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CITY OF MUSKEGON
LAKESIDE CIA-BID
SPECIAL MEETING
DATE OF MEETING: Nov. 24, 2021
TIME OF MEETING: 9:00 a.m.
PLACE OF MEETING: Conference Room 103
933 Terrace St, Muskegon, MI
AGENDA
I. Roll Call
IL. Consideration of a CIA development and tax increment finance plan
IH. Next Meeting
IV. Adjourn
AMERICAN DISABILITY ACT POLICY FOR ACCESS TO OPEN MEETING OF THE
CITY COMMISSION AND ANY OF ITS COMMITTEES OR SUBCOMMITTEES
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, upon twenty-four hour notice to the City of Muskegon. Individuals with disabilities requiring auxiliary
aids or services should contact the City of Muskegon by writing or calling the following:
Ann Marie Cummings, City Clerk
933 Terrace Street
Muskegon, MI 49440
(231) 724-6705
TTY/TDD: Dial 7-1-1 and request that a representative dial 231-724-6705
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LAKESIDE
CORRIDOR IMPROVEMENT AUTHORITY
DEVELOPMENT PLAN AND TAX INCREMENT FINANCING PLAN
AS RECOMMENDED BY THE LAKESIDE CORRIDOR IMPROVEMENT AUTHORITY ON:
APPROVED BY THE MUSKEGON CITY COMMISSION ON:
INTRODUCTION
General Overview
In 2005, the Michigan legislature enacted Public Act 280, the Corridor Improvement Authority Act,
allowing cities, villages, and townships to create an authority to:
“correct and prevent deterioration in business districts; to encourage historic preservation; to authorize
the acquisition and disposal of interests in real and personal property; to authorize the creation and
implementation of development plans and development areas in the districts; to promote the economic
growth of the districts; to create a board; to prescribe the powers and duties of the board; to authorize
the levy and collection of taxes; to authorize the issuance of bonds and other evidences of
indebtedness; to authorize the use of tax increment financing; to prescribe powers and duties of certain
state officials; to provide for rule promulgation; and to provide for enforcement of the act.”
This act was repealed in 2018, and recodified with the passage of Public Act 57 of 2018. Since the
adoption of PA 280 in 2005, many local governments have used a Corridor Improvement District (CID) to
stimulate economic revitalization of commercial corridors in transition within their community. A
Corridor Improvement Authority (CIA) Board is established to create a development plan for a
previously-established Corridor Improvement District (CID). The plan outlines improvements to public or
private properties that will prevent further deterioration of property values within the district and
encourage new investment. Development plans may be funded by tax increment financing, private or
corporate donations, and other grants.
The CIA is able to make ongoing strategic investments within the district by using tax increment
financing. Through tax increment financing, a portion of the increase in annual property tax revenue
resulting from the economic growth and development to facilities, structures or improvements within a
development area is reinvested in the corridor and used for infrastructure improvements and facilities
enhancement. This investment thereby reinvigorates the development area and facilitates further
economic growth and redevelopment. The justification for capturing future tax increment is that new
investment would have been restrained within the district without the establishment ofthe CID;
therefore no taxes are lost by the interested taxing jurisdictions for projects not brought to fruition.
Additionally, the physical public space improvements that are made along the designated corridor have
a direct benefit to the surrounding properties and the potential taxable value of such.
Powers of the Authority
Detailed powers of the Corridor Improvement Authority board are listed below per 125.2881 Section 11
(1) of PA 280:
(a) Prepare an analysis of economic changes taking place in the development area.
(b) Study and analyze the impact of metropolitan growth upon the development area.
(c) Plan and propose the construction, renovation, repair, remodeling, rehabilitation, restoration,
preservation, or reconstruction of a public facility, an existing building, or a multiple-family dwelling unit
which may be necessary or appropriate to the execution of a plan which, in the opinion ofthe board,
aids in the economic growth of the development area.
(d) Plan, propose, and implement an improvement to a public facility within the development area to
comply with the barrier free design requirements of the state construction code promulgated under the
Stille-DeRossett-Hale single state construction code act, 1972 PA 230, MCL 125.1501 to 125.1531.
(e) Develop long-range plans, in cooperation with the agency that is chiefly responsible for planning in
the municipality, designed to halt the deterioration of property values in the development area and to
promote the economic growth of the development area, and take steps as may be necessary to
persuade property owners to implement the plans to the fullest extent possible.
(f) Implement any plan of development in the development area necessary to achieve the purposes of
this act in accordance with the powers of the authority granted by this act.
(g) Make and enter into contracts necessary or incidental to the exercise of its powers and the
performance of its duties.
(h) On terms and conditions and in a manner and for consideration the authority considers proper or for
no consideration, acquire by purchase or otherwise, or own, convey, or otherwise dispose of, or lease as
lessor or lessee, land and other property, real or personal, or rights or interests in the property, that the
authority determines is reasonably necessary to achieve the purposes of this act, and to grant or acquire
licenses, easements, and options.
(i) Improve land and construct, reconstruct, rehabilitate, restore and preserve, equip, improve, maintain,
repair, and operate any building, including multiple- family dwellings, and any necessary or desirable
appurtenances to those buildings, within the development area for the use, in whole or in part, of any
public or private person or corporation, or a combination thereof.
(j) Fix, charge, and collect fees, rents, and charges for the use of any facility, building, or property under
its control or any part of the facility, building, or property, and Development and Tax Increment
Financing Plan. The Lakeside Corridor Improvement Authority pledge the fees, rents, and charges for the
payment of revenue bonds issued by the authority.
(k) Lease, in whole or in part, any facility, building, or property under its control.
(I) Accept grants and donations of property, labor, or other things of value from a public or private
source.
(m) Acquire and construct public facilities.
