with no unexpected changes to the budget.
Revenues and expenses for this period include final DDA seasonal worker wages, Lakeshore Art
Festival expenses, downtown landscaping contract payments, downtown wayfinding signage,
and Holidays in the City brochure costs.
Please note that this projected fund balance is subject to change as additional revenues and
expenses are received and processed.
Goal/Action Item:
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
N/A Yes No N/A
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A
Recommended Motion:
I move to approve the October 31, 2025 financial report as presented.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division
Head
Page 145 of 192
Information
Technology
Other Division Heads
Communication
Legal Review
Page 146 of 192
DDA FOR CITY OF MUSKEGON
Balance As Of 10/31/2025
YTD Balance 25-26 YTD Balance Activity For
Amended
GL Number Description 10/31/2024 Budget 10/31/2025 10/31/2025
Fund: 394 DOWNTOWN DEVELOPMENT AUTH DS
Account Category: Assets
Department: 000
394-000-001 CASH IN BANK 369,079.91 369,488.99 (24,768.98)
Total Department 000: 369,079.91 369,488.99 (24,768.98)
Assets 369,079.91 369,488.99 (24,768.98)
Account Category: Liabilities
Department: 000
394-000-202 ACCOUNTS PAYABLE 10,288.90 0.00 (4,144.00)
Total Department 000: 10,288.90 0.00 (4,144.00)
Liabilities 10,288.90 0.00 (4,144.00)
Account Category: Fund Equity
Department: 000
394-000-399 FUND BALANCE UNRESERVED 460,986.12 460,986.12 0.00
Total Department 000: 460,986.12 460,986.12 0.00
Fund Equity 460,986.12 460,986.12 0.00
Account Category: Revenues
Department: 000
394-000-402 PROPERTY TAX 0.00 537,000.00 0.00 0.00
394-000-569 STATE GRANTS OTHER 0.00 0.00 1,957.93 0.00
394-000-613 EVENT REVENUE 0.00 100,000.00 (1,231.00) 0.00
394-000-665-004970 INTEREST INCOME 715.23 1,300.00 0.00 0.00
394-000-679-004847 SPONSORSHIP REVENUE - MUSK ART FAIR 0.00 12,000.00 6,000.00 6,000.00
Total Department 000: 715.23 650,300.00 6,726.93 6,000.00
Revenues 715.23 650,300.00 6,726.93 6,000.00
Account Category: Expenditures
Department: 703 DOWNTOWN MUSKEGON BID
394-703-702 BUDGETED SALARIES & BENEFITS 0.00 138,284.00 0.00 0.00
394-703-703 SALARY PERMANENT 21,918.00 0.00 21,635.38 6,991.48
394-703-708 VACATION PAY 349.54 0.00 1,230.94 1,113.71
394-703-710 PERSONAL & OTHER LEAVE 0.00 0.00 468.93 468.93
394-703-711 HOLIDAY PAY 515.26 0.00 410.25 0.00
394-703-712 RETIREE HEALTHCARE - GENERAL 728.80 0.00 769.17 254.19
394-703-714 MERS RETIREMENT SYSTEM 2,186.47 0.00 2,262.89 768.63
394-703-717 HEALTH INSURANCE 6,137.04 0.00 108.79 82.16
394-703-718 LIFE INSURANCE 105.18 0.00 103.16 34.53
394-703-719 DENTAL INSURANCE 288.00 0.00 140.29 55.51
394-703-721 DISABILITY INSURANCE 89.27 0.00 88.32 29.88
394-703-722 SOCIAL SECURITY 1,776.82 0.00 1,891.26 642.12
394-703-723 WORKERS' COMPENSATION 89.28 0.00 104.68 43.47
394-703-801 CONTRACTUAL SERVICES 1,800.00 100,000.00 20,510.00 1,584.00
394-703-850 TELEPHONE 100.00 0.00 (60.00) (15.00)
394-703-944 VEHICLE RENTAL 0.00 0.00 263.70 216.93
Total Department 703: 36,083.66 238,284.00 49,927.76 12,270.54
Department: 778 LAKESHORE ART FESTIVAL
394-778-749 MISCELLANEOUS MATERIAL & SUPPLIES 0.00 2,000.00 2,465.52 0.00
394-778-801 CONTRACTUAL SERVICES 2,749.28 20,000.00 7,898.35 5,150.00
394-778-850 TELEPHONE 205.75 700.00 68.71 0.00
394-778-903 ADVERTISING 1,560.10 7,000.00 2,284.42 0.00
Total Department 778: 4,515.13 29,700.00 12,717.00 5,150.00
Department: 780 TASTE OF MUSKEGON
394-780-801 CONTRACTUAL SERVICES 86.40 0.00 0.00 0.00
Total Department 780: 86.40 0.00 0.00 0.00
Department: 808 FARMERS & FLEA MARKET
394-808-801 CONTRACTUAL SERVICES 1,023.00 0.00 0.00 0.00
Total Department 808: 1,023.00 0.00 0.00 0.00
Department: 809 EVENTS
394-809-749 MISCELLANEOUS MATERIAL & SUPPLIES 2,346.74 0.00 0.00 0.00
Total Department 809: 2,346.74 0.00 0.00 0.00
Department: 906 DEBT SERVICE
394-906-801 CONTRACTUAL SERVICES 58,855.41 145,000.00 29,557.74 9,204.44
394-906-995-400000 OPER. TRANS TO CAPITAL PROJECT 0.00 130,000.00 0.00 0.00
10/30/2025 11:01 AM Page: 1/2
Page 147 of 192
DDA FOR CITY OF MUSKEGON
Balance As Of 10/31/2025
YTD Balance 25-26 YTD Balance Activity For
Amended
GL Number Description 10/31/2024 Budget 10/31/2025 10/31/2025
Fund: 394 DOWNTOWN DEVELOPMENT AUTH DS
Account Category: Expenditures
Department: 906 DEBT SERVICE
Total Department 906: 58,855.41 275,000.00 29,557.74 9,204.44
Expenditures 102,910.34 542,984.00 92,202.50 26,624.98
10/30/2025 11:01 AM Page: 2/2
Page 148 of 192
Agenda Item Review Form
Muskegon Downtown Development
Authority/Brownfield Redevelopment Authority
Commission Meeting Date: November 10, 2025 Title: DDA AGENDA ITEM: GLOW SPONSORSHIP for
Holiday Lights
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
Lakeshore Legacy Project has requested financial support for their annual GLOW event in the
amount of $15,000.
Detailed Summary & Background:
On October 28, 2025, we received a request from the Lakeshore Legacy Project for financial support
of their annual GLOW event. Over the past three years, GLOW has provided holiday lighting along
Western Avenue and other key locations throughout the downtown area.
The organization is requesting $15,000, which was already included in the DDA budget to cover costs
associated with lighting, installation, maintenance, and event coordination.
The Lakeshore Legacy Project is now under new leadership but plans to continue delivering the same
quality and festive holiday experience as in previous years.
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:
$15,000 Yes No N/A
Fund(s) or Account(s): Budget Amendment Needed:
394-906-801 Yes No N/A
Recommended Motion:
I move to approve the Lakeshore Legacy Project sponsorship request in the amount of $15,000 for
downtown holiday light expenses.
Approvals: Name the Policy/Ordinance Followed:
Page 149 of 192
Immediate Division
Head
Information
Technology
Other Division Heads
Communication
Legal Review
Page 150 of 192
Lakeshore Legacy Project
470 W. Western Ave
Muskegon, MI 49440
Muskegon Downtown Development Authority
933 Terrace St
Muskegon, MI 49440
Subject: Request for Financial Support for the Annual GLOW Event
Dear Members of the Downtown Development Authority,
On behalf of the Lakeshore Legacy Project, I am writing to formally request the Downtown
Development Authority’s continued partnership and financial support in the amount of $15,000
for our annual GLOW event.
