Northern Mich~Mash Preserve
~ Housing ~
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ECBOC = Emmet County Board of Commissioners
1945
1946
This above article reveals that a "housing need" is not a NEW ISSUE. AND, Petoskey has survived all of these years from 1946 to 2024. All that seems to have changed in seeking more housing is that in 2024, citizens have MORE government money-sucker developers pretending to address the housing needs… SEVERAL groups expecting to be paid through government funding and grants to pay their STAFFS to promote the housing NEED, but not actually providing any housing; actual buildings/houses… just voicing the need. Those dollars need to go into structures!
1952
The State of Real Estate
1964
Highland View Subdivision Gets Petoskey's OK
Highland View Subdivision Gets Petoskey's OK
1967
1977
2012
2018
Article Below: P&R Director Klingelsmith was introducing to the Petoskey City Council the idea of purchasing a piece of property with a proposed grant of $187,500.00 plus another $62,500.00 of the city taxpayers' money. His statement of arrogant assumption that the land should not be used for housing is astounding considering that the council, as well as several other groups within Emmet County, have been begging for the housing shortage to be addressed as a top priority; but NO, just conserve the land and manage it. Was the zoning of the particular property even determined to be residential for that type statement about housing even being made?
The concept of an opportunity for possibly a private development, NOT taxpayer funded development, to create housing, and it was pooh-poohed by the city P&R director.
The City of Petoskey already owns about 800 acres of property in Bear Creek Township.
The concept of an opportunity for possibly a private development, NOT taxpayer funded development, to create housing, and it was pooh-poohed by the city P&R director.
The City of Petoskey already owns about 800 acres of property in Bear Creek Township.
2021
The 1 May 2021 Petoskey News Review announced: "Council [Petoskey City] to mull deed restriction to encourage year-round residents" continuing... "Property owners could choose to 'donate' a restriction on their property, or, especially as the program ramps up, they could negotiate an agreement with the city to be compensated for their restriction. Those funds could be used to help build a development on that deed-restricted land, or make improvements. For all intents and purposes, the restriction would remain in perpetuity even if the property is sold." These ideas are being considered by the Petoskey officials.
The 15 May 2021 Petoskey News Review reported that the City of Petoskey would be approached about donating money to a housing group for the hiring of a housing director. One must wonder... What exactly is the job description for this particular housing director? Also, since the non-profit housing group had hired a ½ time person this past year, and too much work existed… what exactly did the housing person accomplish… bricks and mortar type visible pieces of work? OR, is the position just to fill some vacuous hole, and give someone a permanent full-time job, when the proposed salary of $100,000.00 of public money could be spent instead on an actual housing unit?
The 19 May 2021 Petoskey News Review reported that City "Officials Not Sold on [Housing Director] Plan." While it is acknowledged that a housing problem exists, nationwide, this proposed approach of a governmental entity throwing money at a non-profit "housing director" was questionable.
The 27 May 2021 Petoskey News Review reported that "Meetings on area housing needs to be rescheduled."
"The rescheduling occurred not long after Emmet County commissioners chose to opt out of the sessions, suggesting it was too soon to send any county representative to discuss regional strategies until they, themselves, had properly developed a clearer county approach to housing." Between 6 and 9 participants had signed up for the sessions which were to be canceled. The county was rightfully concerned about participating in a meeting without a clear directive from the ECBOC as to how the county plans to address the housing shortage. Civil Counsel Bob Engle advised the ECBOC regarding a possible quorum being involved in a meeting which must consider the "Open Meeting Law". The ECBOC plans to address "housing" at their August "strategic planning session."
The 9 June 2021 Petoskey News Review reported that the city "Voiced" support for housing hire [director], but Petoskey officials make no commitment yet.
The 19 May 2021 Petoskey News Review reported that City "Officials Not Sold on [Housing Director] Plan." While it is acknowledged that a housing problem exists, nationwide, this proposed approach of a governmental entity throwing money at a non-profit "housing director" was questionable.
The 27 May 2021 Petoskey News Review reported that "Meetings on area housing needs to be rescheduled."
"The rescheduling occurred not long after Emmet County commissioners chose to opt out of the sessions, suggesting it was too soon to send any county representative to discuss regional strategies until they, themselves, had properly developed a clearer county approach to housing." Between 6 and 9 participants had signed up for the sessions which were to be canceled. The county was rightfully concerned about participating in a meeting without a clear directive from the ECBOC as to how the county plans to address the housing shortage. Civil Counsel Bob Engle advised the ECBOC regarding a possible quorum being involved in a meeting which must consider the "Open Meeting Law". The ECBOC plans to address "housing" at their August "strategic planning session."
The 9 June 2021 Petoskey News Review reported that the city "Voiced" support for housing hire [director], but Petoskey officials make no commitment yet.
The Emmet County Board of Commissioners facilitated a
"Strategic Planning Session devoted to Housing"
on 26 August 2021.
"Strategic Planning Session devoted to Housing"
on 26 August 2021.
1) The 15 presenting housing groups pretty much navigated through the entire presentations while presenting their individual needs for public funding, BUT with no mention of an authority… just a mention of a housing commission; WHEN at the very end, Emmet County Board Member Neil Ahrens brought up “commissions/authorities.” Neil serves on the Economic Ad-Hoc Committee which is where the promotion of a Housing Authority was previously voiced. Their meeting minutes verify this fact. The Economic Ad-Hoc Committee expires in December 2021, UNLESS the ECBOC renews it. This committee is just another useless layer of housing proponents who do absolutely nothing, other than Habitat for Humanity which actually creates houses; albeit only about 4 or less per year. AND the Northern Homes Community Development Corp which has involved itself by getting governmental funding for building the Maple Village Apartments in Bear Creek Township and has just gained the second 20 year PILT agreement, but then the corporation reaps the profits from projects such as Maple Village Apartments.
2) The ending housing speaker was Carlin Smith with his Little Traverse Bay Housing Partnership. Carlin had even advised that Emmet County Commissioners fund again the Northern Lakes Economic Alliance which Emmet County taxpayers had funded for at least twenty years to the tune of about $80,000.00 annually from the general fund. That organization never created a single housing project in the entire time of its association with Emmet County. Carlin Smith agreed that his group (Little Traverse Bay Housing Partnership) would be willing to dissolve if a Commission/Authority was formed, BUT, he expressed that his present director would be the chief leader. Probably this would be the same viewpoint for the other housing groups which each have their own paid employees, presently budgeted mostly from federal and state taxpayers' dollars.
3) A letter was written to the Emmet County Board of Commissioners prior to, but regarding the Strategic Planning Session devoted to Housing stating:
"If any governmental official has any connection to any of the groups in either a business, or personal monetary sort of way… that person or his association with a housing group that stands to gain from any governmental funding, should recuse himself in any discussion or decision-making-process on these topics."