(n) Conduct market research and public relations campaigns, develop, coordinate, and conduct retail
and institutional promotions, and sponsor special events and related activities.
(o) Contract for broadband service and wireless technology service in a development area.
Notwithstanding any other provision of this act, in a qualified development area the board may, in
addition to the powers enumerated in subsection (1), do 1 or more ofthe following:
(a) Perform any necessary or desirable site improvements to the land, including, but not limited to,
installation of temporary or permanent utilities, temporary or permanent roads and driveways, silt
fences, perimeter construction fences, curbs and gutters, sidewalks, pavement markings, water systems,
gas distribution lines, concrete, including, but not limited to, building pads, storm drainage systems,
sanitary sewer systems, parking lot paving and light fixtures, electrical service, communications systems,
including broadband and high-speed Internet, site signage, and excavation, backfill, grading of site,
landscaping and irrigation, within the development area for the use, in whole or in part, of any public or
private person or business entity, or a combination of these.
(b) Incur expenses and expend funds to pay or reimburse a public or private person for costs associated
with any of the improvements described in subdivision (a).
(c) Make and enter into financing arrangements with a public or private person for the purposes of
implementing the board's powers described in this section, including, but not limited to, lease purchase
agreements, land contracts, installment sales agreements, sale leaseback agreements, and loan
agreements.
Background and Need for the Plan
The City of Muskegon City Commission adopted Resolution Number on March 9th, 2021 after
conducting a formal public hearing on October 27", 2020. That ordinance legally formed the Lakeside
Corridor Improvement District and the Corridor Improvement Authority. On , the City
Commission appointed members to the Lakeside Corridor Improvement Authority board. In the
ordinance establishing the Authority, it was determined that a CIA was necessary to:
(a) Correct and prevent deterioration within the business district
(b) Stimulate property reinvestment
(c) Promote economic growth
The specific goals of the CIA are to:
(a} Encourage the recruitment and retention of businesses and employment
(b) Increase accessibility to the businesses in the corridor
(c) Improve the overall business climate ofthe district and deter economic decline
(d) Expand the tax base for the district and for the city
(e) Enhance the visual aspects of the district while preserving its unique qualities
Plan Development Process
As development and reinvestment opportunities thrive in the Lakeside corridor, stakeholders have
prioritized forward thinking efforts in order to maintain the commercial identity and vision, and preserve
the residential neighborhoods that envelope this area. Through the establishment of a Corridor
Improvement District (CID) the district now has the potential to provide sustainable revenue support for
public improvements and marketing and promotional objectives to help achieve these goals. A Lakeside
Business Improvement District (BID) was approved by the Commission and a Special Assessment was
passed to meet some of these goals in the short term, with the intention that that TIF capture of the CIA
would eventually supplant these funds. This team which was led by business owners and community
stakeholders began meeting many years ago as the Lakeside District Association, and has since met ona
monthly basis effectively executing the BID legislative process with the city of Muskegon with city staff
support. This Development and Tax Increment Financing Plan was developed with assistance from City
of Muskegon Economic Development Staff in order to lay groundwork for the improvement projects and
services that the Lakeside corridor has been working towards for several years. The LDA has assisted in
recruiting BID Board members that have also been appointed as the CIA Board, and these board
members have assisted the city in reaching many stakeholders in the corridor through public hearings
and meetings to confirm the necessary projects for this CID.
DEVELOPMENT AND TAX INCREMENT FINANCING PLAN
The Lakeside Corridor Improvement Authority’s stakeholder feedback suggests that a safe and thriving
neighborhood commercial center can continue in part through the creation of a tax increment financing
district which would be structured to provide economic resources to improve and maintain public
infrastructure, correct and prevent deterioration, and promote neighborhood aligned economic growth.
A Lakeside Corridor Improvement District Proposal was drafted and a request to create a Corridor
Improvement Authority was delivered to the Muskegon City Commission in November of 2019. The
resolution to create the CID was approved by the City Commission in February of 2021 and the CIA was
appointed in March. The following Development Plan and Tax Increment Financing Plan is a direct result
from stakeholder involvement in district revitalization plans that span the past three years.
Development Plan Benefits of the Corridor Improvement District and Authority
The Lakeside Corridor Improvement Authority recognizes the benefits of commercial property
redevelopment to the district and to the City of Muskegon. This formal Development Plan is to be used
to outline the priorities and goals of the Authority. The Lakeside Corridor Improvement District Proposal
and request to create a Corridor Improvement Authority states that a CID:
(a) Utilizes Tax Increment Financing (TIF) to complete public improvement projects according to the
approved TIF plan while leveraging other dollars such as earned income and private, state, federal and
philanthropic monies for district improvements
(b) Generates a clear plan to improve the district, implemented by an empowered neighborhood
stakeholder-government partner framework — a proven national method for success
(c) Creates access to additional programs and incentives to businesses such as special approval of liquor
licenses within city development districts
(d) Establishes a collaborative environment which fosters business investment from existing
entrepreneurs and attracts complementary new business growth
(e) Encourages job creation, which produces more jobs for neighborhood residents and generates
additional personal income tax revenue
(f) Encourages surrounding property improvements, increasing values of neighboring properties thus
generating more property tax revenue
(g) Promotes greater interest in mixed-use development, broadening business location and residential
housing options and increasing the tax base
(h) Brings more people into the district to shop for goods and services, thus generating more repeat
customers for neighborhood businesses and increasing sales tax revenue
(i) Stimulates new commercial development in a neighborhood where additional private sector
investment opportunity exists
(j) Improves the climate of community and economic development for residents and businesses alike
(k) Contributes to a healthy neighborhood which has the potential to decrease crime or the perception
of crime, and increase public safety
(I) Creates an improved commercial core and public space that is appealing to neighborhood residents
encouraging “pride in place” and visitor attraction
(m) Retains and empowers residents who can access jobs, goods and services in a walkable or transit
oriented neighborhood
(n) Creates an outreach and coordination mechanism at the neighborhood level for City- financed
projects
(o) Creates a public-private partnership with the City that enhances community neighborhood input to
improve the district
Legal Basis of the Plan
This Development Plan and Tax Increment Financing Plan is prepared pursuant to the requirements of
Sections 18 and 21 of the Corridor Improvement Authority Act, Public Act 280 of 2005, as amended. It
addresses the geographic area of the Corridor Improvement District as established by the City
Commission. A descriptive map, resolution establishing the CID and forming the CIA, including the legal
description describing the CID, are contained in the appendices.