Each holiday season, GLOW transforms Western Avenue and key downtown locations into a
festive, illuminated destination for residents and visitors alike. The event celebrates the spirit of
community and joy, drawing thousands to experience Muskegon’s vibrant downtown during the
winter months. As a free, family-friendly, and highly visible attraction, GLOW not only
enhances the holiday atmosphere but also supports local businesses by increasing foot traffic
and tourism throughout the season.
Our total cost to deliver this experience—covering lighting, installation, maintenance, and event
coordination—ranges between $40,000 and $50,000. The DDA’s contribution remains vital to
sustaining and expanding this beloved community tradition. With your continued support, we
can ensure that GLOW remains a cornerstone of Muskegon’s downtown identity and holiday
experience.
Thank you for your ongoing commitment to downtown Muskegon’s growth and vitality. We look
forward to continuing this meaningful partnership and spreading light, joy, and community pride
together.
Warm regards,
Matthew Gongalski
Board President
Lakeshore Legacy Project
231-327-5290
Mgongalski1@gmail.com
Page 151 of 192
Agenda Item Review Form
Muskegon Downtown Development
Authority/Brownfield Redevelopment Authority
Commission Meeting Date: November 10, 2025 Title: DDA AGENDA ITEM: Board and Commission
Attendance Policy Reminder
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
City Staff was asked to present the attendance policy to the DDA/BRA.
Detailed Summary & Background:
Recently, concerns have been raised regarding attendance for City boards and commissions.
According to the 2025 Community Relations Index (page 4), the following policy applies to meetings
that occur monthly:
• Members are allowed no more than three (3) unexcused absences per year.
• Members are allowed no more than four (4) excused absences per year.
If a member is unable to attend a meeting, they must notify the Board Liaison (Jocelyn Hines) at least
72 hours in advance. Absences after the 72 hours can still be considered excused, when it's an
emergency, if the Board Liaison and/or Chair are notified.
Attendance is expected at every meeting. If you would like to confirm your attendance record,
please contact Jocelyn Hines or Wendy Webster.
If more than three (3) absences are identified, the Chair will send a letter to the member to confirm
their continued interest in serving. Each year, an attendance report is submitted to the Community
Relations Commission. If deemed appropriate, the Chair may recommend a member’s replacement
due to excessive absences.
Goal/Action Item:
Is this a repeat item?:
Explain what change has been made to justify bringing it back to Commission:
Amount Requested: Budgeted Item:
N/A Yes No N/A
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A
Page 152 of 192
Recommended Motion:
Discussion Only
Approvals: Name the Policy/Ordinance Followed:
Immediate Division Community Relations Index
Head
Information
Technology
Other Division Heads
Communication
Legal Review
Page 153 of 192
CITY OF MUSKEGON
COMMUNITY RELATIONS INDEX
https://muskegon-mi.gov/city-services/boards-committees/
2025
Page 154 of 192
TABLE OF CONTENTS
RESOLUTION ESTABLISHING COMMUNITY RELATIONS INDEX ............................................................................................... 2
RESOLUTION TO APPOINT MEMBERS TO BOARDS, COMMITTEES, AND COMMISSIONS OF THE CITY IN ORDER OF
PRIORITY.................................................................................................................................................................................. 3
POLICY RELATIVE TO ATTENDANCE AT CITY MEETINGS ......................................................................................................... 4
RESOLUTION FOR TALENT BANK ............................................................................................................................................. 5
BOARD COMMITTEE DUTIES ................................................................................................................................................... 6
CITY OFFICIALS ...................................................................................................................................................................... 11
CITY OFFICIALS ...................................................................................................................................................................... 12
COMMISSION COMMITTEES ................................................................................................................................................. 13
AD HOC COMMITTEES .......................................................................................................................................................... 14
BOARD OF REVIEW................................................................................................................................................................ 15
CITIZEN’S POLICE REVIEW BOARD ........................................................................................................................................ 16
CIVIL SERVICE COMMISSION ................................................................................................................................................. 17
COMMUNITY DEVELOPMENT BLOCK GRANT - CITIZEN’S DISTRICT COUNCIL ...................................................................... 18
CONSTRUCTION CODE BOARD OF APPEALS ......................................................................................................................... 19
DISTRICT LIBRARY BOARD ..................................................................................................................................................... 20
DOWNTOWN DEVELOPMENT AUTHORITY - BROWNFIELD REDEVELOPMENT AUTHORITY BOARD - TAX INCREMENT
FINANCE AUTHORITY ............................................................................................................................................................ 21
ELECTION COMMISSION ....................................................................................................................................................... 22
EQUAL OPPORTUNITY COMMITTEE...................................................................................................................................... 23
FARMERS MARKET ADVISORY BOARD .................................................................................................................................. 24
HISTORIC DISTRICT COMMISSION......................................................................................................................................... 25
HOUSING CODE BOARD OF APPEALS .................................................................................................................................... 26
HOUSING COMMISSION........................................................................................................................................................ 27
INCOME TAX BOARD OF REVIEW .......................................................................................................................................... 28
LAKESIDE BUSINESS IMPROVEMENT DISTRICT ..................................................................................................................... 29
LOCAL DEVELOPMENT FINANCE AUTHORITY ....................................................................................................................... 30
LOCAL OFFICER’S COMPENSATION COMMISSION ............................................................................................................... 31
PARKS & RECREATION ADVISORY BOARD……………………………………………………………………………………………………………………….32
PLANNING COMMISSION ...................................................................................................................................................... 33
ZONING BOARD OF APPEALS ................................................................................................................................................ 34
BOARD MEMBER DESIRED SKILL SETS................................................................................................................................... 35
1|Page
Page 155 of 192
RESOLUTION ESTABLISHING COMMUNITY
RELATIONS INDEX
WHEREAS, it is the desire of the Muskegon City Commission to encourage increased public information concerning
citizens who so diligently serve as volunteers to City boards, commission, and committees and to those dealing with
same; and
WHEREAS, the City Commission desires to provide a concise accessible document for citizens, media, City officials,
and those dealing with boards, commissions, and committees; and
WHEREAS, the City Commission wishes to provide timely information to expedite the appointment process;
NOW, THEREFORE, BE IT RESOLVED, by the Muskegon City Commission that a Community Relations Index be
established to carry out the above purposes. The Index shall consist of the following:
1. It shall be a compilation of current boards, commission, or committees - outlining their purposes,
enabling legislation, composition, appointment process, term of office, meeting addresses, and
phone numbers.
2. There shall be a listing of City officials, their addresses, and phone numbers.
3. There will be a minimum distribution of the Index to Commission and staff. Components of the Index
will also be distributed to commission chairpersons, press, library, or citizens appearing before a
specific board.
4. The Index shall be updated yearly with periodic corrections as necessary.
5. The Index will be maintained by the City Clerk's Office with chairpersons of the committees notifying
this office when terminations or vacancies occur.
2|Page
Page 156 of 192
RESOLUTION TO APPOINT MEMBERS TO BOARDS,
COMMITTEES, AND COMMISSIONS OF THE CITY
IN ORDER OF PRIORITY
WHEREAS, unless otherwise specified by statute, charter or ordinance, the Mayor and City Commission shall appoint
members to boards, committees and commissions of the City in the following priorities:
Full-time residents of the City of Muskegon have the first priority for all appointments. In the event a position to
be filled requires certain licensure, business connection with the City, or particular expertise, then the City
Commission may, if not otherwise prevented by law, appoint non-residents.
Second priority shall be given to non-residents having identifiable business interests located in the City. As above, if
no such persons exist to fill positions needing or requiring certain expertise or licensure, then non-residents who
have no such interest may be considered.
Non-residents may be considered, where allowed by law, for all boards, commissions, and committees. Generally,
the City Commission will seek persons with particular expertise or required licensure when appointing non-
residents.
NOW, THEREFORE, BE IT RESOLVED, that this order of priorities shall not be binding unless required by law. The City
Commission may exercise its good judgment in determining who should fill positions on all boards, commissions, or
committees.