Thus, it was interesting that Emmet County Commissioner David White, President of the Board of Northern Homes Community Development Corp, did not attend the Strategic Planning Session devoted to Housing. It was announced as the meeting began, that Commissioner David White had an "excused absence" with the excuse not stated.
"If any governmental official has any connection to any of the groups in either a business, or personal monetary sort of way… that person or his association with a housing group that stands to gain from any governmental funding, should recuse himself in any discussion or decision-making-process on these topics."
Thus, it was interesting that Emmet County Commissioner David White, President of the Board of Northern Homes Community Development Corp, did not attend the Strategic Planning Session devoted to Housing. It was announced as the meeting began, that Commissioner David White had an "excused absence" with the excuse not stated.
Two of the presenting housing groups proposed that the Emmet County Commissioners use the COVID–19 Pandemic ARPA/CLFRF Recovery Funds as stated in their proposal shown below. The county commissioners need to be savy with how that money will be spent, and remember that it is a one-time amount of money, so not to commit to a project that will expect those funds to continue after the Recovery Funds are exhausted.
It was reported in the 5 March 2022 Petoskey News Review that Northwest Michigan Habitat for Humanity recently announced a grant award of $80,000 from the Petoskey–Harbor Springs area Community Foundation. The grant funds will go toward infrastructure in a new housing development in Alanson which is expected to break ground in the spring [2022]. Habitat for Humanity can be commended for actually creating livable homes; not just paying big administrative wages, although some citizens do mention the high staff wages of those in the higher up positions of Habitat for Humanity, even locally.
The 4 June 2022 Petoskey News Review reported: "In Oden, Habitat partnered with Emmet County Land Bank who donated the land to put modular homes on four lots. Three lots received new homes and one home, built in 1890, was renovated. Three of the homes have been sold and the last will close later this summer... Another of Habitat’s projects is Lantern Lane in Alanson. It has eight home sites. Four are complete and one is in progress. They are currently breaking ground on another and the last two will be built by 2024. Later this summer, a home at 303 2nd St. in East Jordan will be completed."
The 4 June 2022 Petoskey News Review reported also regarding "other projects currently in progress:
The 4 June 2022 Petoskey News Review reported: "In Oden, Habitat partnered with Emmet County Land Bank who donated the land to put modular homes on four lots. Three lots received new homes and one home, built in 1890, was renovated. Three of the homes have been sold and the last will close later this summer... Another of Habitat’s projects is Lantern Lane in Alanson. It has eight home sites. Four are complete and one is in progress. They are currently breaking ground on another and the last two will be built by 2024. Later this summer, a home at 303 2nd St. in East Jordan will be completed."
The 4 June 2022 Petoskey News Review reported also regarding "other projects currently in progress:
- Victories Square at the former casino site by the Little Traverse Bay Bands of Odawa Indians — A 50 unit, low-income apartment building, eight units will be reserved for tribe members, the rest will be open to the public. UPDATE: In 2023 no obvious movement has appeared for this project.
- The Alexander on the corner of Atkins and McDougal — Workforce housing apartment building with 156 units that range from one to three bedrooms. The estimated rental rates are $900-$1,500 per month. [This project is not asking for governmental handouts, so far.] UPDATE: In 2023, The Alexander has made no progress, and is vacant ground.
- Pine Pond [a local Manthei family company project] on Pickerel Lake Road — A multi-family housing community meant for workforce housing with 128 units built over six years with 20-24 units built per year. The housing will be manufactured homes with one to three bedrooms." UPDATE: In the meantime, the project has received approval from local governmental entities to use a portion of the property for campsites, as in a camp ground. By November 2023, this project has been moving forward with a great deal of soil movement, and some modular type houses brought on to the site.
Regarding: NEW BUSINESS on the agenda for the 9 May 2022 ECBOC meeting notes
“[Emergency] Home Repair Grant Program with NMCAA”
(Northwest Michigan Community Action Agency, Inc.)
“[Emergency] Home Repair Grant Program with NMCAA”
(Northwest Michigan Community Action Agency, Inc.)
CONCERNS involving ECBOC's possible approval of motions, before adequate time for research and understanding for:
A) CONTRACT for Program Administration Services with Northwest Michigan Community Action Agency, Inc. (NMCAA) for the Homeowner Emergency Repair program in Emmet County.
B) RESOLUTION Establishing Home Repair Grant Program… until the commissioners have adequate time to research what is involved IF the contract and resolution were to be approved. Perhaps consider offering alterations/eliminations, or other options, at a future ECBOC meeting.
2) Whatever the total amount of Home Repair money NMCAA will administer seems to be “top heavy” for money expended for administrative staff as compared to money actually spent for “HOME REPAIR” for a home owner.
3) This is NOT a county mandated program.
4) The county should not be in the business of using taxpayer money for “no, or low, interest loans” and paying for the administering of these loans.
5) The county should not be in the house repair business whether through funding, advertising, printing/distributing materials, or using county staff as noted in the contract and guidelines.
6) Work is added for the county administrator, and the finance director, since the county’s Housing Council no longer exists to oversee NMCAA.
7) This contract proposal, only with NMCAA was not put out to bid.
A) CONTRACT for Program Administration Services with Northwest Michigan Community Action Agency, Inc. (NMCAA) for the Homeowner Emergency Repair program in Emmet County.
B) RESOLUTION Establishing Home Repair Grant Program… until the commissioners have adequate time to research what is involved IF the contract and resolution were to be approved. Perhaps consider offering alterations/eliminations, or other options, at a future ECBOC meeting.
2) Whatever the total amount of Home Repair money NMCAA will administer seems to be “top heavy” for money expended for administrative staff as compared to money actually spent for “HOME REPAIR” for a home owner.
3) This is NOT a county mandated program.
4) The county should not be in the business of using taxpayer money for “no, or low, interest loans” and paying for the administering of these loans.
5) The county should not be in the house repair business whether through funding, advertising, printing/distributing materials, or using county staff as noted in the contract and guidelines.
6) Work is added for the county administrator, and the finance director, since the county’s Housing Council no longer exists to oversee NMCAA.
7) This contract proposal, only with NMCAA was not put out to bid.
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BACKGROUND INFORMATION BELOW
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BACKGROUND INFORMATION BELOW
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Presently, MULTIPLE Housing Groups exist within the county to address various housing issues, and it appears that the county government has managed just fine without being involved financially in this Home Repair business connection for the last few years. After all, it is not a mandated program. It seems, however, that this topic now has been placed on the ECBOC agenda, after being brought forth to Emmet County Administrator Reaves by Commissioner David White, who serves as Chairman of the ECBOC. David, also, sits on the Board of Directors for Northwest Michigan Community Action Agency. David also is the President of his own non-profit Northern Homes Community Development Corp. which is listed as a partner working with Northwest Michigan Community Action Agency. The NHCDC does function as paid counselors for low income home owners, with counseling being required for those seeking Emergency Home Repair funds through this program. The past meeting minutes of Northwest Michigan Community Action Agency were researched, finding NO NMCAA motion made for pursuing the introduction of any contract between the agency and Emmet County. One must wonder what "behind the scenes" occurrences transpired to promote this contract being focused only on NMCAA, without going out to bid.