Development Plan Requirements
This section of the Development Plan provides specific information required in Section 621 of the
Corridor Improvement Authority Act section of PA 57. It consists of information requested in
subsections 2(a) through 2(r).
Section 621. 2(a) the designation of boundaries of the development area in relation to highways, streets,
streams, or otherwise.
The CIA is the same as the boundary established by City Commission Resolution Number ___ adopted
on March 9", 2021 and with the proposed area encompassing all contiguous real properties along the
major commercial corridor on Lakeshore Drive and Robinson Street to Clifford Street. A copy of the
boundary map is contained in the approved resolution in the Appendices.
Section 621. 2(b) The location and extent of existing streets and other public facilities within the
development area, designating the location, character, and extent of the categories of public and private
land uses then existing and proposed for the development area, including residential, recreational,
commercial, industrial, educational, and other uses and shall include a legal description of the
development area.
The CIA boundary is the same as the boundary established by City Commission Resolution Number
adopted on March 9" 2021. The percentage of real property by classification located within the
proposed area as registered by the City Assessor is 61.4%% Commercial, 23.6% Residential, and 15.0%
Institutional/Waterfront Marine. The legal description as approved on the City Commission Resolution is
as follows:
ALL PARCELS ABUTTING OR ACCESSED BY LAKESHORE DRIVE ORIGINATING AT CLIFFORD STREET
AND CONTINUING EASTWARD TO ROBINSON STREET LOCATED IN THE CITY OF MUSKEGON
REVISED PLAT OF 1903.
See district parcel list and resolution in Appendices.
Section 621. 2(c) A description of improvements to be made in the development area to be demolished,
repaired, or altered, a description of any repairs and alterations, and an estimate of the time required for
completion.
A description of specific improvement projects that are contemplated within the development area is
contained in the project schedule and budget at the end of this section. The cost and time estimates
included in the project schedule and budget are for estimate purposes only and may be revised by the
Authority Board at any time without amending this Plan.
Section 621. 2(d) The location, extent, character, and estimated cost of the improvements including
rehabilitation contemplated for the development area and an estimate of the time required for
completion.
A description, including location, cost estimate and schedule of implementation, for each improvement
project that will be completed within the area is contained in the project schedule and budget at the
end of this section. The cost and time estimates included in the project schedule and budget are
estimates only and may be revised by the Authority Board at any time without amending this Plan.
Section 621, 2(e) A statement of the construction or stages of construction planned, and the estimated
time of completion of each stage.
A description, including cost estimate and implementation schedule for each specific improvement
project that will be completed within the area is contained in the project schedule and budget at the
end of this section. The time estimates included in the project schedule are estimates only and may be
revised by the Authority Board at any time without amending this Plan.
Section 621. 2(f) A description of any parts of the development area to be left as open space and the use
contemplated for the space.
This plan contemplates the maintenance of existing pocket parks, and the enhancement of public
parking lots and bus shelters, etc. Tables on subsequent pages include the project descriptions.
Section 621. 2(g) A description of any portion of the development area which the authority desires to sell,
donate, exchange, or lease to or from the municipality and proposed terms.
A description, including real estate contemplated for acquisition and/or disposition (including cost
estimates, terms and schedule for implementation) for each specific improvement contemplated within
the development area is contained in the project schedule and budget at the end of this section. There
is no known or identified property or real estate as of the adoption of this Plan that is necessary to
complete the improvements set forth in this Plan. However, the CIA may wish to sell, donate, exchange,
or lease property in the future. The Authority board reserves the right to sell, donate, exchange or lease
property in the future to the extent determined necessary by the Authority board without further
amendment to this Plan.
Section 621. 2(h) A description of desired zoning changes and changes in streets, street levels,
intersections, traffic flow modifications, or utilities.
Zoning changes, street layout adjustments, street level modifications, intersection and utilities changes
are not contemplated at this time, except as may be proposed in the project schedule and budget at the
end of this section.
Section 621. 2(i) An estimate of the cost of the development, a statement of the proposed method of
financing the development, and the ability of the authority to arrange financing.
A description, including cost estimate for individual projects and method of financing is contained in the
project schedule and budget at the end of this section. The total cost of completing all activities, projects
and improvements proposed by the Authority Development Plan and to be undertaken and financed by
the Authority is estimated to be $1,250,000, not including administrative expenses, inflationary costs,
and, contingencies, A breakdown of the estimated cost and estimated schedule for completion for each
of those activities and projects is set forth in the project schedule and budget at the end of this section.
The scope of the items and improvements and the projected schedule for completion for those items
and improvements described in this Plan are estimates only and may be revised from time to time by
the Authority board without amending this Plan; provided, however, that such items and improvements
must be completed within the term ofthis Plan, unless the term is amended in accordance with Act 280.