3|Page
Page 157 of 192
POLICY RELATIVE TO ATTENDANCE AT CITY MEETINGS
ADOPTED SEPTEMBER 14, 1982
The Community Relations Committee presented a policy regarding attendance for the many boards, commissions, and
committees serving the City of Muskegon as follows:
Attendance Policies:
Meetings that meet monthly:
- Not more than 3 Unexcused missed meetings during the year
- Not more than 4 Excused/Absent missed meetings during the year
Meetings that meet quarterly:
- Not more than 1 Unexcused missed meeting during the year
- Not more than 2 Excused/Absent missed meetings during the year
Meetings that meet semiannually:
- Not more than 1 Unexcused missed meeting during the year
- Not more than 1 Excused/Absent missed meeting during the year
Meeting that meet annually:
- No Unexcused or Excused missed meetings permitted
Definitions of Terms:
Unexcused – Does not notify Board Liaison of absence and does not attend meeting.
Excused – Notifies Board Liaison of absence at least 72 hours in advance of missed meeting.
Absent – Reserved for emergency situations and up to the discretion of the Board Liaison and Community Relations
Committee members.
Consequently, the Community Relations Committee recommends that, through acceptance of this letter, the City
Commission adopt the following policy regarding the attendance of Commission appointees to the various boards,
commissions, and committees serving the City of Muskegon.
The Chairperson of each board, commission, or committee shall be responsible to see that attendance is
recorded at each meeting.
When deemed appropriate by the Chairperson, a letter will be sent to any member whose attendance is not
satisfactory. The letter shall ask if the member is interested in continues appointment.
On an annual basis, each Chairperson shall submit a report to the City Commission showing member attendance
and indicating correspondence notices sent to members.
At any time, the Chairperson deems it appropriate to do so, that Chairperson may recommend replacement of a
member for reasons related to the member’s attendance.
Communications to the City Commission shall be sent to the City Clerk for forwarding to the Commission.
4|Page
Page 158 of 192
RESOLUTION FOR TALENT BANK
WHEREAS, it is the policy of the Muskegon City Commission to encourage citizens to participate in City government; and
WHEREAS, the Muskegon City Commission is of the opinion that one method of accomplishing this participation would
be the establishment of a talent bank of interested citizens to serve on City Boards, Commissions, and
Committees.
NOW, THEREFORE, BE IT RESOLVED, by the City Commission of the City of Muskegon that a talent bank for City Boards,
Commissions, and Committees be, and the same is hereby created and the following procedure established:
1. The City Clerk's Office shall publish in the newspaper semi-annually an announcement concerning
the application procedures and listing upcoming vacancies and/or terminations.
2. Application forms highlighting experience and areas of interest are available through the City Clerk's
Office.
3. Applications shall be returned to the City Clerk's Office and will be kept on file for Commission
reference each time there is a vacancy on a Board, Commission, or Committee.
BE IT FURTHER RESOLVED, that the application form attached hereto be, and the same is hereby, adopted for this
purpose.
5|Page
Page 159 of 192
BOARD COMMITTEE DUTIES
BOARD OF REVIEW
(Staff Liaison – Donna VanderVries - 724-6386)
Meets: Tuesday following first Monday in March, Tuesday following the third Monday in July, and Tuesday following the
second Monday in December - City Hall - 1st Floor Conference Room
- Review of the Assessment Rolls.
CITIZEN’S POLICE REVIEW BOARD
(Staff Liaison – Emily Morgenstern – 724-6764)
Meets: Fourth Monday of each month @ 6:30 P. M. – City Hall - 2nd Floor Conference Room 204
- To provide policies and procedures for processing and investigating citizen complaints regarding alleged police
misconduct.
- To provide civilian review of the investigations of alleged police misconduct undertaken by the City of Muskegon
including investigations conducted by the “Internal Investigations Unit” of the Muskegon Police Department.
- To ensure the integrity of investigations of police misconduct and to thereby enhance community confidence in the
Muskegon Police Department.
- To encourage compliance with rules and regulations concerning police officers’ conduct during interactions with
citizens.
- To encourage people who believe they have been mistreated by police officers to use the Internal Affairs system to
have that officer’s conduct reviewed.
- To create a process that fairly and evenhandedly evaluates and judges the conduct of everyone involved to
determine whether or not a breach of departmental rules and regulations has occurred.
- To afford the community a sense of confidence that the community itself is involved as necessary in reviewing the
activities of its police officers; and to maintain high morale and good disciplinary practices within the police
department.
CIVIL SERVICE COMMISSION
(Staff Liaison – Melissa Clark – 724-4185)
Meets: Second Wednesday of each month @ 4:00 P.M. - City Hall - 2nd Floor Conference Room 103
- Classify all the offices of employment; make rules for the examination and selection of persons to fill the offices and
positions in classified service; supervise and administer Civil Service Rules, hold examinations, certify eligibility list of
those passing examination.
CDBG-CITIZEN'S DISTRICT COUNCIL
(Staff Liaison – Sharonda Carson – 724-6968)
Meets: First Tuesday of each month @ 5:30 P.M. – City Hall - 2nd Floor Conference Room 103
- Shall act in an advisory capacity to the City Commission on all matters dealing with the Federal housing and Urban
Development Programs.
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CONSTRUCTION CODE BOARD OF APPEALS
(Staff Liaison – Tim Kozal - 724-6954)
Meets: Upon Demand – Minimum of twice per year
- Shall hear appeals taken from decisions of the appropriate authorities, or make interpretations, pursuant to the
Uniform Fire Code or other fire and safety code in effect in the City from time to time.
DISTRICT LIBRARY BOARD
(Staff Liaison – Jonathan Seyferth - 724-6724)
Meets: Third Thursday of each month @ 5:30 P.M. – Hackley Public Library, Julia Hackley Room
- establish, maintain, and operate public libraries for the district;
- exclusively control the expenditure of money deposited into the district library fund;
- appoint and remove officers from among its members;
- appoint and remove a librarian and necessary assistants and fix their compensation;
- acquire real or personal property for use for library purposes by purchase, land contract, installment purchase
contract, lease with or without option to purchase, or title retaining contract;
- erect buildings;
- supervise and control district library property;
- enter into a contract to receive library-related service from or give library-related service to a library or municipality
within or without the district;
- adopt bylaws and regulations, not inconsistent with the Act, governing the board and the district library;
- propose and levy upon approval of the electors as provided in the Act a tax for support of the district library;
- borrow money pursuant to the district library financing act, Act No. 265 of the Public Acts of 1988;
- issue bonds pursuant to the district library financing act, Act No. 265 of the Public Acts of 1988;
- accept gifts and grants for the district library;
- do any other thing necessary for conducting the district library service, the cost of which shall be charged against the
district library fund; and
- perform any other acts authorized by law.
DOWNTOWN DEVELOPMENT AUTHORITY/ BROWNFIELD REDEVELOPMENT AUTHORITY BOARD/ TAX
INCREMENT FINANCE AUTHORITY
(Staff Liaison – Jocelyn Hines – 231-724-6722)
Meets: Upon Demand
- To correct and prevent deterioration in the Downtown Development District, to encourage historic preservation, to
create and implement development plans, to promote economic growth, and to acquire and dispose of interests in
real and personal property, to levy and collect taxes, to issue bonds and use tax increment financing (TIF).
ELECTION COMMISSION
(Staff Liaison – Ann Marie Meisch - 724-6705)
Meets: Upon Demand
- Duties involve the examination of voting machines prior to a City election, and the appointment of inspectors prior
to an election.
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EQUAL OPPORTUNITY COMMITTEE
(Staff Liaison – Dwana Thompson - 724-6703)
Meets: Quarterly
- To function in an autonomous capacity to the City Commission and the Affirmative Action Office by actively supporting,
promoting, reviewing, and monitoring equal opportunity action and non-discriminatory activities, whereby insuring
the fair and equitable treatment and availability of services to all Muskegon Citizens, which enables them to be
valued for their supreme worth.