At one point in Emmet County’s past, a county Housing Council existed which worked with (oversaw) this same NMCAA for the same type Home Repair program. The county’s Housing Council became a working committee 13 May 2008 after a decision on 10 April 2008 of the five individuals selected to serve on the Housing Council. The FINAL meeting of the Housing Council was 12 September 2018, with no formal “dissolving” of the council, although it is no longer listed on the county’s "Committee and Boards" list. At the last known 2018 meeting, all of the Housing Council funds had been used up. Administrator Reaves reports now that the available $47,004.77 are funds that have come in since 1 July 2021, from no-interest loan pay backs. Request for the ECBOC to consider before voting regarding this Home Repair Program: Do restrictions exist for the spending of these dollars? Is it a “use it, or lose it” situation? Please seek multiple alternatives on how that money may be administered. Perhaps a smarter deal for the owners and the county could be arranged, or just do not approve the program contract.
The 2016 contract (posted farther below) between Emmet County and NMCAA, which was in effect beginning 1 July 2016 and ending 30 June 2018, did add a “Contract Modification which extended the 2016 contract from 1 January 2018 until 30 June 2019, with the deletion of Project Delivery Fee of 10% hard costs no longer allowed by MEDC.” These dates are hard to understand because the 2016 contract stated that “Administration of the Homeowner Repair Project was in accordance with a program approved and overseen by the Emmet County Housing Council.” Even IF the Housing Council was not dissolved, but yet had no meetings, and no funds, after 12 September 2018, then according to the contract the county contract with NMCAA was terminated at that time. BUT… what has happened between the modified 30 June 2019 contract end date and now??? Not to worry… The 2022 contract states: “NMCAA staff time will be tracked, itemized and billed to COUNTY at $100.00 per hour.” PLUS charges will be applied to PREVIOUS CDBG (Community Block Development Grants) client loans in the House Repair Program. That means, also, that the existing money will not necessarily be spent on NEW clients ~ Page at bottom of 4 and 5 at top of page of proposed 2022 contract.
According to the 2022 NMCAA contract, NMCAA also will garner an 18% administration fee on all Program Income hard and soft cost expenditures… whatever that means; 18% of what amount of money? WHAT dollar figure is the 18% a percentage of and how often is that percentage invoiced? That is important to know. Just what does administration include when also considering how much administration will be required of the county’s Administrator Boyer, and the county’s finance director, on top of the agency administrator? The 2022 proposed contract states that the county will provide monthly receivables, but says nothing about the records that should be required of the agency. In the 2016 contract, it was specifically listed what the agency needed to document monthly and send to the county. Now, in the 2022 contract, the county also must pay for an annual third party financial review through an independent agent. Also, does the administrator have to answer to the ECBOC, or does the administrator have full power in regard to this House Repair Program, thus bypassing the ECBOC?
NMCAA’s administration makes payment directly to the contractor and is then reimbursed by the County, not just for the contractor’s actual work, but also for NMCAA administration percentage, like noted above, so the county is always “losing” taxpayer dollars which should be used for actual Home Repair. The loans are funded by “recaptured dollars” which are always being depleted by the NMCAA 18% administration allowance, PLUS additional fees. The charge to the homeowner is “0% interest and no monthly payment if the cost of the project is over $2,500. If it is less than $2,500, the funds are provided as a grant and are NOT required to be paid back.” Payment is only required if ownership of the property changes hands, and then the owner has 30 days to repay the county loan, or forfeit the property due to a lien on the deed.
It is interesting too, that according to the guidelines, the county will utilize several activities; for instance ALL applicants are REQUIRED to go through the counseling services for all applicants of the housing program in order to ensure that they are directed to the program best suited to their needs. This is to utilize the fair housing and “affirmative action” which the county has to participate… per page 2 of the program guidelines. As an aside, some people find “affirmative action” to be discriminatory when it gives preference specifically to women and low-income. The county, however, is required to make various brochures, pamphlets, and advertising readily available… an added expense. Back to the counseling service too… that would require staff time that could be included in the project cost, but even more important the owner is perhaps only in need of a home repair costing under $2500.00 which could be covered with a no-cost grant and no lien, but the owner might be counseled into several repairs bringing the total over the $2500.00 meaning the owner MUST sign a mortgage on his home and allow a lien for the amount of loan, and loan related costs, and ensue a larger pay back than the owner first considered or had an emergency need. LOOK at the last page of the 2016 contract below to realize how the funding for the Home Repair Program can easily be absorbed.
It is interesting how the Home Repair Program previously was funded with Delinquent Tax Funds in 2008-09, especially considering how a Forensic Audit was necessitated recently regarding the expenditure of the county’s Delinquent Tax Funds. Surely, DT funding of a Home Repair Program would not be tolerated now. So, consider exactly how will this House Repair Program be funded that the contract labels as “County appropriated funding”? Will the $47,004.77 be spent, and then where will the project money come, or will the program again be DONE? (Administrative Reaves at the 9 May 2022 ECBOC meeting alluded to using the county's new FREE money in the form of ARPA funds... setting aside an amount that could be used in the future to fund the Home Repair Program when its present money runs dry.
At one point in Emmet County’s past, a county Housing Council existed which worked with (oversaw) this same NMCAA for the same type Home Repair program. The county’s Housing Council became a working committee 13 May 2008 after a decision on 10 April 2008 of the five individuals selected to serve on the Housing Council. The FINAL meeting of the Housing Council was 12 September 2018, with no formal “dissolving” of the council, although it is no longer listed on the county’s "Committee and Boards" list. At the last known 2018 meeting, all of the Housing Council funds had been used up. Administrator Reaves reports now that the available $47,004.77 are funds that have come in since 1 July 2021, from no-interest loan pay backs. Request for the ECBOC to consider before voting regarding this Home Repair Program: Do restrictions exist for the spending of these dollars? Is it a “use it, or lose it” situation? Please seek multiple alternatives on how that money may be administered. Perhaps a smarter deal for the owners and the county could be arranged, or just do not approve the program contract.
