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CITY OF MUSKEGON
CITY COMMISSION MEETING
JUNE 28, 2022 @ 5:30 P.M.
MUSKEGON CITY COMMISSION CHAMBERS
933 TERRACE STREET, MUSKEGON, MI 49440
AGENDA
□ CALL TO ORDER:
□ PRAYER:
□ PLEDGE OF ALLEGIANCE:
□ ROLL CALL:
□ HONORS, AWARDS, AND PRESENTATIONS:
□ PUBLIC COMMENT ON AGENDA ITEMS:
□ CONSENT AGENDA:
A. Approval of Minutes City Clerk
B. Mercy Health Arena ADA Upgrades – Contract Award Arena and Public
Works
C. Catamaran Storage Public Works
D. Concession Agreement – Frostbite Shaved Ice Public Works
E. Watermark Development Agreement Rescission City Manager
F. Swan Alpha Development Agreement Rescission City Manager
G. Interim City Manager Stipend City Manager
H. Sale – 1920 S Getty, 2155 Continental, and 2209 Valley Planning
I. First Responder Training and Recruitment Grant Acceptance Public
Safety
J. Purchase of 1192/1194 Pine Street Community & Neighborhood
Services
K. Rezoning 930 W Sherman Boulevard – 2nd Reading Planning
□ PUBLIC HEARINGS:
□ UNFINISHED BUSINESS:
A. Transmittal of 2022-23 Proposed Budget Finance
Page 1 of 2
□ NEW BUSINESS:
A. Housing Board of Appeals Demolitions Public Safety
938 E. Forest Avenue
1945 Reynolds
B. 4th Quarter Reforecast Finance
C. 2022 Long Term Goal Adoption City Manager
□ ANY OTHER BUSINESS:
□ PUBLIC COMMENT ON NON-AGENDA ITEMS:
► Reminder: Individuals who would like to address the City Commission shall do the following:
► Fill out a request to speak form attached to the agenda or located in the back of the room.
► Submit the form to the City Clerk.
► Be recognized by the Chair.
► Step forward to the microphone.
► State name and address.
► Limit of 3 minutes to address the Commission.
► (Speaker representing a group may be allowed 10 minutes if previously registered with City Clerk.)
□ CLOSED SESSION:
□ ADJOURNMENT:
ADA POLICY: THE CITY OF MUSKEGON WILL PROVIDE NECESSARY AUXILIARY AIDS AND SERVICES TO INDIVIDUALS
WHO WANT TO ATTEND THE MEETING UPON TWENTY-FOUR HOUR NOTICE TO THE CITY OF MUSKEGON. PLEASE
CONTACT ANN MARIE MEISCH, CITY CLERK, 933 TERRACE STREET, MUSKEGON, MI 49440 OR BY CALLING (231) 724-
6705 OR TTY/TDD DIAL 7-1-1-22 TO REQUEST A REPRESENTATIVE TO DIAL (231) 724-6705.
Page 2 of 2
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: June 28, 2022 Title: Approval of Minutes
Submitted By: Ann Marie Meisch, MMC Department: City Clerk
Brief Summary: To approve the minutes of the May 20, 2022 Special Meeting, May 24, 2022
Regular Meeting, and May 25, 2022 Special Meeting.
Detailed Summary: N/A
Amount Requested: N/A Amount Budgeted: N/A
Fund(s) or Account(s): N/A Fund(s) or Account(s): N/A
Recommended Motion: To approve the minutes.
For City Clerk Use Only:
Commission Action:
CITY OF MUSKEGON
CITY COMMISSION MEETING
MAY 24, 2022 @ 5:30 P.M.
MUSKEGON CITY COMMISSION CHAMBERS
933 TERRACE STREET, MUSKEGON, MI 49440
MINUTES
The Regular Commission Meeting of the City of Muskegon was held at City Hall,
933 Terrace Street, Muskegon, Michigan at 5:30 p.m., Tuesday, May 24, 2022.
Vice Mayor, Willie German, Jr., opened the meeting with prayer, after which the
Commission and public recited the Pledge of Allegiance to the Flag.
ROLL CALL FOR THE REGULAR COMMISSION MEETING:
Present: Mayor Ken Johnson, Vice Mayor Willie German, Jr., Commissioners, Eric
Hood (left at 7:25 p.m.), Teresa Emory, Rachel Gorman, Rebecca St.Clair, and
Michael Ramsey (left at 7:30 p.m.) Interim City Manager LeighAnn Mikesell, City
Attorney John Schrier, and Deputy City Clerk Kimberly Young
PUBLIC COMMENT ON AGENDA ITEMS: No public comments were received.
2022-46 CONSENT AGENDA:
A. Approval of Minutes City Clerk
SUMMARY OF REQUEST: To approve the minutes of the April 26, 2022 Regular
Meeting and April 29, 2022 Special Meeting.
STAFF RECOMMENDATION: To approve the minutes.
C. Concession Agreement – Patti Wagon Public Works
SUMMARY OF REQUEST: Staff is asking permission to enter into a contractual
agreement with Patti Costner of “Patti Wagon” at various locations including
Robert C. Lighton Park, Beachwood Park, Pere Marquette Park, and Margaret
Drake Elliot Park.
Staff is asking permission to enter into a Concession Agreement for 2022 with
Patti Costner of “Patti Wagon” at various parks including Robert C. Lighton Park,
Beachwood Park, Pere Marquette park, and Margaret Drake Elliot Park. “Patti
Wagon” has been operating in the parks near the beach and City Hall at
various times this spring. Staff has contacted Ms. Costner in an attempt to reach
a concession agreement. Ms. Costner and staff have proposed fees to the City
of $250.00 plus 5% of gross receipts; the specific proposal is in the packet and
Page 1 of 11
includes certification and inspection documents; staff will work to ensure all
necessary licenses and certificates are on file. Ms. Costner proposes to locate
the concession each day depending on weather and traffic in an attempt to
maximize sales. Staff will work with Ms. Costner to ensure specific locations are
safe and accessible.
STAFF RECOMMENDATION: Authorize staff to enter into a Concession
Agreement with Patti Costner of “Patti Wagon” at various city parks, including
Robert C. Lighton, Beachwood, Pere Marquette, and Margaret Drake Elliot, for
2022.
D. Engineering Services – Drinking Water Revolving Fund for Lead Service Line
Replacement Public Works
SUMMARY OF REQUEST: Staff is seeking permission to enter into a professional
services agreement with Prein & Newhof for $220,000 related to lead service line
replacement design and construction engineering services.
The Michigan Department of Environment, Great Lakes and Energy (EGLE) has
awarded the City a Drinking Water Revolving Fund (DWRF) loan of up to
$3,220,000 for lead service line replacement (LSLR). As a part of the Water
Infrastructure Funding Transfer Act (U.S. Senate Bill 1689), this “loan” was issued
with the knowledge that once complete, $3,000,000 in principle will be forgiven.
The funding will be available for expenditure from approximately October 1,
2022 through September 20, 2025 (over a three year period).
Staff are pursuing a two-pronged approach. Approximately half of the $3 million
will be spent by DPW staff over the next three years. The grant will be used to
pay existing staff when working on LSLR, purchase additional equipment and
hire new staff as necessary, and buy materials. The other half will be spen by
contracting to replace service lines in the Marsh Field neighborhood, southwest
of the intersection of Laketon and Getty. The full three years will be provided to
the contractor to help reduce pricing.
In accordance with the prequalified firm process undertaken with the
Commission in late 2019, staff negotiated with Prein & NEwhof to prepare a
proposal for design and construction services related to the contracted portion
of the loan, as well as assistance, with the loan paperwork and reporting on the
entire loan. The proposal and professional services agreement are provided in
the packet, are predicated on a three-year construction period, and are of the
form used by Prein & Newhof for the last several years. If the contracted portion
is completed sooner, at the contractor’s option, then the amount of
construction services could be less. This was not included in this fiscal year
budget as award of the loan was not certain. It will be included in the next three
fiscal year budgets as appropriate.
AMOUNT REQUESTED: $220,000 AMOUNT BUDGETED: n/a
Page 2 of 11
FUND OR ACCOUNT: 591-60555-Various
STAFF RECOMMENDATION: Authorize staff to enter into a professional
services agreement with Prein & Newhof for $220,000 related to lead service line
replacement design and construction engineering services.
E. Transportation Economic Development Fund Public Works
SUMMARY OF REQUEST: Staff is seeking a formal resolution of support to submit
a grant application to MDOT for a TEDF Grant for the extension of Olthoff Drive.
Staff is seeking funds for the extension of Olthoff Drive to serve developments on
the former corrections department site. Grant funding is being pursued through
the state’s Transportation Economic Development Fund, specifically the
Category A program. If successful this grant could provide up to 65% of the
funding necessary for the project. If successful, construction would likely begin in
the spring of 2023.
A formal resolution of support for the application is required as a part of the
grant process. Staff is recommending approval of the resolution of support.
STAFF RECOMMENDATION: Approve the resolution of support for the TEDF
Category A grant applications and authorize the clerk to sign.
F. Transportation Asset Management Plan Public Works
SUMMARY OF REQUEST: Staff is requesting authorization to contract with Prein &
Newhof for professional services related to preparation of a Transportation Asset
Management Plan and related services.
Public Act 325 of 2018 began a process which will require all road maintaining
agencies with at least 100 centerline miles to prepare and have on file with the
state a Transportation Asset Management Plan that is updated every three
years. A rolling deadline system has resulted in Muskegon having our first plan on
file by October 1, 2022h. To that end, and recognizing the value of asset
management principles applied to City infrastructure, staff solicited a proposal.
As defined by the act, asset management is “an ongoing process of
maintaining, preserving, upgrading, and operating physical assets cost
effectively, based on a continuous physical inventory and condition assessment
and investment to achieve established performance goals.” In more practical
terms, the plan will provide a detailed inventory of roads, bridges and culverts in
the City, make and keep a record of their condition, set goals for improving the
overall condition of the City’s transportation infrastructure, and make
recommendations on how to achieve the goals in the context of the fund
expected to be available.
Staff worked with Prein & Newhof to obtain a proposal for the plan. Prein &
Newhof has prepared asset management plans for the City’s water system,
sanitary sewer system, and stormwater drainage system using various grant-
Page 3 of 11
based funding sources over the past five years. They have developed a
consistent format that allows the City to house much of the data in a single GIS-
based database, making decisions about which assets to repair or replace a
more wholistic and context-based process. Staff is confident that having the
Transportation Asset Management Plan as a part of the same system as our
other asset management plans will be a critical to making cost-efficient and
practical investments that take all the City’s assets into account.
Due to a plan document format required by the state, and the impending
deadline, Prein & Newhof has proposed to perform the work in two parts. First,
and with data collection assistance from the City, they will prepare a plan that
meets the state’s requirements for format, data collection, and deadlines. Once
approved by the state, and as the second part of the work, they will translate
the plan and data into the existing system the City is using, and make capital
improvement recommendations using the new transportation asset
management data in the context of the other plans the City has, namely water,
sanitary and drainage.
AMOUNT REQUESTED: $29,500.00 AMOUNT BUDGETED: $29,500.00
FUND OR ACCOUNT: 202- AND 203-60440-5300
STAFF RECOMMENDATION: Authorize staff to contract with Prein & Newhof in
the amount of $29,500 to prepare a Transportation Asset Management Plan and
related services.
G. Updated (MNRTF) Michigan Natural Resources Trust Fund Grant Resolution
Public Works
SUMMARY OF REQUEST: Staff is seeking to rescind a previously approved
resolution of support and replace it with an updated resolution of support for a
Michigan Natural Resources Trust Fund Grant application.
Commission previously approved Resolution 2022-27(B) at the March 22, 2022
Commission Meeting which was submitted to the Michigan Department of
Natural Resources (MDNR) on April 1, 2022 as part of a grant application. During
the administrative review process, it was noted by MDNR that the costs in the
resolution did not match the costs in the grant application.
Staff is requesting to have Resolution 2022-27(B) rescinded and to have the new
resolution approved to fulfill the administrative completeness requirements
identified by MDNR. There is no change in the match amount ($400K) or the
grant request amount ($300k) from the original resolution.
STAFF RECOMMENDATION: Rescind previously approved Resolution 2022-
27(B) and authorize the Mayor and Clerk to sign the updated Resolution of
Support for the Michigan Natural Resources Trust Fund Application at Pere
Marquette Park.
Page 4 of 11
I. HOME Administrative and Planning Funds from American Rescue Plan
(ARP) Grant Community and Neighborhood Services
SUMMARY OF REQUEST: HOME Administrative and Planning Funds from
American Rescue Plan (ARP) grant.
HOME – ARP grant allows up to 5% of our award to Community Housing
Development Organizations and non-profit organizations including homeless
providers administering all or a portion of our program grant. United Way has
provided a proposal through the RFP process offering 2022 CDBG funding
support. Their request is more in line with the new resources from HOME – ARP to
address homeless assistance needs through supportive services from the City’s
FY2021 budget.
AMOUNT REQUESTED: FY - $50,000 AMOUNT BUDGETED: $60,912.50
FUND OR ACCOUNT: HOME - ARP
STAFF RECOMMENDATION: To approve the funding request to hire a
Muskegon Homeless Coordinator/Grant Writer for the HOME – ARP initiative
through the City of Muskegon.
J. Muskegon Social Equity Plan Amendments Planning
SUMMARY OF REQUEST: Request to approve the Muskegon Social Equity
Program. The percentages allocated to each individual program have been
modified slightly.
Last year, the allocations were as follows: 30% towards grants/loans, 35%
towards expungement clinics, 35% towards education/community outreach.
This year, we are proposing 40% towards grants/loans, 30% towards
expungement clinics, 30% towards education/outreach.
STAFF RECOMMENDATION: To approve the Muskegon Social Equity Program
amendments as proposed.
K. Re-assignment of 433/435 E. Isabella Avenue Community and
Neighborhood Services
SUMMARY OF REQUEST: To assign the 2-unit Building Rehabilitation to
Community and Neighborhood Services for Affordable Housing contacts with
Local Continuum of Care agencies for the creation of City Rental Rehabilitation
Program.
Current rehabilitation of 433/435 E Isabella (2-unit) house is nearing the rough-in
inspection stage and will be demarked to assign to CNS for the final Certificate
of Occupancy inspection. CNS will hold as a Rental property owned by the city
for Affordable Housing units for local CoC agencies in need of housing units for
homeless, and at-risk of homelessness.
AMOUNT REQUESTED: $150,000 AMOUNT BUDGETED: $320,000
Page 5 of 11
FUND OR ACCOUNT: HOME Program 2020
STAFF RECOMMENDATION: Approve the re-assignment of 433/435 E Isabella
Avenue to CNS for affordable housing creation under the Rental Rehabilitation
Program.
Motion by Commissioner Gorman, second by Commissioner Ramsey, to accept
the consent agenda as presented, minus item B and H.
ROLL VOTE: Ayes: Gorman, Emory, St.Clair, Johnson, Hood, Ramsey, and
German
Nays: None
MOTION PASSES
2022-47 REMOVED FROM CONSENT AGENDA:
B. Annual Action Plan Budget 2022 Community and Neighborhood
Services
SUMMARY OF REQUEST: The Annual Action Plan Budgets are presented to the
Commission for approval based on the Department of Housing and Urban
Development (HUD) appropriations for FY2022. The Community Planning and
Development (CPD) office funded programs are Community Development
Block Grant (CDBG) and HOME investment Partnerships (HOME) and the
allocations total $1,252,544.00 for eligible programs administered by the office of
Community and Neighborhood Services.
AMOUNT REQUESTED: AMOUNT BUDGETED:
CDBG - $912,894 CDBG - $912,894
HOME - $339,650 HOME - $339,650
FUND OR ACCOUNT: 472 AND 473
STAFF RECOMMENDATION: To approve the 2022 Annual Action Plan Budgets
for CDBG and HOME Programs.
Motion by Vice Mayor German, second by Commissioner St. Clair, to approve
the 2022 Annual Action Plan Budgets for CDBG and HOME Programs.
ROLL VOTE: Ayes: Emory, St.Clair, Johnson, Hood, Ramsey, German, and
Gorman
Nays: None
MOTION PASSES
H. City Park Concession Policy Public Works
SUMMARY OF REQEUST: Staff is seeking approval of a formal concession fee
waiver process to be applied to potential concessionaires operating within the
City Park system.
Page 6 of 11
Staff is presenting a draft fee waiver application for concessionaires within the
City Park system. This document and discussion are the first step in developing a
formal concession policy, of which this fee waiver application would be one
part. Currently applications are accepted by DPW and approved at the
Commission level, with no formalized policy.
If approved, the fee waiver structure would apply to any concessionaire within
the traditionally recognized city park system that seeks a waiver due to the
types of services they provide and the groups their efforts benefit. As presented,
this waiver application would not apply to other similar operations lie Western
Market that operate outside of the city park system.
STAFF RECOMMENDATION: Approve the City Park Concession Fee Waiver
Application.
Motion by Commissioner Ramsey, second by Vice Mayor German, to approve
the City Park Concession Fee Waiver Application.
ROLL VOTE: Ayes: St.Clair, Johnson, Hood, Ramsey, German, Gorman, and
Emory
Nays: None
MOTION PASSES
2022-48 PUBLIC HEARINGS:
A. Commercial Facilities Exemption Certificate – Sweetwater Development
Planning
SUMMARY OF REQUEST: Sweetwater Development was issued a Commercial
Facilities Exemption Certificate (PA255) on June 25, 2019 for the development of
The Leonard building at 292 W Western Avenue. This commercial tax abatement
was awarded to the first three floors of the building, while the top three floors
were awarded a Neighborhood Enterprise Zone Certificate for the residential
units. They are requesting to revoke the portion of the commercial tax
abatement on only the third floor so that they may convert that floor to
additional residential units.
STAFF RECOMMENDATION: To revoke the third floor portion of the
Commercial Facilities Exemption Certificate, number 2019-142, at 292 W Western
Avenue.
PUBLIC HEARING COMMENCED: Jared Balka with Warner, Norcross, and
Judd, on behalf of Corey Leonard, provided an update to the Commission as to
the progress of the project.
Motion by Commissioner Ramsey, second by Commissioner Emory, to close the
public hearing and revoke the third floor portion of the Commercial Facilities
Exemption Certificate, number 2019-142, at 292 W. Western Avenue.
Page 7 of 11
ROLL VOTE: Ayes: Johnson, Hood, Ramsey, German, Gorman, Emory, and
St.Clair
Nays: None
MOTION PASSES
B. Commercial Rehabilitation Certificate – Northern Biomedical Research,
Inc. Planning
SUMMARY OF REQUEST: Pursuant to Public Act 210 of 2005, as amended,
Northern Biomedical Research Inc has requested the issuance of a Commercial
Rehabilitation Certificate at 2725 Olthoff Drive.
The Certificate will freeze the taxable value of the building and exempt the new
real property investment from local taxes. The school operating tax and the
State Education Tax (SET) are still levied on the new investment. Land and
personal property cannot be abated under this act. The City Commission
approved the creation of the Commercial Rehabilitation District at its March 22
meeting. The estimated investment cost is $63,000,000. The tax incentive
committee has recommended an abatement duration of ten (10) years.
STAFF RECOMMENDATION: To approve the issuance of a Commercial
Rehabilitation Certificate at 2725 Olthoff Drive for a duration of the (10) years.
PUBLIC HEARING COMMENCED:
Rev. James Johnson, 1541 Fifth Street, opposed – would like to keep this type of
business out of Muskegon.
Jan Jacobs, 16 Watershore Drive, Norton Shores, opposed.
Darlene DeHudy, 4356 Lake Harbor, Norton Shores, opposed.
Hannah Hilborn, 3320 Peck Street, opposed.
Michael Haueisen, 903 Turner Avenue, opposed.
Kwame James, 2076 Miner Ave, appreciates Commission’s careful
consideration.
Shane Woods, CEO of Northern Biomedical Research, answered questions from
the City Commissioners.
Motion by Commissioner Hood, second by Commissioner Emory, to close the
public hearing and approve the issuance of a Commercial Rehabilitation
Certificate at 2425 Olthoff Drive for a duration of ten (10) years.
ROLL VOTE: Ayes: Hood, Ramsey, German, Gorman, Emory, St.Clair, and
Johnson
Nays: None
MOTION PASSES
Page 8 of 11
2022-49 UNFINISHED BUSINESS:
A. Concession Agreement – Muskegon Lighthouse Conservancy
Public Works
SUMMARY OF REQUEST: Staff is asking permission to enter into a 3-year
contractual agreement with Erin Vorgias of the Michigan Lighthouse
Conservancy – Muskegon Lights Branch to operate a gift shop and to support
the tour operations in the chalet at Pere Marquette Park.
Staff is asking permission to enter into a Concession Agreement from May 10,
2022 – May 10, 2025 with Erin Vorgias of the Michigan Lighthouse Conservancy –
Muskegon Lights Branch. Ms. Vorgias has proposed to operate a gift ship and
support facility for their tour operations in the chalet at Pere Marquette Park.
MLC is proposing to pay the standard $1,000 annual fee to the city for the right
to use the facility, but is asking for the standard 5% of gross receipts to be
waived to help support the capital fundraising goas of the 501c3 organization as
they work to secure funds for needed repairs at the lights.
STAFF RECOMMENDATION: Authorize staff to enter into a 3-year Concession
Agreement with Erin Vorgias of the Michigan Lighthouse Conservancy for use of
the chalet at Pere Marquette Park.