FARMERS MARKET ADVISORY BOARD
(Staff Liaison – Ann Marie Meisch - 724-6705)
Meets: Quarterly
- A formal committee to act in an advisory capacity to the City Commission on all matters dealing with the Muskegon
Farmer Market to include, but not be limited to, farmers market ideas, rules, marketing, issues, complaints, etc.
HISTORIC DISTRICT COMMISSION
(Staff Liaison – Jamie Pesch - 724-6702)
Meets: First Tuesday of each month @ 4:00 P.M. - City Hall/Commission Chambers 107
- Identify and evaluate structures or sites worthy of preservation, and be involved in projects or programs to this end.
Disseminate public information concerning these structures and sites, and consider ideas regarding them with
groups or individuals interested in historic preservation. Make appropriate recommendations to the City
Commission for encouraging and achieving historic preservation.
HOUSING CODE BOARD OF APPEALS
(Staff Liaison – Tim Kozal - 724-6954)
Meets: First Thursday of each month @ 5:30 P.M. - City Hall/Commission Chambers 107
- To grant variances in cases where the general requirements of the ordinance creates a hardship on individual
owners and to provide for final interpretation of the provisions of this code.
- To determine the suitability of alternate materials and methods of construction, and to provide for reasonable
interpretations of the Uniform Building Code.
HOUSING COMMISSION
(Staff Contact – Jonathan Seyferth - 724-6724)
Meets: Third Monday of each month @ 11:30 A.M. – Hartford Terrace/Assembly Room
- To propose, provide and manage decent, safe, and sanitary housing for low income residents according to programs
approved by the City Commission.
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INCOME TAX BOARD OF REVIEW
(Staff Liaison – Peggy Thorsen-Straley - 724-6791)
Meets: Upon Demand
- To grant and hold hearings on appeals of taxpayers or employers who have been assessed tax, denied a claim for
refund, or aggrieved by a special ruling of the Administrator.
- To issue a decision after holding a hearing which affirms, reverses, or modifies the matter.
- To furnish a copy of its decision to both the appellant and the Administrator.
LAKESIDE BUSINESS IMPROVEMENT DISTRICT
(Staff Liaison – Isabela Gonzalez, 231-724-4141)
Meets: Every month, third Wednesday, 9 a.m. in City Hall, Room 204
- The Muskegon Lakeside Business Improvement District was created to provide enhanced services in the Lakeside
Business District through marketing activities, common area maintenance such as snow removal and beautification.
The intention in the BID’s creation was to provide a “funding bridge” to a newly created Lakeside Corridor
Improvement District and eventually have the BID expire as the CIA becomes able to fund the activities of the BID.
LOCAL DEVELOPMENT FINANCE AUTHORITY
(Staff Liaison – Jake Eckholm – 724-6780)
Meets: Upon Demand
- To encourage local development to prevent conditions of unemployment and to promote economic growth, to
create and implement development plans; to acquire and dispose of interests in real and personal property; to issue
bonds and other evidences of indebtedness if and when needed; and to use tax increment financing, if needed, to
achieve its goals.
LOCAL OFFICER'S COMPENSATION COMMISSION
(Staff Liaison – Jonathan Seyferth - 724-6724)
Meets: Every odd numbered year
- Shall recommend salaries of all local elected officials.
PARKS AND RECREATION ADVISORY BOARD
(Staff Liaison – Kyle Karczewski - 724-6776)
Meets: Quarterly on the 3rd Wednesday day @ 5:30 P.M. - City Hall/Room 204
SUMMARY OF BOARD RESPONSIBILITIES
- To advise the city commission of matters relating to the proper conduct of public recreation, programs and/or
facilities within the city which shall be referred to such board from time to time.
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PLANNING COMMISSION
(Staff Liaison – Mike Franzak - 724-6702)
Meets: Thursday following the 2nd Tuesday of each month @ 4:00 P.M. - City Hall/Commission Chambers 107
- Make and adopt a master plan for the physical development of the municipality. Plan shall show recommendations
for the development of the territory. The Commission may amend, extend, or add to the plan. The Commission
shall have power to promote public interest in and understanding of the plan...may publish, distribute, and employ
means of publicity and education as it may determine. The Planning Commission shall adopt regulations governing
the subdivision of land within its jurisdiction.
ZONING BOARD OF APPEALS
(Staff Liaison – Mike Franzak – 724-6702)
Meets: Second Tuesday of each month @ 4:00 P.M. - City Hall/Commission Chambers 107
- To grant variances in cases where the general requirements of ordinance creates a hardship on individual owners
and to make interpretation of code
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CITY OFFICIALS
CITY COMMISSION
OFFICE & EXPIRATION DATE NAME & ADDRESS CONTACT
Ken Johnson
Mayor
1281 Montgomery Ave Ken.Johnson@shorelinecity.com
12/31/2025
Muskegon, MI 49441
Rachel Gorman
City Commissioner (At Large)
1078 2nd St Rachel.Gorman@shorelinecity.com
12/31/2025
Muskegon, MI 49440
Rebecca St.Clair
City Commissioner (At Large) – Vice Mayor
2076 Miner Ave Rebeca.Stclair@shorelinecity.com
12/31/2025
Muskegon, MI 49441
Jay Kilgo
Commissioner (Ward 1)
846 Stevens St Jay.Kilgo@shorelinecity.com
12/31/2027
Muskegon, MI 49442
Willie German
Commissioner (Ward 2)
1240 Sanford St., Apt 1 Willie.German@shorelinecity.com
12/31/2027
Muskegon, MI 49441
Destinee Keener
Commissioner (Ward 3)
2132 Austin Street Destinee.Keener@shorelinecity.com
12/31/2027
Muskegon, MI 49444
Katrina Kochin
Commissioner (Ward 4)
2533 Cumberland Street Katrina.Kochin@shorelinecity.com
12/31/2027
Muskegon, MI 49441
jonathan@shorelinecity.com
City Manager Jonathan Seyferth
(231) 724-6724
City Attorney John Schrier (231) 722-5401
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CITY OFFICIALS
DEPARTMENT HEADS
TITLE NAME PHONE
Assistant Finance Director Jessica Rabe 724-6917
Chief Building Official Ron Johnston 724-6758
City Assessor/County Equalization Donna VanderVries 724-6386
City Clerk Ann Marie Meisch 724-6705
City Treasurer Sarah Wilson 724-6709
Civil Service Human Resource Analyst Melissa Clark 724-4185
Community Engagement Manager Deborah Santiago-Sweet 724-6774
Community & Neighborhood Services Director Sharonda Carson 724-6968
Deputy City Manager LeighAnn Mikesell 724-6944
Deputy Director of Public Safety for Fire Services Jay Paulson 724-6942
Deputy Director of Public Works Todd Myers 724-6920
Isabela Gonzalez 724-4141
Development Analysts
Jocelyn Hines 724-6722
Development Services Director Jake Eckholm 724-6780
EEO & Employee Relations Director Dwana Thompson 724-6703
Finance Director Kenneth Grant 724-6932
Government and Strategic Initiatives Director Peter Wills 724-4144
Income Tax Administrator Peggy Thorsen-Straley 724-6791
Information Systems Director Jason Boes 724-3345
Parks & Recreation Director Kyle Karczewski 724-6776
Planning Director Mike Franzak 724-6982
Public Safety Director Tim Kozal 724-6903
Public Works Director Dan VanderHeide 724-6993
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COMMISSION COMMITTEES
COMMISSION WORK SESSION
(Staff Liaison: Ann Marie Meisch)
MEETING: Monday prior to the 2nd Tuesday of each month at 5:30 P.M.