The 2016 contract (posted farther below) between Emmet County and NMCAA, which was in effect beginning 1 July 2016 and ending 30 June 2018, did add a “Contract Modification which extended the 2016 contract from 1 January 2018 until 30 June 2019, with the deletion of Project Delivery Fee of 10% hard costs no longer allowed by MEDC.” These dates are hard to understand because the 2016 contract stated that “Administration of the Homeowner Repair Project was in accordance with a program approved and overseen by the Emmet County Housing Council.” Even IF the Housing Council was not dissolved, but yet had no meetings, and no funds, after 12 September 2018, then according to the contract the county contract with NMCAA was terminated at that time. BUT… what has happened between the modified 30 June 2019 contract end date and now??? Not to worry… The 2022 contract states: “NMCAA staff time will be tracked, itemized and billed to COUNTY at $100.00 per hour.” PLUS charges will be applied to PREVIOUS CDBG (Community Block Development Grants) client loans in the House Repair Program. That means, also, that the existing money will not necessarily be spent on NEW clients ~ Page at bottom of 4 and 5 at top of page of proposed 2022 contract.
According to the 2022 NMCAA contract, NMCAA also will garner an 18% administration fee on all Program Income hard and soft cost expenditures… whatever that means; 18% of what amount of money? WHAT dollar figure is the 18% a percentage of and how often is that percentage invoiced? That is important to know. Just what does administration include when also considering how much administration will be required of the county’s Administrator Boyer, and the county’s finance director, on top of the agency administrator? The 2022 proposed contract states that the county will provide monthly receivables, but says nothing about the records that should be required of the agency. In the 2016 contract, it was specifically listed what the agency needed to document monthly and send to the county. Now, in the 2022 contract, the county also must pay for an annual third party financial review through an independent agent. Also, does the administrator have to answer to the ECBOC, or does the administrator have full power in regard to this House Repair Program, thus bypassing the ECBOC?
NMCAA’s administration makes payment directly to the contractor and is then reimbursed by the County, not just for the contractor’s actual work, but also for NMCAA administration percentage, like noted above, so the county is always “losing” taxpayer dollars which should be used for actual Home Repair. The loans are funded by “recaptured dollars” which are always being depleted by the NMCAA 18% administration allowance, PLUS additional fees. The charge to the homeowner is “0% interest and no monthly payment if the cost of the project is over $2,500. If it is less than $2,500, the funds are provided as a grant and are NOT required to be paid back.” Payment is only required if ownership of the property changes hands, and then the owner has 30 days to repay the county loan, or forfeit the property due to a lien on the deed.
It is interesting too, that according to the guidelines, the county will utilize several activities; for instance ALL applicants are REQUIRED to go through the counseling services for all applicants of the housing program in order to ensure that they are directed to the program best suited to their needs. This is to utilize the fair housing and “affirmative action” which the county has to participate… per page 2 of the program guidelines. As an aside, some people find “affirmative action” to be discriminatory when it gives preference specifically to women and low-income. The county, however, is required to make various brochures, pamphlets, and advertising readily available… an added expense. Back to the counseling service too… that would require staff time that could be included in the project cost, but even more important the owner is perhaps only in need of a home repair costing under $2500.00 which could be covered with a no-cost grant and no lien, but the owner might be counseled into several repairs bringing the total over the $2500.00 meaning the owner MUST sign a mortgage on his home and allow a lien for the amount of loan, and loan related costs, and ensue a larger pay back than the owner first considered or had an emergency need. LOOK at the last page of the 2016 contract below to realize how the funding for the Home Repair Program can easily be absorbed.
It is interesting how the Home Repair Program previously was funded with Delinquent Tax Funds in 2008-09, especially considering how a Forensic Audit was necessitated recently regarding the expenditure of the county’s Delinquent Tax Funds. Surely, DT funding of a Home Repair Program would not be tolerated now. So, consider exactly how will this House Repair Program be funded that the contract labels as “County appropriated funding”? Will the $47,004.77 be spent, and then where will the project money come, or will the program again be DONE? (Administrative Reaves at the 9 May 2022 ECBOC meeting alluded to using the county's new FREE money in the form of ARPA funds... setting aside an amount that could be used in the future to fund the Home Repair Program when its present money runs dry.
Below: 2016 Emmet County contract with NMCAA [Northwest Michigan Community Action Agency]
16 June 2016
16 June 2016
The proposed 2022 contract (can be viewed below) wording appears to be very lop-sided toward the agency concerns, rather than concerns of the county which will be a major source of funding for the HOME REPAIR PROGRAM of Northwest Michigan Community Action Agency. Notice requirements in the 2016 contract ABOVE of monthly records required to be provided to the county… not so in 2022, but rather the county has to provide information to NMCAA. Compare the two: 2016 and 2022 contracts, and remember the 2022 no longer has a Housing Council to oversee the county funded activities of the NMCAA.
9 May 2022 ~ ECBOC Meeting agenda
This 10 September 2021 Petoskey News Review article below shines light on what happens when overlapping of the same services/committees exists. Perhaps this illustrates why the proposed 2022 House Repair Program is not a necessity for the county’s taxpayers!
Below are the 9 May 2022 ECBOC meeting minutes revealing just how quickly the board, and administrator Reaves pushed through the Home Repair Program agreements and contract with NMCAA with no mention of bids or "requests for proposal" from any other possible agencies which may have proposed and agreed to a better contract for the same Home Repair Program with the county. The ECBOC does have rules for contracting for taxpayer money of procuring at least three bids; which did NOT happen.
The new approved NMCAA contract will continue from 1 July 2022 until 30 June 2024.
The new approved NMCAA contract will continue from 1 July 2022 until 30 June 2024.
The approved contract states: #4 The County MUST:
1) Implement Program Guidelines, which the county did agree to in their approved motion on 9 May 2022
2) Assign and train COUNTY staff to handle management and tracking of all PI receivables, expenditures and reporting.
3) Provide NMCAA a financial accounting EACH month.
4) Pay an 18% administrative fee to NMCAA and an $100.00 per hour for some additional outside of Scope of Services... plus other cost outlays by NMCAA.
WHEN the ECBOC approved the 2021 Emmet County Home Repair Program ~ Program Guidelines... it seems that when the summary was presented to the ECBOC that some of the Guideline requirements were ignored such as:
1) During the 9 May 2022 ECBOC meeting, the County Administrator stated that no additional work would be placed on the county staff; not to mention new duties for the County Administrator since the county's Housing Council no longer exists. At one time the Housing Council had been the overseer of the Home Repair Program with its connection to NMCAA... but, the Housing Council no longer exists.
The Guidelines, however, state:
1) Implement Program Guidelines, which the county did agree to in their approved motion on 9 May 2022
2) Assign and train COUNTY staff to handle management and tracking of all PI receivables, expenditures and reporting.
3) Provide NMCAA a financial accounting EACH month.
4) Pay an 18% administrative fee to NMCAA and an $100.00 per hour for some additional outside of Scope of Services... plus other cost outlays by NMCAA.
