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mm MUSKEGON
Agenda Item Review Form
Muskegon City Commission
Commission Meeting Date: May 12, 2026 Title: Recommendation to Award RFP for Grocery
Market Analysis and Needs Assessment
Submitted by: Isabela Gonzalez, Development Department: Economic Development
Analyst
Brief Summary:
Staff recommends awarding a contract to Plante Moran Realpoint in the amount of $30,000 to
complete a Grocery Market Analysis and Needs Assessment. The City issued an uncapped Request
for Proposals to understand the full range of costs for this type of study. Community partners,
including the Muskegon Lakeshore Chamber of Commerce and Greater Muskegon Economic
Development, support the project and are pursuing grant funding to help offset costs.
Detailed Summary & Background:
In January, the City issued a Request for Proposals (RFP) for a Grocery Market Analysis and Needs
Assessment to better understand local food access, market conditions, and opportunities for future
grocery development. The RFP was issued without a predefined budget in order to assess the full
range of costs and approaches from qualified firms.
This initiative was informed through ongoing discussions with community partners, including the
Muskegon Lakeshore Chamber of Commerce and Greater Muskegon Economic Development, both
of whom have expressed support for the project and are currently pursuing grant funding through
the community foundation to help offset associated costs. As part of these discussions, partners
indicated a willingness to contribute toward the project cost, and the $30,000 proposal from Plante
Moran Realpoint was identified as a feasible shared investment.
In accordance with the City’s purchasing policy, the RFP resulted in thirteen (13) proposals, with bids
ranging from $24,500 to just over $104,000. Late submissions were not considered in compliance with
purchasing requirements. Staff conducted an initial review and shortlisted three firms based on
qualifications, project approach, and cost: Hafezi Capital LLC ($25,000)
New Venture Advisors ($53,000)
Plante Moran Realpoint ($30,000)
Staff also sought input from project partners, including the Muskegon Lakeshore Chamber of
Commerce and Greater Muskegon Economic Development, both of whom expressed a preference
for Plante Moran Realpoint based on the firm’s experience and proposed project team.
Plante Moran Realpoint has proposed a qualified team to lead the market analysis and needs
assessment and demonstrated a strong understanding of the project scope. Staff is recommending
award of the contract in the amount of $30,000. A draft engagement letter outlining the scope of
services is attached for review.
Goal/Action Item:
2027 Goal 1: Destination Community & Quality of Life
Is this a repeat item?:
Explain what change has been made fo justify bringing it back to Commission:
Amount Requested: Budgeted ltem:
$10,000 - $30,000 Yes No X | N/A
Fund(s) or Account(s): Budget Amendment Needed:
101-701-801 Contracted Services Yes No xX | N/A
Recommended Motion:
| move to approve the award of a contract to Plante Moran Realpoint in the amount of $30,000 for
the completion of a Grocery Market Analysis and Needs Assessment, and authorize the Director of
Development Services to execute the agreement.
Approvals: Name the Policy/Ordinance Followed:
Immediate Division X City Purchasing Policy
Head
Information
Technology
Other Division Heads
Communication
Legal Review
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Plante Moran Realpoint
y plante moran 3000 Town Center, Suite 100
Southfield, MI 48075
REALPOINT Tel: 248.223.3500 | Fax: 248.223.3150
pmrealpoint.com
May 15, 2026
VIA EMAIL TO: [email protected]
Mr. Jake Eckholm
Director of Development Services
City of Muskegon
933 Terrace Street
Muskegon, MI, 49440
RE: Proposal for Real Estate Consulting Services For City of Muskegon
Dear Mr. Eckholm:
Thank you for the opportunity to allow Plante Moran Realpoint, L.L.C. (“PMR”) to present this proposal to
provide the Real Estate Consulting Services outlined in this letter (the “Services”) to City of Muskegon
(“Muskegon”).
PMR agrees on behalf of itself and each of its employees that no such person or entity shall represent the
products or services of any related architect, engineer, property owner, landlord, contractor or vendor.
ENGAGEMENT
It is our understanding that the engagement generally will involve providing Real Estate Consulting Services
for the City Grocery Analysis (the “Project”). The consulting services to be provided by PMR for this
engagement are more particularly described in the Scope of Services attached as Exhibit A (the “Services”)
and will be performed subject to the Terms and Conditions attached as Exhibit B.
In preparing this proposal, PMR has made the following key assumptions regarding this engagement. These
key assumptions have been relied upon by PMR in determining the required Scope of Services designated on
Exhibit A, PMR's compensation for its Services, and the terms of this engagement:
= Muskegon will provide, or cause to be provided, full information necessary for PMR’s services.