City Hall – Commission Chambers Room #107
MEMBERS: Jay Kilgo
Ken Johnson
Katrina Kochin
Rachel Gorman
Destinee Keener
Willie German
Rebecca St.Clair
COMMUNITY RELATIONS COMMITTEE
(Staff Liaison: Ann Marie Meisch)
MEETING: Monday prior to the 2nd Tuesday of each month following Work Session
City Hall – Commission Chambers Room #107
MEMBERS: Willie German
Jay Kilgo
Destinee Keener
Katrina Kochin
Ken Johnson
Rachel Gorman
Rebecca St.Clair
LEGISLATIVE POLICY COMMITTEE
(Staff Liaison: Jonathan Seyferth)
MEETING: Fourth Wednesday of 2nd month of each quarter, February, May August, November at 5:30 P.M.
City Hall – Conference Room #204
MEMBERS: Ken Johnson
Willie German
Katrina Kochin
Destinee Keener
Jay Kilgo
Rebecca St.Clair
Rachel Gorman
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AD HOC COMMITTEES
LAND BANK AUTHORITY
COMMISSION MEMBER: Jay Kilgo
WEST MICHIGAN SHORELINE REGIONAL DEVELOPMENT COMMISSION (WMSRDC)
COMMISSION MEMBER: Rachel Gorman
DOWNTOWN ARTS COMMITTEE
COMMISSION MEMBER: Rachel Gorman
JULIA HACKLEY COMMITTEE
MAYOR: Ken Johnson
COMMISSION MEMBER: Rachel Gorman
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BOARD OF REVIEW
PURPOSE
Review of the Assessment Rolls
MECHANICS
ENABLING LAW: City Charter (Ch. XI – Sec. 2), City Code of Ordinances Sections 2-256
Oath required for new members only
APPOINTED BY: City Commission
MEETING: Tuesday following the first Monday in March, Tuesday following the third Monday in July, and
Tuesday following the second Monday in December.
City Hall - 1st floor Conference Room
TERM: 2 Years
COMPOSITION
TYPE DESCRIPTION
A 6 Citizens
B City Assessor
C Deputy Assessor
CURRENT MEMBERS
(Staff Liaison – Donna VanderVries)
TYPE NAME TERM EXP.
A David Medendorp 1/31/2026
A Martha Bottomley 1/31/2026
A Sherry Burt 1/31/2026
A Pamela Smith 1/31/2027
A Clinton Todd 1/31/2027
A Charlotte Barnes-Evans 1/31/2027
B Donna VanderVries Assessor
C Dan VanderKooi Deputy Assessor
(* Chairperson) (** Co-Chairperson)
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CITIZEN’S POLICE REVIEW BOARD
PURPOSE
A. To provide policies and procedures for processing and investigating citizen complaints regarding alleged police
misconduct.
B. To provide civilian review of the investigations of alleged police misconduct undertaken by the City of Muskegon
including investigations conducted by the “Internal Investigations Unit” of the Muskegon Police Department.
C. To ensure the integrity of investigations of police misconduct and to thereby enhance community confidence in the
Muskegon Police Department
D. To encourage compliance with rules and regulations concerning police officers’ conduct during interactions with
citizens.
E. To encourage people who believe they have been mistreated by police officers to use the Internal Affairs system to
have that officer’s conduct reviewed.
F. To create a process that fairly and evenhandedly evaluates and judges the conduct of everyone involved to
determine whether or not a breach of departmental rules and regulations has occurred.
G. To afford the community a sense of confidence that the community itself is involved as necessary in reviewing the
activities of its police officers; and to maintain high morale and good disciplinary practices within the police
department.
MECHANICS
ENABLING LAW: Commission Action #98-117 (g) – Letter of Understanding Dated 11/10/09
Oath not required.
APPOINTED BY: City Commission
MEETING: Fourth Monday of each month @ 6:30 P.M.
City Hall - 2nd floor Conference Room #204
TERM: 2 Years
COMPOSITION
TYPE DESCRIPTION
A 3 Members of a Minority – Based Organization
B 2 Citizen’s At-Large
C 1 Law Enforcement Professional
D 3 Neighborhood Association Representatives
CURRENT MEMBERS
(Staff Liaison – Emily Morgenstern)
TYPE NAME TERM EXP.
A VACANT 1/31/2026
A William Muhammad 1/31/2027
A Rozelia Patino 1/31/2027
B Robert Roundtree* 1/31/2027
B Heather Garretson 1/31/2027
C Eric Hood 1/31/2026
D Deborah Sweet 1/31/2026
D Faye Redmond 1/31/2026
D Ann Craig 1/31/2027
(* Chairperson) (** Co-Chairperson)
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CIVIL SERVICE COMMISSION
PURPOSE
Classify all the offices of employment; make rules for the examination and selection of persons to fill the offices and
positions in classified service; supervise and administer Civil Service Rules, hold examinations, certify eligibility list of those
passing examination.
Enforce provisions of Charter relating to Civil Service.
MECHANICS
ENABLING LAW: City Charter (Ch. XV)
Oath required within 10 days of appointment
APPOINTED BY: City Commission
MEETING: Second Wednesday of each month @ 4:00 P.M.
City Hall – 1st floor Conference Room #103
TERM: 6 Years
COMPOSITION
TYPE DESCRIPTION
A 3 Citizens
CURRENT MEMBERS
(Staff Liaison – Melissa Clark)
TYPE NAME TERM EXP.
A Georgia Moss 1/31/2027
A Johnny Brown 1/31/2029
A Mary Louise LaBelle 1/31/2031
(* Chairperson)
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CITIZEN’S DISTRICT COUNCIL- COMMUNITY
DEVELOPMENT BLOCK GRANT
PURPOSE
Shall act in an advisory capacity to the City Commission on all matters dealing with the US Department of Housing and
Urban Development Programs.
MECHANICS
ENABLING LAW: City Code of Ordinances, Section 2-146 through 2-150
Oath not required.
APPOINTED BY: City Commission
MEETING: First Tuesday of each month at 5:30 P.M.
City Hall – Conference Room #103
TERM: 3 Years
COMPOSITION
TYPE DESCRIPTION
A 4 Citizens representing each of the four wards
B 3 Citizen’s At-Large
C 1 Member of the City Commission (Ex-Officio)
CURRENT MEMBERS
(Staff Liaison – Sharonda Carson)
TYPE NAME TERM EXP.
A Cammi Horn (1) 1/31/2027
A Derika Nichols-Lewis (2) 1/31/2027
A Perry Dennie (3) 1/31/2027
A Jean Weirich (4) 1/31/2027
B Jennifer Sanocki 1/31/2027
B John Wiegers 1/31/2028
B Margie Kelley 1/31/2028
C Katrina Kochin City Commission
(* Chairperson) (** Vice Chairperson)
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CONSTRUCTION CODE BOARD OF APPEALS
PURPOSE
The purpose of the Construction Code Board of Appeals shall be as follows:
- To determine appeals and variances in connection with the State of Michigan Construction Code, including its
building, electrical, mechanical, and plumbing provisions, together with Codes in force in the City of Muskegon
from time to time.
MECHANICS
ENABLING LAW: City Code of Ordinances Section 10-31 to 10-64
Oath required for new members only
APPOINTED BY: City Commission
MEETING: Upon Demand – Minimum of twice per year
TERM: 2 Years
COMPOSITION
TYPE DESCRIPTION
A Architect
B Electrical
C Mechanical
D Plumbing
E Public Health
F Construction Manager
G Fire
CURRENT MEMBERS
(Staff Liaison – Tim Kozal)
TYPE NAME TERM EXP.