Motion by Commissioner St.Clair, second by Commissioner Emory, to authorize
staff to enter into a 3-year Concession Agreement with Erin Vorgias of the
Michigan Lighthouse Conservancy for use of the chalet at Pere Marquette Park.
ROLL VOTE: Ayes: Ramsey, German, Gorman, Emory, St.Clair, Johnson, and
Hood
Nays: None
MOTION PASSES
2022-50 NEW BUSINESS:
A. Housing Board of Appeals Demolitions Public Safety
872 Forest
SUMMARY OF REQUEST: This is to request that the City Commission concur wit
the findings of the Housing Board of appeals that the structure located at 872
Forest is unsafe, substandard, a public nuisance and that it be demolished within
thirty (30) days. It is further requested that administration be directed to obtain
bids for the demolition of the structure and that the Mayor and City Clerk be
authorized and directed to execute a contract for demolition with the lowest
responsible bidder or staff may issue infraction tickets to the owner, agent, or
responsible party if they do not demolish the structure.
FUND OR ACCOUNT: 101-80387-5356
Page 9 of 11
STAFF RECOMMENDATION: To concur with the Housing Board of Appeals
decision to demolish 872 Forest.
Motion by Commissioner Ramsey, second by Commissioner Gorman, to concur
with the Housing Board of Appeals decision to demolish 872 Forest.
ROLL VOTE: Ayes: German, Gorman, Emory, St.Clair, Johnson, Hood, and
Ramsey
Nays: None
MOTION PASSES
B. Amendment to Neighborhood Enterprise Zone Certificate – 292 W. Western
Planning
SUMMARY OF REQUEST: The project was approved for the NEZ Certificate in
December 2019 and included 18 residential units on floors three through six. The
applicant will now be converting the second floor into additional residential
units for a total of 24 units and is requesting to amend the NEZ certificate to
include the units on the second floor.
STAFF RECOMMENDATION: To approve the amendment to the NEZ
certificate at 292 W Western Avenue to include the new second floor units for a
total of 24 units on floors two through six.
Motion by Commissioner Gorman, second by Commissioner Ramsey, to
approve the amendment to the NEZ certificate at 292 W. Western Avenue to
include the new third floor units for a total of 24 units on floors three through six.
ROLL VOTE: Ayes: Gorman, Emory, St.Clair, Johnson, Hood, Ramsey, and
German
Nays: None
MOTION PASSES
2022-51ANY OTHER BUSINESS:
A. Request to fly Japanese Flag Mayor Johnson
Consul General Chido, from the Consulate-General of Japan, Detroit will be
visiting Muskegon with his wife on Friday, June 10, 2022. Mayor Johnson has
proposed to fly the Japanese flag in recognition of their visit.
Motion by Commissioner St.Clair, second by Commissioner Emory, to fly the
Japanese flag on June 10, 2022 at City Hall.
ROLL VOTE: Ayes: Emory, St.Clair, Johnson, Hood, Ramsey, German, and
Gorman
Nays: None
MOTION PASSES
Page 10 of 11
B. Request to fly Progressive Pride Flag in June Commissioner Ramsey
Last year the City Commission passed a resolution to recognize June as Pride
Month each year and part of that is to fly the Pride Flag.
Motion by Commissioner Ramsey, second by Commissioner St.Clair, to fly the
Progressive Pride Flag for the month of June, except June 10, when we will fly the
Japanese Flag.
ROLL VOTE: Ayes: St. Clair, Johnson, Ramsey, Gorman, and Emory
Nays: Hood and German
MOTION PASSES
Also, under any other business, Mayor Johnson shared that the Great Lakes Area
of Concern Conference is taking place this week in the City of Muskegon. As
part of the conference, the EPA is here in Muskegon to celebrate the Greater
Muskegon Area’s completion of all management actions, setting us up for a de-
listing of Muskegon Lake from the Great Lakes Area of Concern. This is a
monumental moment in our history.
PUBLIC COMMENT ON NON-AGENDA ITEMS: Public comments received.
ADJOURNMENT: The City Commission meeting adjourned at 7:41 p.m.
Respectfully Submitted,
Kimberly Young, Deputy City Clerk
Page 11 of 11
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: June 28, 2022 Title: Mercy Health Arena ADA Upgrades –
contract award
Submitted By: Leo Evans & Jake Laime Arena & Department: Public Works
Brief Summary:
Upon previous approval at the February 8th, 2022 Commission Meeting, Spark43 and Coalition
Companies proceeded with designing and bidding the ADA and necessary Life safety upgrades to the
Arena and infrastructure/utility upgrades to Thayer St. The design is now complete and competitive
bids have been solicited for the work.
Detailed Summary:
Bids were solicited for the construction project at the Arena & Thayer. ADA upgrades will be made to
the alley, restrooms will be accessible from the street, the out of code stairs will be replaced with a new
set that includes a storage area. Utilities along Thayer will be replaced, including the water main, water
services and appurtenant parts. The bid tabulation is attached.
The arena portion of this project is proposed for funding through ARPA Dollars as noted in the
February 8th Commission item, alternatively and if awarded RAP (Revitalization And Placemaking)
Grant dollars can be utilized though that grant award is still several months away, if the project is
selected.
Amount Requested: $788,550 Amount Budgeted: $750,000
Fund(s) or Account(s): Fund(s) or Account(s):
590-UNASSIGNED (Thayer) = $113,156 590-UNASSIGNED (Thayer) = $100,000
591-UNASSIGNED (Thayer) = $113,156 591-UNASSIGNED (Thayer) = $100,000
254-UNASSIGNED (ARPA) = $562,239 254-UNASSIGNED (ARPA) = $550,000
Recommended Motion: Authorize staff to proceed with the project utilizing the recommended sub-
contractors for a total amount not to exceed $788,550.
Check if the following Departments need to approve the item first:
Police Dept.
Fire Dept.
IT Dept.
For City Clerk Use Only: Commission Action:
Project Name: Mercy Health Arena General Project Info: Total Unit Price
470 W Western Ave, Muskegon,
Project Address: Use Storage/Deck Site Acreage #DIV/0!
MI 49440
Client: City of Muskegon Structure Precast Building Gross SF #DIV/0!
Architect: Spark 43 Wall Type Precast Building Foot Print #DIV/0!
Estimate Type: Bid MEP Systems TBD Building Heated SF #DIV/0!
Drawing Date: TBD # of Floors 1 Total Unit SF #DIV/0!
LEED: No # of Units #DIV/0!
Taxable: 6.0%
Labor Burden: 60.0% Project Schedule: Project Cost Estimate: $ 788,550
Start Finish
Preconstruction 23.6 Weeks 01/02/22 06/16/22
13.0 Weeks
Construction Phase 06/28/22 09/27/22
3.00 Months
PROJECT ESTIMATE DETAIL
Description Unit Quantity CC Subs & Consultants Reimbursables Comments Category Total
Design Services
55,463
Direct Costs or Estimates Subcontractor
Description Unit Quantity Other Comments Category Total
Labor Material Equipment $$$ Name
Cost of Work
024 BUILDING DEMOLITION 0
Inlcuded Below LS 1 0.00
028 HAZARDOUS MATERIAL 0
None required LS 1
030 CONCRETE 110,327
Civil Concrete - RA HOLMES BID - Civil Package LS 1 33,446.00 RA Holmes
ADA/Restroom Upgrades Concrete - RA HOLMES BID - Storage Package LS 1 32,969.00 RA Holmes
ADA/Restroom Upgrades Colored Concrete Deduct LS 1 -11,088.00 Coalition
ADA/Restroom Upgrades Foam for base LS 1 30,000.00 Coalition Allowance for Foam
ADA/Restroom Upgrades Sand for Base LS - 10,000.00 RA Holmes Alternate - NOT Accepted
Storage Helical Piers LS 1 25,000.00 Coalition Allowance
034 PRECAST CONCRETE 35,000
Storage Precast Plank LS 1 35,000.00 Fabcon
042 MASONRY 87,936
Storage Storage Related Work LS 1 75,282.00 RAM
Direct Costs or Estimates Subcontractor
Description Unit Quantity Other Comments Category Total
Labor Material Equipment $$$ Name
ADA/Restroom Upgrades Restroom Related work LS - 13,344.00 RAM Switched to Gyp
Needed to meet arena Egress. Should
Added Scope Cut Arena Egress Opening LS 1 10,997.00 RAM be a Carlisle cost. Added scope upon
further study.
CIO Hall CIO Hall Vent Infill LS 1 1,657.00 RAM
051 STEEL 24,500
Storage Galvanized hand rails LS 1 17,000.00 Next Gen
Storage Hand Rail install LS 1 7,500.00 Coalition
Storage Steel Structure LS - 67,000.00 Next Gen
060 GENERAL TRADES 0
061 Rough Framing Package LS 1 0.00 Included in other scopes
075 ROOFING 0
Storage EPDM Roofing LS - 22,500.00
Storage Flashing of Garland Curbs LS 1 6,500.00 Ostrander
Storage Deduct for Garland Curbs LS 1 -6,500.00 Ostrander Remove Mechanical
083 OVERHEAD DOORS 4,389
Storage 8x16 Garage Door LS 1 4,389.00 Discount Door
084 GLASS & ALUMINUM 57,330
ADA/Restroom Upgrades Storefront Glass LS 1 51,185.00 Grand Valley Glass
CIO Hall CIO Hall Windows LS 1 6,145.00 Grand Valley Glass
092 FRAMING, DRYWALL, & ACOUSTICAL 15,000
ADA/Restroom Upgrades Framed walls LS 1 15,000.00 Coalition Allowance to provide coverage
096 FLOORING 2,693
ADA/Restroom Upgrades Restroom flooring LS 1 2,693.44 River City Flooring
099 PAINT 15,975
Added Scope Entry Way Expansion LS 1 850.00 Vork
ADA/Restroom Upgrades Mens room Repaint LS 1 1,100.00 Vork
ADA/Restroom Upgrades Womens Room repaint LS 1 1,050.00 Vork
Storage Alley Way Seal and Storage paint LS 1 12,975.00 Vork
221 PLUMBING 15,000
ADA/Restroom Upgrades Base Bid LS 1 0.00 Hurst Included in MEP
Consideration for it there is piping in the
Added Scope Allowance for unforeseen conditions LS 1 15,000.00 Coalition
wall we are demoing.
230 MECHANICAL 63,068
Storage Storage Base Bid LS 1 56,494.00 Hurst
ADA/Restroom Upgrades ADA Restroom Base Bid LS 1 0.00 Hurst
CIO Hall CIO Hall AC work LS 1 26,574.00 Hurst
Storage Restroom Mechanical Deduct LS 1 -20,000.00 Coalition
Direct Costs or Estimates Subcontractor
Description Unit Quantity Other Comments Category Total
Labor Material Equipment $$$ Name
260 ELECTRICAL 16,300
Storage Base Bid - Storage LS 1 8,300.00 CS Erickson
ADA/Restroom Upgrades Base Bid - ADA Restrooms LS 1 10,500.00 CS Erickson
ADA/Restroom Upgrades Allowance - Misc Electrical LS - 5,000.00 CS Erickson
ADA/Restroom Upgrades Alternate - Add Wall packs LS - 1,500.00 CS Erickson
ADA/Restroom Upgrades Deduct - power to 2 evap units and 1 ACCU LS 1 -2,500.00 Coalition
310 EARTHWORK & UTILITIES 120,725
Civil Thayer Work LS 1 100,725.00 Shoreline Dirtwork
Due to the nature of materials, and the
complexity of the site package, it is
Civil Scope Specific Contingnecy LS 1 20,000.00 Coaliton adivsed that a scope specific
contingnecy is held for this scope of
work.
321 ASPHALT PAVING 12,500
Civil Repave Thayer LS 1 12,500.00 API
323 FENCING 0
Civil Thayer Utility Fencing LS - 0.00 Coaliton Presently not included
Cost of Work Subtotals 580,743
Allowances & Contingencies
Allowance(s) LS - 0
Design Contingency % 0.00% $ 580,743 0
Construction Contingency % 2.50% $ 580,743 14,519
Scope Specific Contingencies: 0
Allowance & Contingencies Subtotals 14,519
Value Enhancement
Accepted VE 0
Pending VE 0
Suggested VE 0
Value Enhancement Subtotals 0
Construction Support
General Conditions LS 1 $ 31,750 See GCs Detail Sheet 31,750
Building Permit LS 1 $ 8,135 8,135
BUILDING PERMIT (1 = YES, 0 = NO) 1 $ 728,828 Project Total Value
JURISDICTION Safe Built
COST FOR FIRST $1,000.00 40.00 40
COST FOR EACH ADDITIONAL $1,000.00 6.50 4731
PLAN REVIEW FEE (IF PROJECT > 1,000,000) 10% 0
Direct Costs or Estimates Subcontractor
Description Unit Quantity Other Comments Category Total
Labor Material Equipment $$$ Name
Bonding 0
Surety Bond LS - $ -
Insurances 5,953
Liability Insurance % 1.00% $ 595,262
Design Build Insurance LS - $ -
Builder's Risk Insurance LS 1 $ -
Inspections & Testing 3,000
Materials Testing LS 1 $ 1,500 Allowance
Trade 3rd Party Testing LS 1 $ 1,500 Allowance
Survey & Layout 7,500
Site & Utility Staking LS 1 $ 2,500 Allowance
Site & Utility Staking LS 1 $ 2,500 Allowance
Building Construction Staking LS 1 $ 2,500 Allowance
Construction Support Subtotal 56,338
Description Unit Quantity CC Subs & Consultants Reimbursables Comments Category Total
Construction Management Services
Coalition Companies LS 1 $ 29,900 $ - $ - See CM Services Detail Sheet 29,900
Construction Management Fee % 7.00% $ 736,963 51,587
Construction Management Subtotal 81,487
$ 788,550
Building Element / Scope Cost Summary:
Identifier Description Estimated Cost of Work Percentage of Cost of Work Applied Soft Costs - Based on % Total Building Element Cost
Civil Descritpion of what "A" represents $ 166,671 28.7% $ 59,640 $ 226,311
Storage Descritpion of what "A" represents $ 221,940 38.2% $ 79,416 $ 301,356
ADA/Restroom Upgrades Description of what "A" represents $ 130,909 22.5% $ 46,843 $ 177,753
CIO Hall Sitework, including utilities, paving, & concrete $ 34,376 5.9% $ 12,301 $ 46,677
Added Scope Unit Split (If Necessary - Typical to allocate "general") $ 26,847 4.6% $ 9,607 $ 36,454
TOTAL: $ 580,743 100.0% $ 207,807 $ 788,550
Direct Costs or Estimates Subcontractor
Description Unit Quantity Other Comments Category Total
Labor Material Equipment $$$ Name
COW Match--> TRUE
END OF ESTIMATE
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: June 28, 2022 Title: Catamaran Storage
Submitted By: Leo Evans Department: Public Works
Brief Summary:
Staff is requesting Commission approval to designate a portion of HarbourTowne Beach for
Catamaran use during the sailing season (April – October) and to establish a user fee.
Detailed Summary:
The city previously offered catamaran storage at both Pere Marquette and HarbourTowne; during the
previous high water cycles this service was canceled as there was a lack of beach to offer. As the
water has receded the opportunity has returned and there are a group of users passionate to see
catamarans make their return to the areas.
Staff would not recommend returning the service at Pere Marquette, however utilizing a small portion
of HarbourTowne Beach was reviewed by staff and found to be an option that could be considered.
Staff is recommending that an approximately 70 FT x 50 FT section of the southerly end of
HarbourTowne Beach could be used for this purpose as shown in the attachment. It’s estimated this
could accommodate somewhere in the range of 10 Catamaran’s.
Staff is also proposing an annual fee of $400 per boat for the use of this area. Staff will provide no
services other than the installation of signs to delineate the designated area. With the proceeds
contributed towards the General Fund for use in maintaining the areas.
Spaces would be offered on a first come first serve basis up to a maximum of 10 catamaran’s or when
the space is full, whichever comes first.
Amount Requested: N/A Amount Budgeted: N/A
Fund(s) or Account(s): N/A Fund(s) or Account(s): N/A
Recommended Motion: Approve the establishment of a catamaran zone at HarbourTowne Beach and
establish the user fee at $400/Season.
Check if the following Departments need to approve the item first:
Police Dept.
Fire Dept.
IT Dept.
For City Clerk Use Only:
Commission Action:
City
3388
of Muskegon Utility Map Date: 6/14/2022
3380
3361
Fu
lt on
Dr
3400
3383
3339
3371
3387
3393
3411
Proposed Catamaran
Storage Area
Fu
Approx 70 FT x 50 FT
lto
nA
ve
3315
0
3429
Maintain minimum 10 FT of
¤
walking space behind
Catamaran Storage
Engineering Department © Legend
0 160 320 640 Feet Parcels w Address
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 24, 2022 Title: Concession Agmt – Frostbite Shaved Ice
Submitted By: Dan VanderHeide Department: Public Works
Brief Summary:
Staff is asking permission to enter into a contractual agreement with Justin Hawkins of “Frostbite
Shaved Ice” at various locations including Sheldon, Campbell and Pere Marquette Parks.
Detailed Summary:
Staff is asking permission to enter into a Concession Agreement for 2022 with Justin Hawkins of
“Frostbite Shaved Ice” at various parks including Sheldon, Campbell and Pere Marquette Parks.
Staff have proposed fees to the City of $1,000.00 plus 5% of Gross Receipts; the specific proposal
is attached. Mr. Hawkins proposes to locate the concession daily depending on weather and traffic
in an attempt to maximize sales. Staff will work with Mr. Hawkins to ensure specific locations are
safe and accessible.
Amount Requested: N/A Amount Budgeted: N/A
Fund(s) or Account(s): N/A Fund(s) or Account(s): N/A
Recommended Motion:
Authorize staff to enter into a Concession Agreement with Justin Hawkins of “Frostbite Shaved Ice” at
various locations including Sheldon, Campbell and Pere Marquette Parks, for 2022.
Check if the following Departments need to approve the item first:
Police Dept.
Fire Dept.
IT Dept.
For City Clerk Use Only:
Commission Action:
Proposal
Greetings to the Board
My name is Justin Hawkins, owner of Frostbite Shaved Ice, LLC;
A Special Transitory Food Unit. We originated right here in
Muskegon county. We are an concession trailer that serves
shaved ice, directly from the block topped with fresh fruits and
flavors. We recently received honors for the Best Taste as well
as Best New Bite Award from Taste Of Muskegon. I would like
to ask permission from the board, to offer my services to
visitors at Sheldon, Campbell and Pere Marquette parks in
Muskegon county. I’ve lived in the Sheldon park area for over
20 years and have a good relationship with East Muskegon
Little League Baseball community. I would love to give back and
share this experience with our neighbors and close family.
Thank you for your time and consideration
Justin Hawkins,
Frostbite Shaved Ice, LLC
Frostbite Menu
Assorted flavors
• Watermelon Strawberry
• Lemon Tigers Blood
• Pineapple Blue raspberry
• Grape Egg Custard
• Orange Vanilla
• Pina colada Cherry
• Lime Tamarind
And many more!!
Topping: $1
• Snow cap
• Gummy candies
• Chocolate candies
Sizes
Reg: $5 8oz cup
Lrg: $8 12oz Flower cup
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: June 28, 2022 Title: Watermark Development Agreement
Rescission
Submitted By: LeighAnn Mikesell Department: City Manager
Brief Summary: City Commission previously approved a development agreement for the Watermark
Center. Staff is seeking approval to rescind the development agreement.
Detailed Summary: The agreement and consent assessment approved in January 2021 were never signed
by the developer/owner. The property is now under different ownership and is listed for sale.
Amount Requested: N/A Amount Budgeted: $0
Fund(s) or Account(s): N/A Fund(s) or Account(s): N/A
Recommended Motion: To approve the rescission of the Watermark Development agreement.
Check if the following Departments need to approve the item first:
Police Dept. Fire Dept. IT Dept.
For City Clerk Use Only:
Commission Action:
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: June 28, 2022 Title: Swan Alpha Development Agreement
Rescission
Submitted By: LeighAnn Mikesell Department: City Manager
Brief Summary: City Commission previously approved an agreement with Swan Alpha Development to
develop 26 new housing units at the former farmer’s market site. Staff is seeking approval to rescind the
development agreement which has been canceled by the developer.
Detailed Summary: Following the City Commission’s approval of the updated Swan Alpha Development
Agreement in December 2020, the developer continued with preconstruction due diligence. The result of
that due diligence was the understanding that the development would likely be too expensive to construct
because of environmental issues that would require significant expense to remedy. Accordingly, the
developer has canceled the agreement. The development agreement contemplated the City of Muskegon
making certain investments in the necessary infrastructure, and $250,000 from the Economic Development
Fund was set aside. That will no longer be necessary.
Amount Requested: $0 Amount Budgeted: $0
Fund(s) or Account(s): N/A Fund(s) or Account(s): N/A
Recommended Motion: To approve the rescission of the Swan Alpha Development agreement.
Check if the following Departments need to approve the item first:
Police Dept. Fire Dept. IT Dept.
For City Clerk Use Only:
Commission Action:
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: June 28, 2022 Title: Interim City Manager Stipend
Submitted By: LeighAnn Mikesell Department: City Manager
Brief Summary: Revise stipend paid for the additional duties being performed in the Interim City
Manager role.
Detailed Summary: The $300 weekly salary stipend is set to expire June 30, 2022. Due to the
level of effort and time commitment required to serve in multiple capacities for an extended period
of time, it is being proposed to raise the stipend to $450 per week for another 3 month time period,
ending September 30, 2022. If the selection for the City Manager is not made within this
timeframe, the salary and benefits will be renegotiated.