Further, estimated costs for any items or improvements may be increased or decreased by the Authority
Board without amending this Plan based upon then- current pre-construction or pre-bid estimates of
cost, as well as revised estimates of cost resulting from the receipt of bids. All operating and planning
expenditures of the Authority and the City, as well as all advances extended by or indebtedness incurred
by the City or other parties for improvements identified above that have been completed, are in
progress, or yet to be completed, are expected to be repaid from tax increment revenues. The Authority
expects to finance these activities from any one or more of the following sources:
- Future tax increment revenues
- Interest on investments
- Donations received by the Authority
- Proceeds from State and Federal Grants
- Proceeds from any property building or facility that may be owned, leased, licensed, operated or
sold by the Authority
- Public and private foundation grants
- Fees, sponsorships, or memberships
- Other sources as may be approved by the City Commission
The proceeds to be received from tax increment revenues in the CID plus the availability of funds from
other authorized sources will be sufficient to finance all activities and improvements to be carried out
under this Plan.
Section 621. 2(j) Designation of the person or persons, natural or corporate, to whom all or a portion of
the development is to be leased, sold, or conveyed in any manner and for whose benefit the project is
being undertaken, if that information is available to the authority.
Information concerning the names of persons for whom benefits may accrue is unknown at this time as
final development plans and projects have yet to be prepared. Therefore, such information is
unavailable.
Section 621. 2(k) The procedure for bidding for the leasing, purchasing, or conveying in any manner of all
or a portion of the development upon its completion, if there is no express or implied agreement
between the authority and persons, natural or corporate, that all or a portion of the development will be
leased, sold or conveyed to these persons.
The CIA Board has no publicly announced commitments for the leasing or sale of property as it has no
property under supervisory responsibility of the CIA at this time. The CIA in conjunction with the City
Commission may discuss policies to explore acquisition of tax reverted property should properties within
the Corridor Improvement District become available for acquisition by the City through tax reversion
procedures. It is not a priority of the CIA to acquire private property unless it advances a public
improvement project or is necessary for economic development purposes. Any property acquired or
held by the CIA, to be sold, leased, or otherwise conveyed to private development interests shall be
sold, leased, or otherwise conveyed in accordance with local municipal policy, terms, and conditions to
be established by the CIA, and state law, if applicable. At the time of the adoption of this Plan, no private
parties have been identified to whom land for redevelopment will be sold, leased, or otherwise
conveyed; however, the CIA may convey such property to presently undetermined private parties for
redevelopment for appropriate uses.
Section 621. 2(I) Estimates of the number of persons residing in the development area and the number of
families and individuals to be displaced. If occupied residences are designated for acquisition and
clearance by the authority, a development plan shall include a survey of the families and individuals to be
displaced, including their income and racial composition, a statistical description of the housing supply in
the community, including the number of private and public units in existence or under construction, the
condition of those in existence, the number of owner-occupied and renter-occupied units, the annual rate
of turnover of the various types of housing and the range of rents and sale prices, an estimate of the
total demand for housing in the community, and the estimated capacity of private and public housing
available to displaced families and individuals.
No relocation of families or individuals is anticipated within the scope of the proposed Development
Plan or Tax Increment Financing Plan.
Section 621. 2(m) A plan for establishing priority for the relocation of persons displaced by the
development in any new housing in the development area.
No relocation of families or individuals is anticipated within the scope of the proposed Development
Plan or Tax Increment Financing Plan.
Section 621. 2(n) Provision for the costs of relocating persons displaced by the development, and
financial assistance and reimbursement of expenses, including litigation expenses and expenses
incidental to the transfer of title, in accordance with the standards and provisions of the uniform
relocation assistance and real property acquisition policies act of 1970, Public Law 91-646, 84 Stat. 1894.
No relocation of families or individuals is anticipated within the scope of the proposed Development
Plan or Tax Increment Financing Plan.
Section 621. 2(o) A plan for compliance with 1972 PA 227, MCL 213.321 to 213.322.
No relocation of families or individuals is anticipated within the scope of the proposed Development
Plan or Tax Increment Financing Plan.
Section 621. 2(p) The requirement that amendments to an approved development plan and tax
increment plan must be submitted by the authority to the governing body for approval or rejection.
In accordance with Act 57, the Authority reserves the right to amend this Plan to add new improvement
projects, add additional parcels, extend the duration of the Plan, or for other lawful purposes. Any
amendments to the Plan shall be approved by the Authority and the City Commission in accordance with
the requirements of Act 57.
Section 621. 2(q) A schedule to periodically evaluate the effectiveness of the development plan.
An annual report shall be submitted to each entity for which taxes are captured addressing use of CIA
funds during the past fiscal year, implementation status of the program of work set forth in the
Development Plan and proposed CIA activities for the ensuing year. Any changes from this Development
Plan will be addressed and approved by action of the City Commission as part of this annual review of
CIA activities. Amendments to the Development Plan and Tax Increment Financing Plan would be
completed in compliance with notification and public hearing procedures of Section 22 prior to action of
the City Commission.
Section 621. 2(r) Other material which the authority, local public agency, or governing board considers
pertinent.
This Development Plan contemplates the use of tax increment financing. City Commission Resolution
established the Lakeside Corridor Improvement District as a qualified development area as
defined by Section 605 of the Corridor Improvement Authority Act section of PA 57 of 2018, as
amended. Pursuant to Section 608 (3) and this Plan, the CIA may enter into agreements with the taxing
jurisdictions levying ad valorem property taxes that would otherwise be subject to capture to exempt
these taxes from capture, in whole or in part. A tax levy approved by the electors of the taxing unit
levying the tax (i) for the sole purpose of repaying bonds, notes or other debt identified in the ballot
proposal, (ii) for a specified purpose other than the payment of general operating expenses and for a
specific time period identified in the ballot proposal, provided, the levying of the tax has not resulted in
the reduction of the taxing unit’s general operating millage except to the extent such reduction is
required by the State Constitution or statutory requirements, and (iii) for use to pay for specific capital
improvements and for a specific time period identified in the ballot proposal, provided, the levying of
the tax has not resulted in the reduction of the taxing unit’s general operating millage except to the
extent such reduction is required by the State Constitution or statutory requirements shall be exempt
from the capture of tax increment revenues, provided, however, in the case of an elector approved
renewal! of a tax levy that was subject to capture on the effective date of this Plan Amendment and
which would be exempt from capture as provided above, only the portion of the tax levy above the
previously approved levy is exempt from the capture of tax increment revenues.