A Brion Boucher 1/31/2026
B Walter Christophersen 1/31/2026
C Lane Bentsen 1/31/2027
D Scott Plummer 1/31/2026
E Joshua Ohst 1/31/2027
F Wade VandenBosch 1/31/2027
G Michael McPhall 1/31/2026
(* Chairperson) (** Co-Chairperson)
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DISTRICT LIBRARY BOARD
PURPOSE
The purpose of the District Library Board shall be as follows:
- establish, maintain, and operate public libraries for the district;
- exclusively control the expenditure of money deposited into the district library fund;
- appoint and remove officers from among its members;
- appoint and remove a librarian and necessary assistants and fix their compensation;
- acquire real or personal property for use for library purposes by purchase, land contract, installment purchase
contract, lease with or without option to purchase, or title retaining contract;
- erect buildings;
- supervise and control district library property;
- enter into a contract to receive library-related service from or give library-related service to a library or
municipality within or without the district;
- adopt bylaws and regulations, not inconsistent with the Act, governing the board and the district library;
- propose and levy upon approval of the electors as provided in the Act a tax for support of the district library;
- borrow money pursuant to the district library financing act, Act No. 265 of the Public Acts of 1988;
- issue bonds pursuant to the district library financing act, Act No. 265 of the Public Acts of 1988;
- accept gifts and grants for the district library;
- do any other thing necessary for conducting the district library service, the cost of which shall be charged against
the district library fund; and
- perform any other acts authorized by law.
MECHANICS
ENABLING LAW: Resolution No. 2001-17(c)
District Library Agreement dated February 20, 2001
Oath required
APPOINTED BY: Jointly by the School District (4 members) and the City Commission (3 members)
MEETING: Third Tuesday of each month at 5:30 P.M.
Hackley Public Library/Julia Hackley Room
TERM: 4 Years
COMPOSITION
TYPE DESCRIPTION
A 4 School District Appointments
B 3 City Commission Appointments
CURRENT MEMBERS
(Staff Liaison – Jonathan Seyferth)
TYPE NAME TERM EXP.
A Oneata Bailey 6/30/2029
A Gary Neal 6/30/2029
A Greg Sischo 6/30/2028
A Ardena Duren 6/30/2028
B Brad Hastings 6/30/2026
B VACANT 6/30/2027
B Barbara VanFossen* 6/30/2028 Assessor
(* Chairperson)
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DOWNTOWN DEVELOPMENT AUTHORITY-
BROWNFIELD REDEVELOPMENT AUTHORITY BOARD-
TAX INCREMENT FINANCE AUTHORITY
PURPOSE
To correct and prevent deterioration in the Downtown Development District, to encourage historic preservation, to create
and implement development plans, to promote economic growth, and to acquire and dispose of interests in real and
personal property, to levy and collect taxes, to issue bonds and use tax increment financing (TIF).
MECHANICS
ENABLING LAW: Act 197, Public Acts of 1975 & City Code of Ordinances, Section 18-31 to 18-38
Oath required
Membership requirements = not less than eight or more than twelve
APPOINTED BY: City Commission
MEETING: Upon Demand
City Hall – 2nd Floor Conference Room #204
TERM: 4 Years
COMPOSITION
TYPE DESCRIPTION
A 6 Members who have an interest in the property in the district
B 4 Citizens
C 2 Residents of the District
D 1 City Manager
CURRENT MEMBERS
(Staff Liaison – Jocelyn Hines)
TYPE NAME TERM EXP.
A James Curtis 1/31/2027
A Michael Kleaveland *** 1/31/2028
A Kiel Reid 1/31/2027
A Andrew Boyd 1/31/2029
A Heidi Sytsema 1/31/2026
A Bob Tarrant 1/31/2027
B Brad Hastings 1/31/2027
B Martha Bottomley * 1/31/2027
B Sherri Black 1/31/2028
B Jeanette Moore 1/31/2026
C Kaja Thornton 1/31/2026
C JoAnn Dornbos 1/31/2027
D Jonathan Seyferth City Manager
(* Chairperson) (** Vice Chairperson) (***Secretary)
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ELECTION COMMISSION
PURPOSE
Duties involve the examination of voting machines prior to a City election, and the appointment of Inspectors prior to a City
election.
MECHANICS
ENABLING LAW: City Charter (Ch.II-4) & State of Michigan Election Law
Oath Required
APPOINTED BY: City Commission
MEETING: Upon Demand
TERM: 3 Years
COMPOSITION
TYPE DESCRIPTION
A 3 Citizens
CURRENT MEMBERS
(Staff Liaison – Ann Marie Meisch)
TYPE NAME TERM EXP.
A Wanda Matsey 1/31/2028
A Betty Ivory-Roberts 1/31/2027
A Casey Allard 1/31/2026
(* Chairperson)
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EQUAL OPPORTUNITY COMMITTEE
PURPOSE
The committee is established to monitor and recommend hiring practices to the Civil Service Commission to achieve a higher level
of minority and female employment in City government.
- To monitor and recommend rules and regulations to achieve compliance in meeting Federal and State EEO guidelines.
- To investigate and recommend determination(s) of any complaints alleging non-compliance with existing rules, regulation,
or policies.
- Address discrimination complaints and concerns internally, and externally
- Ensure non-discrimination in Municipal Wellness Programs and in Group Health Plans.
- Educational and programmatic initiatives and activities
- Equal Business Opportunity policies
- Monitors Fair Housing Practices & Tenant/Landlord Rights & Foreclosure Prevention
- Limited English Proficiency (LEP)
- Tax Abatement Policy Compliance
- Affirmative Action Employment of Minorities and Women under City Contracts
- MLK Unity Breakfast Committee
- To assist elected officials in adopting measures to keep peace, good order and harmony among citizens; to avoid inter
group tensions, promote good will, and ensure equality or treatment and opportunities to all, regardless of race, color,
creed, national origin, ancestry, age, sex, marital status, disability, lawful source of income, sexual orientation or gender
identity.
MECHANICS
ENABLING LAW: Equal Opportunity Commission Act of 1986
Oath not required
APPOINTED BY: City Commission
MEETING: Quarterly
City Hall – 1st floor Conference Room #103
TERM: 3 Years
COMPOSITION
TYPE DESCRIPTION
A 4 Citizens (1 Representative from each Ward)
B 3 Citizens At-Large
C 2 City Commissioners (Ex-Officio)
D 1 County EEO Director/Officer
CURRENT MEMBERS
(Staff Liaison – Dwana Thompson)
TYPE NAME TERM EXP.
A Kelly Gooden (1) 1/31/2027
A Jared Gazarek (2) 1/31/2026
A VACANT *(3) 1/31/2027
A VACANT (4) 1/31/2026
B Philip Hickman 1/31/2028
B Lisa Judge 1/31/2028
B Tranae Harris 1/31/2028
C Destinee Keener City Commission
C Willie German City Commission
D Kristen Wade County EEO Director
(* Chairperson)
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FARMERS MARKET ADVISORY BOARD
PURPOSE
A formal committee to act in an advisory capacity to the City Commission on all matters dealing with the Muskegon
Farmers Market to include, but not be limited to, farmers market ideas, rules, marketing, issues, complaints, etc.
MECHANICS
APPOINTED BY: City Commission
MEETING: Quarterly
TERM: 3 Years
COMPOSITION
TYPE DESCRIPTION
A 4 Seasonal Farmers
B 2 Seasonal Crafters/Artisans
C 1 Seasonal Food Vendor
D 2 Citizens At-Large
E 1 City Commissioner (Ex-Officio)
CURRENT MEMBERS
(Staff Liaison – Ann Marie Meisch/Lisa Potter)
TYPE NAME TERM EXP.
A Kim Martens 1/31/2027
A David England 1/31/2028
A Jon Visser 1/31/2026
A John Zandstra 1/31/2027
B Colly Travis 1/31/2028
B Kathi Upman 1/31/2026
C Kristin Johnson 1/31/2027
D Jeanine Platt 1/31/2028
D Cindy Larsen 1/31/2026
E Rebecca St. Clair City Commission
(* Chairperson)
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HISTORIC DISTRICT COMMISSION
PURPOSE
Identify and evaluate structures or sites worthy of preservation, and be involved in projects or programs to this end.
Disseminate public information concerning these structures and sites, and consider ideas regarding them with groups of
individuals interested in historic preservation. Make appropriate recommendations to the City Commission for
encouraging and achieving historic preservation.