Amount Requested: $5,850 Amount Budgeted: Included in salary line
Fund(s) or Account(s): 101-10172-5100 Fund(s) or Account(s): 101-10172-5100
Recommended Motion: To approve the weekly stipend as presented.
Check if the following Departments need to approve the item first:
Police Dept.
Fire Dept.
IT Dept.
For City Clerk Use Only:
Commission Action:
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: June 28, 2022 Title: Sale – 1920 S Getty, 2155 Continental,
and 2209 Valley
Submitted By: Hope Griffith Department: Planning Department
Brief Summary: City staff is seeking authorization to sell five of the City owned vacant lots to
Garrett Investment Properties LLC.
Detailed Summary: Garrett Investment Properties LLC will be constructing a total of 7 single-family
homes on the lots owned by the City of Muskegon. The properties are zoned R-2 (Single Family
Residential). There will be five single-family homes constructed on the property at 1920 S Getty
with one single-family home constructed on each of the parcels at 2155 Continental and 2209
Valley. They will be sold for 75% of the True Cash Value (TCV) per policy. The total selling price
will be $11,550. All of the properties are located in the Brownfield Development area. The homes
will be constructed within twenty-four (24) months.
Amount Requested: None. Amount Budgeted: $0
Fund(s) or Account(s): Public Improvement Fund(s) or Account(s): N/A
Recommended Motion: Authorize the Code Coordinator to work with the developer and complete
the sale of the three City owned buildable lots as described and to have the Mayor and Clerk sign
the purchase agreement and deed.
Check if the following Departments need to approve the item first:
Police Dept.
Fire Dept.
IT Dept.
For City Clerk Use Only:
Commission Action:
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: June 28, 2022 Title: First Responder Training and
Recruitment Grant Acceptance
Submitted By: Interim Director Andrew Rush Department: Public Safety
Brief Summary: In February, Public Safety applied for grant funds from the First Responder
Training and Recruitment grant program. We were one of 60 communities awarded funds out of
over 400 applicants. We ask the City Commission to accept $87,065.00 in awarded funds and
approve the expenditures as outlined in the grant.
Detailed Summary: Public Safety was awarded $87,065 from the State of Michigan First
Responder Training and Recruitment grant program. The grant proceeds can only be used for the
purposes for which they are awarded. Our grant application outlined the funds being used as
follows:
• Expand recruitment by sponsoring two law enforcement officer recruits to attend the police
academy;
• Improve training and provide additional professional development of all our law enforcement
officers by purchasing de-escalation and use of force simulator training equipment (MILO
system) and;
• Improve training and provide additional professional development of our firefighters by
contracting with a firm to provide ice rescue training.
Total
Category Item Description Cost
$20 per hour, 40 hours per
Two MPD Law
Salary and Wages week, for 15-week police $24,000
Enforcement Recruits
academy.
Tuition ($7,120), student fee
Contractual GVSU Police Academy ($1,700), academy uniform $18,280
($320) for two recruits
Ice Rescue Training Student fee
Contractual Dive Rescue International ($425) for 20 firefighters. $8,500
MILO virtual reality simulator
equipment to include mobile
training system equipment
MILO Judgement and De- ($20,995) and add on training
Equipment $36,285
Escalation Simulator options equivalent to the
equipment used by MPD
($17,990).
Total Grant Request/Award $87,065
Amount Requested: $87,065 Amount Budgeted: $0 (100% reimbursed
through grant)
Fund(s) or Account(s): Fund(s) or Account(s):
Recommended Motion: To accept the First Responder Training and Recruitment Grant and
approve the expenditures as outlined in the grant application.
Check if the following Departments need to approve the item first:
Police Dept.
Fire Dept.
IT Dept.
For City Clerk Use Only:
Commission Action
4425 (Rev. 1-19)
STATE OF MICHIGAN
GRETCHEN WHITMER DEPARTMENT OF TREASURY RACHAEL EUBANKS
GOVERNOR LANSING STATE TREASURER
May 19, 2022
Chief Executive Officer VIA EMAIL
City of Muskegon
[email protected]
Congratulations on being a successful applicant for a grant from the State of Michigan’s First
Responder Training and Recruitment Grant program!
With more than 400 municipal governments submitting nearly $30,000,000 in requests and
funding limited to $5,000,000, competition among the many worthwhile proposals was
extraordinary. We are pleased to announce City of Muskegon has been chosen to receive a grant
award in the amount of $87,065.00.
To accept this grant, an acceptance must be submitted through the State of Michigan E-Signature
process, which you will receive further instructions about accessing in a separate e-mail within
two business days. The acceptance must be signed by the award recipient’s chief executive
officer and acknowledge the following:
• The amount of the award listed in this letter.
• The grant will be distributed on a reimbursement basis only after adequate documentation
has been provided to the Michigan Department of Treasury in accordance with
procedures that can be found on the First Responder Training and Recruitment Grants
web page.
• The grant proceeds will be used only in accordance with the purposes for which they are
awarded.
The Michigan Department of Treasury looks forward to receiving your acceptance letter and
working with you toward the successful implementation of your First Responder Training and
Recruitment Grant program activities.
If you have questions regarding the award or need additional information or clarification, please
contact Dave Finks at [email protected] or Jim Mills at [email protected].
P.O. BOX 30728 • LANSING, MICHIGAN 48909-8228
www.michigan.gov/treasury • (517) 335-7463
MILO Range Advanced Training System
Mobile Judgment and De-Escalation Simulator
Proposal prepared for:
Muskegon Police Department
Attn: Cpt. Tim Bahorski
980 Jefferson Street
Muskegon, MI 49440
1229 Oak Valley Dr, Ann Arbor, MI 48108 FAX 734 761 5368
www.milorange.com Toll Free 800 344 1707
February 10, 2022
MILO Range Advanced Interactive Training Simulator
GSA Contract Number: GS-00F-332CA
FAAC Incorporated
SIN: 874-9
Thank you for your interest in the interactive MILO Range Firearms Training Simulators from FAAC Incorporated. This
proposal will provide you with requested system information, specifications, pricing and details for the system and
equipment for your training requirement.
The MILO Range use of force and firearms training simulators have been selected by the most demanding law
enforcement, military and public safety agencies, and are in daily use around the world in over 40 countries. The
MILO Range training system is a comprehensive solution that is designed to allow trainers the ability to give
presentations and classes, conduct interactive testing and assessment, and provide immersive hands-on scenario-
based exercises with detailed debriefing and after-action review. Each MILO system is designed to increase trainee
knowledge, skills and confidence in a safe, challenging environment that is highly interactive and engaging.
Through our 20-year history of providing innovative interactive simulation training solutions, we have become widely
regarded as a low-risk, highly reliable contracting and business partner. We have the industry’s most dedicated and
experienced sales and support team on staff, and all MILO customers receive the best technical service in the business,
including free software updates, newly filmed and released scenarios with new exercises and environments to keep
interest high and skills sharp.
On behalf of the entire MILO Range Team, I sincerely appreciate the consideration of our proposal for this requirement and to
have the opportunity to be of service to your agency.
Respectfully Submitted by:
Jesse Wimmer
US Regional Sales Manager- Law Enforcement
MILO Virtual
A Division of FAAC Incorporated
1195 Oak Valley Drive
Ann Arbor, Michigan 48108
O- 800.344.1707
M- 303.378.5283
[email protected]
1229 Oak Valley Dr, Ann Arbor, MI 48108 FAX 734 761 5368
www.milorange.com Toll Free 800 344 1707
MILO RANGE ADVANCED TRAINING SIMULATOR
Item Description Qty. GSA Unit Price GSA Extended Price
1 MILO Range Advanced Mobile Training System 1 $20,995.00 $20,995.00
GSA Item #MILO-RNG-A GSA Item
System includes:
- MILO Laptop – Based on MS Windows OS (64-bit)
- HD Projector
- HD 7’x12’ fast-fold Projection Screen
- 8-device Hit Detection Box with Flashlight option
- All Power and Video Cables, Power Strip
- Speakers/Digital Audio Sound System
- Transport Cases for System and Peripheral Items
- 850+ Multi-Branching Interactive Scenarios are pre-loaded as well
as 55+ skill-builder exercises
Dry-Fire Laser Training Weapons Inc.
System includes two (2) Replica SIRT G17 Training Weapons
OC Spray Training Device Inc.
Laser modified OC spray training devices for less-lethal applications.
Thumb or trigger activation.
Includes two (2) laser OC canisters
Low Light Training Program Inc.
Allows the trainee to use real flashlight in-conjunction with his/her
weapon for low light training. This system is non-lane based which allows
for multiple users.
Includes two (2) MILO-supplied flashlights
MILO Trainee Action Capture (TAC) with Picture in Picture Video/Audio Inc.
Debrief
Audio and color video capture of trainee’s actions in a scenario for
immediate or later debriefing and review.
Graph-X Targets Inc.
Allows the user to utilize any of the Graph-X modules for Marksmanship,
Shoot-house, Basic Targets and Range Practice includes 55+ interactive
CGI skill-builder exercises
Statistics and Management Inc.
Allows user to manipulate the database information as to create individual
and/or group statistics using relevant filtering criteria
Baton/Punch/Strike Branching and Scoring Inc.
Allows the trainer to manually branch the scenario while the trainee uses
his actual baton or makes a strike
Delivery, Insurance and Standard 2-year Full-Coverage Warranty Inc.
FREE Access to MILO Digital Scenario Inc.
New HD Scenarios available- approx. 12-15 available per quarter.
(A) MILO RANGE ADVANCED TRAINING SYSTEM TOTAL: $20,995.00
1229 Oak Valley Dr, Ann Arbor, MI 48108 FAX 734 761 5368
www.milorange.com Toll Free 800 344 1707
Optional Training Items Requested by Muskegon Police Department
Item Description Qty. Unit Price Extended Price
2 X26P Taser Weapon with Cartridges 2 $2,245.00 $4,490.00
Includes: Taser weapon modified for use on the MILO Range and two (2)
dual-laser cartridges.
3 MILO Range WRK Recoil Kit- AR/M4 2 $2,100.00 $4,200.00
GSA Item #MILO-RECOIL-RIFLE GSA Item
Drop-In tether-less recoil kit with two (2) disposable CO2 magazines. No
permanent modification to weapon required. *Kit does not include weapon
4 MILO Range Refillable Magazines for WRK Recoil AR 2 $355.00 $710.00
5 MILO Range WRK Recoil Kit- Pistol (Glock 17 Gen?) 2 $2,100.00 $4,200.00
GSA Item #MILO-RECOIL-PISTOL GSA Item
Drop-In tether-less recoil kit with two (2) disposable CO2 magazines. No
permanent modification to weapon required. *Kit does not include weapon
6 MILO Range Refillable Magazines for WRK Recoil Pistol 2 $355.00 $710.00
7 MILO Range WRK Tabletop Refill Nozzle and Co2 Tank 1 $625.00 $625.00
GSA Item #MILO-RECOIL-NOZZLE GSA Item
8 WRK Armorer’s Kit for WRK Recoil Kits (AR/Pistol) 1 $355.00 $355.00
9 System and Peripheral Training – US Sales Only 1 $2,700.00 $2,700.00
GSA Item #MILO-TRNG-MOD-1 GSA Item
4-6 Students at Client Site for one (1) day of operational training
(B) REQUESTED OPTIONAL TRAINING ITEMS TOTAL: $17,990.00
MILO Range Advanced System Sub-Total (A): $20,995.00
MILO Range Advanced Requested Options Sub-Total (B): $17,990.00
MILO Range Credit for In-State Training (C): ($2,700.00)
MILO Range Advanced System Total for Muskegon Police Department (A+B)-(C): $36,285.00*
*Purchases under the GSA Disaster Recovery Program are at the determination of the agency. GSA requires that a Purchase
Order or contract issued under this Program include an identification statement (see below):
“This order is placed under GSA Schedule number GS-00F-332CA under the authority of the GSA Disaster Purchasing
program. The products and services purchased will be used in preparation or response to disasters or recovery from
major disaster declared by the President, or recovery from terrorism or nuclear, biological, chemical, or radiological
attack.”
Suggested Extended Warranty Option for Muskegon Police Department
GSA Extended
Item Description Qty. GSA Unit Price
Price
1A Extended Bronze Warranty Coverage for Additional Years 1 Yr. $1,814.25 $1,814.25
GSA Item #MILO-WTY-BRONZE Per Year Per Year
- Based on 5% of initial system cost plus peripherals ($36,285.00) GSA Item
- Bronze Warranty coverage is for 12 months
- Warranty covers all items (excludes batteries and bulbs)
- Bronze Warranty can be purchased in 1-Year Increments
1229 Oak Valley Dr, Ann Arbor, MI 48108 FAX 734 761 5368
www.milorange.com Toll Free 800 344 1707
FAAC Standard Terms and Conditions of Sale
Quote Validity: 90 Days (All prices quoted in US Dollars)
Grant: 100% upon final acceptance or 30 days post-delivery, whichever comes first.
Government/GSA Funded: Upon completion or Performance based payments if applicable
Payment Terms: NET 30 from date of invoice
Termination for Convenience: If Buyer’s order is canceled for any reason other than for Seller’s default, Buyer is liable for all costs
incurred at the time of cancellation to include order termination processing costs and restocking fees for any reusable components
credited to Buyer’s account
US Delivery Lead Time: Standard Production System: 90 DAYS ARO
US Delivery Location: FOB Destination, unless otherwise stated. Partial Shipment and Partial Invoice may occur.
Taxes (Domestic):
a) Prices quoted do not include local, state or federal taxes unless indicated otherwise
b) If this sale is subject to Use Tax, Buyer is liable for the tax and should make payment directly to its taxing authority. However, FAAC
will collect Sales Tax for the following states: CA, FL, HI, IA, KY, MA, MI, NY, TN, UT, WA and WV.
c) If applicable, please include a copy of your tax exemption certificate or direct pay permit with your purchase order.
d) FOB Factory will be subject to 6% MI Sales Tax.
Warranty: 24 Months from date of Training (if Training is required) or Date of Equipment Delivery, unless otherwise stated in the
purchasing contract or order.
GSA Pricing: If eligible, this proposal may contain both GSA and Open Market items. GSA items are identified with a GSA part number and
are designated “GSA Item” in the Unit Price column. All other items are to be considered Open Market. Open Market items are allowed
under circumstances set forth in FAR 8.402(f).
Cage Code: 3J401
Tax ID: 38-2690218
DUNS: 175204163
GSA Schedule: PSS/00CORP; Contract # GS-00F-332CA
Please address all orders to:
FAAC Incorporated
C/o Contracts Department
1229 Oak Valley Drive
Ann Arbor, MI 48108
(877) 322-2387 / Fax: (734) 761-5368
Email: [email protected]
Please address all sales inquiries to:
Sales Representative: Jesse Wimmer- Regional Sales Manager
Sales Representative Phone: (303) 378-5283 or [email protected]
1229 Oak Valley Dr, Ann Arbor, MI 48108 FAX 734 761 5368
www.milorange.com Toll Free 800 344 1707
GVSU Police Academy
Employed/Sponsored Recruit
Information Sheet
2022 Estimated EXPENSES:
SPRING/SUMMER SUMMER FALL
15-week BASIC Police 8-week MP Vets Police 15-week BASIC Police
Academy Academy Academy
Tuition $7,120 (15 credit hours)* $3,588 (6 credit hours)* $7,120 (15 credit hours)*
Student Fee (Training
$1,700 $800 $1,700
Supplies)
Uniform $320 approx. $240 approx. $320 approx.
$105 - $240 (approx. depends
Parking n/a n/a
on type)
Cost varies based on size of Cost varies based on size of Cost varies based on size of
On-Campus Housing (Note: unit/number of roommates:** unit/number of roommates: ** unit/number of roommates: **
living on campus is not Housing Rates - Housing - Students - Housing Rates - Housing - Students - Housing Rates - Housing - Students -
required) Grand Valley State University Grand Valley State University Grand Valley State University
(gvsu.edu) (gvsu.edu) (gvsu.edu)
*Based on University catalog in effect at the time of enrollment.
**Advise Housing Department you are a Police Academy Student.
Admittance / Entrance PROCESS:
1. Agency contacts Academy Director with estimated number of attendees as soon as possible to request a seat hold (Note: preference
over pre-service candidates only provided for agencies with in the GVSU geographical service area).
2. Agency contacts MCOLES Field Representative [Gretchen Galloway, 517-648-3767, [email protected]] to determine eligibility and
which MCOLES paperwork/standards screening needs to be completed. Agency is responsible for all screening, testing,
documentation, and MITN entry.
Page 1 of 2
3. Agency provides Academy Director with final Attendee(s) Name, DOB, MI Ops #, e-mail, mailing address, cell phone number, and brief
biography no later than:
• March 1, 2022 for SPRING/SUMMER Basic Academy
• April 1, 2022 for SUMMER MP Veterans Academy
• July 1, 2021 for FALL Basic Academy
4. Academy Director will send agency sponsored recruits (and agency representative) instructions on applying as a student to the
university:
• First week of March for SPRING/SUMMER Basic Academy
• First week of April for SUMMER MP Veterans Academy
• First week of July for FALL Basic Academy
5. Agency sponsored recruits and an agency representative will attend the Academy Orientation Meeting on
• March 25, 2022 for the 15-week Spring/Summer Basic Academy
• May 13, 2021 for the MP Vets 8-week Summer Academy
• July 29, 2022 for the 15-week Fall Basic Academy
NOTE: The Agency will be billed for the Student Fee.
NOTE: Course Registration information will be provided at the orientation meeting. Tuition bill will be sent to registering student
or the agency (upon request).
6. The academy sessions:
• SPRING/SUMMER 15-week Basic Police Academy session runs May 2 - August 11, 2022
• SUMMER 8-week MP Vets Police Academy (dependent upon min. enrollment numbers) runs June 13 – August 5, 2021
• FALL 15-week Fall Basic Academy session runs August 29 – December 9, 2021
Page 2 of 2
ICE RESCUE TRAINER
Program Information Guide
OBJECTIVE
The Ice Rescue Trainer Program is uniquely designed for public safety Topics
personnel. This course presents ice rescue training in a practical and
efficient system, giving trainers the tools to build a competent and safe • Teaching the Adult Learner
team. Successful Ice Rescue Trainer graduates will return to their • Preparation and Effective
departments with a complete training system. With the purchase of Presentation of the Ice
student kits from Dive Rescue International, trainers will be able to Rescue Program
conduct in-house ice rescue training for departmental personnel. This • Testing and Evaluation of
Students
is a surface rescue program and does not involve diving.
• Identifying and Evaluating
Ice Strength and Formation
CERTIFICATION • How Cold Affects a Victim
Ice Rescue Trainer • Equipment and Manpower
Considerations
RECOMMENDED FOR • Scene Evaluation
All First Responders • Assessment of Risk/Benefit
Factors
DURATION
3 Days/24 Hours Schedule
DAY 1
CLASS SIZE 8:00-8:30 Registration
The optimal number of students is 20 (17 paid/3 free to hosting agency).
8:30-12:00 Classroom
Class size is negotiable. Contact Dive Rescue International for more
information. 12:00-1:00 Lunch
1:00-4:00 Classroom
TUITION
$425.00 (US Funds) per student for classes in the US, $435.00 (US DAY 2
Funds) for classes held in Alaska & Canada. 8:00-12:00 Field Exercises
12:00-1:00 Lunch
PREREQUISITES 1:00-6:00 Field exercises
All students must be a member of a public safety agency and at least
21 years of age, current First Aid and CPR training and departmental DAY 3
sponsorship letter.
8:00-12:00 Trainer Lectures
This program is designed for personnel who are physically fit. 12:00-1:00 Lunch
Participants are encouraged to participate after successfully completing 1:00-5:00 Trainer Lectures
the IADRS Watermanship Test or testing to a fitness level of 13 MET Review, final
(Metabolic Equivalents) or greater. Participants with aerobic fitness exam, and
questions or concerns should consult their physician prior to in-water closing
training.
Dive Rescue International (800) 248-3483 DiveRescueIntl.com
APPLICATION TO THE PROGRAM
Student must apply for the Ice Rescue Trainer program. Application does not guarantee admission to the
program. Dive Rescue International staff must verify that each student meets the eligibility requirements.
The student may obtain an application from the host or Dive Rescue International. Students will be officially
notified of their acceptance once their application is reviewed. Completed applications must be received at
Dive Rescue International three weeks before start of class.
MANDATORY HOST EQUIPMENT (Please Initial Each Item)
2 chain saws/fuel (blade adequate to cut thickness of ice)
2 pike poles
4 snow shovels
1 warming station (minimum requirement: wind break; recommend heating unit)
1 oxygen and First Aid kit
CLASSROOM EQUIPMENT (Please Initial Each Item)
The classroom should be large enough for the class being hosted. The room should be well lit and
have adequate air-conditioning/heat. The classroom should have the ability to be darkened with blinds,
curtains, or other material to allow viewing of projected images.
A table with chairs for each 2-3 students is the preferred option. This allows for adequate room to
spread out class material. A table should be set up at the front of the classroom for instructor materials.
Desks are an acceptable option for students if tables are not available.
A dry erase board with markers, cleaner, and eraser located at the front of the classroom is ideal.
A chalkboard with chalk and eraser is an acceptable option.
A powerpoint projector should be attached to a computer that is capable of projecting from a USB
drive or a CD/DVD.
A large projection screen for should be placed in the front of the classroom. A white classroom
wall can be an excellent substitute for a projection screen. If using a classroom wall choose an area
approximately 5-6’ wide and 4-5’ in height.