= PMR shall be entitled to rely on information provided by Muskegon or provided on Muskegon’s
behalf.
= Designated Representative: Muskegon designates Jake Eckholm as Muskegon’s Designated
Representative for the purposes of this engagement, as more fully outlined in Exhibit B.
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Mr. Jake Eckholm Page 2 May 15, 2026
COMPENSATION
PMR will be compensated by Muskegon for its Services in accordance with the payment terms in Exhibit B
as follows:
Consulting Services
Hourly Fee — PMR shall be paid a fee PMR a fee equal to the number of hours worked by
each of PMR’s personnel multiplied by PMR’s current standard hourly rate for such
personnel, but not to exceed Thirty Thousand no / 100 dollars ($30,000.00).
Progress Payments - PMR shall invoice monthly based on the hours worked.
Reimbursable Expenses
PMR shall be reimbursed the actual out of pocket expenses (mileage, travel, reproduction,
etc.) incurred by PMR in the performance of its Services.
PMR’s hourly rates are as follows:
Partner: $405.00 - $635.00
Principal $375.00 - $465.00
Senior Vice President: $285.00 - $400.00
Vice President: $165.00 - $370.00
Senior Consultant: $135.00 - $255.00
Consultant: $130.00 - $215.00
Administrative: $125.00 - $135.00
PMR’s hourly rates are subject to a 5% annual adjustment.
“¥ plante moran
REALPOINT
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Mr. Jake Eckholm Page 3 May 15, 2026
ACCEPTANCE & TERM
To accept this proposal including the terms of this letter and Exhibits A and B attached hereto, please sign
below and return it to me. Upon execution, this proposal (including Exhibits A and B) will become a binding
agreement (the “Agreement”) between Muskegon and PMR.
This Agreement is effective and PMR’s Services will commence as of the Agreement's execution. The term
of the Agreement shall continue until PMR completes its Services.
Should you have any questions please contact me at 248-603-5373.
Sincerely,
PLANTE MORAN REALPOINT, L.L.C.
Toni Mani
Tori Manix
Partner
“PY plante moran
REALPOINT
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Mr. Jake Eckholm Page 4 May 15, 2026
We accept this proposal, including Exhibits A and B attached hereto, which sets forth the entire Agreement
between Muskegon and PMR for the Services specified herein. We acknowledge that such acceptance
creates a binding agreement between Muskegon and PMR.
Accepted and Agreed:
CITY OF MUSKEGON
Jake Eelrolm ; 6/8/2026
By: Jake Eckholm Date
Its: Director of Development Services
“¥ plante moran
REALPOINT
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Exhibit A
Scope of Services
Upon execution of PMR’s proposal dated May 15, 2026, this Exhibit A shall be incorporated into the
Agreement between Plante Moran Realpoint, L.L.C. (“PMR”) and City of Muskegon (“Muskegon”).
Real Estate Consulting Services: The activities constituting PMR’s Real Estate Consulting Services on
behalf of client for the Grocery Market Analysis may be comprised from the following:
1, Benchmarking: Benchmark Muskegon against at least 2 comparable communities in Michigan and
at least 2 in the Midwest that mirror its demographics, income levels, neighborhood structure, and
food access challenges. Identify grocery models have succeeded in these peer markets and
attraction strategies, operational structures, and community engagement practices intended to lead
successful implementation.
2. Market Gap Analysis: Quantify demand for grocery retail by analyzing local household
demographics, which may include income distribution, and consumer expenditure patterns specific
to Muskegon. Using a grocery-specific retail leakage analysis, provide insight into where residents
currently shop and the types of products and formats they leave the city to obtain.
3. Stakeholder Engagement: With guidance from Client regarding stakeholder identification, volume
and format, PMR will facilitate stakeholder engagement intended to inform project deliverables.
4. Retail Development Strategy: provide Client with a retail development plan that may include:
a. Recommended retail categories and niches
b. List of target retailers along with rationale
c. Industry trends, forecasts, and competitive landscape
d. Store location trends and NAICS codes
e. Key statistics, growth projections, and emerging subsectors
f. Suggested locations for targeted retail based on data gathered
5. Marketing Package: development of marketing package that may include:
a. Trade area and customer profile data
b. Demographics and spending patterns
c. Potential locations and site details
d. City amenities, history, and brand positioning
Tax information, leasing rates, incentives, parking, infrastructure
f. Projected sales data and other pertinent details
A-1
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Exhibit B
Terms & Conditions
Upon execution of PMR’s proposal dated May 15, 2026, this Exhibit B shall be incorporated into the
Agreement between Plante Moran Realpoint, L.L.C. (“PMR”) and City of Muskegon (“Muskegon”).