MECHANICS
ENABLING LAW: City Code of Ordinances, Chapter 38, Division 2, Sections 38-202 through 38-123
Oath not required
APPOINTED BY: City Commission
MEETING: First Tuesday of each month at 4:00 P.M.
City Hall – Commission Chambers
TERM: 3 Years
COMPOSITION
TYPE DESCRIPTION
A 1 City Commissioner
B 1 Registered Architect
C 2 Members from a local preservation society (at least one of whom is a member of the Muskegon
Heritage Association)
D 2 Persons who reside or have occupational or financial interest in one or more of the historic
districts
E 1 Citizen or more to complete the membership to seven (7) people
CURRENT MEMBERS
(Staff Liaison – Jamie Pesch)
TYPE NAME TERM EXP.
A Katrina Kochin City Commission
B VACANT 1/31/2028
C Steven Radtke* 1/31/2027
C Jacquelyn Huss 1/31/2027
D Corbin Davis 1/31/2026
D Gregory Borgman 1/31/2028
E David Gregersen 1/31/2026
(* Chairperson)
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HOUSING CODE BOARD OF APPEALS
PURPOSE
To grant variances in cases where the general requirements of the ordinance creates a hardship on individual owners and
to provide for final interpretations of the provisions of this code.
MECHANICS
ENABLING LAW: City Code of Ordinances, Section 10-84 & Section 10-371 through 10-382
Oath not required
APPOINTED BY: City Commission
MEETING: First Thursday of each month at 5:30 P.M.
City Hall – Commission Chambers
TERM: 3 Years
COMPOSITION
TYPE DESCRIPTION
A 6 Citizens
B 1 Director of Inspection Services
C 1 City Commissioner
CURRENT MEMBERS
(Staff Liaison – Tim Kozal)
TYPE NAME TERM EXP.
A Johnna Willis 1/31/2028
A Kim Burr 1/31/2026
A DeMario Phillips 1/31/2028
A VACANT 1/31/2027
A Ed Simmons 1/31/2027
A VACANT 1/31/2026
B Tim Kozal Director of Inspection Services
C Jay Kilgo City Commission
(* Chairperson)
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Page 180 of 192
HOUSING COMMISSION
PURPOSE
To propose, provide, and manage decent, safe, and sanitary housing for low-income residents according to programs
approved by the City Commission.
MECHANICS
ENABLING LAW: City Code of Ordinances, Section 2-321 through 2-325
Oath not required
APPOINTED BY: City Commission
MEETING: Third Monday of each month at 11:30 A.M.
Hartford Terrace – Assembly Room
TERM: 5 Years
COMPOSITION
TYPE DESCRIPTION
A 5 Citizens (one of which is a reside of a Public Housing Facility)
B 1 City Commissioner (Ex-Officio)
CURRENT MEMBERS
(Staff Liaison – Jonathan Seyferth)
TYPE NAME TERM EXP.
A Jesse DeLosSantos *** 1/31/2026
A Jonathon Wilson 1/31/2027
A Ken Grant 1/31/2028
A Oneata Bailey ** 1/31/2029
A Jake Eckholm 1/31/2030
B Rebecca St.Clair City Commission
(* Chairperson) (** Co-Chairperson) (*** resident of a Public Housing Facility)
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Page 181 of 192
INCOME TAX BOARD OF REVIEW
PURPOSE
To grant and hold hearings on appeals of taxpayers or employers who have been assessed tax, denied a claim for refund, or
aggrieved by a special ruling of the Administrator.
To issue a decision after holding a hearing which affirms, reverses, or modifies the matter.
To furnish a copy of its decision to both the appellant and the Administrator.
MECHANICS
ENABLING LAW: City Code of Ordinances, Section 82-81 through 82-82 & At 284 of 1964
Oath not required
APPOINTED BY: City Commission
MEETING: Upon Demand
TERM: 3 Years
COMPOSITION
TYPE DESCRIPTION
A 3 Residents
B 1 City Management Representative
CURRENT MEMBERS
(Staff Liaison – Peggy Thorsen Straley)
TYPE NAME TERM EXP.
A Bethanny Cody 1/31/2026
A Patrick Kiely 1/31/2027
A VACANT 1/31/2028
B Jonathan Seyferth * City Manager
(* Chairperson) (** Co-Chairperson)
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Page 182 of 192
LAKESIDE BUSINESS IMPROVEMENT DISTRICT
PURPOSE
The Muskegon Lakeside Business Improvement District was created to provide enhanced services in the Lakeside Business
District through marketing activities, common area maintenance such as snow removal and beautification. The intention in
the BID’s creation was to provide a “funding bridge” to a newly created Lakeside Corridor Improvement District and
eventually have the BID expire as the CIA becomes able to fund the activities of the BID.
MECHANICS
ENABLING LAW: Michigan Act 120 of 1961 as amended through 2003
APPOINTED BY: City Commission
MEETING: Every month, third Wednesday at 9:00 A.M.
City Hall – 1st Floor Room #204
TERM: 3 Years
COMPOSITION
TYPE DESCRIPTION
A 8 Assessed property owners or their representatives
B 1 City management representative by statute
CURRENT MEMBERS
(Staff Liaison – Isabela Gonzalez 724-4141)
TYPE NAME TERM EXP.
A Louise Hopson 1/31/2026
A Mark Flermoen * 1/31/2027
A Ronald Jenkins 1/31/2028
A Melanie Lyonnais 1/31/2028
A Dick Ghezzi 1/31/2027
A Nils Bodman 1/31/2026
A Carol Castle 1/31/2028
A Margaret Smith 1/31/2026
B Sarah Wilson** City Treasurer
(* Chairperson) (** Vice Chairperson)
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Page 183 of 192
LOCAL DEVELOPMENT FINANCE AUTHORITY
PURPOSE
To encourage local development to prevent conditions of unemployment and promote economic growth, to create and
implement development plans; to acquire and dispose of interests in real and personal property; to issue bonds and other
evidences of indebtedness if and when needed; and to use tax increment financing, if needed, to achieve its goals.
MECHANICS
ENABLING LAW: Act 281, Public Acts of 1986
Oath required
APPOINTED BY: 7 Members by the City Commission
2 Members by the Superintendent of Orchard View School District
2 Members by the Superintendent of Muskegon School District
1 Member by the Muskegon County Board of Commissioners
1 Member by the President, Muskegon Community College
MEETING: Upon Demand
TERM: 4 Years
COMPOSITION
TYPE DESCRIPTION
A 7 Citizens/Interest in District
B 2 Orchard View School District Representatives
C 2 Muskegon Public School District Representatives
D 1 County Representative
E 1 MCC Representative
CURRENT MEMBERS
(Staff Liaison – Jake Eckholm)
TYPE NAME TERM EXP.
A VACANT 1/31/2027
A Andrew Wible 1/31/2028
A Bennie Chambers 1/31/2028
A VACANT 1/31/2029
A Kevin Ricco 1/31/2029
A Jeffery A. Burr 1/31/2026
A VACANT 1/31/2026
B Kim Bidwell 1/31/2026
B VACANT 1/31/2026
C Matthew Cortez 1/31/2029
C Catherine Emery 1/31/2028
D Mark Eisenbarth 1/31/2027
E VACANT 1/31/2027
(* Chairperson) (** Vice Chairperson)
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Page 184 of 192
LOCAL OFFICER’S COMPENSATION COMMISSION
PURPOSE
Shall recommend salaries of all local elected officials.
MECHANICS
ENABLING LAW: City Code of Ordinances, Section 2-296 through 2-305
Oath not required
APPOINTED BY: City Commission
MEETING: Every odd-numbered year
TERM: 7 Years
COMPOSITION
TYPE DESCRIPTION
A 7 Citizens
CURRENT MEMBERS
(Staff Liaison – Jonathan Seyferth)
TYPE NAME TERM EXP.