ICE SITE SELECTION
The ice site should have accessible parking and an access area large enough to accommodate the class.
The host needs to provide several chain saws for cutting holes in the ice, should the ice be extensive
enough to do so. Host will receive a setup map for preparing the ice site. Warming station at ice site on
second day of class is mandatory.
ADDITIONAL CONSIDERATIONS
Essential Considerations
• Instructor transportation to and from the airport and during his/her stay
• Facilities to clean, dry, and store equipment
Recommended Considerations
• Refreshments - i.e. coffee, juice, donuts or muffins during class and practical sessions
• Lunch at ice site
Dive Rescue International (800) 248-3483 DiveRescueIntl.com
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: Title: Purchase of 1192/1194 Pine Street
June 28, 2022
Submitted By: Sharonda Carson Department: Community and Neighborhood
Services (CNS)
Brief Summary: To purchase the 2 Building- 3 unit Property for the purpose creating Affordable Housing opportunities for
families in need of placement through our local Continuum of Care agencies and maintained by CNS through its City
Rental Rehabilitation Program.
Detailed Summary:
This market-rate development was completed through the Public Improvement fund. CNS wants to
capitalize on the creation of affordable housing units for a vulnerable population of homeless
families through the selection process of the Continuum of Care (CoC) network.
CNS will manage and monitor occupancy of this property through the Rental Rehabilitation
Program for income eligible households at or below 60% AMI and at-risk of homelessness.
(Appraisal attached)
Amount Requested: $ 316,000.00 Amount Budgeted: $ 400,000.00
Fund(s) or Account(s): HOME 2020/2021 Fund(s) or Account(s): HOME 2020/2021
Recommended Motion: Approve the purchase of 1192/1194 Pine Street from the City of
Muskegon to create Affordable housing for the Continuum of Care (CoC) population
through the City’s Rental Rehabilitation Program.
Check if the following Departments need to approve the item first:
Police Dept.
Fire Dept.
IT Dept.
For City Clerk Use Only:
Commission Action:
Peggie Collis Christiansen - DBA: Great Lakes Residential Appraisers
File No. 11922022
04/20/2022
Hope Griffith
City of Muskegon
933 Terrace St, Room 202
Muskegon, MI, 49440
File Number: 11922022
Hope
In accordance with your request, I have appraised the real property at:
1192 Pine St
Muskegon, MI 49442-3477
The purpose of this appraisal is to develop an opinion of the defined value of the subject property, as improved.
The property rights appraised are the fee simple interest in the site and improvements.
In my opinion, the defined value of the property as of April 13, 2022 is:
$135,000
One Hundred Thirty-Five Thousand Dollars
The attached report contains the description, analysis and supportive data for the conclusions,
final opinion of value, descriptive photographs, assignment conditions and appropriate certifications.
Peggie Nori Collis Christiansen
Licensed Residential Appraiser
920 W Hackley Ave, Muskegon, MI 49441
[email protected]
231-286-6980
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
Peggie Collis Christiansen - DBA: Great Lakes Residential Appraisers
File No. 11922022
APPRAISAL OF
LOCATED AT:
1192 Pine St
Muskegon, MI 49442-3477
CLIENT:
City of Muskegon
933 Terrace St, Room 202
Muskegon, MI, 49440
AS OF:
April 13, 2022
BY:
Peggie Nori Collis Christiansen
Licensed Residential Appraiser
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
Peggie Nori Collis Christiansen
Residential Appraisal Report File No. 11922022
The purpose of this appraisal report is to provide the client with a credible opinion of the defined value of the subject property, given the intended use of the appraisal.
Client Name/Intended User City of Muskegon E-mail [email protected]
PURPOSE
Client Address 933 Terrace St, Room 202 City Muskegon State MI Zip 49440
Additional Intended User(s) Unknown
Intended Use Market Value
Property Address 1192 Pine St City Muskegon State MI Zip 49442-3477
Owner of Public Record City of Muskegon County Muskegon
SUBJECT
Legal Description CITY OF MUSKEGON REVISED PLAT OF 1903 N 1/2 LOT 2 BLK 245
Assessor's Parcel # 61-24-205-245-0002-00 Tax Year 2019 R.E. Taxes $ 575
Neighborhood Name City of Muskegon Map Reference 26-121 Census Tract 0005.00
Property Rights Appraised X Fee Simple Leasehold Other (describe) Market Value
My research X did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal.
Prior Sale/Transfer: Date 05/10/2019 Price $4,500 Source(s) Online Deed Rec
Analysis of prior sale or transfer history of the subject property (and comparable sales, if applicable) Online Deed Records is reporting a covenant deed sale for the
subject property (noted above). The appraiser's research did not reveal any prior sales/transfer for the comparable sales in the prior 12
SALES HISTORY
months from the date of sale for the comparables. Data source for subject & comparable prior sales/transfer information is the
Muskegon County Register of Deeds online site and there may be delays in recording.
Offerings, options and contracts as of the effective date of the appraisal Unknown
Neighborhood Characteristics One-Unit Housing Trends One-Unit Housing Present Land Use %
Location X Urban Suburban Rural Property Values Increasing X Stable 85% Declining PRICE AGE One-Unit %
Built-Up X Over 75% 25-75% Under 25% Demand/Supply Shortage X In Balance 5% Over Supply $(000) (yrs) 2-4 Unit %
Growth Rapid X Stable Slow Marketing Time X Under 3 mths
3-6 mths 19 Low 5% Over 6 mths 1 Multi-Family %
Neighborhood Boundaries Marquette Ave to the North, Laketon Ave to the South, US-31 to the East 550 High 5% 132 Commercial %
NEIGHBORHOOD
& Seaway Dr to the West. The subject is located in Muskegon Public School District. 120 Pred. 0% 65 Other %
Neighborhood Description The subject is located in the City of Muskegon, McLaughlin Neighborhood. Homes in the area are a mix of older
"historical" homes, ranch, 1.5 and 2 story capecod & bungalow designs on residential city lots with some larger sites. The subject has
good access to employment, schools & shopping/recreation. (See addendum for further neighborhood description & information)
Market Conditions (including support for the above conclusions) Research of multi-family & single family properties in the city of muskegon indicates
there is 2.76 month supply of unsold homes currently offered for sale in the subjects broader market. Median days on market over the
past 12 months = 16 days vs 27 days for the previous period.
Dimensions 33x132 Area 4356 sf Shape Rectangular (see plat map) View N;Residential
Specific Zoning Classification R-3 Zoning Description Single Family High Density Residential (See Attached Zoning Map)
Zoning Compliance X Legal Legal Nonconforming (Grandfathered Use) No Zoning Illegal (describe)
Is the highest and best use of the subject property as improved (or as proposed per plans and specifications) the present use? X Yes No If No, describe. The highest & best
use analysis of the subject site is as its current use: Single Family Residential. (See Attached Addendum for further analysis of Highest & Best Use)
Utilities Public Other (describe) Public Other (describe) Off-site Improvements—Type Public Private
SITE
Electricity X Adequate Water X City Street Paved X
Gas X NG Sanitary Sewer X City Alley None
Site CommentsSubject site is typiical for the market area. No adverse easements or encroachments noted at time of inspection. Subject
site is somewhat atypical for the market being a very small site with a shared driveway. However, this fact does not have a major
negative impact on the marketability for the subjects market area.
GENERAL DESCRIPTION FOUNDATION EXTERIOR DESCRIPTION materials INTERIOR materials
Units X One One w/Acc. unit Concrete Slab X Crawl Space Foundation Walls Block/Avg Floors Lam/Cpt/Good
# of Stories 2 Full Basement X Partial Basement Exterior Walls Vin/Alum/Good Walls DW/Good
Type X Det. Att. S-Det./End Unit Basement Area 176 sq. ft.
Roof Surface Comp Shing/Good Trim/Finish Wood/Good
X Existing Proposed Under Const. Basement Finish 0 Gutters & Downspouts None
% Bath Floor Lam/Good
Design (Style) Colonial Outside Entry/Exit Sump Pump Window Type SH/Vinyl/Good Bath Wainscot CT/Good
Year Built 1930 (estimate) Storm Sash/Insulated Vin/Alum/Good Car Storage None
Effective Age (Yrs) 20 Screens Full/Half/Good X Driveway # of Cars 2
Attic None Heating X FWA HW Radiant Amenities WoodStove(s) # 0 Driveway Surface Paved
Drop Stair Stairs Other Fuel NG Fireplace(s) # 0 X Fence Chain Garage # of Cars 0
IMPROVEMENTS
Floor X Scuttle Cooling X Central Air Conditioning X Patio/Deck Wd X Porch CPA Carport # of Cars 0
Finished Heated Individual Other Pool None Other None Att. Det. Built-in
Appliances X Refrigerator X Range/Oven
X Dishwasher Disposal X Microwave X Washer/Dryer X Other (describe) Ceiling Fans
Finished area above grade contains: 5 Rooms 2 Bedrooms 1.1 Bath(s) 1,090 Square Feet of Gross Living Area Above Grade
Additional Features See Attached Addendum
Comments on the Improvements Subject is in above average condition;Subject has been well maintained & extensively updated for age with all
new flooring, new drywall, new paint, new electrical & plumbing fixtures, new windows, new siding, newer roof, completely updated
kitchen & bathrooms, new trim and lighting fixtures. No external or functional obsolescence was noted during inspection.No deferred
items apparent at time of inspection. Roof surfaces were observed from the ground & from the second story windows and appear to be
in good condition. An interior visual inspection of the ceiling did not indicate any roof issues.
Produced using ACI software, 800.234.8727 www.aciweb.com This form Copyright © 2005-2016 ACI, a First American Company. All Rights Reserved.
Page 1 of 4 (gPAR™) General Purpose Appraisal Report 3/2017
GPARSUMWOCI_17 04252017
Peggie Nori Collis Christiansen
Residential Appraisal Report File No. 11922022
FEATURE SUBJECT COMPARABLE SALE NO. 1 COMPARABLE SALE NO. 2 COMPARABLE SALE NO. 3
1192 Pine St 257 Monroe Ave 1355 Kingsley St 965 Ada Ave
Address Muskegon, MI 49442-3477 Muskegon, MI 49441 Muskegon, MI 49442 Muskegon, MI 49442
Proximity to Subject 0.39 miles NW 0.80 miles SE 0.40 miles NE
Sale Price $ $ 140,000 $ 125,000 $ 135,000
Sale Price/Gross Liv. Area $ 0.00 sq. ft. $ 96.35 sq. ft. $ 108.51 sq. ft. $ 144.23 sq. ft.
Data Source(s) Flexmls Flexmls Flexmls
Verification Source(s) Deed Records/Online Deed Records/Online Deed Records/Online
VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment
Sale or Financing ArmLth ArmLth ArmLth
Concessions Cash;0 0 Conv;0 0 FHA;0 0
Date of Sale/Time 01/19/2022 0 04/13/2022 0 12/17/2021 0
Location Urban;Res Urban;Res Urban;Res Urban;Res
Leasehold/Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
Site 4356 sf 8712 sf 0 6186 sf 0 5358 sf 0
View Residential Residential Residential Residential
Design (Style) 2 Story Colonial 2 Story Colonial 0 1.5 Story Bungalow 0 1 Story Bungalow
SALES COMPARISON APPROACH
Quality of Construction Average Average Average Average
Actual Age 92 yrs (estimate) 91 yrs 0 92 yrs (estimate) 0 92 yrs (estimate) 0
Condition Above Average Above Average Above Average Above Average
Above Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths
Room Count 5 2 1.1 5 3 1.1 0 6 4 1.0 1,000 5 2 1.0 1,000
Gross Living Area 12 1,090 sq. ft. 1,453 sq. ft. -4,356 1,152 sq. ft. 0 936 sq. ft. 1,848
Basement & Finished Part./176 sf Part./450 sf 0 Crawl 7,500 Part./864 sf 0
Rooms Below Grade Unfinished Unfinished FamiyRoom,Bed -3,000
Functional Utility Average Average Average Average
Heating/Cooling GFWA/C-Air GFWA/C-Air GFWA/None 1,000 GFWA/None 1,000
Energy Efficient Items See Addendum See Addendum See Addendum See Addendum
Garage/Carport 2 Car Driveway 2 Car Driveway 2 Car Driveway 2 Car Driveway
Porch/Patio/Deck CPA,Deck Porch,Patio 0 CPA,Patio 0 Porch,Patio 0
Net Adjustment (Total) + X - $ 4,356X + - $ 9,500X + - $ 848
Adjusted Sale Price Net Adj. -3.1%% Net Adj. 7.6% % Net Adj. 0.6% %
of Comparables Gross Adj. 3.1% % $ 135,644 Gross Adj. 7.6% % $ 134,500 Gross Adj. 5.1% % $ 135,848
Summary of Sales Comparison Approach All sales are less than 1 mile from the subject in the City of Muskegon and in the same school district as the subject( Muskegon) & all sales are
less than 6 months old. Sale 1, 2 & 3 received the most weight. Sale 1 being a very recent 2 story colonial design sale that has been recently completely updated, closest in proximity to the
subject, nearly identical in above grade room count, with an unfinished partial basement, similar in site size, quality, condition & external influence with central air & no garage. Sale 2
being a the most recent sale that has been completely updated, close in proximity to the subject, very similar in GLA, similar in chronological age, quality, condition,site size & external
influences with no garage. Sale 3 being a recent sale that has been completely updated close in proximity to the subject, nearly identical in room count, similar in site size, chronological
age, quality, condition, GLA & external influences with a basement & no garage. See addendum & additional comparables page for further comments on adjustments.
Indicated Value by Sales Comparison Approach $ 135,000
All sales are less than 1 mile from the subject in the City of Muskegon and in the same school district as the subject( Muskegon). Due to good ongoing maintenance and updating all sales appear to be
similar in effective age and no chronological age adjustment is warranted in this case. However, due to the subjects market consisting of many Historical Homes exact chronological age is often unknown
therefore, the subject & sales ages are taken from the MLS & tax/deed records & the subject & some comparable exact ages are unknown & are therefore estimates that are based on their design
COMMENTS
elements and ornamentation; as well as, the typical age of the surrounding properties. Adjustments for condition, GLA, bath counts, central air, basement/basement finish & garages are all based on the
appraisers extensive research/analysis of matched data pairs, quantitative analysis and the appraisers research & analysis of appeal to market for the subjects market area.
Since all sites are typical residential lots no site size adjustments are warranted for minor differences (less than 1 acre) in site size.
All comparable sales are single family detached homes with access to all the same amenities as the subject and they all have the same external influences as the subject. The subject comparables
proximity to commercial properties on Apple Ave. minimally effects the marketability of the subject. The subject & comparables appeal to market is its suburban/urban location with all the city amenities
(schools, public water/sewer, transportation & roads) within a wooded suburban neighborhood located close to Muskegon Lake & Lake Michigan.
Discussion of methods and techniques employed, including reason for excluding an approach to value:
Reconciliation comments: The sales comparison approach is given the most weight since it reflects more accurately what is taking place in the
RECONCILIATION
market. The cost approach was not applied in this case. Due to a lack of reliable rental data the income approach was not applied in
this case.
Based on the scope of work, assumptions, limiting conditions and appraiser's certification, my (our) opinion of the defined value of the real property that is
the subject of this report as of 04/13/2022 , which is the effective date of this appraisal, is:
X Single point $ 135,000 Range $ to $ Greater than Less than $
This appraisal is made X "as is," subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed,
subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed subject to the following:
The appraisal of the subject is made in "as is" condition, excluding all personal property.
Produced using ACI software, 800.234.8727 www.aciweb.com This form Copyright © 2005-2016 ACI, a First American Company. All Rights Reserved.
Page 2 of 4 (gPAR™) General Purpose Appraisal Report 3/2017
GPARSUMWOCI_17 04252017
Peggie Nori Collis Christiansen
Residential Appraisal Report File No. 11922022
FEATURE SUBJECT COMPARABLE SALE NO. 4 COMPARABLE SALE NO. 5 COMPARABLE SALE NO. 6
1192 Pine St 1907 Terrace St. 1638 Park St
Address Muskegon, MI 49442-3477 Muskegon, MI 49442 Muskegon, MI 49441
Proximity to Subject 0.31 miles SE 0.80 miles SW
Sale Price $ $ 129,900 $ 123,000 $
Sale Price/Gross Liv. Area $ 0.00 sq. ft. $ 120.28 sq. ft. $ 120.83 sq. ft. $ sq. ft.
Data Source(s) Flexmls Flexmls
Verification Source(s) Deed Records/Online Deed Records/Online
VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment
Sale or Financing ArmLth ArmLth
Concessions FHA;0 0 Conv;0 0
Date of Sale/Time 03/18/2022 0 02/04/2022 0
Location Urban;Res Urban;Res Urban;Res
Leasehold/Fee Simple Fee Simple Fee Simple Fee Simple
Site 4356 sf 5706 sf 0 3485 sf 0
View Residential Residential Residential
Design (Style) 2 Story Colonial 1.5 Story Bungalow 0 1Story Bungalow 0
Quality of Construction Average Average Average
Actual Age 92 yrs (estimate) 79 yrs 0 98 yrs 0
Condition Above Average Above Average 7,500 Average 10,000
Above Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths
Room Count 5 2 1.1 6 3 2.0 -1,000 5 3 1.0 1,000
Gross Living Area 12 1,090 sq. ft. 1,080 sq. ft. 0 1,018 sq. ft. 0 sq. ft.
Basement & Finished Part./176 sf Full/864 sf 0 Part./864 sf 0
Rooms Below Grade Unfinished Unfinished Unfinished
Functional Utility Average Average Average
Heating/Cooling GFWA/C-Air GFWA/None 1,000 GFWA/None 1,000
Energy Efficient Items See Addendum See Addendum See Addendum
Garage/Carport 2 Car Driveway 2 Car Garage -2,500 2 Car Driveway
Porch/Patio/Deck CPA,Deck Porch,Patio 0 CPA,Deck
Net Adjustment (Total) X + - $ 5,000X + - $ 12,000 X + - $ 0
SALES COMPARISON APPROACH
Adjusted Sale Price Net Adj. 3.8% % Net Adj. 9.8% % Net Adj. 0.0% %
of Comparables Gross Adj. 9.2% % $ 134,900 Gross Adj. 9.8% % $ 135,000 Gross Adj. 0.0% % $ 0
Summary of Sales Comparison Approach Sale 4 & 5 were given the new most weight, Sale 4 being a very recent sale, close in proximity to the subject, most similar in GLA,similar in
site size, quality, condition, effective/chronological age & external influences with an unfinished basement. Sale 5 although less updated when compared to the subject, was given
consideration (least amount of weight) being a very recent sale, close in proximity to the subject, similar in site size, effective/chronological age, room counts, GLA 7 external influences
with an unfinished basement & no garage.
Selection of Comparable & Condition Adjustment Comments
All sales are less than 1 mile from the subject in the City of Muskegon and in the same school district as the subject( Muskegon) & all sales are less than 6 months old. All comparable
sales (except sale 5) are older single family detached homes that have been recently significantly updated with access to all the same amenities as the subject and they all have the same
external influences as the subject; Furthermore, sales 1, 2 & 3 all have been as significantly updated as the subject & sale 4 although has been recently significantly updated its level of
updating is not as significant as the subject & therefore, a minimal condition adjustment is warranted in this case & Sale 5 (which was give the least amount of weight) is in average
condition due to it having been recently moderately updated but significantly less updated then the subject & therefore, a condition adjustment for sale 5 is warranted in this case. These
condition adjustments have been made based on the appraisers extensive research/analysis of matched data pairs, quantitative analysis and the appraisers research & analysis of appeal
to market for the subjects market area. The subjects appeal to market is its urban/suburban location with all the city amenities (schools, public water/sewer, transportation & roads) within
close proximity to medium density low impact commercial properties, favored public schools & Downtown Muskegon; as well as, Muskegon Lake & Lake Michigan . Furthermore, the
comparables provided are the most similar available comparables in all major benchmarks of value, the closest & most recent comparables that after adjustments best represent the
subjects place in the market and market value.
Basement/Basement Finish Adjustments
The appraiser has researched the effect of the existence of a partial basement & basement finish on marketability in the subjects market area and per market data the existence of a partial
basement has a moderately positive effect on marketability and basement finish has a positive effect on marketability. Therefore, a moderate adjustments for sale 2's lack of a basement vs
the subjects partial basement & a moderate adjustment for sale 3's basement finish vs the subjects lack of basement finish are warranted/supportable in this case per market data research
and these adjustments have been made based on the appraisers extensive research/analysis of matched data pairs, quantitative analysis and the appraisers research & analysis of appeal
to market for the subjects market area.
Garage Adjustments
The appraiser has researched the effect of the existence of a garage on marketability in the subjects market area and per market data the existence of a garage both 1 or 2 stall have a
moderately positive effect on marketability; however, a 2 stall garage has a more positive effect on marketability than a 1 stall garage per market data for the subjects market area &
therefore a moderate adjustments for sale 4's 2 car garage vs the subjects lack of a garage is warranted & supportable in the subjects market area & this adjustment has been made based
on the appraisers extensive research/analysis of matched data pairs, quantitative analysis and the appraisers research & analysis of appeal to market for the subjects market area.
Search Parameters: In the preparation of this report the appraiser researched sales in a 2 mile radius from the subject, in the City of Muskegon over the past 12 months. Due to the lack of
significantly recently update sales in the subjects market all design types were given consideration in the 930 - 1,500 sq foot range. No major geographic boundaries were crossed in the
selection of comparables. All Sales presented are located in the city of Muskegon, in the same school district (Muskegon )as the subject.