1. PIMMR’s SERVICES:
1.1. PMR’s services (the “Services”) include the consulting services designated in Exhibit A to the
Agreement and additional services, if any, performed by PMR in connection with its engagement
under the Agreement. PMR shall perform the Services in accordance with the Terms and
Conditions in this Exhibit B.
1.2. PMR’s Services are inherently advisory in nature. PMR has no responsibility for, nor do its Services
include, any management decisions or management functions of Muskegon in connection with this
engagement to provide the Services outlined herein. PMR and Muskegon acknowledge that PMR
shall have no authority, express or implied, to enter into written or oral agreements on behalf of
Muskegon, to take any other actions with respect to Muskegon’s projects, transactions, or other
business affairs of Muskegon, or to commit or otherwise obligate Muskegon in any manner
whatsoever. Further, Muskegon acknowledges that Muskegon is responsible for all such
management decisions and management functions; for the evaluation of the adequacy and results
of PMR’s Services and for making decisions and the results of those decisions with regard to the
assistance, advice, recommendations, and reporting provided by PMR in connection with its
Services; and for establishing and maintaining internal controls, including monitoring ongoing
activities, in connection with this Agreement.
Muskegon RESPONSIBILITIES:
Muskegon represents that its Designated Representative identified in the assumptions to PMR’s
proposal has the necessary skill, knowledge, experience, and authority to act on Muskegon's behalf
to be the contact person for purposes of the communications between Muskegon and PMR and to
provide direction to PMR regarding the Project and PMR's Services.
2.2. Muskegon shall provide full information to PMR regarding Muskegon's requirements as necessary
for the performance of PMR's Services.
2.3. Muskegon shall provide information, review documents provided by PMR, and render decisions
relating to PMR's Services on a timely basis so as not to delay the performance of PMR's Services.
2.4. Muskegon shall engage third parties to provide services, including by way of example, surveyors,
testing consultants, architects, engineers, attorneys and risk management consultants, as
reasonably required for the performance of PMR's Services.
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2.5, Muskegon shall obtain all permits required for its use and operation of the project, facilities, and
systems which are the subject of this engagement, including, by way of example, air and water
discharge permits for operation of manufacturing process equipment.
2.6. Muskegon shall pay PMR for Services in accordance with the payment terms in the Agreement and
these Terms and Conditions. For Services rendered, these rights and obligations shall survive the
Agreement’s termination or expiration.
2.7. Muskegon agrees to report promptly in writing to PMR any default or defect in PMR’s services or
non-conformance with any provision of this agreement.
PMR'S RESPONSIBILITIES:
PMR shall perform the Services in accordance with the standard of professional skill and care
exercised by other consultants performing similar services under similar circumstances.
3.2. PMR does not warrant or guarantee the outcome of project pro formas, budgets or other financial
projections, or any other analysis (collectively “Analysis”) developed by PMR for use in connection
with its Services. Analysis prepared by PMR represents PMR's professional judgment as a
consultant. It is recognized, however, that neither PMR nor Muskegon has control over the cost of
labor, materials or equipment, market conditions, contractors’ methods of determining bid prices
or other competitive bidding or negotiating conditions. PMR cannot and does not warrant or
represent that the outcome of bids or negotiated prices will not vary from any project budget
proposed, established or approved by Muskegon, or from any Analysis prepared by PMR.
3.3. PMR is not an attorney at law, and the Services provided by PMR exclude professional legal services.
If the scope of PMR’s Services includes assistance with the negotiations of agreements on behalf of
Muskegon, such agreements shall be subject to Muskegon's approval. Muskegon shall provide for
the review of such agreements by Muskegon’s attorneys and insurance consultants as deemed to be
appropriate by Muskegon.
3.4, PMR’s Services do not include with respect to any existing or planned building or property the
identification or resolution of any life safety issues or the non-compliance with any building code or
legal requirements.
3.5, PMR shall not be considered in breach of this Agreement, nor be liable, for any delay or failures in
performance resulting from circumstances beyond its reasonable control including, without
limitation, acts of God, acts of war or terrorism, shortage or disruption of materials or labor,
accidents, epidemic, pandemic, quarantine, natural catastrophe or weather, or government acts or
omission. Notwithstanding the foregoing, PMR and Muskegon shall make a good faith effort to
mitigate any impacts of such circumstances to PMR’s Services.