A Gregory Borgman 1/31/2026
A Dwayne Lang 1/31/2027
A Michael Hughes 1/31/2028
A Paul Edbrooke 1/31/2029
A Marty Ferriby 1/31/2030
A Heather Hill 1/31/2031
A Walt Kubanek 1/31/2032
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Page 185 of 192
PARKS AND RECREATION ADVISORY COMMITTEE
PURPOSE
To advise the city commission of matters relating to the proper conduct of public recreation, programs and/or facilities
within the city which shall be referred to such board from time to time.
MECHANICS
ENABLING LAW: City Code or Ordinances, Sections 68-61
Oath not required
APPOINTED BY: City Commission
MEETING: Quarterly on 3rd Wednesday @ 5:30 pm – City Hall Commission Chambers
TERM: 3 Years
COMPOSITION
TYPE DESCRIPTION
A 1 City Commissioner
B 1 Muskegon Public School District Representative
C 2 Residents of Ward 1
D 2 Residents of Ward 2
E 2 Residents of Ward 3
F 2 Residents of Ward 4
G 2 Residents At Large
CURRENT MEMBERS
(Staff Liaison – Kyle Karczewski 231-724-6776)
TYPE NAME TERM EXP.
A Ken Johnson, Mayor City Commission
B Lynnette Marks 1/31/2027
C Sarah DeLaRose 1/31/2027
C Hillery Ross-Furse 1/31/2028
D Evelyn Hough 1/31/2027
D Yancy Weaver 1/31/2026
E David Ruck 1/31/2027
E Sidney Long 1/31/2026
F Leann Heywood 1/31/2027
F Aaron Bodbyl-Mast 1/31/2028
G John Burt 1/31/2027
G Roberta King 1/31/2028
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Page 186 of 192
PLANNING COMMISSION
PURPOSE
Make and adopt a master plan for the physical development of the municipality. Plan shall show recommendations for the
development of the territory. The Commission may amend, extend, or add to the plan. The Commission shall have power
to promote public interest in and understanding of the plan, may publish, distribute, and employ means of publicity and
education as it may determine. The Planning Commission shall adopt regulations governing the subdivision of land within
its jurisdiction.
MECHANICS
ENABLING LAW: City Code of Ordinances, Section 66-31 through 66-75
Oath not required
APPOINTED BY: City Commission
MEETING: Thursday following the 2nd Tuesday of each month at 4:00 P.M.
TERM: 3 Years
COMPOSITION
TYPE DESCRIPTION
A 6 Citizens
B 1 City Administrator
C 1 City Commissioner
D 1 Mayor
CURRENT MEMBERS
(Staff Liaison – Mike Franzak)
TYPE NAME TERM EXP.
A Lea Willett LeRoi 1/31/2027
A Steve Gawron 1/31/2027
A Lashae Simmons II 1/31/2027
A Bryon Mazade 1/31/2026
A Shonie Blake 1/31/2026
A Jill Montgomery-Keast 1/31/2026
B Jonathan Seyferth City Manager
C Destinee Keener City Commission
D Ken Johnson Mayor
(* Chairperson) (** Vice Chairperson)
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Page 187 of 192
ZONING BOARD OF APPEALS
PURPOSE
To grant variances in cases where the general requirements of ordinance creates a hardship on individual owners and to
make interpretation of code.
MECHANICS
ENABLING LAW: State Act No. 207 of 1921, as amended (125.581) & Zoning Ordinance Article XXV
Oath not required
APPOINTED BY: City Commission
MEETING: Second Tuesday of each month at 4:00 P.M.
TERM: 3 Years
COMPOSITION
TYPE DESCRIPTION
A 1 City Commissioner
B 5 Residents
C 1 Planning Commission Member
CURRENT MEMBERS
(Staff Liaison – Mike Franzak)
TYPE NAME TERM EXP.
A Willie German City Commission
B Deborah Crockett 1/31/2027
B Roberta King 1/31/2028
B Virginia Taylor 1/31/2026
B Brandon Stewart 1/31/2026
B Jordan Hite 1/31/2026
C Jill Montgomery-Keast 1/31/2026
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Page 188 of 192
BOARD MEMBER DESIRED SKILL SETS
The following is a list of boards/committees and the desired skill sets and experience for potential members.
Citizens Police Review Board – Police Enforcement, Community Engagement/Organization, Human Resources
Civil Service Commission – Human Resources, Civil Service Administration
Community Development Block Grant - Citizens District Council – Federal Housing Administration, Grant
Writing, Non-Profit Administration
Construction Code Board of Appeals – Architecture, Banking/Financing, Building Construction, Engineering, Real
Estate
Downtown Development Authority/Brownfield Redevelopment Authority – Economic Development,
Chemical Engineering, Architecture, Banking/Financing, Building Construction, Engineering, Real Estate
Equal Opportunity Commission – Human Resources, Diversity Director, Office Administration
Local Development Finance Authority – Economic Development, Banking/Financing, Building Construction,
Engineering, Real Estate
Planning Commission – Historic Preservation, Architecture, Building Construction, Engineering, AutoCAD/GIS, Land Use
Planning, Real Estate/Development/Law, Zoning
Zoning Board of Appeals – Architecture, Building Construction, Engineering, AutoCAD/GIS, Land Use Planning, Real
Estate/Development/Law, Zoning
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Page 189 of 192
Agenda Item Review Form
Muskegon Downtown Development
Authority/Brownfield Redevelopment Authority
Commission Meeting Date: November 10, 2025 Title: DDA AGENDA ITEM: Snow Removal
Contract — K&E Outdoor Management
Submitted by: Jocelyn Hines, Development Department: Economic Development
Analyst
Brief Summary:
K&E Outdoor Management has submitted their 2025 contract for snowplowing services of some of
downtown's parking lots and sidewalks.
Detailed Summary & Background:
City staff is requesting approval of K&E Outdoor Management for snowplowing services for select
downtown parking lots and sidewalks. Snow removal in the downtown area has traditionally been
handled in partnership with Summit Lawncare, the City of Muskegon Department of Public Works
(DPW), and Terrascape. Summit Lawncare is no longer taking new contracts and has recommended
partnering with K&E Outdoor Management, a company owned by one of their former employees.
K&E Outdoor Management has proposed the following rates:
• $10,675 for seasonal snowplowing of parking lots and sidewalks
• $325 per application for salting services
• $150/hr for snow stacking
These numbers align with last year's Summit Lawncare's contract.
As discussed during the budget meeting earlier this year, staff is in the process of evaluating several
longstanding contracts to ensure they continue to meet the needs of the downtown district.
Additionally, we are exploring opportunities to streamline snow removal services for improved
efficiency.
Staff recommends contracting with K&E Outdoor Management for the 2025–2026 winter season to
ensure continuity of service while a comprehensive evaluation of snow removal needs and service
delivery models is completed.
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:
Up to $20,000 Yes No N/A
Page 190 of 192
Fund(s) or Account(s): Budget Amendment Needed:
394-703-801 Yes No N/A
Recommended Motion:
I move to approve/disapprove the contract from K&E Outdoor Management for up to $20,000 for
snow removal services starting November 15, 2025 and ending on April 15, 2025.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division
Head
Information
Technology
Other Division Heads
Communication
Legal Review
Page 191 of 192
K&E Outdoor Management
Kyle 231-670-6910
Email: keoutdoormanagement@gmail.com
2025/2026 Snow Plowing Quote
Downtown Lots
Muskegon, MI
Amount
Spring Clean-up
Mulch Install
Mowing
Weeding
Pruning
Fertilizer Application
Irrigation Start up/Shut down
Irrigation
Class B Mowing
Fall Clean-up
Snow Plowing $10,675 Seasonal contract. (2" Trigger) $2,135 per month
Deicing Salt parking lots/roads. $325 per app.
Shovel/IceMelt Included with the seasonal price.
Stacking Snow $150/hr
Weekly invoice (November-April) Net 30
Authorized Signature___________________________________
Date____________________
K&E Outdoor Management Rep.__________________________________
Date________________
Page 192 of 192
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