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Tax Increment Finance Authority (TIFA)

Mt. Pleasant has four tax capture districts, two Tax Increment Finance Authorities (TIFA), one Downtown Development Authority (DDA), and one Local Development Finance Authority (LDFA). This page is an overview of the two Tax Increment Finance Authorities (TIFA). Click here for information on the DDA and here for information on the LDFA.

The City of Mt. Pleasant TIFA districts initiate projects and programs to halt property value deterioration and increase property tax valuation in designated districts. One authority was created for the Central Business District (CBD) which describes Mt. Pleasant's downtown area. The other TIFA district was created for the Industrial Park North area, located east of N. Mission near US-27.


Meeting Information

The TIFA board meetings are held on the fourth Monday of each month at 8:30 a.m. The meetings are held in Conference Room A (upstairs), Mt. Pleasant City Hall, 320 W. Broadway.

Upcoming Meeting Agenda & Packet

2009-Current Meeting Minutes

* For minutes prior to 2009 please contact staff liaison Michelle Sponseller at (989) 779-5348 or msponseller@mt-pleasant.org


District Maps

Central Business TIFA District

Industrial Park North


Funding Method

TIFA is funded by a portion of the property taxes from the properties located within their districts. The TIFA Board then determines how the funds will be utilized, which directly or indirectly benefits all properties within the district. Typical projects include aesthetic improvements such as landscape, decorative lighting, entry walls, sidewalk brick pavers, planters, banners, holiday decorations, and the ongoing maintenance of those improvements.


Current Capture Rates

Central Business District: 0%

Industrial Park North: 0%


Membership and Staff Contacts

A seven-member advisory board oversees the operation of both TIFA districts. TIFA board members are appointed by the City Commission and serve staggered four-year terms without pay.


Annual Budgets

Central Business District 2019 Amended and 2020 Proposed Budget

Industrial Park North 2019 Amended and 2020 Proposed Budget


Annual Audit

See pages 1-12 and 60-63 of the City’s 2018 audit for details. A link to the 2018 audit can be found here.


Current Adopted Plans

Central Business District (Amendment #5 - February 26, 2018) expires December 31, 2025

Industrial Park North (Amendment #1 - November 26, 2007) expires December 31, 2027


Contracts

The following is a list of current contracts

Central Business District
  • There are currently no contracts for the Central Business District Tax Increment Finance Authority.
Industrial Park North

Synopsis of Activities (Accomplishments/Projects/Investments/Fund Balances)

Central Business District Accomplishments/Projects/Investments through 2018
  • Purchase of (30) new trash cans and benches (6)
  • Removal and replacement of diseased ash trees, replacement of electrical and irrigation in corresponding areas;
  • Annual crack sealing, patching, striping of parking lots
  • Semi-annual PASER ratings of parking lots
  • Reconstruction of parking lot #2, including burial of utility lines and electric car charging station
  • Fire Safety grant program
  • Christmas light matching program
  • Removal of aged round concrete planters
  • Purchase of 140 hanging flower basket
Central Business District Events and Promotional Campaigns
  • No TIFA funds have been used for events and/or promotions since 2006.
Central Business District Fund Balances as of January 1, 2019
  • Total Fund Balance $821,916* consisting of
    • Restricted 2% Allocation: $42,437 to be used for interactive murals (2020)
    • Assigned Façade Improvement Program: $52,966 will continue as projects arise and funds remain available until the plan expires in 2025.
    • Assigned Capital Budget Projects: $550,000
    • Unassigned: $176,513

*At the end of 2018, the CBD TIFA had a fund balance of $821,916. As the 2018 TIFA plan indicates, the CBD TIFA anticipates assisting the City of Mt. Pleasant with future parking lot infrastructure projects. The projects, costs, and timelines are included in the City’s Capital Improvement Plan, on pages 36-38.

Central Business District Future Projects
2019
  • Design of parking lot #7
  • Fire Safety Grant Program
2020
  • Reconstruction of lot #7
  • Design of parking lot #6
  • Design of parking lot #8
  • Fire Safety Grant Program
  • Business Incentives to grow business within the district
  • Alley reconstruction from Bellows to Gaylord
  • Implement recommendations of Master Plan Corridor Study (TBD)
2021
  • Reconstruction of lot #6
  • Reconstruction of parking lot #8
  • Design of parking lot #3
2022
  • Alley overlay from Locust to Wisconsin
  • Prioritize and Implement recommendations of Master Plan Corridor Study (TBD)

It is anticipated that the CBD fund balance will be exhausted by 2021. Should funding remain in 2021 funds will be used for one or more of the following in 2022: reconstruction of parking lot #3, design of parking lots #4 and #5 or the milling and overlay of parking lot #1.

Industrial Park North Accomplishments / Projects / Improvements
  • As the IPN district is near capacity funds are used in one of two formats:
    • Grounds care of the district and;
    • Business incentives for either new tenants or retaining existing tenants.
  • Events and Promotional Campaigns
    • No TIFA funds have been used for events and/or promotions since its inception.
  • Total IPN TIFA Fund Balance is $96,712 consisting of:
    • Assigned for Maintenance: $40,000 with annual budget of $10,000 until the plan expires in 2027.
    • Assigned for Park Incentives: $50,000 as need arises and funds remain available until the plan expires in 2027.
    • Unassigned: $6,712

There are no capital projects planned for the IPN in the City’s 2020-205 Capital Improvement Plan.


Current Members of the TIFA Board (term ending)

  • William Joseph (City Commissioner)
  • Margaret McAvoy (Isabella County Representative) Alternate: Jerry Jaloszynski
  • Sarah Christensen (12/31/19)
  • Rachel Blizzard (12/31/21)
  • James Horton II (12/31/22) Industrial Park North
  • Rick Swindlehurst (12/31/22)
  • Bryan Wieferich (12/31/22)

The staff liaison for both TIFA boards is Michelle Sponseller, Downtown Development Director and can be reached at (989) 779-5348 or msponseller@mt-pleasant.org