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COMPENSATION:
For the performance of Services, Muskegon shall compensate PMR as provided in the Agreement.
Unless provided otherwise in the Agreement, PMR shall submit monthly invoices for Services
rendered by PMR to Muskegon. All invoices shall be prepared in accordance with the compensation
terms in the Agreement and Muskegon agrees to pay invoices within thirty (30) days after receipt
thereof; provided, however, that in the event Muskegon disputes the accuracy for any invoice
prepared and presented, payment for the portion which is disputed by Muskegon may be withheld
until such dispute is resolved. Time is of the essence with respect to Muskegon's payment
obligations hereunder. All billings not in dispute are payable within thirty (30) days of receipt of
invoice. Interest at the rate of one and one half (1-1/2%) percent per month shall be added to
delinquent payment amounts.
4.2. PMR shall be entitled to additional compensation if any of the following occur: increase in the
Scope of Services designated in the Proposal or other changes in the scope of PMR's Services;
change in any of the key assumptions of this engagement listed in the Agreement; change in the
time period for performance of PMR's Services; change in the nature of the Services required to be
performed, including changes that require more effort or resources of PMR; delay or interruption
in the Project; or failure of Muskegon to follow the advice and recommendations of PMR
4.3. Should PMR be required to provide evidence, prepare for hearings, evaluate claims, assist in the
review or preparation of claims or defenses, or otherwise participate or assist in the resolution of
legal disputes either: (i) on behalf of Muskegon or (ii) resulting from PMR's role providing its
Services to Muskegon (unless caused by PMR's gross negligence or intentional misconduct), PMR
will be reimbursed on a "Time and Materials" basis, which is defined to mean the numbers of hours
of Services performed by PMR’s personnel multiplied by PMR’s then current standard hourly rates
("Standard Hourly Rates") plus the direct cost incurred by PMR in performance of such services.
44, Any taxes or fees, enacted by local, state or federal government subsequent to the date of this
agreement, and based on gross receipts or revenues will be added to the amounts due under this
agreement, in accordance with any such fees or taxes.
4.5, The rights and obligations of this Article 4 shall survive the Agreement’s termination or expiration.
LIMITATION ON LIABILITY:
In no event shall Muskegon or PMR be liable to the other for special, incidental or consequential
damages, including without limitation, loss of anticipated profits, revenue or use of capital, loss of
use of leased spaces, and penalties imposed under the leases, whether based on contract, tort,
negligence, strict liability or otherwise; provided, however, that the foregoing shall not limit or
preclude a claim of PMR with respect to compensation due to PMR under this Agreement.
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5.2. Except for amounts due PMR under this Agreement, either party’s liability under this Agreement
shall not in any event exceed the amounts of compensation for Services paid to PMR under this
Agreement.
5.3. Except for actions to enforce payment to PMR, any claim or cause of action arising under or
otherwise relating to this engagement must be filed within one (1) year of the events giving rise to
the claim or cause of action.
5.4. The rights and obligations of this Article 5 shall survive the Agreement’s termination or expiration.
ENVIRONMENTAL CONDITION OF SITE:
PMR’s Services shall not include any services or responsibility (including for the detection,
identification, prevention, collection of samples, testing of samples, abatement, or disposal) related
to known or unknown Constituents of Concern. Constituents of Concern shall include: (i) asbestos,
(ii) petroleum, (iii) radioactive material, (iv) polychlorinated biphenyls (PCBs), (v) hazardous waste,
(vi) lead, (vii) any viral, bacterial, or any other organism capable of inducing physical distress, harm,
illness, or disease (including but not limited to any fungus, mold, mildew, mycotoxins, spores, or
scents) or any byproduct thereof, or (viii) any other substance, product, waste, or other material
listed under any other federal, state, or local (meaning any applicable jurisdiction) statute, law, rule,
regulation, ordinance, resolution, code, order, or decree regulating, relating to, or imposing liability
or standards concerning, any hazardous, toxic, or dangerous waste, substance, or material. The
parties further acknowledge that PMR is not, and shall not be considered or required to be, an
"owner," "arranger," "operator," "generator," or "transporter" of any Constituents of Concern.
MISCELLANEOUS:
Nothing contained in this Agreement shall create a contractual relationship or a cause of action in
favor of a third party against either Muskegon or PMR. The Services performed by PMR under this
Agreement are for the sole benefit of Muskegon, and shall not be relied upon by other parties.
7.2. PMR and Muskegon may not assign their rights under this Agreement without the prior written
consent of the other.