WHEN the ECBOC approved the 2021 Emmet County Home Repair Program ~ Program Guidelines... it seems that when the summary was presented to the ECBOC that some of the Guideline requirements were ignored such as:
1) During the 9 May 2022 ECBOC meeting, the County Administrator stated that no additional work would be placed on the county staff; not to mention new duties for the County Administrator since the county's Housing Council no longer exists. At one time the Housing Council had been the overseer of the Home Repair Program with its connection to NMCAA... but, the Housing Council no longer exists.
The Guidelines, however, state:
- Designation of the Emmet County Administrator as the Fair Housing Officer. This Designee will be responsible for accepting housing discrimination complaints, keeping record of them, and directing complainants to the Civil Rights Commission, HUD or other appropriate referral. They will also be responsible for notifying the Michigan Economic Development Corporation CDBG Program Specialist when a complaint is received;
- Implementation of a Fair Housing Log in which to track all Fair Housing activity and log complaints;
- Distribution of fair housing information and materials to consumers and local agencies concerned with housing issues;
- Copies of "Fair Housing lt's Your Right”' are available for distribution.
- All clients, applicants, and contractors are likewise informed and given literature on the Fair
Housing Requirements of the Program by NMCAA staff; - All advertisements and marketing materials will also include information concerning Fair Housing
and will carry the Fair Housing logo.
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ - Emmet County will establish certification procedures and maintain a list of Section 3 businesses. Emmet County will document actions taken to comply with the requirements of Section 3. The Section 3 clause will be added to all Emmet County home repair contracts.
- The following steps will be taken to promote Section 3 Certified Businesses to participate in the program:
Emmet County will encourage contractors working for this program to advertise job openings with Michigan Works, the local community college and at local public housing; A contractor’s or sub-contractor’s business may also become Section 3 certified if it is at least 51% owned by Section 3 residents (low-income local resident or a resident of local public housing) - The Fair Housing Officer will investigate all discrimination complaints by either contractors or applicants.
- Emmet County will follow the guidelines set out in MEDC’s Policy regarding Conflict of Interest. Any applicants related to the Emmet County employees, Emmet County Board of Commissioners, Third Party Administrator, Consultants, or staff members must disclose their relationship on the application. Related board members or staff shall not participate in decisions regarding related applicants.
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Once the loan is considered, the Emmet County FINANCE STAFF becomes involved with reviewing, and evaluating, the case, regarding repayment of the leins. So, yes, the county staff will have additional activity in connection to this Home Repair Program.
"Emmet County will be responsible for:
Providing monthly program income receivables reports to administrator
Providing a Program Year receivables report to administrator each month (7/1 to date) Approving project expenditures of PI funds, if applicable
Certifying Environmental Requirements per project
Reimbursement of project and administrative costs to administrator"
Emmet County will conduct a financial review through an independent contracted agent annually, in compliance with the Single Audit Act of 1984 and its applicable amendments. The Third-Party Administrator will also comply with the Act and amendments and will conduct an annual financial review through an independent agent.
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The 8 September 2022 Emmet County Planning & Zoning meeting minutes reported that the Atkins Road Housing Project is STALLED. More information about this housing project which barely had begun before being stalled may be accessed on this same web site by clicking HERE along with information about the Al and Nellie Foster FARM, because that is the location of this Alexander Petoskey Housing Project.
Housing inventory in Emmet County has been extremely low the last few years, and housing prices are "through the roof"... inflated. The 13 September 2022 Petoskey News Review FINALLY was able to report: "Petoskey-area home prices fall in price." The numbers reported included: "A typical Emmet County home listed for $549,500 in August, down 4.4% from the previous month's $575,000, an analysis of data from Realtor.com shows. The median list home price in August was up about 26.5% from August 2021. Emmet County's median home was 2,102 square feet for a listed price of $245 per square foot." Even at those high prices, the median Emmet County market days for a house had grown from 43 days to 58 days.
Those house prices cannot be dreamed for many Emmet County workers making the minimum wage ($12.00 per hour for 2022), and in need of housing.
Those house prices cannot be dreamed for many Emmet County workers making the minimum wage ($12.00 per hour for 2022), and in need of housing.
2022
Housing Projects
Housing Projects
Victories Square at the former casino site by the Little Traverse Bay Bands of Odawa Indians – A 50 unit, low-income apartment building, 8 units will be reserved for tribe members, the rest will be open to the public. [2023 UPDATE: No visible movement/activity]
The Alexander on the corner of Atkins and McDougal roads – Workforce housing apartment building with 156 units that range from one to three bedrooms. The estimated rental rates are $900-$1500 per month. UPDATE in 2023: This project is already without funding, so the property is "for sale". [2023 UPDATE: No visible movement/activity]
Pine Pond on Pickerel Lake Road – A multi-family housing community meant for workforce housing with 128 units built over six years with 20024 units built per year. They will be manufactured homes with one to three bedrooms. See additional information about Pine Pond farther below on this same web page. [2023 UPDATE: Site preparation is happening.]
Lofts at Lumber Square on corner of Fulton and Emmet streets – 60-unit apartment complex, seeking PILOT funding mechanism, and any other types funding possible. [See immediately below for UPDATE on Lofts at Lumber Square.]
Michigan Maple Block Housing Project on Emmet Street – apartment complex with about 200 units on 12 acres on the Bear River. Portion of apartments with be priced between 80-120 percent of the area median income. The rest of the units' monthly rent has not been determined. Click HERE for additional information on this same web site about the evolution of the Michigan Maple Block site location.
Country Drive LLC (Dr. Pray's Property) 1393 N US 31 Hwy on US 31 near Meyer Ace True Value Hardware north [2023 UPDATE: No visible movement/activity]
The Alexander on the corner of Atkins and McDougal roads – Workforce housing apartment building with 156 units that range from one to three bedrooms. The estimated rental rates are $900-$1500 per month. UPDATE in 2023: This project is already without funding, so the property is "for sale". [2023 UPDATE: No visible movement/activity]
Pine Pond on Pickerel Lake Road – A multi-family housing community meant for workforce housing with 128 units built over six years with 20024 units built per year. They will be manufactured homes with one to three bedrooms. See additional information about Pine Pond farther below on this same web page. [2023 UPDATE: Site preparation is happening.]
Lofts at Lumber Square on corner of Fulton and Emmet streets – 60-unit apartment complex, seeking PILOT funding mechanism, and any other types funding possible. [See immediately below for UPDATE on Lofts at Lumber Square.]
Michigan Maple Block Housing Project on Emmet Street – apartment complex with about 200 units on 12 acres on the Bear River. Portion of apartments with be priced between 80-120 percent of the area median income. The rest of the units' monthly rent has not been determined. Click HERE for additional information on this same web site about the evolution of the Michigan Maple Block site location.