Special Comments:
There is no evidence in the market data that indicates an adjustment is warranted for bedroom counts in the subjects broader market area; However, the market does indicate adjustments
for bath counts are warranted and have been made based on the appraisers extensive research/analysis of matched data pairs, quantitative analysis and the appraisers research & analysis
of appeal to market for the subjects market area.
Produced using ACI software, 800.234.8727 www.aciweb.com This form Copyright © 2005-2016 ACI, a First American Company. All Rights Reserved.
Additional Comparables (gPAR™) General Purpose Appraisal Report 3/2017
GPARSUMWOCI_17 04252017
ADDENDUM
Client: City of Muskegon File No.: 11922022
Property Address: 1192 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
Conditions of Appraisal
Purpose & Intended Users
This appraisal is made "as is" and is to be utilized as a guide for lending purposes only. This report has been completed for
the exclusive use of the client (City of Muskegon) and those parties noted in the limiting conditions and certification. The
appraiser is not responsible for the unauthorized use of this report.
In the normal course of business, the appraiser attempted to obtain an adequate amount of information regarding the
subject and comparable properties. Comparable property data was generally obtained from third-party sources (MLS).
Consequently, this information should be considered an "estimate" unless otherwise noted by the appraiser.
This appraisal report form is intended to comply with the reporting requirements set forth under Standards Rule 2-2(a) of the
Uniform Standards of Professional Appraisal Practice for an Appraisal Report.
In Michigan, appraisers are required to be licensed/certified and are regulated by the Department of Licensing and
Regulatory Affairs, P.O. Box 30018, Lansing, MI 48909.
Additional Certification
Prior Valuation Services Provided - The appraiser of this report, as indicated in the signature section, HAS NOT provided
valuation services for the subject property in the 36 months prior to the acceptance date of this report.
Exposure Time Comment
A reasonable exposure time for the subject property at the opinion of value indicated is estimated to be 20 days and was
derived using an analysis of the current absorption rate and median days on market as indicated in the Market Conditions
Section (Page 1).
Neighborhood Description
The subject is located in the city of muskegon in Mclauglin Neighborhood which is bordered by Apple Ave to the north,
Laketon Ave to the South, Wood St to the East and Peck St to the West. McLaughlin Neighborhood is a market area that is
currently in what is commonly referred to as the revitalization period of a neighborhoods life cycle with many existing homes
being renovated/updated, some new single family homes, new condos & apartments are being constructed, as well as,
updating of public areas, city amenities, streets & recreational areas. Many new commercial business have recently opened
in the Apple Ave shopping area. Although, McLaughlin Neighborhood is an older neighborhood it is located near favored
schools, transportation corridors, downtown, entertainment, cultural & employment centers, it has a strong potential for a
total revitalization. It is a neighborhood that was once in decline & is in the beginning stages of revitalization. The subject &
comparables appeal to market is its quiet setting in a mixed commercial/residential urban market area with access to city
amenities, transportation corridors, popular shopping districts, public transportation and favored schools.
The subject is located close in proximity to several employment, shopping/dining districts & large entertainment facility
(Frauenthal Center/Walker Arena/Hackley Library/Museums) in Downtown Muskegon, as well as, several major
thoroughfares & Muskegon Lake water frontage, as well as, being approx. 5 miles from Lake Michigan (Pere Marquette
Beach). Furthermore, the subject's proximity to Apple Ave & US 31 has no negative effect on the subject's marketability
giving the subject easy access to a number of larger communities along the interstates & allows for many employment
opportunities in the cities of Muskegon, Fruitport, Spring Lake, Grand Haven & Holland. Being located in the City of
Muskegon's McLaughlin neighborhood the subject has good access to (within .5 to 3 miles) employment, schools &
entertainment. Some of the employment, schools & recreational activities include: The County & City offices, US Post Office,
the Muskegon Harbor & Dock, Hackley Public Library, Muskegon County Museum, Muskegon Museum of Art, the historic
Frauenthal Theatre, Downtown shopping district, the LC Walker Arena, Hackley Park & Heritage landing (both concert &
event venues). Furthermore the subject is located approx. 0.6 miles to Muskegon High School. Muskegon Community
College & Baker College are approx. 2.5 miles northeast of the subject.
Highest and Best Use
The highest and best use for the subject as improved was determined to be its present use as a single family residence.
This use is legally permissible; it is the only legal use under the current zoning regulations. It is physically possible; there are
no topological or engineering considerations evident which would prevent this use. It is financially feasible; local financing for
such improvements is readily available at prevailing rates. And it is maximally productive, in that it returns maximum benefit
to the owner and to the community.
Additional Features
The dwelling appears to have a standard compliment of energy efficient items. These items are consistent with market
expectations in the subject neighborhood for improvements of similar age, quality and price range.
Energy Efficient Items
No significant differences between the subject and comparables existed; therefore, no adjustment for energy efficient items
were warranted.
Sales or Financing Concessions Comments:
Sales or financing concessions adjustments reflect the difference between what the comparables actually sold for with the
sales or financing concessions and what they would have sold for without the concessions. The dollar amount of the
adjustments is an approximate amount of the reaction of the market to the concessions. Due to the appraiser determining
per the subjects market data that the amount of the adjustment or lack of an adjustment, for each comparable with sales or
financing concessions should be equal to any increase in the purchase price of the comparable that the appraiser
determines to be attributable to the concessions a negative dollar adjustments for sales concessions was warranted per
market data and the amount of an adjustments to the comparable sales is not based on how typical the concessions might
be for a segment of the market area. Large sales or financing concessions can be relatively typical in a particular segment of
the market and still result in sale prices that reflect more/less than the value of the real estate. Adjustments based on
dollar-for-dollar deductions that are equal to the cost of the concessions to the seller, as a strict cash equivalency approach
would dictate, are not appropriate & have not been made in this case.
Time Adjustment Comments
Addendum Page 1 of 2
ADDENDUM
Client: City of Muskegon File No.: 11922022
Property Address: 1192 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
Despite an overall slight price increase trend for sales in the subjects broader market area (City of Muskegon), the most
recent sales prices for the current 6 month period(for the subjects market area) changes are not consistently increasing and
price changes are too minor & too inconsistent to extrapolate a reliable time adjustment percentage that would be a
significant factor in determining current market value. Current sales prices tend to be stable (not increasing or decreasing).
The inconsistent sales price changes to the subjects market over the prior 6 months are minor and inconsistent and these
slight increases/decreases are likely due to nothing more important than natural market cycles & the appraiser was unable
to extrapolate a reliable consistent, significant time adjustment from the market data, therefore, no current comparable sales
(within prior 6 months) warrant a time adjustment per market data. Due to the appraisers research of market trends and
analysis stated above the appraiser has not made unwarranted (per market data) time adjustments.
Verification Source Comments(GLA, Room Counts,Site Size)
All comparables GLA & room counts are taken from the MLS, the Online Township Records are considered less reliable in
this case due to the use of formulas & original blueprints to determine GLA & to derive room counts & a lack of regular
updating of online site; therefore the MLS is considered more accurate & adequately supported source for GLA & room
counts in this case.
The subject & comparables site size was derived from GIS mapping and from the Muskegon County online deed records
site sketches and appear to be accurate & adequately supported.
The subjects GLA presented in this report is the appraisers measured GLA which is considered more reliable then the
MLS/County Deed Records GLA, due to the fact that the appraiser has physically measured the subject using the
approved/standardized ANSI measuring technique.
FEMA Comments
Per FEMA Disaster Declarations Page Muskegon County has not had a FEMA Disaster Declaration in the Past 2 years. The
subject and comparables have not been affected by any disaster. Furthermore, per the EPA online search page the subject
city water has not been contaminated by PFAs. The State of Michigan FEMA Declaration of a state of emergency due to the
Covid 19 pandemic does not appear to have an effect on marketability in the subjects market area per market data sales
trend analysis.
Appraisal Interior/Exterior Inspection Comments
The appraiser made an interior/exterior inspection of all readily accessible areas of the subject property improvements.
Appraiser did not make entry into attic/scuttle or crawl space and did not move any personal property or furniture. Appraiser
has noted all readily observable conditions of the subject property that is conditions that are immediately noticeable and
discernible during a typical site visit. Appraiser is not responsible for determining the functionality of appliances or
mechanical systems. The appraiser is not a home inspector and the appraisal report is not a home inspection. The appraiser
only performed a visual observation of accessible areas and the appraisal report cannot be relied upon to disclose
conditions and/or defects in the functionality of appliances or mechanical systems.
Addendum Page 2 of 2
Peggie Nori Collis Christiansen
Residential Appraisal Report File No. 11922022
Scope of Work, Assumptions and Limiting Conditions
Scope of work is defined in the Uniform Standards of Professional Appraisal Practice as " the type and extent of research and analyses in an
assignment." In short, scope of work is simply what the appraiser did and did not do during the course of the assignment. It includes, but is not
limited to: the extent to which the property is identified and inspected, the type and extent of data researched, the type and extent of analyses applied
to arrive at opinions or conclusions.
The scope of this appraisal and ensuing discussion in this report are specific to the needs of the client, other identified intended users and to the
intended use of the report. This report was prepared for the sole and exclusive use of the client and other identified intended users for the identified
intended use and its use by any other parties is prohibited. The appraiser is not responsible for unauthorized use of the report.
The appraiser's certification appearing in this appraisal report is subject to the following conditions and to such other specific conditions as are
set forth by the appraiser in the report. All extraordinary assumptions and hypothetical conditions are stated in the report and might have affected the
assignment results.
1. The appraiser assumes no responsibility for matters of a legal nature affecting the property appraised or title thereto, nor does the appraiser render any opinion as to the title, which is
assumed to be good and marketable. The property is appraised as though under responsible ownership.
2. Any sketch in this report may show approximate dimensions and is included only to assist the reader in visualizing the property. The appraiser has made no survey of the property.
3. The appraiser is not required to give testimony or appear in court because of having made the appraisal with reference to the property in question, unless arrangements have been
previously made thereto.
4. Neither all, nor any part of the content of this report, copy or other media thereof (including conclusions as to the property value, the identity of the appraiser, professional designations,
or the firm with which the appraiser is connected), shall be used for any purposes by anyone but the client and other intended users as identified in this report, nor shall it be conveyed by
anyone to the public through advertising, public relations, news, sales, or other media, without the written consent of the appraiser.
5. The appraiser will not disclose the contents of this appraisal report unless required by applicable law or as specified in the Uniform Standards of Professional Appraisal Practice.
6. Information, estimates, and opinions furnished to the appraiser, and contained in the report, were obtained from sources considered reliable and believed to be true and correct.
However, no responsibility for accuracy of such items furnished to the appraiser is assumed by the appraiser.
7. The appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil, or structures, which would render it more or less valuable. The appraiser assumes
no responsibility for such conditions, or for engineering or testing, which might be required to discover such factors. This appraisal is not an environmental assessment of the property and
should not be considered as such.
8. The appraiser specializes in the valuation of real property and is not a home inspector, building contractor, structural engineer, or similar "expert", unless otherwise noted. The appraiser
did not conduct the intensive type of field observations of the kind intended to seek and discover property defects. The viewing of the property and any improvements is for purposes of
developing an opinion of the defined value of the property, given the intended use of this assignment. Statements regarding condition are based on surface observations only. The
appraiser claims no special expertise regarding issues including, but not limited to: foundation settlement, basement moisture problems, wood destroying (or other) insects, pest infestation,
radon gas, lead based paint, mold or environmental issues. Unless otherwise indicated, mechanical systems were not activated or tested.
This appraisal report should not be used to disclose the condition of the property as it relates to the presence/absence of defects. The client is invited and encouraged to employ qualified
experts to inspect and address areas of concern. If negative conditions are discovered, the opinion of value may be affected.
Unless otherwise noted, the appraiser assumes the components that constitute the subject property improvement(s) are fundamentally sound and in
working order.
Any viewing of the property by the appraiser was limited to readily observable areas. Unless otherwise noted, attics and crawl space areas were not accessed. The appraiser did not move
furniture, floor coverings or other items that may restrict the viewing of the property.
9. Appraisals involving hypothetical conditions related to completion of new construction, repairs or alteration are based on the assumption that such completion, alteration or repairs will
be competently performed.
10. Unless the intended use of this appraisal specifically includes issues of property insurance coverage, this appraisal should not be used for such purposes. Reproduction or
Replacement cost figures used in the cost approach are for valuation purposes only, given the intended use of the assignment. The Definition of Value used in this assignment is unlikely
to be consistent with the definition of Insurable Value for property insurance coverage/use.
11. The ACI General Purpose Appraisal Report (GPAR™) is not intended for use in transactions that require a Fannie Mae 1004/Freddie Mac 70 form,
also known as the Uniform Residential Appraisal Report (URAR).
Additional Comments Related To Scope Of Work, Assumptions and Limiting Conditions
Produced using ACI software, 800.234.8727 www.aciweb.com This form Copyright © 2005-2016 ACI, a First American Company. All Rights Reserved.
Page 3 of 4 (gPAR™) General Purpose Appraisal Report 3/2017
GPARSUMWOCI_17 04252017
Peggie Nori Collis Christiansen
Residential Appraisal Report File No. 11922022
Appraiser's Certification
The appraiser(s) certifies that, to the best of the appraiser's knowledge and belief:
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are the appraiser's personal, impartial, and unbiased
professional analyses, opinions, and conclusions.
3. Unless otherwise stated, the appraiser has no present or prospective interest in the property that is the subject of this report and has no personal interest with respect to the parties
involved.
4. The appraiser has no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.
5. The appraiser's engagement in this assignment was not contingent upon developing or reporting predetermined results.
6. The appraiser's compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of
the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.
7. The appraiser's analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.
8. Unless otherwise noted, the appraiser has made a personal inspection of the property that is the subject of this report.
9. Unless noted below, no one provided significant real property appraisal assistance to the appraiser signing this certification. Significant real property appraisal assistance provided by:
Prior Valuation Services Provided - The appraiser of this report, as indicated in the addendum section, HAS NOT provided valuation
services for the subject property in the 36 months prior to the acceptance date of the assignment. I have no current or prospective
interest in the subject property or the parties involved; as an appraiser or in any capacity.
Additional Certifications:
Definition of Value: X Market Value Other Value:
Source of Definition: FNMA (Fannie Mae) - Secondary Market Definition
DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open market
under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is
not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of
title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed
or well advised, and each acting in what he or she considers his or her own best interest; (3) a reasonable time is allowed for
exposure in the open market; (4) payment is made in terms of cash in U. S. dollars or in terms of financial arrangements
comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative
financing or sales concessions* granted by anyone associated with the sale.
ADDRESS OF THE PROPERTY APPRAISED:
1192 Pine St
Muskegon, MI 49442-3477
EFFECTIVE DATE OF THE APPRAISAL: 04/13/2022
APPRAISED VALUE OF THE SUBJECT PROPERTY $ 135,000
APPRAISER SUPERVISORY APPRAISER
Signature: Signature:
Name: Peggie Nori Collis Christiansen Name:
Company Name: D/B/A Great Lakes Residential Appraisers Company Name:
Company Address: 920 W Hackley Ave Company Address:
Muskegon, MI 49441
Telephone Number: 231-286-6980 Telephone Number:
Email Address: [email protected] Email Address:
State Certification # State Certification #
or License # 1203075259 or License #
or Other (describe): State #: State:
State: MI Expiration Date of Certification or License:
Expiration Date of Certification or License: 07/31/2022 Date of Signature:
Date of Signature and Report: 04/24/2022 Date of Property Viewing:
Date of Property Viewing: 04/13/2022 Degree of property viewing:
Degree of property viewing: Interior and Exterior Exterior Only Did not personally view
X Interior and Exterior Exterior Only Did not personally view
Produced using ACI software, 800.234.8727 www.aciweb.com This form Copyright © 2005-2016 ACI, a First American Company. All Rights Reserved.
Page 4 of 4 (gPAR™) General Purpose Appraisal Report 3/2017
GPARSUMWOCI_17 04252017
Great Lakes Residential Appraisers
FLOORPLAN SKETCH
Client: City of Muskegon File No.: 11922022
Property Address: 1192 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
PLAT MAP
Client: City of Muskegon File No.: 11922022
Property Address: 1192 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
CITY OF MUSKEGON ZONING MAP
Client: City of Muskegon File No.: 11922022
Property Address: 1192 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
FLOOD MAP
Client: City of Muskegon File No.: 11922022
Property Address: 1192 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
AERIAL MAP
Client: City of Muskegon File No.: 11922022
Property Address: 1192 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
LOCATION MAP
Client: City of Muskegon File No.: 11922022
Property Address: 1192 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
SUBJECT PROPERTY PHOTO ADDENDUM
Client: City of Muskegon File No.: 11922022
Property Address: 1192 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
FRONT VIEW OF
SUBJECT PROPERTY
Appraised Date: April 13, 2022
Appraised Value: $ 135,000
REAR VIEW OF
SUBJECT PROPERTY
STREET SCENE
PHOTO ADDENDUM
Client: City of Muskegon File No.: 11922022
Property Address: 1192 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
Opposite Street View Side View
Side View Kitchen (main level)
Second View of Kitchen (main level) Dining Room (main level)
Produced using ACI software, 800.234.8727 www.aciweb.com PHT6
PHOTO ADDENDUM
Client: City of Muskegon File No.: 11922022
Property Address: 1192 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
Living Room (main level) 1/2 Bath (main level)
Laundry Area (main level) Bedroom (second level)
Bedroom (second level) Bathroom (second level)
Produced using ACI software, 800.234.8727 www.aciweb.com PHT6
PHOTO ADDENDUM
Client: City of Muskegon File No.: 11922022
Property Address: 1192 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
Unfinished Basement Furnace
Water Heater Electrical Box
Central Air Unit
Produced using ACI software, 800.234.8727 www.aciweb.com PHT6
COMPARABLE PROPERTY PHOTO ADDENDUM
Client: City of Muskegon File No.: 11922022
Property Address: 1192 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
COMPARABLE SALE #1
257 Monroe Ave
Muskegon, MI 49441
Sale Date: 01/19/2022
Sale Price: $ 140,000
COMPARABLE SALE #2
1355 Kingsley St
Muskegon, MI 49442
Sale Date: 04/13/2022
Sale Price: $ 125,000
COMPARABLE SALE #3
965 Ada Ave
Muskegon, MI 49442
Sale Date: 12/17/2021
Sale Price: $ 135,000
COMPARABLE PROPERTY PHOTO ADDENDUM
Client: City of Muskegon File No.: 11922022
Property Address: 1192 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
COMPARABLE SALE #4
1907 Terrace St.
Muskegon, MI 49442
Sale Date: 03/18/2022
Sale Price: $ 129,900
COMPARABLE SALE #5
1638 Park St
Muskegon, MI 49441
Sale Date: 02/04/2022
Sale Price: $ 123,000
COMPARABLE SALE #6
Sale Date:
Sale Price: $
AIR/USPAP CERTIFICATION
GEOGRAPHIC COMPETENCY STATEMENT
Borrower: File No.: 11922022
Property Address: 1192 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
Lender: City of Muskegon
By submitting this report, I confirm that these services were completed in compliance of
all AIR, FIRREA, USPAP, and Dodd-Frank regulations.
I make the following statements:
Appraisers USPAP/A.I.R
I have no current or prospective interest in the subject property or the parties involved; and no services
were performed by the appraiser within the 3 year period immediately preceding acceptance of this
assignment, as an appraiser or in any capacity.
If any of this information is to the contrary, I have appropriately commented and remarked in my report.
AIR Statement:
No employee, director, officer, or agent of the lender, or any other third party acting as joint venture partner, independent contractor,
appraisal management company, or partner on behalf of the lender, shall influence or attempt to influence the development,
reporting, result or review of an appraisal through coercion extortion, collusion, compensation, instruction, inducement, intimidation,
bribery, or in any other manner.
I have not been contacted by anyone other than the intended user (lender/client as identified on the first page of the report), borrower
or designated contact to make an appointment to enter the property. I agree to immediately report any unauthorized contacts either
personally by phone or electronically to City of Muskegon.
XI FIRREA
Title XI FIRREA compliance statement: Appraiser certifies that the appraisal was prepared in accordance
with the requirements of Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act of
1989, as amended (12 U.S.C. 3331 et seq), and any implementing regulations.
Geographic Competency Statement:
The subject property is located approx. 2 miles from my office. This assignment requires geographic competency as part of the
scope of work. I have spent sufficient time in the subjects market and understand the nuances of the local market and the supply and
demand factors relating to the specific property type and the location involved. Such understanding will not be imparted solely from a
consideration of specific data such as demographics, costs, sales and rentals. The necessary understanding of local market
conditions provides the bridge between a sale and a comparable sale or a rental and a comparable rental.