Development and Tax Increment Financing Plan Schedule and Budget
The duration of this plan is a 30-year period. On the following pages specific projects addressing CIA
goals are described. Each project includes estimated costs and time of completion. The schedule begins
in the year 2021 and ends in the year 2051. Projects have been listed based on estimated time of
completion.
Intent to Update and Extend Duration or Terminate Plan
On or before the year 2051, the Authority will consider action to update and extend the duration of the
Development Plan and Tax Increment Financing Plan or make recommendations to terminate the Plan
and rescind City Resolution creating the Authority. Rescission of the resolution would dissolve
the Authority and eliminate the accompanying tax increment financing district; provided, however, that
in accordance with Act 57, the Authority shall not be dissolved if there is outstanding indebtedness of
the Authority.
Reimbursement of Excess Tax Capture
if CIA revenues exceed the anticipated needs of all projects listed in the Development Plan and budget,
excess revenue shall be revert proportionately to the respective taxing bodies.
Project Descriptions
This Development and Tax Increment Financing Plan arranges projects in the four categories used by the
National Main Street Model (Design, Economic Restructuring, Organization, and Promotions/Marketing)
and provides for a general timeframe for completion.
Design
Design enhances the character of the corridor through physical change. Access to the local businesses in
the corridor is critical to community stakeholders. Stakeholders have identified exploring how to
incorporate new solutions to ensure that businesses can be reasonably accessed and patronized year-
round important projects. Furthermore, the physical aesthetics along Lakeshore Drive as related to
pedestrians and others were reported as being important to stakeholders. There is a current measured
lack of maintenance to new public greenery, trees, and public spaces in many areas along the
commercial corridor. Walkability/street crossing in the district is a challenge at times due to the auto-
oriented infrastructure and high traffic volume, especially in warmer months. Stakeholders would like to
see an inviting district that is a destination place for newcomers and a welcome resource to those
already living in the neighborhood.
Economic Restructuring
Economic Restructuring affirms the main business district corridor as the commercial core of the
surrounding community. Code enforcement, filling vacant buildings, fagade improvement, and property
infill development on vacant parcels are essential to a healthy district. Strong businesses and a healthy
business mix are also critical. Stakeholders would like to see business assistance programs and possibly a
revolving micro-loan fund in place to assist with this effort. They believe that offering business
incentives is one key element to attracting new business and development to the district. The other
important factor being promotion of the amazing economic opportunity that can be found if new
investments make Lakeshore Drive a priority for their new business or development projects.
Organization
Organization ensures the health of the overall collaborative program and establishes it as leader of the
commercial corridor revitalization through fundraising and volunteer development. Organizational
activities can be carried out by the Corridor Improvement Authority.
Promotions/Marketing
Promotions will establish the commercial corridor as the social center of the near residential
neighborhoods and strengthen the corridors’ image. Some have suggested that the corridor offers a
distinct daytime and evening or weekend consumer experience. Limited marketing is currently
happening along the corridor that is primarily conducted via an annual pamphlet and social media.
There are also some limited joint sales and events at designated seasons or holidays. Discussion has
already taken place in coordinating all the many separate efforts of individual businesses and promoting
the vibrant Lakeside corridor as a whole in a more impactful way. Lakeside businesses currently lack the
funding and stability necessary for sustainable collaborative events and marketing. Proactively and
regionally marketing a district is essential to draw a diverse customer base, help businesses thrive and
create a unique gathering place for residents and visitors. It has been stressed by neighborhood
stakeholders many times over that a comprehensive strategy should be developed and implemented to
assist in creating a thriving Lakeside-specific identity to serve both residents and the many visitors that
are in the district on a daily basis.
Planned Development Projects
The following tables summarize the various projects and activities proposed, including an estimated cost
and completion date for each. As noted previously, the costs and completion dates are estimates only
and are subject to change without further amendment to this Plan. These dates and estimates may vary
because of private investment decisions, financing opportunities, market shifts or other factors.
TABLE 1: Anticipated Projects in DESIGN
Project Estimated Cost Estimated Completion Date
Purchase and install seasonal
elements (banners, $30,000 2022-2023
decorations)
Seasonal Snow Removal on
Sidewalks and Public Parking $900,000 2022-2051
2022-2051
Public Landscaping
Maintenance/Improvement $100,000
TABLE 2: Anticipated Projects in ECONOMIC RESTRUCTURING
Project Estimated Cost Estimated Completion Date
Compile and maintain business $30,000 3022-2051
inventory
Facade Grant Program $300,000 2031-2051
Purchase/Rehab/Demo of
Vacant/Blighted Properties 250,000 “St
Develop Micro-Loan Revolving $100,000 3051
Fund
TABLE 3: Anticipated Projects in ORGANIZATION
Project Estimated Cost Estimated Completion Date
Increase Communication of CIA 630,000 3022-2051
Activities
Invest in Board Member $10,000 5022-2051
Training
TABLE 4: Anticipated Projects in PROMOTIONS/MARKETING
Project Estimated Cost Estimated Completion Date
Pursue randing Plan with $15,000 3023
B : P
Existing Logo
Create and Maintain a Social
Media and Online Presence pb ONG 2022-2058
Plan Special Events and Festivals :
Unique to the District 100,000 alee
Pursue Cooperative Advertising $15,000 2022-2023
Sources of Financing
The CIA expects to finance these activities from one or more of the following sources:
Future tax increment revenues
State or Federal grants
Interest on investments
Public and private foundation grants
Fees, sponsorships, or memberships
Donations received by the CIA
Proceeds from any property, building or facility owned, leased or sold by the CIA
Moneys obtained through development agreements with property owners benefiting from
organizing activities listed in the plan and other public improvements
Moneys obtained from other sources approved by the Muskegon City Commission
The revenue to be received from tax increment financing in this Development Area plus the availability
of funds from other authorized sources will be sufficient to finance the activities and improvements to
be carried out under this Plan.