Country Drive LLC (Dr. Pray's Property) 1393 N US 31 Hwy on US 31 near Meyer Ace True Value Hardware north [2023 UPDATE: No visible movement/activity]
~ Lofts at Lumber Square ~
Lofts at Lumber Square on the corner of Fulton and Emmet streets - 900 Emmet Street, Petoskey, Michigan
Additional information on this same web site about previous owner Gruler's may be accessed by clicking HERE.
Additional information on this same web site about previous owner Gruler's may be accessed by clicking HERE.
Photo Below:
Open Space Location for Lofts at Lumber Square
(Previously used as Old Town Emmet Farm Market)
Open Space Location for Lofts at Lumber Square
(Previously used as Old Town Emmet Farm Market)
More of Charles Dawley's remarkable videos and photography can be viewed on
Drone Photography from Charles Dawley "Up North Imaging".
Posted only by Permission from Drone Photographer Charles Dawley, Up North Imaging...
Drone Photography from Charles Dawley "Up North Imaging".
Posted only by Permission from Drone Photographer Charles Dawley, Up North Imaging...
Below: 2023 Map and Map Legend for proposed Lofts at Lumber Square
According to the Emmet County Property Search, Albert and Toni Gruler sold their property at 900 Emmet Street
to CF Initiatives LLC (Petoskey-Harbor Springs Area Community Foundation) on 19 May 2022 for $450,000.00.
to CF Initiatives LLC (Petoskey-Harbor Springs Area Community Foundation) on 19 May 2022 for $450,000.00.
The 19 July 2023 Petoskey News Review reported: Proposed "Lofts at Lumber Square" 60 unit apartment building has received state approvals. This includes funding such as state loans, grants and Brownfield tax credits totaling $7.6 million, or 46 % of the project's total cost. The project will target households earning between $46,000 and $102,000 per year with target rents of $1150 - $1550 per month, depending on apartment size (different reported rent levels than reported on previous "Fact Sheet about Lofts at Lumber Square" which has reported rent levels $316 to $925).
With the property now in the hands of a non-profit corporation subsidiary, no property taxes may be collected. When the vacant property still was in private hands, and the property was assessed only at $109,000.00, the 2022 property taxes collected were $3,451.76. That tax amount would have been increased for 2023 since the KNOWN land property value is $450,000.00, not to mention with future improvements, had a private investor purchased it, rather than a non-profit.
With the property now in the hands of a non-profit corporation subsidiary, no property taxes may be collected. When the vacant property still was in private hands, and the property was assessed only at $109,000.00, the 2022 property taxes collected were $3,451.76. That tax amount would have been increased for 2023 since the KNOWN land property value is $450,000.00, not to mention with future improvements, had a private investor purchased it, rather than a non-profit.
The 4 November 2023 Petoskey News Review reported the 3 November 2023 Groundbreaking for Lofts at Lumber Square. Construction will be by Wolverine Building Group; planning to start in November or December of 2023, with a completion date of early 2025. The complex will be home to almost 165 people. The $17M project's partners listed are:
Haan Development
Northern Homes Community Development Corporation
Petoskey-Harbor Springs Area Community Foundation [over $4M to the project]
IFF [Illinois Faciities Fund ~ a non-profit]
First Community Bank
Michigan Economic Development Corporation [MEDC]
Michigan State Housing Development Authority
Haan Development
Northern Homes Community Development Corporation
Petoskey-Harbor Springs Area Community Foundation [over $4M to the project]
IFF [Illinois Faciities Fund ~ a non-profit]
First Community Bank
Michigan Economic Development Corporation [MEDC]
Michigan State Housing Development Authority
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The END Result of more public housing is admirable,
but the PROCESS for Reaching this Particular Result is less than admirable!
(Read the Timeline Below)
but the PROCESS for Reaching this Particular Result is less than admirable!
(Read the Timeline Below)
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Below Timeline of Events Regarding:
Commissioner David White with Emmet County Board of Commissioners [ECBOC]
AND
THE SAME...
Director David White with the Emmet County Brownfield Redevelopment Authority [ECBRA]
(Chairman of the Authority as of 29 August 2023):
Below Timeline of Events Regarding:
Commissioner David White with Emmet County Board of Commissioners [ECBOC]
AND
THE SAME...
Director David White with the Emmet County Brownfield Redevelopment Authority [ECBRA]
(Chairman of the Authority as of 29 August 2023):
Section 5 Conflict of Interest below from the
BYLAWS OF THE BROWNFIELD REDEVELOPMENT AUTHORITY OF THE COUNTY OF EMMET
Updated Date ~ Signed by Secretary of ECBRA Tammy Doernenburg and Emmet County Clerk Suzanne Kanine
BYLAWS OF THE BROWNFIELD REDEVELOPMENT AUTHORITY OF THE COUNTY OF EMMET
Updated Date ~ Signed by Secretary of ECBRA Tammy Doernenburg and Emmet County Clerk Suzanne Kanine
The ECBRA Conflict of Interest above as written in the BYLAWS does not state that the interest must be contractural or of monetary gain; rather it is a conflict to have a "direct interest", and not only when a decision is about to be made, but PRIOR to taking any action (discussion) with respect to the matter. How much more "direct interest" can be shown than sitting on the board, as president, of a corporation that stands to gain... no matter whether the corporation is Non-Profit or For-Profit. The president of the corporation does have a direct interest, whether as a volunteer or as staff; both are vital to the thriving of the corporation, and certainly have a "direct interest".
Non-Profits as described on the internet explain that "'Non-Profit' is a misnomer in that a Non-Profit can make a profit, and should try to have some level of positive revenue to build a reserve fund to ensure sustainability; to survive for growth, and do even more good work." It is possible for "founders" and "employees" of Non-Profits to pay themselves a fair salary... adjusting and allowing for an end balance closer to showing NO PROFIT.
Consider by February 2023 it was announced that Northern Homes Community Development Corporation (probably the new subsidiary Lumber Square Non-Profit Housing Corporation, known as developer, of NHCDC) will OWN and MANAGE the Lofts at Lumber Square; a seventeen million dollar project!!!
Non-Profits as described on the internet explain that "'Non-Profit' is a misnomer in that a Non-Profit can make a profit, and should try to have some level of positive revenue to build a reserve fund to ensure sustainability; to survive for growth, and do even more good work." It is possible for "founders" and "employees" of Non-Profits to pay themselves a fair salary... adjusting and allowing for an end balance closer to showing NO PROFIT.
Consider by February 2023 it was announced that Northern Homes Community Development Corporation (probably the new subsidiary Lumber Square Non-Profit Housing Corporation, known as developer, of NHCDC) will OWN and MANAGE the Lofts at Lumber Square; a seventeen million dollar project!!!
