Downtown Development Authority (DDA)

The City of Mt. Pleasant has three tax capture districts, one Downtown Development Authority (DDA) (current page) and two Tax Increment Finance Authorities (TIFA).

Mt. Pleasant's Downtown Development Authority (DDA) encompasses Mission Street (from Bluegrass to the north city limit), Pickard Street (from Arnold to Packard), and Broadway Street (from Mission to Fancher).

Mission Street and Pickard Avenue are important gateways to the City, Central Michigan University, and the downtown area. These corridors play a significant role in establishing the community’s image in the minds of residents and visitors. Over the years, Mission Street and Pickard Avenue have also become an important shopping and service area. With almost 300 acres zoned for commercial use, the corridor is now Mt. Pleasant’s largest business district.

Almost every stage in the evolution of a commercial corridor is represented within the District, including a few remaining homes, older commercial development on small lots, commercial use in converted residential structures, newer strip centers, offices, fast food outlets, large shopping centers and vacant parcels. As a result, “curb appeal”, functional efficiency, and business vitality vary among the corridor’s sub-districts.

Mission Street and Pickard Avenue are major through traffic routes, as well as heavily traveled commercial streets. Mission Street is Mt. Pleasant’s only continuous north-south roadway and has been designated as Business Route 127. A one-mile portion of Mission Street (from High Street to Pickard Avenue) is also a state trunkline (M-20). M-20 continues to the east within the District along Pickard Avenue. The high incidence of turning conflicts (at driveways and cross street intersections) compromises carrying capacity, operational efficiency, and traffic safety on these important roadways.

Meeting Information

Unless otherwise noted, the Downtown Development Authority meets on the 2nd Thursday of each month at 10 a.m. at Mt. Pleasant City Hall. Please see roster or call (989) 779-5348 for more information.

2009-Current Meeting Minutes
*For minutes prior to 2009 please call (989) 779-5348

District Maps

Mission-Pickard DDA District
Detailed Mission-Pickard DDA District

Funding Method

The DDA is funded by a portion of the property taxes from the properties located within its districts. The DDA Board then determines how the funds will be utilized, which directly or indirectly benefits all properties within the district. Typical projects have included pedestrian and traffic safety improvements, aesthetic improvements such as landscaping, enhanced intersection lighting, entry walls, sidewalk brick pavers, and decorative fencing. The current emphasis on the use of funds is the implementation of infrastructure investment that advances the goals of the Mission Street Special Area Plan contained in the Master Plan 2050 document.

Current Capture Rate

The current capture rate of the district is 28% and expires 12/31/2025

Annual Budgets

Mission Street DDA 2022 Amended and 2023 Proposed Budget

Annual Audit

See pages 1-11 and 56-59 of the City’s 2022 audit for details.
A link to the 2021 audit can be found here.

TIF PA 57 Annual Reports

Status of Tax Increment Financing Plan for Fiscal Year Ending 2022
Status of Tax Increment Financing Plan for Fiscal Year Ending 2021
Status of Tax Increment Financing Plan for Fiscal Year Ending 2020
Status of Tax Increment Financing Plan for Fiscal Year Ending 2019

Current Adopted Plans

Mission Street/Pickard Avenue - District Development Plan
Mission Street/Pickard Avenue - District Development Plan - Second Amendment
Mission Street/Pickard Avenue - District Development Plan - Third Amendment


The DDA currently has a contract with Green Scene Landscaping for grounds care in the Mission/Pickard corridor. Click here to view the contract or here to view the memo to extend the contract.

Other Documents

DDA By-Laws
Driveway Closure & Consolidation Incentive Program

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

Accomplishments / Projects / Investments
  • Pedestrian safety intersection enhancements (enhanced cross walk markings)
  • Economic incentives to qualifying businesses (decorative fencing, entry walls, bike racks, landscape plantings, decorative brickwork)
  • Façade improvement (design assistance and interest rate buy-downs)
  • Driveway relocation/consolidation per MDOT access management plan requirements
  • Coordinated with MDOT on audible pedestrian signal at Mission and Broomfield (to be installed by MDOT in 2021)
  • Alley PASER ratings, paving and reconstruction on the west side of Mission Street
  • Construction of cross connections between properties along Mission Street
  • Construction of new grid streets connecting Mission Street and East Campus Drive to alleviate congestion at signalized intersections and reduce the number of short trips on Mission Street
  • Amended the original development plan to add several projects to the plan and to extend the end date of the Financing Plan to coincide with the end of the Development Plan in 2025
  • Enhanced intersection lighting at major Mission Street intersections
  • Funded Mission Street Special Area Plan as part of the 2050 City master plan
  • Currently working with Mission Street corridor stakeholders to identify, scope, and study the feasibility of infrastructure design alternatives to begin implementing the Master Plan 2050 goals for the corridor
  • City staff meetings on the Mission Street Corridor project held beginning September, 2021
  • Reinstated the driveway closure and consolidation assistance program to help businesses comply with the Mission/Pickard Access Management Plan
  • Traffic counts taken (fall 2023).
  • Alley overlays: from Locust to Wisconsin and Michigan to Illinois. (2023)

Fund Balances as of January 1, 2023
  • Total Fund Balance $1,209,910; Assigned for Pedestrian and Traffic Safety
Future Projects

  • 2026 - 2030
    • Begin construction on selected Mission Street infrastructure project(s) as designed by MDOT.
    • Replacement of decorative streetlights along Broadway and at entry walls. 

Current Membership and Staff Contacts (term ending)

An eleven-member advisory board oversees the operation of the DDA. Board members are appointed by the City Commission and serve staggered four-year terms without pay.
  • Aaron Desentz (City Manager)
  • Jerry Jaloszynski (Isabella County Representative) Alternate: Christopher Embrey
  • Jim Holton (12/31/2026)
  • Tom Krapohl (12/31/2026)
  • Jeff Smith (12/31/2027)
  • Doug LaBelle II (12/31/2027)
  • John Hunter (12/31/2024)
  • Steve Powers (12/3120/24)
  • Vacant (12/31/2024)
  • Robby Roberts (12/31/2025)
  • Robert VanDorin (12/31/2025)
The staff liaison for the DDA board is Michelle Sponseller, Downtown Development Director. 
(989) 779-5348 or .