Tax Increment Financing Plan
This Tax Increment Financing Plan is established to make possible the financing of all or a portion of the
costs associated with the activities and projects contained in the previous Development Plan for the
Lakeside Corridor Improvement District
PA 57 requires the CIA to address three legislative requirements in the Tax Increment Financing Plan.
These provide information about funds anticipated to be received by the CIA and its impact upon taxing
jurisdictions. These requirements are found in Section 618(3) of the Act and states that “if the authority
determines that it is necessary for the achievement of the purposes of this act, the authority shall
prepare and submit a tax increment financing plan to the governing body of the municipality. The plan
shall include a development plan as provided...” Specifically, the Tax Increment Financing Plan must
include, pursuant to Section 618 of the Act:
1. A detailed explanation of the tax increment procedure,
2. The maximum amount of bonded indebtedness to be incurred, and
3. The duration of the program.
1. Detailed explanation of the Tax Increment Financing Procedure
The Recodified Tax Increment Financing Act of 2018, as amended, authorizes tax increment financing
(TIF). TIF makes it possible for a district to essentially capture tax revenues that are derived from the
increase in value of property, which has benefitted from development projects within said district. The
revenue is used to finance further development within the district. The Lakeside CIA has determined
that, in order to finance the activities and projects set forth in the Development Plan; a tax increment
financing plan must be adopted. The theory of utilizing TIF is that tax revenue will increase within a
district where redevelopment is taking place. That increase in development will generate an increase in
the tax revenues within that district. Therefore, it is appropriate to use this increase in tax revenue to
reinvest into the district to encourage continued development efforts. The tax increment financing
procedure as outlined in PA 57 requires the adoption by the City, by resolution, of a Development Plan
and a Tax Increment Financing Plan. Following the adoption ofthat resolution, the city and county
treasurers are required by law to transmit to the CIA that portion of the tax levy of all taxing bodies paid
each year on the “Captured Assessed Value of all real and personal property located in the Development
Area.” The tax amounts to be transmitted are hereinafter referred to as “Tax Increment Revenue”. The
“Captured Assessed Value” is defined by the Act as “the amount in any 1 year by which the current
assessed value of the project area, including the assessed value of property for which specific local taxes
are paid in lieu of property taxes ... exceeds the initial assessed value...” The “initial assessed value” is
defined by the Act as the “assessed value, as equalized, of all the taxable property within the boundaries
of the Development Area at the time the resolution establishing the tax increment financing plan is
approved, as shown by the most recent assessment roll of the municipality for which equalization has
been completed at the time the resolution is adopted...” It is the goal of the CIA to use the captured
assessed value in the development district for the number of years necessary to complete the projects
outlined in the Development Plan. The CIA shall submit a report on the tax increment financing account
showing the revenue received and the amount and purpose of expenditures from the account. Reports
will also be required showing the initial assessed value of the development district and the amount of
captured assessed value retained by the CIA. The report shall be submitted to the Muskegon City
Commission and contain such additional information as the City Commission deems necessary. An
opportunity will be made available to the County Board of Commissioners and other taxing jurisdictions
to meet with the City Commission to discuss the fiscal and economic implications of the proposed
financing and development plans. The governing body may abolish the tax increment financing plan
when it finds that the purpose for which it was established is accomplished.
2. The maximum amount of bonded indebtedness to be incurred
According to the Development Plan, the CIA does not anticipate bonding. Below is the current financial
position of the Lakeside CIA.
Description of Current Financial Position Current Assets: The Lakeside CIA fund balance at the time of
preparation of this analysis is $0.00. The Lakeside BID will operate concurrently at the onset of the CIA,
and share a common board. This entity may have funding available prior to significant TIF revenue
generation to commit to projects highlighted in the Development Plan. Additionally, the non-profit
Lakeside District Association has some funding available to assist in projects, pursuant to their board
approval.
Anticipated Revenue: The proposed tax increment financing district contains 104 individual real
properties, according to public records of the Muskegon County Equalization Department. The 2021
taxable value for all properties is $6,594,883. This is the initial assessed value to which all future
assessments will be compared to determine the tax capture for the district. A detailed table listing
projected revenue for the 30-year period is included in the appendices. Additional sources of funding
may be leveraged from time to time.
Expenses: The CIA will be responsible for accommodating all expenses for each project as prioritized
from the Development Plan using TIF funding.
3. Duration of the CIA and Tax Increment Financing District
This Tax Increment Financing Plan establishes a budget for a 30-year period. This is reflected in the
previous Development Plan’s projects estimated completion dates, Tables 1 through 4.