Emmet County Commissioners hold an elected position. Once elected they are paid to serve on various specified county committees, authorities, and boards. To be a member in one of those county groups the commissioner may volunteer, or be appointed by the county’s board and chairman. One would think that the commissioner would agree to serve only on groups with the “obvious absence of potential conflicts of interest”; not serve on the Emmet County Brownfield Redevelopment Authority [ECBRA], or on the Landbank Authority, which both address serious housing issues, when the commissioner has any known housing opportunity connections. Commissioner David White, however, has been an Emmet County commissioner member serving as a director on the ECBRA since January of 2019; even becoming ECBRA director/chairman on 29 August 2023. AND, as of 3 January 2024 commissioner/chairman.
Commissioner/Director David White also is co-founder and president of the Northern Homes Community Development Corporation [NHCDC] which states its Mission: “To create and preserve quality affordable housing opportunities for Northern Michigan residents through education, development, and partnering with local communities.”
NHCDC declares it is a “Michigan non-profit 501c3 housing counseling agency and a non-profit housing developer.” They also do openly “receive funding from Michigan State Housing Development Authority [MSHDA] to administer their programs, funding from the Local United Way, and Fifth Third Bank and Habitat for Humanity.”
NHCDC admits on its web site that it “OWNS the following FOR-PROFIT subsidiaries: NHC Development Corporation; Bellaire Senior Development Corporation; Maple Village II Development Corporation, and Cobble Creek I.” ("Another Subsidiary is Lumber Square Non-Profit Housing Corporation, known as developer" ~ stated in the 21 February 2023 Emmet County Brownfield Redevelopment Authority meeting minutes).
“NHCDC seeks to avoid any and all situations with its director, officers, contractors, volunteers and participating agencies that would constitute a conflict of interest with its appearance or in reality.”
As posted for recent 2022, and even years earlier, on its web site, David White is the president of NHCDC. David is friends with Thomas Johnson, Landmark Group LLC, who co-founded NHCDC in 1997. The 1997 purpose of the non-profit portion of NHCDC filed then with the state’s licensing department was:
Commissioner/Director David White also is co-founder and president of the Northern Homes Community Development Corporation [NHCDC] which states its Mission: “To create and preserve quality affordable housing opportunities for Northern Michigan residents through education, development, and partnering with local communities.”
NHCDC declares it is a “Michigan non-profit 501c3 housing counseling agency and a non-profit housing developer.” They also do openly “receive funding from Michigan State Housing Development Authority [MSHDA] to administer their programs, funding from the Local United Way, and Fifth Third Bank and Habitat for Humanity.”
NHCDC admits on its web site that it “OWNS the following FOR-PROFIT subsidiaries: NHC Development Corporation; Bellaire Senior Development Corporation; Maple Village II Development Corporation, and Cobble Creek I.” ("Another Subsidiary is Lumber Square Non-Profit Housing Corporation, known as developer" ~ stated in the 21 February 2023 Emmet County Brownfield Redevelopment Authority meeting minutes).
“NHCDC seeks to avoid any and all situations with its director, officers, contractors, volunteers and participating agencies that would constitute a conflict of interest with its appearance or in reality.”
As posted for recent 2022, and even years earlier, on its web site, David White is the president of NHCDC. David is friends with Thomas Johnson, Landmark Group LLC, who co-founded NHCDC in 1997. The 1997 purpose of the non-profit portion of NHCDC filed then with the state’s licensing department was:
The purpose or purposes of NHCDC as noted above in 1997 are admirable. The concern, however, is for that of “potential conflict of interest” by virtue of 1) Commissioner (NOW Chairman too of ECBOC) David White gaining and knowing privy information and wielding a commissioner’s decision-making power at the ECBOC level regarding certain housing issues, AND 2) Director (NOW Chairman too of ECBRA) David White gaining and knowing privy information and wielding a director's decision-making power at the ECBRA level regarding certain housing issues; each of which creates an unfair competitive advantage over openly “for-profit” businesses that offer the same product or service; yet no bidding process was widely advertised for Lofts of Lumber Square project. When public funds are directed toward the development of affordable housing projects, the private sector should have the same opportunity for project involvement as non-profit corporations, who have access to privy information.
The ECBRA BYLAW Section 5. Conflict of Interest does not say the interest has to be monetary... it just says an "interest in the matter". Having a housing association through a Non-Profit, does not eliminate an "interest in a matter" by a director of the ECBRA. Non-Profit Corporations are provided benefits such as the following: 1) Can enter into contracts 2) Can exist in perpetuity 3) Protects directors, officers and members against personal liability 4) Can apply for both federal and state tax-exempt status because of charitable programs 5) Access public and private grants 6) Receive discounts on bulk mail rates. While none of the net earnings can unfairly benefit a director, officer or private individual, board members/staff may receive a reasonable "non-profit" wage, just so the corporation does not show a profit. This also explains why non-profit corporations often create FOR-PROFIT subsidiaries just as Northern Homes Community Development Corporation has done for this Lofts of Lumber Square project.
Consider by February 2023 it was announced that Northern Homes Community Development Corporation will OWN and MANAGE the Lofts at Lumber Square; a seventeen million dollar project!!!
Commissioner White obviously knows the mission of his housing corporation, and also the objectives of the ECBRA; both striving for the same goal. So WHY did he allow himself, or WHY did others allow Commissioner White, to be to be appointed, or to serve, as a director on the ECBRA?
Whether “wiggle room” in the rules and laws can be found to say no “conflict of interest” exists in this circumstance; if it looks like “conflict of interest” and proceeds in appearance as a “conflict of interest”…. then, decide if it is a potential conflict... AFTER perusing the following factual happenings in the below Timeline of Events.
The ECBRA BYLAW Section 5. Conflict of Interest does not say the interest has to be monetary... it just says an "interest in the matter". Having a housing association through a Non-Profit, does not eliminate an "interest in a matter" by a director of the ECBRA. Non-Profit Corporations are provided benefits such as the following: 1) Can enter into contracts 2) Can exist in perpetuity 3) Protects directors, officers and members against personal liability 4) Can apply for both federal and state tax-exempt status because of charitable programs 5) Access public and private grants 6) Receive discounts on bulk mail rates. While none of the net earnings can unfairly benefit a director, officer or private individual, board members/staff may receive a reasonable "non-profit" wage, just so the corporation does not show a profit. This also explains why non-profit corporations often create FOR-PROFIT subsidiaries just as Northern Homes Community Development Corporation has done for this Lofts of Lumber Square project.
Consider by February 2023 it was announced that Northern Homes Community Development Corporation will OWN and MANAGE the Lofts at Lumber Square; a seventeen million dollar project!!!