Appraiser: Supervisory Appraiser:
Name: Peggie Nori Collis Christiansen Name:
Additional Text Addendum Produced using ACI software, 800.234.8727 www.aciweb.com TXT4 01282013
LICENSE
Client: City of Muskegon File No.: 11922022
Property Address: 1192 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
E & O INSURANCE
Client: City of Muskegon File No.: 11922022
Property Address: 1192 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
Order Form
General Status:
File No.: 11922022 Loan Type: Dates
Case No: Job Type: Ordered:
Client File No.: Property Type: Due:
ORDER INFORMATION
Tracking No.: Form Type: Assigned:
Filename: C:\Users\Wayne2015\Dropbox\11922022.aci Inspected: 04/13/2022
Property Information Reviewed:
Address: 1192 Pine St Signed: 04/24/2022
City: Muskegon County: Muskegon St: MI Zip: 49442-3477 Fax/EDI:
Location: Map No:26-121 Census: 0005.00 Delivered:
Legal: CITY OF MUSKEGON REVISED PLAT OF 1903 N 1/2 LOT 2 BLK 245 Invoiced: 04/24/2022
Sale Price: X Refinance Loan Amt.: Date of Sale: User Defined:
Rooms: 5 Bedrooms: 2 Baths: 1.1 Appraised Value: $135,000 Cancelled:
Borrower First: Last: Owner: City of Muskegon Paid:
Client Information X Ordered By X Bill To Send To
Client: City of Muskegon Billing Information
Branch: Invoice No.: 11922022
Address: 933 Terrace St, Room 202 Fee: $350.00
City: Muskegon State: MI Zip: 49440
Phone: Fax:
Contact: Hope Griffith
CLIENT
Misc:
Client Information Bill To Send To
Client: Tax: $0.00
Branch: Total Amount: $350.00
Address: Payment 1:
City: State: Zip: Check #: Date:
Phone: Fax: Payment 2:
Contact: Check #: Date:
Misc: Due: $350.00
Appraiser/Broker Information
Name: Peggie Nori Collis Christiansen Supervisor:
NAME
Cert #: State: MI Cert #: State:
License #: 1203075259 State: MI License #: State:
Exp. Date: 07/31/2022 Exp. Date:
Primary Contact Information
Primary Contact: Home Phone:
Best time to call: Work Phone:
Secondary Contact Information
Secondary Contact: Home Phone:
Best time to call: Work Phone:
Special Instructions
INSTRUCTIONS/CONTACTS
Comments
COMMENTS
Produced using ACI software, 800.234.8727 www.aciweb.com order 04182018
Peggie Collis Christiansen - DBA: Great Lakes Residential Appraisers
File No. 11922022
********* INVOICE *********
File Number: 11922022 04/24/2022
Hope Griffith
City of Muskegon
933 Terrace St, Room 202
Muskegon, MI 49440
Invoice # : 11922022
Order Date :
Reference/Case # :
PO Number :
SUBJECT PROPERTY:
1192 Pine St
Muskegon, MI 49442-3477
Appraisal Fee: Market Value $ 350.00
$
--------------
Invoice Total $ 350.00
State Sales Tax @ $ 0.00
Deposit ($ )
Deposit ($ )
--------------
Amount Due $ 350.00
Terms: DUE UPON RECEIPT
Please Make Check Payable To:
Peggie Christiansen
920 W Hackley
Muskegon, MI 49441
Fed. I.D. #:
Prepared By: Peggie Nori Collis-Christiansen- Licensed Residential Appraiser
[email protected]
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
Thumbnails File No. 11922022
Subject Front View Title Subject Rear View
Subject Street Scene Extra Photo 1 Extra Photo 2
Extra Photo 3 Extra Photo 4 Extra Photo 5
Extra Photo 6 Extra Photo 1 Extra Photo 2
Extra Photo 3 Extra Photo 4 Extra Photo 5
Extra Photo 6 Extra Photo 1 Extra Photo 2
Thumbnails File No. 11922022
Extra Photo 3 Extra Photo 4 Extra Photo 5
Extra Photo 6 Sales Comp. 1 Sales Comp. 2
Sales Comp. 3 Sales Comp. 4 Sales Comp. 5
Sales Comp. 6 Extra Map Flood Map
Plat Map Aerial Map Location Map
Extra Image License Image
Peggie Collis Christiansen - DBA: Great Lakes Residential Appraisers
File No. 11942022
04/24/2022
Hope Griffith
City of Muskegon
933 Terrace St, Room 202
Muskegon, MI, 49440
File Number: 11942022
Samanatha
In accordance with your request, I have appraised the real property at:
1194 Pine St
Muskegon, MI 49442-3477
The purpose of this appraisal is to develop an opinion of the defined value of the subject property, as improved.
The property rights appraised are the fee simple interest in the site and improvements.
In my opinion, the defined value of the property as of April 13, 2022 is:
$181,000
One Hundred Eighty-One Thousand Dollars
The attached report contains the description, analysis and supportive data for the conclusions,
final opinion of value, descriptive photographs, assignment conditions and appropriate certifications.
Peggie Nori Collis Christiansen
Licensed Residential Appraiser
920 W Hackley Ave, Muskegon, MI 49441
[email protected]
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
Peggie Collis Christiansen - DBA: Great Lakes Residential Appraisers
File No. 11942022
APPRAISAL OF
LOCATED AT:
1194 Pine St
Muskegon, MI 49442-3477
CLIENT:
City of Muskegon
933 Terrace St, Room 202
Muskegon, MI, 49440
AS OF:
April 13, 2022
BY:
Peggie Nori Collis Christiansen
Licensed Residential Appraiser
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
Peggie Nori Collis Christiansen
Residential Appraisal Report File No. 11942022
The purpose of this appraisal report is to provide the client with a credible opinion of the defined value of the subject property, given the intended use of the appraisal.
Client Name/Intended User City of Muskegon E-mail [email protected]
PURPOSE
Client Address 933 Terrace St, Room 202 City Muskegon State MI Zip 49440
Additional Intended User(s) Unknown
Intended Use Market Value
Property Address 1194 Pine St City Muskegon State MI Zip 49442-3477
Owner of Public Record City of Muskegon County Muskegon
SUBJECT
Legal Description CITY OF MUSKEGON REVISED PLAT OF 1903 S 1/2 LOT 2 BLK 245
Assessor's Parcel # 61-24-205-245-0002-10 Tax Year 2021 R.E. Taxes $ 18.85
Neighborhood Name City of Muskegon (McLaughlin Neighborhood) Map Reference 26-121 Census Tract 0005.00
Property Rights Appraised X Fee Simple Leasehold Other (describe) Market Value
My research did X did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal.
Prior Sale/Transfer: Date Price Source(s) Online Deed Rec
Analysis of prior sale or transfer history of the subject property (and comparable sales, if applicable) No prior sale of the subject has been reported in the last 36
months. Appraisers research did not reveal any prior sales/transfer for the comparable sales in the prior 12 months from the date of
SALES HISTORY
sale for the comparables. Data source for subject & comparable prior sales/transfer information is the Muskegon County Register of
Deeds online site and there may be delays in recording from the assessors/treasurers offices.
Offerings, options and contracts as of the effective date of the appraisal Unknown
Neighborhood Characteristics One-Unit Housing Trends One-Unit Housing Present Land Use %
Location X Urban Suburban Rural Property Values Increasing X Stable 85% Declining PRICE AGE One-Unit %
Built-Up X Over 75% 25-75% Under 25% Demand/Supply Shortage X In Balance 5% Over Supply $(000) (yrs) 2-4 Unit %
Growth Rapid X Stable Slow Marketing Time X Under 3 mths
3-6 mths 19 Low 5% Over 6 mths 1 Multi-Family %
Neighborhood Boundaries Marquette Ave to the North, Laketon Ave to the South, US-31 to the East 550 High 5% 132 Commercial %
NEIGHBORHOOD
& Seaway Dr to the West. The subject is located in Muskegon Public School District. 120 Pred. 0% 65 Other %
Neighborhood Description The subject is located in the City of Muskegon, McLaughlin Neighborhood. Homes in the area are a mix of older
"historical" homes, ranch, 1.5 and 2 story capecod & bungalow designs on residential city lots with some larger sites. The subject has
good access to employment, schools & shopping/recreation. (See addendum for further neighborhood description & information)
Market Conditions (including support for the above conclusions) Research of multi-family & single family properties in the city of muskegon indicates
there is 2.76 month supply of unsold homes currently offered for sale in the subjects broader market. Median days on market over the
past 12 months = 16 days vs 27 days for the previous period.
Dimensions 33x132 Area 4134 sf Shape Rectangular (see plat map) View N;City;
Specific Zoning Classification R-3 Zoning Description Single Family High Density Residential (See Attached Zoning Map)
Zoning Compliance X Legal Legal Nonconforming (Grandfathered Use) No Zoning Illegal (describe)
Is the highest and best use of the subject property as improved (or as proposed per plans and specifications) the present use? X Yes No If No, describe. The highest & best
use analysis of the subject site is as its current use: Single Family Residential. (See Attached Addendum for further analysis of Highest & Best Use)
Utilities Public Other (describe) Public Other (describe) Off-site Improvements—Type Public Private
SITE
Electricity X Adequate Water X City Street Paved X
Gas X NG Sanitary Sewer X City Alley None
Site CommentsSubject site is typiical for the market area. No adverse easements or encroachments noted at time of inspection. Subject
site is somewhat atypical for the market being a very small site with a shared driveway. However, this fact does not have a major
negative impact on the marketability for the subjects market area.
GENERAL DESCRIPTION FOUNDATION EXTERIOR DESCRIPTION materials INTERIOR materials
Units X One One w/Acc. unit Concrete Slab X Crawl Space Foundation Walls Block/Brick/Cmt/Avg Floors Lam/Cpt/Good
# of Stories 2 Full Basement X Partial Basement Exterior Walls Vin/Alum/Good Walls DW/Good
Type X Det. Att. S-Det./End Unit Basement Area 698 sq. ft.
Roof Surface Comp Shing/Good Trim/Finish Wood/Good
X Existing Proposed Under Const. Basement Finish 0 Gutters & Downspouts None
% Bath Floor Lam/Good
Design (Style) Colonial Outside Entry/Exit Sump Pump Window Type SH/Csmt/Vin/Gd Bath Wainscot CT/Good
Year Built 1930 (estimate) Storm Sash/Insulated Vin/Alum/Good Car Storage None
Effective Age (Yrs) 20 Screens Full/Half/Good X Driveway # of Cars 2
Attic None Heating X FWA HW Radiant Amenities WoodStove(s) # 0 Driveway Surface Paved
Drop Stair Stairs Other Fuel NG Fireplace(s) # 0 Fence None Garage # of Cars 0
IMPROVEMENTS
Floor X Scuttle Cooling X Central Air Conditioning X Patio/Deck CvdWd X Porch CPA Carport # of Cars 0
Finished Heated Individual Other None Pool None Other None Att. Det. Built-in
Appliances X Refrigerator X Range/Oven
X Dishwasher Disposal X Microwave X Washer/Dryer X Other (describe) Ceiling Fans
Finished area above grade contains: 11 Rooms 6 Bedrooms 2.2 Bath(s) 2,916 Square Feet of Gross Living Area Above Grade
Additional Features See Attached Addendum
Comments on the Improvements Subject is in above average condition;Subject has been well maintained & extensively updated for age with all
new flooring, new drywall, new paint, new electrical & plumbing fixtures, new windows, new siding, newer roof, completely updated
kitchen & bathrooms, new trim and lighting fixtures. No external or functional obsolescence was noted during inspection.No deferred
items apparent at time of inspection. Roof surfaces were observed from the ground & from the second story windows and appear to be
in good condition. An interior visual inspection of the ceiling did not indicate any roof issues. Subject is a 2 unit Multi-family property
that is tenant occuppied.
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Page 1 of 4 (gPAR™) General Purpose Appraisal Report 3/2017
GPARSUMWOCI_17 04252017
Peggie Nori Collis Christiansen
Residential Appraisal Report File No. 11942022
FEATURE SUBJECT COMPARABLE SALE NO. 1 COMPARABLE SALE NO. 2 COMPARABLE SALE NO. 3
1194 Pine St 1123 Pine St 1621 Terrace St 201 Merrill Ave
Address Muskegon, MI 49442-3477 Muskegon, MI 49442 Muskegon, MI 49442 Muskegon, MI 49441
Proximity to Subject 0.11 miles NW 0.55 miles SE 0.49 miles SW
Sale Price $ $ 160,000 $ 180,000 $ 161,000
Sale Price/Gross Liv. Area $ 0.00 sq. ft. $ 88.89 sq. ft. $ 63.72 sq. ft. $ 109.67 sq. ft.
Data Source(s) Flexmls Flexmls Flexmls
Verification Source(s) Deed Records/Online Deed Records/Online Deed Records/Online
VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment
Sale or Financing ArmLth ArmLth ArmLth
Concessions Conv;0 0 Conv;0 0 Conv;0 0
Date of Sale/Time 03/11/2022 0 12/27/2021 0 03/15/2022 0
Location Urban;Res Urban;Res Urban;Res Urban;Res
Leasehold/Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
Site 4134 sf 2526 sf 0 8712 sf 0 3833 sf 0
View Residential Residential Residential Residential
Design (Style) 2Unit Colonial 2Unit Colonial 0 4Unit Colonial 0 2Unit Colonial
SALES COMPARISON APPROACH
Quality of Construction Average Average Average Average
Actual Age 92 yrs (estimate) 102 yrs (estimate) 0 92 yrs (estimate) 0 93 yrs 0
Condition Above Average Above Average 7,500 Above Average Above Average
Above Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths
Room Count 11 6 2.2 11 6 2.2 12 7 4.0 0 6 3 2.1 0
Gross Living Area 12 2,916 sq. ft. 1,800 sq. ft. 13,392 2,825 sq. ft. 0 1,468 sq. ft. 17,376
Basement & Finished Part./698 sf Full/900 sf 0 Part./600 sf 0 Full/836 sf 0
Rooms Below Grade Unfinished Unfinished Unfinished Unfinished
Functional Utility Average Average Average Average
Heating/Cooling GFWA/C-Air GFWA/None 1,000 GFWA/None 1,000 GFWA/None 1,000
Energy Efficient Items See Addendum See Addendum See Addendum See Addendum
Garage/Carport 2 Car Driveway 2 Car Driveway 2 Car Driveway 2 Car Driveway
Porch/Patio/Deck CPA,CvDeck CPA,Patio 0 CPA,Patio 0 CPA,Patio 0
Net Adjustment (Total) X + - $ 21,892 X + - $ X + 1,000
- $ 18,376
Adjusted Sale Price Net Adj. 13.7%% Net Adj. 0.6% % Net Adj. 11.4%%
of Comparables Gross Adj. 13.7%% $ 181,892 Gross Adj. 0.6% % $ 181,000 Gross Adj. 11.4%% $ 179,376
Summary of Sales Comparison Approach All sales are less than 1 mile from the subject in the City of Muskegon and in the same school district as the subject( Muskegon) & all sales are
less than 12 months old. All comparable sales are older multi family detached homes that have been recently updated with access to all the same amenities as the subject and they all have
the same external influences as the subject. Sale 1 received the most weight being a recent 2 unit multifamily sale that has been updated, close in proximity to the subject, identical in units
& room counts, with an unfinished basement, similar in site size, quality, condition & external influence with no garage. Sale 2 & 3 received the next most weight. Sale 2 being a recent
multifamily design sale that has been completely updated, close in proximity to the subject, most similar in GLA, similar in chronological age, quality, condition & external influences with an
unfinished partial basement & no garage. Sale 3 received the next most weight being a recent 2 unit multifamily sale that has been completely updated close in proximity to the subject,
similar in chronological age, quality, condition, site size & external influences with a unfinished basement & no garage. See addendum & additional comparables page
Indicated Value by Sales Comparison Approach $ 181,000
All sales are less than 1 mile from the subject in the City of Muskegon and in the same school district as the subject( Muskegon). Due to good ongoing maintenance and updating all sales appear to be
similar in effective age and no chronological age adjustment is warranted in this case. However, due to the subjects market consisting of many Historical Homes exact chronological age is often unknown
therefore, the subject & sales ages are taken from the MLS & tax/deed records & the subject & some comparable exact ages are unknown & are therefore estimates that are based on their design
COMMENTS
elements and ornamentation; as well as, the typical age of the surrounding properties. Adjustments for condition, GLA, central air are all based on the appraisers extensive research/analysis of matched
data pairs, quantitative analysis and the appraisers research & analysis of appeal to market for the subjects market area.
Since all sites are typical residential lots no site size adjustments are warranted for minor differences (less than 1 acre) in site size.
All comparable sales are multi family detached homes with access to all the same amenities as the subject and they all have the same external influences as the subject. The subject comparables
proximity to commercial properties on Apple Ave. minimally effects the marketability of the subject. The subject & comparables appeal to market is its suburban/urban location with all the city amenities
(schools, public water/sewer, transportation & roads) within a wooded suburban neighborhood located close to Muskegon Lake & Lake Michigan.
Discussion of methods and techniques employed, including reason for excluding an approach to value:
Reconciliation comments: The sales comparison approach is given the most weight since it reflects more accurately what is taking place in the
RECONCILIATION
market. The cost approach was not applied in this case. Due to a lack of reliable rental data the income approach was not applied in
this case.
Based on the scope of work, assumptions, limiting conditions and appraiser's certification, my (our) opinion of the defined value of the real property that is
the subject of this report as of 04/13/2022 , which is the effective date of this appraisal, is:
X Single point $ 181,000 Range $ to $ Greater than Less than $
This appraisal is made X "as is," subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed,
subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed subject to the following:
The appraisal of the subject is made in "as is" condition, excluding all personal property.
Produced using ACI software, 800.234.8727 www.aciweb.com This form Copyright © 2005-2016 ACI, a First American Company. All Rights Reserved.
Page 2 of 4 (gPAR™) General Purpose Appraisal Report 3/2017
GPARSUMWOCI_17 04252017
Peggie Nori Collis Christiansen
Residential Appraisal Report File No. 11942022
FEATURE SUBJECT COMPARABLE SALE NO. 4 COMPARABLE SALE NO. 5 COMPARABLE SALE NO. 6
1194 Pine St 1536 Jiroch St
Address Muskegon, MI 49442-3477 Muskegon, MI 49442
Proximity to Subject 0.46 miles SW
Sale Price $ $ 160,000 $ $
Sale Price/Gross Liv. Area $ 0.00 sq. ft. $ 92.27 sq. ft. $ sq. ft. $ 0.00 sq. ft.
Data Source(s) Flexmls
Verification Source(s) Deed Records/Online
VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment
Sale or Financing ArmLth
Concessions Conv;0 0
Date of Sale/Time 08/19/2021 0
Location Urban;Res Urban;Res
Leasehold/Fee Simple Fee Simple Fee Simple
Site 4134 sf 7318 sf 0
View Residential Residential
Design (Style) 2Unit Colonial Cape Cod 0
Quality of Construction Average Average
Actual Age 92 yrs (estimate) 92 yrs (estimate) 0
Condition Above Average Above Average 7,500
Above Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths
Room Count 11 6 2.2 6 4 3.0 0
Gross Living Area 12 2,916 sq. ft. 1,734 sq. ft. 14,184 sq. ft. sq. ft.
Basement & Finished Part./698 sf Part./670 sf 0
Rooms Below Grade Unfinished Unfinished
Functional Utility Average Average
Heating/Cooling GFWA/C-Air GFWA/C-Air
Energy Efficient Items See Addendum See Addendum
Garage/Carport 2 Car Driveway 2 Car Driveway
Porch/Patio/Deck CPA,CvDeck CPA,Patio 0
Net Adjustment (Total) X + - $ 21,684 + - $ + - $
SALES COMPARISON APPROACH
Adjusted Sale Price Net Adj. 13.6%% Net Adj. % Net Adj. %
of Comparables Gross Adj. 13.6%% $ 181,684 Gross Adj. % $ Gross Adj. % $
Summary of Sales Comparison Approach Sale 4 was given the next most weight being a multi family property sale, close in proximity to the subject, similar in site size, quality,
condition, effective/chronological age, design & external influences with an unfinished partial basement.
Selection of Comparable & Condition Adjustment Comments
All sales are less than 1 mile from the subject in the City of Muskegon and in the same school district as the subject( Muskegon) & all sales are less than 12 months old. All comparable
sales are older multi family detached homes that have been recently updated with access to all the same amenities as the subject and they all have the same external influences as the
subject; Furthermore, sales 2 & 3 have been as significantly updated as the subject & sale 1 & 4 although having been recently updated their level of updating is not as significant as the
subject & therefore, moderate condition adjustment are warranted in this case & these condition adjustments have been made based on the appraisers extensive research/analysis of
matched data pairs, quantitative analysis and the appraisers research & analysis of appeal to market for the subjects market area. The subjects appeal to market is its urban/suburban
location with all the city amenities (schools, public water/sewer, transportation & roads) within close proximity to medium density low impact commercial properties, favored public schools
& Downtown Muskegon; as well as, Muskegon Lake & Lake Michigan . Furthermore, the comparables provided are the most similar available multi family comparables in all major
benchmarks of value, the closest & most recent comparables that after adjustments best represent the subjects place in the market and market value.
Basement/Basement Finish Adjustments
The appraiser has researched the effect of the existence of a partial basement & basement finish on marketability in the subjects market area and per market data the existence of a partial
basement has a positive effect on marketability and basement finish has a positive effect on marketability. Therefore, all comparables have a unfinished basement & no adjustments are
required based on the appraisers extensive research/analysis of matched data pairs, quantitative analysis and the appraisers research & analysis of appeal to market for the subjects
market area.
Search Parameters: In the preparation of this report the appraiser researched multi-family property sales in a 2 mile radius from the subject, in the City of Muskegon over the past 12
months. Due to the lack of significantly recently update sales in the subjects market all design types were given consideration in the 1,400 - 3,000 sq foot range. No major geographic
boundaries were crossed in the selection of comparables. All Sales presented are located in the city of Muskegon, in the same school district (Muskegon )as the subject.
Special Comments:
There is no evidence in the market data that indicates an adjustment is warranted for bedroom or bath counts for MultiFamily properties in the subjects broader market area & therefore, no
adjustments for bed or bath counts are warranted and have not been made based on the appraisers extensive research/analysis of matched data pairs, quantitative analysis and the
appraisers research & analysis of appeal to market for the subjects market area.