PIN Nu Prop. Combined Address Prop_ City Prop State Prop_Zip TV: MBOR
61-24-035-200-0001-00 24 1654 LAKESHORE DR MUSKEGON Mi 49441 $0
61-24-205-529-0001-00 24 1577 LAKESHORE DR MUSKEGON Ml 49441 $47,315
61-24-205-529-0002-00 24 1583 LAKESHORE DR MUSKEGON Mi 49441 $33,483
61-24-205-529-0003-00 24 1587 LAKESHORE DR MUSKEGON MI 49441 $47 959
61-24-205-529-0004-00 24 1595 LAKESHORE DR MUSKEGON Mi 49441 $48,756
61-24-205-530-0001-00 24 1605 LAKESHORE DR MUSKEGON MI 49441 $85,879
61-24-205-530-0002-00 24 1615 LAKESHORE DR MUSKEGON Mi 49441 $32,949
61-24-205-530-0003-00 24 1621 LAKESHORE DR MUSKEGON MI 49441 $24,712
61-24-205-530-0003-10 24 1623 LAKESHORE DR MUSKEGON Mi 49441 $34,190
61-24-205-530-0004-00 24 1629 LAKESHORE DR MUSKEGON Ml 49441 $33,320
61-24-205-530-0005-00 24 1637 LAKESHORE DR MUSKEGON Mi 49441 $45,316
61-24-205-531-0001-00 241915 FRISBIE ST MUSKEGON Mi 49441 $0
61-24-205-585-0001-00 24 1490 LAKESHORE DR $0
61-24-205-592-0001-00 24 1630 LAKESHORE DR MUSKEGON MI 49441 $0
61-24-205-596-0001-00 24 1812 LAKESHORE DR MUSKEGON Ml 49441 $58,224
61-24-205-596-0001-10 24 1824 LAKESHORE DR MUSKEGON Mi 49441 $25,086
61-24-205-596-0001-20 24 1830 LAKESHORE DR MUSKEGON Mi 49441 $25,878
61-24-205-596-0002-00 24 1836 LAKESHORE DR MUSKEGON Ml 49441 $41,978
61-24-205-596-0002-10 24 1864 LAKESHORE DR MUSKEGON Ml 49441 $107,631
61-24-205-596-0002-30 24 1878 LAKESHORE DR MUSKEGON Mi 49441 $23 242
61-24-205-596-0002-40 24 1888 LAKESHORE DR MUSKEGON Mi 49441 $27 826
61-24-205-596-0003-00 24 1896 LAKESHORE DR MUSKEGON Ml 49441 $25,615
61-24-205-596-0003-10 24 1904 LAKESHORE DR MUSKEGON Ml 49441 $24,599
61-24-205-596-0003-20 24 1910 LAKESHORE DR MUSKEGON Mi 49441 $38,836
61-24-205-596-0004-00 24 1930 LAKESHORE DR MUSKEGON Mi 49441 $107,320
61-24-205-596-0004-20 24 1950 LAKESHORE DR MUSKEGON Mi 49441 $64,900
61-24-205-596-0005-00 24 1988 LAKESHORE DR MUSKEGON Ml 49441 $51,200
61-24-205-596-0007-00 24 2020 LAKESHORE DR MUSKEGON Mi 49441 $12,339
61-24-205-596-0008-00 24 1920 LAKESHORE DR MUSKEGON Mi 49441 $1,721,974
61-24-205-597-0001-00 24 2034 LAKESHORE DR MUSKEGON Ml 49441 $33,800
61-24-205-597-0004-00 24 2054 LAKESHORE DR MUSKEGON Mi 49441 $45,928
61-24-205-597-0005-00 24 2080 LAKESHORE DR MUSKEGON Ml 49441 $51,202
61-24-205-597-0008-00 24 2090 LAKESHORE DR MUSKEGON Mi 49441 $0
61-24-205-597-0010-00 242116 LAKESHORE DR MUSKEGON Mi 49441 $45,177
61-24-205-597-0011-00 242124 LAKESHORE DR MUSKEGON MI 49441 $20,323
61-24-205-597-0011-10 24 2130 LAKESHORE DR MUSKEGON Ml 49441 $25,581
61-24-205-597-0012-00 242136 LAKESHORE DR MUSKEGON Ml 49441 $27,307
61-24-205-597-0013-00 242144 LAKESHORE DR MUSKEGON MI 49441 $35,655
61-24-205-597-0014-00 24 2152 LAKESHORE DR MUSKEGON Ml 49441 $26,470
61-24-205-597-0015-00 242160 LAKESHORE DR MUSKEGON Mi 49441 $39,985
61-24-205-597-0017-00 24 2182 LAKESHORE DR MUSKEGON Mi 49441 $358,492
61-24-205-609-0001-00 24 1682 LAKESHORE DR MUSKEGON Ml 49441 $0
61-24-205-609-0002-00 241700 LAKESHORE DR MUSKEGON Ml 49441 $147,900
61-24-205-609-0005-00 24 1716 LAKESHORE DR MUSKEGON Ml 49441 $47,800
61-24-205-609-0006-00 24 1724 LAKESHORE DR MUSKEGON Mi 49441 $26,517
61-24-205-609-0007-00 24 1732 LAKESHORE DR MUSKEGON MI 49441 $30,320
61-24-205-609-0008-00 24 1742 LAKESHORE DR MUSKEGON Mi 49441 $27,575
61-24-205-609-0009-00 24 1748 LAKESHORE DR MUSKEGON Ml 49441 $37,576
61-24-205-609-0010-00 24 1756 LAKESHORE DR MUSKEGON Ml 49441 $132,508
61-24-205-609-0013-00 241786 LAKESHORE DR MUSKEGON Mi 49441 $37,000
61-24-205-610-0001-00 24 1705 LAKESHORE DR MUSKEGON Ml 49441 $0
61-24-205-611-0021-00 241763 LAKESHORE DR MUSKEGON MI 49441 $60,773
61-24-205-611-0021-40 241737 LAKESHORE DR MUSKEGON Ml 49441