7.3. PMR shall be entitled to use Muskegon’s name, photographs, renderings, narrative descriptions and
similar materials relating to PMR's Services in connection with publications, awards, press releases,
and marketing materials.
74. Provided that Muskegon has paid all amounts due to PMR under this Agreement, Muskegon shall be
entitled to use all studies, reports, summaries, cost estimates, budgets, and other documents
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prepared by PMR in the performance of its Services; provided, however that Muskegon shall not
disclose or permit other parties to use such information and documents. PMR shall be entitled to
retain copies of such documents for PMR's files. Notwithstanding the foregoing, PMR shall retain
all ownership and intellectual property rights in, and Muskegon shall not use or permit the use by
others of, all standard contract provisions and modifications, financial analysis programs and
similar tools developed by PMR for PMR's use generally and not developed solely for purposes of
this engagement.
7.5. Any disputes between Muskegon and PMR relating to PMR's Services or this Agreement shall be
governed by the laws of the State of Michigan without giving effect to any choice of law or conflict
of law rules or provisions (whether of the State of Michigan or any other jurisdiction) that would
cause the application of the laws of any jurisdiction other than the State of Michigan. Any
controversy, dispute, or claim arising out of or relating to this Agreement, or the breach thereof,
shall be settled by binding confidential arbitration in accordance with the applicable arbitration
rules of the American Arbitration Association. Such confidential arbitration shall be held in
Oakland County Michigan, and the judgment upon the award rendered by the arbitrator or
arbitrators may be entered in any court having jurisdiction. In the event of any dispute between the
parties arising out of or in connection with this Agreement or these Terms and Conditions, the
prevailing party shall be entitled to recover its costs incurred in connection therewith, including
reasonable attorney fees.
7.6. No failure by Muskegon or PMR to insist upon strict performance of any covenant, agreement, term
or condition of this Agreement or to exercise any right, term or remedy for a breach of this
Agreement, shall constitute a waiver of any such breach or of such covenant, agreement, term or
condition.
77. The rights and obligations of this Article 7 shall survive the Agreement’s termination or expiration.
TERMINATION
This Agreement may be terminated by Muskegon upon thirty (30) days prior written notice if PMR
is in default under this Agreement and fails to cure such default within such thirty day period. In
addition, provided that Muskegon is acting in good faith, Muskegon shall be entitled to terminate
this Agreement without cause upon thirty (30) days prior written notice to PMR.
8.2. PMR may terminate this Agreement or suspend its Services upon thirty (30) days prior written
notice in the event of any of the following defaults by Muskegon and failure of Muskegon to cure
such default within such thirty (30) day period: Muskegon fails to make payment of amounts due to
PMR under this Agreement; Muskegon fails to follow the advice or recommendations of PMR; or
Muskegon otherwise is in default under this Agreement.
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8.3. If PMR's Services are suspended for more than thirty (30) consecutive days, PMR may terminate this
Agreement upon thirty (30) days prior written notice to Muskegon.
8.4. In the event this Agreement is terminated for any reason, PMR shall be compensated on an
equitable basis for services performed as of the effective date of termination in accordance with
this Agreement. Upon any such termination and payment of amounts due to PMR, the parties
hereto shall be released of any and all further liability hereunder.
8.5. This Agreement shall commence upon execution of the Agreement between PMR and Muskegon
and shall continue in effect for the term described in the Agreement, as may be extended by
agreement of the parties, unless terminated sooner under the terms of this Section.
THIS AGREEMENT:
Muskegon and PMR accept the obligations of good faith and fair dealing towards each other with
respect to this engagement.
9.2. This Agreement includes the proposal executed by PMR and Muskegon, Exhibit A Scope of Services,
Exhibit B Terms and Conditions, and other documents, if any, listed in the Agreement. This
Agreement sets forth the entire, integrated agreement between PMR and Muskegon, supersedes all
prior proposals, negotiations, representations and agreements, whether written or oral, between
PMR and Muskegon, and shall govern the relationship between PMR and Muskegon with respect to
all Services provided by PMR to Muskegon in connection with the engagement described in the
Agreement. This Agreement may be amended only by written instrument signed by both PMR and
Muskegon.
9.3. Neither this Agreement nor PMR's performance of Services shall be deemed to create a partnership
or joint venture between Muskegon and PMR.
9.4, The parties to this Agreement have jointly participated in the negotiation and drafting of this
Agreement. In the event an ambiguity or question of intent or interpretation arises, this
Agreement is to be construed as jointly drafted by the parties hereto and no presumption of burden
of proof is to arise favoring or disfavoring any party by virtue of the authorship of any provision of
this Agreement.
End of Exhibit B
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