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Additional Comparables (gPAR™) General Purpose Appraisal Report 3/2017
GPARSUMWOCI_17 04252017
ADDENDUM
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
Conditions of Appraisal
Purpose & Intended Users
This appraisal is made "as is" and is to be utilized as a guide for lending purposes only. This report has been completed for
the exclusive use of the client (City of Muskegon) and those parties noted in the limiting conditions and certification. The
appraiser is not responsible for the unauthorized use of this report.
In the normal course of business, the appraiser attempted to obtain an adequate amount of information regarding the
subject and comparable properties. Comparable property data was generally obtained from third-party sources (MLS).
Consequently, this information should be considered an "estimate" unless otherwise noted by the appraiser.
This appraisal report form is intended to comply with the reporting requirements set forth under Standards Rule 2-2(a) of the
Uniform Standards of Professional Appraisal Practice for an Appraisal Report.
In Michigan, appraisers are required to be licensed/certified and are regulated by the Department of Licensing and
Regulatory Affairs, P.O. Box 30018, Lansing, MI 48909.
Additional Certification
Prior Valuation Services Provided - The appraiser of this report, as indicated in the signature section, HAS NOT provided
valuation services for the subject property in the 36 months prior to the acceptance date of this report.
Exposure Time Comment
A reasonable exposure time for the subject property at the opinion of value indicated is estimated to be 20 days and was
derived using an analysis of the current absorption rate and median days on market as indicated in the Market Conditions
Section (Page 1).
Neighborhood Description
The subject is located in the city of muskegon in Mclauglin Neighborhood which is bordered by Apple Ave to the north,
Laketon Ave to the South, Wood St to the East and Peck St to the West. McLaughlin Neighborhood is a market area that is
currently in what is commonly referred to as the revitalization period of a neighborhoods life cycle with many existing homes
being renovated/updated, some new single family homes, new condos & apartments are being constructed, as well as,
updating of public areas, city amenities, streets & recreational areas. Many new commercial business have recently opened
in the Apple Ave shopping area. Although, McLaughlin Neighborhood is an older neighborhood it is located near favored
schools, transportation corridors, downtown, entertainment, cultural & employment centers, it has a strong potential for a
total revitalization. It is a neighborhood that was once in decline & is in the beginning stages of revitalization. The subject &
comparables appeal to market is its quiet setting in a mixed commercial/residential urban market area with access to city
amenities, transportation corridors, popular shopping districts, public transportation and favored schools.
The subject is located close in proximity to several employment, shopping/dining districts & large entertainment facility
(Frauenthal Center/Walker Arena/Hackley Library/Museums) in Downtown Muskegon, as well as, several major
thoroughfares & Muskegon Lake water frontage, as well as, being approx. 5 miles from Lake Michigan (Pere Marquette
Beach). Furthermore, the subject's proximity to Apple Ave & US 31 has no negative effect on the subject's marketability
giving the subject easy access to a number of larger communities along the interstates & allows for many employment
opportunities in the cities of Muskegon, Fruitport, Spring Lake, Grand Haven & Holland. Being located in the City of
Muskegon's McLaughlin neighborhood the subject has good access to (within .5 to 3 miles) employment, schools &
entertainment. Some of the employment, schools & recreational activities include: The County & City offices, US Post Office,
the Muskegon Harbor & Dock, Hackley Public Library, Muskegon County Museum, Muskegon Museum of Art, the historic
Frauenthal Theatre, Downtown shopping district, the LC Walker Arena, Hackley Park & Heritage landing (both concert &
event venues). Furthermore the subject is located approx. 0.6 miles to Muskegon High School. Muskegon Community
College & Baker College are approx. 2.5 miles northeast of the subject.
Highest and Best Use
The highest and best use for the subject as improved was determined to be its present use as a single family residence.
This use is legally permissible; it is the only legal use under the current zoning regulations. It is physically possible; there are
no topological or engineering considerations evident which would prevent this use. It is financially feasible; local financing for
such improvements is readily available at prevailing rates. And it is maximally productive, in that it returns maximum benefit
to the owner and to the community.
Additional Features
The dwelling appears to have a standard compliment of energy efficient items. These items are consistent with market
expectations in the subject neighborhood for improvements of similar age, quality and price range.
Energy Efficient Items
No significant differences between the subject and comparables existed; therefore, no adjustment for energy efficient items
were warranted.
Sales or Financing Concessions Comments:
Sales or financing concessions adjustments reflect the difference between what the comparables actually sold for with the
sales or financing concessions and what they would have sold for without the concessions. The dollar amount of the
adjustments is an approximate amount of the reaction of the market to the concessions. Due to the appraiser determining
per the subjects market data that the amount of the adjustment or lack of an adjustment, for each comparable with sales or
financing concessions should be equal to any increase in the purchase price of the comparable that the appraiser
determines to be attributable to the concessions a negative dollar adjustments for sales concessions was warranted per
market data and the amount of an adjustments to the comparable sales is not based on how typical the concessions might
be for a segment of the market area. Large sales or financing concessions can be relatively typical in a particular segment of
the market and still result in sale prices that reflect more/less than the value of the real estate. Adjustments based on
dollar-for-dollar deductions that are equal to the cost of the concessions to the seller, as a strict cash equivalency approach
would dictate, are not appropriate & have not been made in this case.
Time Adjustment Comments
Addendum Page 1 of 2
ADDENDUM
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
Despite an overall slight price increase trend for sales in the subjects broader market area (City of Muskegon), the most
recent sales prices for the current 6 month period(for the subjects market area) changes are not consistently increasing and
price changes are too minor & too inconsistent to extrapolate a reliable time adjustment percentage that would be a
significant factor in determining current market value. Current sales prices tend to be stable (not increasing or decreasing).
The inconsistent sales price changes to the subjects market over the prior 6 months are minor and inconsistent and these
slight increases/decreases are likely due to nothing more important than natural market cycles & the appraiser was unable
to extrapolate a reliable consistent, significant time adjustment from the market data, therefore, no current comparable sales
(within prior 6 months) warrant a time adjustment per market data. Due to the appraisers research of market trends and
analysis stated above the appraiser has not made unwarranted (per market data) time adjustments.
Verification Source Comments(GLA, Room Counts,Site Size)
All comparables GLA & room counts are taken from the MLS, the Online Township Records are considered less reliable in
this case due to the use of formulas & original blueprints to determine GLA & to derive room counts & a lack of regular
updating of online site; therefore the MLS is considered more accurate & adequately supported source for GLA & room
counts in this case.
The subject & comparables site size was derived from GIS mapping and from the Muskegon County online deed records
site sketches and appear to be accurate & adequately supported.
The subjects GLA presented in this report is the appraisers measured GLA which is considered more reliable then the
MLS/County Deed Records GLA, due to the fact that the appraiser has physically measured the subject using the
approved/standardized ANSI measuring technique.
FEMA Comments
Per FEMA Disaster Declarations Page Muskegon County has not had a FEMA Disaster Declaration in the Past 2 years. The
subject and comparables have not been affected by any disaster. Furthermore, per the EPA online search page the subject
city water has not been contaminated by PFAs. The State of Michigan FEMA Declaration of a state of emergency due to the
Covid 19 pandemic does not appear to have an effect on marketability in the subjects market area per market data sales
trend analysis.
Appraisal Interior/Exterior Inspection Comments
The appraiser made an interior/exterior inspection of all readily accessible areas of the subject property improvements.
Appraiser did not make entry into attic/scuttle or crawl space and did not move any personal property or furniture. Appraiser
has noted all readily observable conditions of the subject property that is conditions that are immediately noticeable and
discernible during a typical site visit. Appraiser is not responsible for determining the functionality of appliances or
mechanical systems. The appraiser is not a home inspector and the appraisal report is not a home inspection. The appraiser
only performed a visual observation of accessible areas and the appraisal report cannot be relied upon to disclose
conditions and/or defects in the functionality of appliances or mechanical systems.
Addendum Page 2 of 2
Peggie Nori Collis Christiansen
Residential Appraisal Report File No. 11942022
Scope of Work, Assumptions and Limiting Conditions
Scope of work is defined in the Uniform Standards of Professional Appraisal Practice as " the type and extent of research and analyses in an
assignment." In short, scope of work is simply what the appraiser did and did not do during the course of the assignment. It includes, but is not
limited to: the extent to which the property is identified and inspected, the type and extent of data researched, the type and extent of analyses applied
to arrive at opinions or conclusions.
The scope of this appraisal and ensuing discussion in this report are specific to the needs of the client, other identified intended users and to the
intended use of the report. This report was prepared for the sole and exclusive use of the client and other identified intended users for the identified
intended use and its use by any other parties is prohibited. The appraiser is not responsible for unauthorized use of the report.
The appraiser's certification appearing in this appraisal report is subject to the following conditions and to such other specific conditions as are
set forth by the appraiser in the report. All extraordinary assumptions and hypothetical conditions are stated in the report and might have affected the
assignment results.
1. The appraiser assumes no responsibility for matters of a legal nature affecting the property appraised or title thereto, nor does the appraiser render any opinion as to the title, which is
assumed to be good and marketable. The property is appraised as though under responsible ownership.
2. Any sketch in this report may show approximate dimensions and is included only to assist the reader in visualizing the property. The appraiser has made no survey of the property.
3. The appraiser is not required to give testimony or appear in court because of having made the appraisal with reference to the property in question, unless arrangements have been
previously made thereto.
4. Neither all, nor any part of the content of this report, copy or other media thereof (including conclusions as to the property value, the identity of the appraiser, professional designations,
or the firm with which the appraiser is connected), shall be used for any purposes by anyone but the client and other intended users as identified in this report, nor shall it be conveyed by
anyone to the public through advertising, public relations, news, sales, or other media, without the written consent of the appraiser.
5. The appraiser will not disclose the contents of this appraisal report unless required by applicable law or as specified in the Uniform Standards of Professional Appraisal Practice.
6. Information, estimates, and opinions furnished to the appraiser, and contained in the report, were obtained from sources considered reliable and believed to be true and correct.
However, no responsibility for accuracy of such items furnished to the appraiser is assumed by the appraiser.
7. The appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil, or structures, which would render it more or less valuable. The appraiser assumes
no responsibility for such conditions, or for engineering or testing, which might be required to discover such factors. This appraisal is not an environmental assessment of the property and
should not be considered as such.
8. The appraiser specializes in the valuation of real property and is not a home inspector, building contractor, structural engineer, or similar "expert", unless otherwise noted. The appraiser
did not conduct the intensive type of field observations of the kind intended to seek and discover property defects. The viewing of the property and any improvements is for purposes of
developing an opinion of the defined value of the property, given the intended use of this assignment. Statements regarding condition are based on surface observations only. The
appraiser claims no special expertise regarding issues including, but not limited to: foundation settlement, basement moisture problems, wood destroying (or other) insects, pest infestation,
radon gas, lead based paint, mold or environmental issues. Unless otherwise indicated, mechanical systems were not activated or tested.
This appraisal report should not be used to disclose the condition of the property as it relates to the presence/absence of defects. The client is invited and encouraged to employ qualified
experts to inspect and address areas of concern. If negative conditions are discovered, the opinion of value may be affected.
Unless otherwise noted, the appraiser assumes the components that constitute the subject property improvement(s) are fundamentally sound and in
working order.
Any viewing of the property by the appraiser was limited to readily observable areas. Unless otherwise noted, attics and crawl space areas were not accessed. The appraiser did not move
furniture, floor coverings or other items that may restrict the viewing of the property.
9. Appraisals involving hypothetical conditions related to completion of new construction, repairs or alteration are based on the assumption that such completion, alteration or repairs will
be competently performed.
10. Unless the intended use of this appraisal specifically includes issues of property insurance coverage, this appraisal should not be used for such purposes. Reproduction or
Replacement cost figures used in the cost approach are for valuation purposes only, given the intended use of the assignment. The Definition of Value used in this assignment is unlikely
to be consistent with the definition of Insurable Value for property insurance coverage/use.
11. The ACI General Purpose Appraisal Report (GPAR™) is not intended for use in transactions that require a Fannie Mae 1004/Freddie Mac 70 form,
also known as the Uniform Residential Appraisal Report (URAR).
Additional Comments Related To Scope Of Work, Assumptions and Limiting Conditions
Produced using ACI software, 800.234.8727 www.aciweb.com This form Copyright © 2005-2016 ACI, a First American Company. All Rights Reserved.
Page 3 of 4 (gPAR™) General Purpose Appraisal Report 3/2017
GPARSUMWOCI_17 04252017
Peggie Nori Collis Christiansen
Residential Appraisal Report File No. 11942022
Appraiser's Certification
The appraiser(s) certifies that, to the best of the appraiser's knowledge and belief:
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are the appraiser's personal, impartial, and unbiased
professional analyses, opinions, and conclusions.
3. Unless otherwise stated, the appraiser has no present or prospective interest in the property that is the subject of this report and has no personal interest with respect to the parties
involved.
4. The appraiser has no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.
5. The appraiser's engagement in this assignment was not contingent upon developing or reporting predetermined results.
6. The appraiser's compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of
the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.
7. The appraiser's analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.
8. Unless otherwise noted, the appraiser has made a personal inspection of the property that is the subject of this report.
9. Unless noted below, no one provided significant real property appraisal assistance to the appraiser signing this certification. Significant real property appraisal assistance provided by:
Prior Valuation Services Provided - The appraiser of this report, as indicated in the addendum section, HAS NOT provided valuation
services for the subject property in the 36 months prior to the acceptance date of the assignment. I have no current or prospective
interest in the subject property or the parties involved; as an appraiser or in any capacity.
Additional Certifications:
Definition of Value: X Market Value Other Value:
Source of Definition: FNMA (Fannie Mae) - Secondary Market Definition
DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open market
under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is
not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of
title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed
or well advised, and each acting in what he or she considers his or her own best interest; (3) a reasonable time is allowed for
exposure in the open market; (4) payment is made in terms of cash in U. S. dollars or in terms of financial arrangements
comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative
financing or sales concessions* granted by anyone associated with the sale.
ADDRESS OF THE PROPERTY APPRAISED:
1194 Pine St
Muskegon, MI 49442-3477
EFFECTIVE DATE OF THE APPRAISAL: 04/13/2022
APPRAISED VALUE OF THE SUBJECT PROPERTY $ 181,000
APPRAISER SUPERVISORY APPRAISER
Signature: Signature:
Name: Peggie Nori Collis Christiansen Name:
Company Name: D/B/A Great Lakes Residential Appraisers Company Name:
Company Address: 920 W Hackley Ave Company Address:
Muskegon, MI 49441
Telephone Number: 231-286-6980 Telephone Number:
Email Address: [email protected] Email Address:
State Certification # State Certification #
or License # 1203075259 or License #
or Other (describe): State #: State:
State: MI Expiration Date of Certification or License:
Expiration Date of Certification or License: 07/31/2022 Date of Signature:
Date of Signature and Report: 04/24/2022 Date of Property Viewing:
Date of Property Viewing: 04/13/2022 Degree of property viewing:
Degree of property viewing: Interior and Exterior Exterior Only Did not personally view
X Interior and Exterior Exterior Only Did not personally view
Produced using ACI software, 800.234.8727 www.aciweb.com This form Copyright © 2005-2016 ACI, a First American Company. All Rights Reserved.
Page 4 of 4 (gPAR™) General Purpose Appraisal Report 3/2017
GPARSUMWOCI_17 04252017
Great Lakes Residential Appraisers
FLOORPLAN SKETCH
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
PLAT MAP
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
CITY OF MUSKEGON ZONING MAP
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
FLOOD MAP
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
AERIAL MAP
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
LOCATION MAP
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
SUBJECT PROPERTY PHOTO ADDENDUM
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
FRONT VIEW OF
SUBJECT PROPERTY
Appraised Date: April 13, 2022
Appraised Value: $ 181,000
REAR VIEW OF
SUBJECT PROPERTY
STREET SCENE
PHOTO ADDENDUM
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
Opposite Street View Side View
Side View Kitchen - (Unit A - second level)
Second View of Kitchen (Unit A - second level) Dining Area (Unit A - second level)
Produced using ACI software, 800.234.8727 www.aciweb.com PHT6
PHOTO ADDENDUM
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
Living Room (Unit A - second level) Den (Unit A - second level)
Bedroom (Unit A - second level) Bedroom (Unit A - second level)
Bedroom (Unit A - second level) Bathroom (Unit A - second level)
Produced using ACI software, 800.234.8727 www.aciweb.com PHT6
PHOTO ADDENDUM
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
Second View of Bathroom (Unit A - second level) 1/2 Bath (Unit A - second level)
Laundry Area (Unit A - second level) Furnace (Unit A - second level)
Water Heater (Unit A - second level) Electrical Box (Unit A - second level)
Produced using ACI software, 800.234.8727 www.aciweb.com PHT6
PHOTO ADDENDUM
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
Foyer (Unit A - second level) Kitchen (Unit B - main level)
Second View of Kitchen (Unit B - main level) Dining Area (Unit B - main level)
Living Room (Unit B - main level) Bedroom (Unit B - main level)
Produced using ACI software, 800.234.8727 www.aciweb.com PHT6
PHOTO ADDENDUM
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
Bedroom (Unit B - main level) Bedroom (Unit B - main level)
Bathroom (Unit B - main level) 1/2 Bath (Unit B - main level)
Laundry Area (Unit B - main level) Foyer (Unit B - main level)
Produced using ACI software, 800.234.8727 www.aciweb.com PHT6
PHOTO ADDENDUM
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
Foyer (Unit B - main level) Unfinished Basement (Unit B)
Furnace (Unit B - basement) Water Heater (Unit B - basement)
Electrical Box (Unit B - main level) Central Air Unit
Produced using ACI software, 800.234.8727 www.aciweb.com PHT6
PHOTO ADDENDUM
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
Second Central Air Unit
Produced using ACI software, 800.234.8727 www.aciweb.com PHT6
COMPARABLE PROPERTY PHOTO ADDENDUM
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
COMPARABLE SALE #1
1123 Pine St
Muskegon, MI 49442
Sale Date: 03/11/2022
Sale Price: $ 160,000
COMPARABLE SALE #2
1621 Terrace St
Muskegon, MI 49442
Sale Date: 12/27/2021
Sale Price: $ 180,000
COMPARABLE SALE #3
201 Merrill Ave
Muskegon, MI 49441
Sale Date: 03/15/2022
Sale Price: $ 161,000
COMPARABLE PROPERTY PHOTO ADDENDUM
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
COMPARABLE SALE #4
1536 Jiroch St
Muskegon, MI 49442
Sale Date: 08/19/2021
Sale Price: $ 160,000
COMPARABLE SALE #5
Sale Date:
Sale Price: $
COMPARABLE SALE #6
Sale Date:
Sale Price: $
AIR/USPAP CERTIFICATION
GEOGRAPHIC COMPETENCY STATEMENT
Borrower: File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
Lender: City of Muskegon
By submitting this report, I confirm that these services were completed in compliance of
all AIR, FIRREA, USPAP, and Dodd-Frank regulations.
I make the following statements:
Appraisers USPAP/A.I.R
I have no current or prospective interest in the subject property or the parties involved; and no services
were performed by the appraiser within the 3 year period immediately preceding acceptance of this
assignment, as an appraiser or in any capacity.
If any of this information is to the contrary, I have appropriately commented and remarked in my report.
AIR Statement:
No employee, director, officer, or agent of the lender, or any other third party acting as joint venture partner, independent contractor,
appraisal management company, or partner on behalf of the lender, shall influence or attempt to influence the development,
reporting, result or review of an appraisal through coercion extortion, collusion, compensation, instruction, inducement, intimidation,
bribery, or in any other manner.
I have not been contacted by anyone other than the intended user (lender/client as identified on the first page of the report), borrower
or designated contact to make an appointment to enter the property. I agree to immediately report any unauthorized contacts either
personally by phone or electronically to City of Muskegon.
XI FIRREA
Title XI FIRREA compliance statement: Appraiser certifies that the appraisal was prepared in accordance
with the requirements of Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act of
1989, as amended (12 U.S.C. 3331 et seq), and any implementing regulations.
Geographic Competency Statement:
The subject property is located approx. 2 miles from my office. This assignment requires geographic competency as part of the
scope of work. I have spent sufficient time in the subjects market and understand the nuances of the local market and the supply and
demand factors relating to the specific property type and the location involved. Such understanding will not be imparted solely from a
consideration of specific data such as demographics, costs, sales and rentals. The necessary understanding of local market
conditions provides the bridge between a sale and a comparable sale or a rental and a comparable rental.