61-24-205-622-0021-00
24 1777 LAKESHORE DR MUSKEGON Ml 49441
61-24-205-624-0001-00 241831 LAKESHORE DR MUSKEGON Ml 49441
61-24-205-624-0003-00 24 1845 LAKESHORE DR MUSKEGON Ml 49441 $104,660
61-24-205-625-0001-00 24 1883 LAKESHORE DR MUSKEGON Mi 49441 $46,943
61-24-205-625-0002-00 24 1891 LAKESHORE DR MUSKEGON Mi 49441 $41,075
61-24-205-625-0003-00 24 1899 LAKESHORE DR MUSKEGON Ml 49441 $36,652
61-24-205-625-0004-00 24 1905 LAKESHORE DR MUSKEGON Mi 49441 $41,300
61-24-205-627-0001-00 241927 LAKESHORE DR MUSKEGON Ml 49441 $70,829
Copy of Lakeside CIA Taxable Values Parcel List
61-24-205-627-0002-00 24 1937 LAKESHORE DR MUSKEGON Ml 49441 $25,000
61-24-205-627-0003-00 24 1945 LAKESHORE DR MUSKEGON Ml 49441 $71,207
61-24-205-627-0004-00 24 1953 LAKESHORE DR MUSKEGON Mi 49441 $95,856
61-24-205-627-0005-00 24 1965 LAKESHORE DR MUSKEGON MI 49441 $92,695
61-24-205-635-0001-00 24 1983 LAKESHORE DR MUSKEGON Mi 49441 $100,893
61-24-205-635-0002-00 241991 LAKESHORE DR MUSKEGON MI 49441 $278,891
61-24-205-635-0006-00 24 2009 LAKESHORE DR MUSKEGON Ml 49441 $32,245
61-24-205-635-0007-00 242017 LAKESHORE DR MUSKEGON Ml 49441 $149,177
61-24-205-636-0001-00 24 2033 LAKESHORE DR MUSKEGON Ml 49441 $31,545
61-24-205-636-0002-00 24 2043 LAKESHORE DR MUSKEGON MI 49441 $31,483
61-24-205-636-0003-00 242055 LAKESHORE DR MUSKEGON Mi 49441 $31,207
61-24-205-636-0004-00 242063 LAKESHORE DR MUSKEGON Ml 49441 $27,307
61-24-205-636-0005-00 24 2075 LAKESHORE DR MUSKEGON Ml 49441 $39,832
61-24-205-636-0007-00 24 2085 LAKESHORE DR MUSKEGON Ml 49441 $39,158
61-24-205-641-0001-00 242111 LAKESHORE DR MUSKEGON Ml 49441 $70,889
61-24-205-641-0001-10 242117 LAKESHORE DR MUSKEGON Mi 49441 $49,653
61-24-205-641-0001-50 24 2123 LAKESHORE DR MUSKEGON Mi 49441 $60,455
61-24-205-641-0002-00 242125 LAKESHORE DR MUSKEGON Ml 49441 $55,618
61-24-205-641-0002-10 242133 LAKESHORE DR MUSKEGON Mi 49441 $49,728
61-24-205-641-0005-00 242187 LAKESHORE DR MUSKEGON Ml 49441 $53,645
61-24-205-658-0001-00 242205 LAKESHORE DR MUSKEGON Ml 49441 $48,987
61-24-205-658-0001-10 242211 LAKESHORE DR MUSKEGON MI 49441 $34,294
671-24-205-658-0002-00 24 2223 LAKESHORE DR MUSKEGON Ml 49441 $58,521
61-24-205-658-0003-00 24 2235 LAKESHORE DR MUSKEGON Mi 49441 $71,319
61-24-205-658-0004-00 24 2245 LAKESHORE DR MUSKEGON Ml 49441 $60,200
61-24-205-664-0001-00 242311 LAKESHORE DR MUSKEGON Ml 49441 $15,600
61-24-205-664-0009-00 24 2333 LAKESHORE DR MUSKEGON Mi 49441 $32,042
61-24-205-664-0011-00 242341 LAKESHORE DR MUSKEGON Ml 49441 $36,298
61-24-205-664-0015-00 242355 LAKESHORE DR MUSKEGON MI 49441 $35,970
61-24-205-664-0018-00 24 2363 LAKESHORE DR MUSKEGON Ml 49441 $10,000
61-24-205-664-0020-00 24 2371 LAKESHORE DR MUSKEGON Ml 49441 $22,500
61-24-205-677-0001-00 24 2425 LAKESHORE DR MUSKEGON Ml 49441 $20,000
61-24-205-677-0004-00 24 2441 LAKESHORE DR MUSKEGON Mi 49441 $12,500
61-24-205-677-0005-00 24 2445 LAKESHORE DR MUSKEGON Mi 49441 $58,812
61-24-205-678-0001-00 24 2471 LAKESHORE DR MUSKEGON Mi 49441 $38,479
61-24-205-678-0001-02 242465 LAKESHORE DR MUSKEGON Mi 49441 $59,503
61-24-490-000-0001-00 242143 LAKESHORE DR MUSKEGON Ml 49441 $31,203
61-24-490-000-0002-00 242155 LAKESHORE DR MUSKEGON Ml 49441 $53,000
61-24-490-000-0003-00 242159 LAKESHORE DR MUSKEGON Mi 49441 $32,100
61-24-490-000-0004-00 242167 LAKESHORE DR MUSKEGON Mi 49441 $6,279
61-24-490-000-0005-00 242173 LAKESHORE DR MUSKEGON Mi 49441 $5,613
61-24-540-001-0001-00 24 2275 LAKESHORE DR MUSKEGON Ml 49441 $28,000
61-24-540-001-0006-00 24 2257 LAKESHORE DR MUSKEGON Ml 49441 $47,304
$6,594,883
Copy of Lakeside CIA Taxable Values Parcel List
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