Appraiser: Supervisory Appraiser:
Name: Peggie Nori Collis Christiansen Name:
Additional Text Addendum Produced using ACI software, 800.234.8727 www.aciweb.com TXT4 01282013
LICENSE
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
E & O INSURANCE
Client: City of Muskegon File No.: 11942022
Property Address: 1194 Pine St Case No.:
City: Muskegon State: MI Zip: 49442-3477
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
Peggie Collis Christiansen - DBA: Great Lakes Residential Appraisers
File No. 11942022
********* INVOICE *********
File Number: 11942022 04/24/2022
Hope Griffith
City of Muskegon
933 Terrace St, Room 202
Muskegon, MI 49440
Invoice # : 11922022
Order Date :
Reference/Case # :
PO Number :
SUBJECT PROPERTY:
1194 Pine St
Muskegon, MI 49442-3477
Appraisal Fee: Market Value $ 350.00
$
--------------
Invoice Total $ 350.00
State Sales Tax @ $ 0.00
Deposit ($ )
Deposit ($ )
--------------
Amount Due $ 350.00
Terms: DUE UPON RECEIPT
Please Make Check Payable To:
Peggie Christiansen
920 W Hackley
Muskegon, MI 49441
Fed. I.D. #: 366-88-9647
Prepared By: Peggie Nori Collis-Christiansen- Licensed Residential Appraiser
[email protected]
920 W. Hackley Ave, Muskegon, MI 49441 Phone:231-286-6980
Order Form
General Status:
File No.: 11942022 Loan Type: Dates
Case No: Job Type: Ordered:
Client File No.: Property Type: Due:
ORDER INFORMATION
Tracking No.: Form Type: Assigned:
Filename: C:\Users\Wayne2015\Dropbox\11942022.aci Inspected: 04/13/2022
Property Information Reviewed:
Address: 1194 Pine St Signed: 04/24/2022
City: Muskegon County: Muskegon St: MI Zip: 49442-3477 Fax/EDI:
Location: Map No:26-121 Census: 0005.00 Delivered:
Legal: CITY OF MUSKEGON REVISED PLAT OF 1903 S 1/2 LOT 2 BLK 245 Invoiced: 04/24/2022
Sale Price: X Refinance Loan Amt.: Date of Sale: User Defined:
Rooms: 11 Bedrooms: 6 Baths: 2.2 Appraised Value: $181,000 Cancelled:
Borrower First: Last: Owner: City of Muskegon Paid:
Client Information X Ordered By X Bill To Send To
Client: City of Muskegon Billing Information
Branch: Invoice No.: 11922022
Address: 933 Terrace St, Room 202 Fee: $350.00
City: Muskegon State: MI Zip: 49440
Phone: Fax:
Contact: Hope Griffith
CLIENT
Misc:
Client Information Bill To Send To
Client: Tax: $0.00
Branch: Total Amount: $350.00
Address: Payment 1:
City: State: Zip: Check #: Date:
Phone: Fax: Payment 2:
Contact: Check #: Date:
Misc: Due: $350.00
Appraiser/Broker Information
Name: Peggie Nori Collis Christiansen Supervisor:
NAME
Cert #: State: MI Cert #: State:
License #: 1203075259 State: MI License #: State:
Exp. Date: 07/31/2022 Exp. Date:
Primary Contact Information
Primary Contact: Home Phone:
Best time to call: Work Phone:
Secondary Contact Information
Secondary Contact: Home Phone:
Best time to call: Work Phone:
Special Instructions
INSTRUCTIONS/CONTACTS
Comments
COMMENTS
Produced using ACI software, 800.234.8727 www.aciweb.com order 04182018
Thumbnails File No. 11942022
Subject Front View Title Subject Rear View
Subject Street Scene Extra Photo 1 Extra Photo 2
Extra Photo 3 Extra Photo 4 Extra Photo 5
Extra Photo 6 Extra Photo 1 Extra Photo 2
Extra Photo 3 Extra Photo 4 Extra Photo 5
Extra Photo 6 Extra Photo 1 Extra Photo 2
Thumbnails File No. 11942022
Extra Photo 3 Extra Photo 4 Extra Photo 5
Extra Photo 6 Extra Photo 1 Extra Photo 2
Extra Photo 3 Extra Photo 4 Extra Photo 5
Extra Photo 6 Extra Photo 1 Extra Photo 2
Extra Photo 3 Extra Photo 4 Extra Photo 5
Extra Photo 6 Extra Photo 1 Extra Photo 2
Thumbnails File No. 11942022
Extra Photo 3 Extra Photo 4 Extra Photo 5
Extra Photo 6 Extra Photo 1 Extra Photo 2
Extra Photo 3 Extra Photo 4 Extra Photo 5
Extra Photo 6 Sales Comp. 1 Sales Comp. 2
Sales Comp. 3 Sales Comp. 4 Sales Comp. 5
Sales Comp. 6 Extra Map Flood Map
Thumbnails File No. 11942022
Plat Map Aerial Map Location Map
Extra Image License Image
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: June 28, 2022 Title: Rezoning 930 W Sherman Blvd
2nd Reading
Submitted By: Mike Franzak Department: Planning
Brief Summary: Request to rezone the property at 930 W Sherman Blvd from B-2, Convenience
and Comparison Business to B-4, General Business, by 930 Sherman, LLC
Detailed Summary: The Planning Commission unanimously recommended approval of the
rezoning.
Amount Requested: Amount Budgeted:
Fund(s) or Account(s): Fund(s) or Account(s):
Recommended Motion: To approve the request to rezone the property at 930 W Sherman Blvd
from B-2, Convenience and Comparison Business to B-4, General Business
Check if the following Departments need to approve the item first:
Police Dept.
Fire Dept.
IT Dept.
For City Clerk Use Only:
Commission Action:
Planning Commission Excerpt
Hearing, Case 2022-11: Request to rezone the property at 930 W Sherman Blvd from B-2, Convenience
and Comparison Business to B-4, General Business, by 930 Sherman, LLC.
SUMMARY
1. The property is zoned B-2 Convenience and Comparison Business. The applicant is requesting to
rezone it to B-4, General Business in order to apply for a special use permit to build and operate a
mini storage facility.
2. The property measures 4.1 acres and hosts a 2,500 sf building.
3. There are two other mini-storage facilities located just to the west. Phase two of construction is
underway at the facility located to the east of the Bat-N-Club. That development reserved the out-
lot fronting Sherman Blvd for commercial development and located the storage in the back,
accessible by an easement.
4. Notice was sent to everyone within 300 feet of this property. At the time of this writing, staff had
not received any comments from the public.
Aerial Map
Zoning Map
CITY OF MUSKEGON
MUSKEGON COUNTY, MICHIGAN
ORDINANCE NO.
An ordinance to amend the zoning map of the City to provide for a zone change for 930 W Sherman Blvd from B-2 to
B-4
THE CITY COMMISSION OF THE CITY OF MUSKEGON HEREBY ORDAINS:
The zoning map of the City of Muskegon is hereby amended to change the zoning for 930 W Sherman Blvd from B-2 to
B-4.
CITY OF MUSKEGON SEC 36 T10N R17W PRT SE 1/4 SE 1/4 COM @ SE COR SD SEC TH W ALG S LN 670.70
FT TO E LN FOR POB TH N 00D 33M W 850.70 FT TH W 220 FT TH S 00D 33M E 850.90 FT TO S LN SD SEC TH
E 220 FT TO POB EXC S 33 FT FOR RD
This ordinance adopted:
Ayes:
Nayes:
Adoption Date:
Effective Date:
First Reading:
Second Reading:
CITY OF MUSKEGON
By: __________________________
Ann Meisch, MMC
City Clerk
CERTIFICATE (Rezoning 930 W Sherman Blvd from B-2 to B-4)
The undersigned, being the duly qualified clerk of the City of Muskegon, Muskegon County, Michigan, does hereby
certify that the foregoing is a true and complete copy of an ordinance adopted by the City Commission of the City of
Muskegon, at a regular meeting of the City Commission on the 28th day of June 2022, at which meeting a quorum was
present and remained throughout, and that the original of said ordinance is on file in the records of the City of
Muskegon. I further certify that the meeting was conducted and public notice was given pursuant to and in full
compliance with the Michigan Zoning Enabling Act, Public Acts of Michigan No. 33 of 2006, and that minutes were kept
and will be or have been made available as required thereby.
DATED: ___________________, 2022 ________________________________
Ann Meisch, MMC
Clerk, City of Muskegon
Publish Notice of Adoption to be published once within ten (10) days of final adoption.
CITY OF MUSKEGON
NOTICE OF ADOPTION
Please take notice that on June 14, 2022, the City Commission of the City of Muskegon adopted an ordinance
amending the zoning map to provide for the change of zoning for 930 W Sherman Blvd from B-2 to B-4:
CITY OF MUSKEGON SEC 36 T10N R17W PRT SE 1/4 SE 1/4 COM @ SE COR SD SEC TH W ALG S LN 670.70
FT TO E LN FOR POB TH N 00D 33M W 850.70 FT TH W 220 FT TH S 00D 33M E 850.90 FT TO S LN SD SEC TH
E 220 FT TO POB EXC S 33 FT FOR RD
Copies of the ordinance may be viewed and purchased at reasonable cost at the Office of the City Clerk in the City Hall,
933 Terrace Street, Muskegon, Michigan, during regular business hours.
This ordinance amendment is effective ten days from the date of this publication.
Published ____________________, 2022 CITY OF MUSKEGON
By ___________________________
Ann Meisch, MMC
City Clerk
---------------------------------------------------------------------------------------------------------------------
PUBLISH ONCE WITHIN TEN (10) DAYS OF FINAL PASSAGE.
Account No. 101-80400-5354
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: June 28, 2022 Title: Transmittal of 2022-23 Proposed
Budget
Submitted By: Ken Grant Department: Finance
Brief Summary: At this time staff is transmitting to the City Commission the proposed budget for
fiscal year 2022-23 which starts July 1, 2022. Both hardcopy and electronic versions of the budget
have been distributed to Commissioners. Additionally, the budget is available for inspection on the
City’s website and at the City Clerk’s office.
The proposed budget was reviewed in detail with staff at the June 13, 2022 work session. A public
hearing on the budget was held at the regular Commission meeting on June 14, 2022. City
ordinance requires that the budget be adopted by the Commission on or before the second
Commission meeting in June.
https://www.muskegon-mi.gov/cresources/combined-report-for-commissioners.pdf
Detailed Summary: N/A
Amount Requested: N/A Amount Budgeted: N/A
Fund(s) or Account(s): N/A Fund(s) or Account(s): N/A
Recommended Motion: To approve the proposed budget for fiscal year 2022-23.
For City Clerk Use Only:
Commission Action:
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: June 28, 2022 Title: Housing Board of Appeals, Demolitions
Submitted By: Interim Director Andrew Rush Department: Public Safety
Brief Summary: This is to request that the City Commission concur with the findings of the Housing
Board of Appeals that the structures are unsafe, substandard, a public nuisance and that they be
demolished within 30 days. It is further requested that administration be directed to obtain bids for
the demolition of the structures and that the Mayor and City Clerk be authorized and directed to
execute a contract for demolition with the lowest responsible bidder or staff may issue infraction
tickets to the owner, agent or responsible party if they do not demolish the structure.
Detailed Summary:
Amount Requested: BIDS Amount Budgeted: not applicable (if needed)
Fund(s) or Account(s): 101-80387-5356 Fund(s) or Account(s):
Recommended Motion: To concur with the Housing Board of Appeals decision to demolish.
Check if the following Departments need to approve the item first:
Police Dept. ☒
Fire Dept. ☐
IT Dept. ☐
For City Clerk Use Only:
Commission Action:
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: June 21, 2022 Title: 4th Quarter Budget Reforecast
Submitted By: Kenneth Grant Department: Finance
Brief Summary: At this time staff is asking for approval of the 4th Quarter Budget Reforecast for the
FY2021-22 budget year.
Detailed Summary: Staff has prepared the 4th Quarter Budget Reforecast a memo outlining some
of the highlights is attached.
Amount Requested: n/a Amount Budgeted: n/a
Fund(s) or Account(s): Fund(s) or Account(s):
Recommended Motion: To approve the 4th Quarter FY2021-22 Budget Reforecast as presented.
Check if the following Departments need to approve the item first:
Police Dept.
Fire Dept.
IT Dept.
For City Clerk Use Only:
Commission Action:
Memo
To: City Commissioners
From: Finance Director
Date: 6/21/2022
Re: FY2021-22 4th Quarter Budget Reforecast
Highlights of 4th Quarter Budget Reforecast:
General Fund
Revenues:
Income Tax collections have been better than projected for the 4th Quarter. The Income Tax Revenue
has been adjusted up to $9,300,000. Income tax revenue projections were originally budgeted for
$9,100,000 this year.
State Replacement Revenue for Personal Property Taxes has been adjusted to $929,000 they were
originally budget for $800,000
Bond Proceeds has been adjusted down toe $289,176 from $1,085,275. Most of the revenue was
collected in the previous year.
Expenditures:
The Contributions Department budget has been increased by $88,600. Some of the significant changes
were primarily for the Neighborhood Associations Grants. Their year-end expenses expected to be
$227,000 they were originally budgeted $150,000. Port City Football was excluded from the original
budget. We are expected to pay them $5,000 this fiscal year. Rate increases were updated to the
Muskegon Area Transit (Regular and Micro)
Police and Fire salaries were adjusted up again based on actual payroll figures.
City Attorney fees are higher based on additional hourly fees. Projected costs thru the end of the year is
$505,000. The original budgeted amount was $380,000. Last year we paid them $431,002.
Page 1
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: 6/28/2022 Title: 2022 Long Term Goal Adoption
Submitted By: LeighAnn Mikesell Department: City Manager
Brief Summary:
Staff is seeking approval of the long term goals for 2022-2027.
Detailed Summary:
Staff and commissioners met on April 15 to create a shared vision of the future with major goals
key objectives, and one year tasks. After receiving the report from our facilitator, Lew Bender, city
division and department heads developed a draft City Commission Vision for 2022-2027. The
vision includes four major goals: Destination Community & Quality of Life, Economic Development,
Housing, and Business, Community Connection, and Financial Infrastructure. Staff reviewed the
draft vision with commissioners at the June work session and have modified the document based
on comments received. Changes are highlighted in yellow. The final version is presented for
approval at this time.
Amount Requested: None Amount Budgeted: N/A
Fund(s) or Account(s): N/A Fund(s) or Account(s): N/A
Recommended Motion: to approve the City Commission Vision for 2022-2027
Check if the following Departments need to approve the item first:
Police Dept.
Fire Dept.
IT Dept.
For City Clerk Use Only:
Commission Action:
CITY COMMISSION VISION 2022-2027
SUBMITTED TO THE
MUSKEGON CITY COMMISSION
JUNE 2022
OVERVIEW
In April 2022, the City Commission convened with division and department heads to discuss
a five-year vision for the City. This document summarizes the process used and goals selected
for focus in the coming 5 years.
Prior to the April meeting, commissioners completed an analysis of Strengths, Weaknesses,
Opportunities, and Challenges, and staff provided input on their top challenges and goals for
their individual departments as well as top goals for the city at large.
On Friday, April 15, 2022, the leadership team of the City of Muskegon, consisting of the
Mayor, City Commissioners, City Manager, and Department Heads, met to create a shared
vision of the future with major goals, key objectives, and one-year tasks. The following
summary reflects the discussion's main points that take the City forward.
VISION TOUR
Commissioners and staff worked together to develop a vision for the future of Muskegon.
Three small groups captured ideas and then met as a whole to refine a shared vision. In 2027,
a visitor touring the City of Muskegon will see the following:
• Diversity – neighborhoods, businesses, and city staff are reflective of the larger
community
• Economic opportunities – a wide variety of jobs are available for current and future
residents; developers see the community as a good and safe place to invest
o Youth-focused – the community is dedicated to helping youth reach their
potential
o Seasonal balance – community activity and commerce is balanced across all
seasons
o Creating micro commercial areas to fit into each neighborhood
• Communication – neighbors, workers, businesses owners, and visitors have easy
access to information
• Blight is cleaned up – all neighborhoods are improving and attractive
• Events and activities throughout the city, providing diverse options and through all
seasons
• A train from Chicago to Muskegon – progress toward passenger transit service
between Muskegon and Chicago
• Improved public access to Muskegon Lake – public access exists throughout the
shoreline with a variety of ways to interact with the lake
• Additional retail incubators – small retail spaces (much like those at the Western
Market) are available near the NOAA station at Pere Marquette Park
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• Community connection – additional sources of communication between the residents
and the City including better use of technology and development of a city newsletter
• Increased election engagement – more residents are voting, running for office,
working on campaigns, working at the polls, or otherwise engaged in election
processes; additional use of election trailer
• Improved connectivity between downtown and the waterfront and between
downtown, other commercial corridors, and the beaches – idea for water taxis,
implementation of the Imagine Muskegon Lake Plan
• Progress on the current economic development projects
- Windward Pointe
- Harbor 31 Business Park
- The Docks
- Hartshorn Marina Village
- Adelaide Pointe
- The Leonard Phases II & III
- Lakeview Lofts Phase II
- 1144 Third Street
- Ameribank Building (880 First St)
- Watermark Building
- Huntington Bank Building
- former McDonald's (122 W. Muskegon)
- Catholic Charities Building (1095 Third Street)
- 790 Terrace
- 902 Pine Street
- Morris St lot redevelopment
- Port City Industrial Park Expansion
- Infill Housing with continued focus on attainability for all residents
• More integrated community – reduce segregation based on economic status and
ethnicity
• Education and engagement in neighborhoods – all neighborhood associations are
active and work together with city staff
• Improved perception of and partnership with Muskegon Public Schools as an
institution
• Develop and support other commercial corridors outside of the downtown
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• Western Avenue is full and diverse – there are no remaining vacant lots, and the
residents and businesses better reflect the diverse community
• Infill housing – greatly reduce the number of buildable vacant lots in neighborhoods
• Improved housing at all levels – more housing options, better living conditions
• Decrease the burden on residents to support infrastructure – secure more federal
resources
MAJOR GOAL AREAS
It is the City Commission’s desire to ensure that all goals, projects, programs, and practices
are implemented in ways that improve racial equity and advance opportunities for all.
2027 GOAL 1: DESTINATION COMMUNITY & QUALITY OF LIFE
Create an environment that puts an emphasis on improving amenities and investing in the
traits that positively affect residents’ quality of life and attract visitors.
Key Focus Areas
Improved access to the waterfront
Improved connections between downtown and the beaches
Passenger transit service to Chicago
Blight cleanup
Enhanced Parks and Recreation Department and Services
Events and activities
Public transportation options (tram, scooters, trolley, biking network)
Public restrooms that remain open
Goal 1 Action Items
Action Item 2022 – 1.1 Set meetings for conversation with Amtrak and Greyhound
Action Item 2022 – 1.2 Investigate water taxi and other downtown to Lake Michigan
circulator vendors
Action Item 2022 – 1.3 Establish a robust Park and Recreation improvement plan
Action Item 2022 – 1.4 Proceed with events and activities
Action Item 2022 – 1.5 Increase grant assistance to neighborhoods to reduce blight
Action Item 2022 – 1.6 Allocation of funds for tram and restrooms
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2027 GOAL 2: ECONOMIC DEVELOPMENT, HOUSING, AND BUSINESS
Create an environment that effectively attracts new residents and retains existing residents
by filling existing employment gaps, attracting new and diverse businesses to the city, and
expanding access to a variety of high-quality housing options in Muskegon.
Key Focus Areas
Diverse housing types
Diversity reflected in businesses and business owners
Improved reputation for inspections department
Micro-commercial areas in neighborhoods
Retain youth within the city
Neighborhood commercial center development
Progress toward completion of ongoing economic development projects
Goal 2 Action Items
Action Item 2022 – 2.1 Include neighborhood commercial center development in
master plan update
Action Item 2022 – 2.2 Pursue funding for food hall at farmer’s market
Action Item 2022 – 2.3 Increase variety of housing types
Action Item 2022 – 2.4 Develop subsidies to improve housing affordability
Action Item 2022 – 2.5 Begin engagement and discussion about chalets at Pere
Marquette Park near NOAA and per the Imagine Muskegon
Lake plan
Action Item 2022 – 2.6 Complete Adelaide Pointe public improvements
Action Item 2022 – 2.7 Investigate options for assisting minority owned businesses
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2027 GOAL 3: COMMUNITY CONNECTION
Create an environment of mutual respect and trust between local government and the
community we serve. Increase communication with residents, workers, business owners, and
visitors to inform, educate, and create opportunities for input.
Key Focus Areas
Enhanced internal and community communication
Focus on neighborhood associations
Foster strong ties among government and community agencies
Help increase public participation
More integrated community
Increased range of options for communications
Staff reflective of the diverse community
Increased election turnout
Goal 3 Action Items
Action Item 2022 – 3.1 Monthly communication with neighborhood associations
Action Item 2022 – 3.2 Increase education and outreach to voters
Action Item 2022 – 3.3 Update and implement internal communication policies
Action Item 2022 – 3.4 Develop a community newsletter
Action Item 2022 – 3.5 Create media content to assist with community engagement
Action Item 2022 – 3.6 Modernize the recruitment strategy
2027 GOAL 4: FINANCIAL INFRASTRUCTURE
Create an environment that naturally affects the city’s revenues in a positive manner, with a
focus on reclaiming city investments in housing, nurturing startup projects proposed
throughout the city, and exploring staff recommendations related to new revenues.
Key Focus Areas
Decrease infrastructure burden on residents
Sustainability in financial practices and infrastructure
Increase revenue
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Goal 4 Action Items
Action Item 2022 – 4.1 Identify specific major capital projects across all departments
Action Item 2022 – 4.2 Take advantage of external revenue sources
Action Item 2022 – 4.3 Complete study of sewer and water rates
Action Item 2022 – 4.4 Improve the budget process to maintain focus throughout the
year
Action Item 2022 – 4.5 Investigate options to improve environmental sustainability
for projects within the city
IMPLEMENTATION
Once adopted, the leadership team will discuss the vision and goals at regular intervals to
confirm that the action plan is guiding decision making. A more formal review of the plan
will take place with commissioners near the end of each calendar year, and appropriate
revisions will be made. In annual increments, commissioners and leadership staff will
review progress made on the action items in the previous year and develop new action
items for the coming year. Decisions by commissioners and staff should be guided by this
strategic action plan.
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