Commissioner White obviously knows the mission of his housing corporation, and also the objectives of the ECBRA; both striving for the same goal. So WHY did he allow himself, or WHY did others allow Commissioner White, to be to be appointed, or to serve, as a director on the ECBRA?
Whether “wiggle room” in the rules and laws can be found to say no “conflict of interest” exists in this circumstance; if it looks like “conflict of interest” and proceeds in appearance as a “conflict of interest”…. then, decide if it is a potential conflict... AFTER perusing the following factual happenings in the below Timeline of Events.
13 February 2020 Below: David White did NOT recuse himself regarding "a site potential for housing" (Hankey Lumber site to become Lofts at Lumber Square), but rather he entered into full discussion.
Two Sections Below from the 12 March 2020 ECBRA meeting found no hesitation from David White in moving the Hankey Lumber site forward, with the seeking of grants; in the guise to help Haan Development which was presenting its own plans, but learn farther below how that pans out for Haan Development by January/February 2023. In 12 March 2020, Haan Development's Ben Ide "outlined the timeline for that company's project."
Minutes Below: "McClelland stated the request is to prepare and submit an EGLE grant proposal by the ECBRA on behalf of G.A. Hann Development for the Hankey Lumber/Gruler site in anticipation of the Fiscal Year 2021 assessment grant.
David White, as noted above, obviously knew the process and procedure for seeking public Brownfield funding for desired projects such as Boyne City's Wolverine/Dilworth Hotel, that White sought with partner Tom Johnson, although that hotel project did not proceed for them after thousands of dollars of public funds were expended. That 2011-12 proposed Dilworth project also had been sought through ECBRA consultant Mac McClelland as pointed out by McClelland himself below.
Referencing Mac McClelland's Scope of Experiences Below: In the 21 November 2023 ECBRA Agenda Packet, Brownfield Consultant Mac McClelland had included his Scope of ECBRA Representation Projects where he referenced, below, "two local developers" in a 2011 Boyne City project, actually referencing Thomas Johnson and David White who were Partners of Landmark Development; the same Thomas Johnson and David White of associations with Northern Community Homes Development Corporation. At other times, David White also had been City Manager for Mackinaw City and East Jordan (1996 to 2010). Also in 2013 White had applied to be City Manager for Bay City, Michigan, identifying himself as a native of Bay City, Michigan, and noted then he was owner of the Boyne City-based Landmark Development LLC business consulting firm. White also revealed during that 2013 Bay City interview that he was a one-third owner of a company called Equities Inc. that owned three properties in Bay City that housed five businesses. White said during the Bay City interview he did not profit from the rent generated on these properties, which was funneled into accounts held by his family corporation and a corporation scholarship foundation. He said that if any city business concerning the properties ever fell to him, he would recuse himself.
With all of these political and business historical experiences, David White surely must have been aware that the position he has occupied, since 2019 on the Emmet County BRA was ripe for "conflict of interest" for him with his housing association and relative to Lofts at Lumber Square project with interest as noted farther above as early as in a 2020 ECBRA meeting, even before he finally would recuse himself, three years later, at the 16 January 2023 ECBRA meeting.
Referencing Mac McClelland's Scope of Experiences Below: In the 21 November 2023 ECBRA Agenda Packet, Brownfield Consultant Mac McClelland had included his Scope of ECBRA Representation Projects where he referenced, below, "two local developers" in a 2011 Boyne City project, actually referencing Thomas Johnson and David White who were Partners of Landmark Development; the same Thomas Johnson and David White of associations with Northern Community Homes Development Corporation. At other times, David White also had been City Manager for Mackinaw City and East Jordan (1996 to 2010). Also in 2013 White had applied to be City Manager for Bay City, Michigan, identifying himself as a native of Bay City, Michigan, and noted then he was owner of the Boyne City-based Landmark Development LLC business consulting firm. White also revealed during that 2013 Bay City interview that he was a one-third owner of a company called Equities Inc. that owned three properties in Bay City that housed five businesses. White said during the Bay City interview he did not profit from the rent generated on these properties, which was funneled into accounts held by his family corporation and a corporation scholarship foundation. He said that if any city business concerning the properties ever fell to him, he would recuse himself.
With all of these political and business historical experiences, David White surely must have been aware that the position he has occupied, since 2019 on the Emmet County BRA was ripe for "conflict of interest" for him with his housing association and relative to Lofts at Lumber Square project with interest as noted farther above as early as in a 2020 ECBRA meeting, even before he finally would recuse himself, three years later, at the 16 January 2023 ECBRA meeting.
Below: During the ECBRA 17 May 2022 meeting, Lofts at Lumber Square was RE-introduced as Unfinished Business, following only two ECBRA meetings having occurred in 2021, probably in part due to COVID. Several Directors had questions in the 2022 discussion. Director White's particular question in the meeting minutes below was poignant considering that one of the jobs of his Northern Homes Community Development Corporation (in its own words) FOR PROFIT subsidiary capacity is "managing" Maple Village I & II development in Petoskey. Sara Ford was speaking, it would seem quite knowingly, of the foundation that only two days later on 19 May 2022 had registered the purchase of the Gruler property in the office of the Emmet County Clerk.
Below: Still by 18 October 2022 Director David White, along with the other ECBRA directors, was receiving an update about Lofts at Lumber Square (former Hankey Lumber site). David White even was asking directly about the funding of the project, specifically the Revitalizing and Placemaking grant ($3.33 million Michigan Community Revitalization Program loan, and a $2.5 million Revitalization and Placemaking Program grant).
The 13 December 2022 ECBRA meeting with unanimous vote of the directors, including White: In this December ECBRA meeting reviewing Lofts at Lumber Square, with White attending, the minutes reflect the following: "Pollion directed the committee there were new physical copies of the Act 381 Work Plan and Development and Reimbursement Agreement... Doernenburg updated that White, Smith and herself had feedback and changes on the original documents that were sent, which resulted in the physical copies provided... White questioned ownership/nonprofit status of CF Initiatives, LLC. Sarah Ford of The Petoskey Harbor Springs Area Community Foundation (PHSACF) responded that the Community Foundation is the sole owner of CF Initiatives but hopes by end of week/early next week details will be worked out for final owner/operator of Lofts at Lumber Square project... White followed up with questions regarding which financial institution Haan Development will be working with for the private funding of this project. Monroe responded that final selection has not been made but requests for interest have been sent out, most likely two banks (a local community bank and a regional bank) will be selected, one for the construction loan and one for the permanent loan... White questioned if any changes to the Act 381 Work Plan would change the Brownfield Plan. McClelland responded no..."
Public Comments, addressing the ECBRA directors from the same above 13 December 2022 ECBRA meeting : "Sarah Ford-PHSACF- Thank you to the ECBRA for your action and investment in moving these projects forward certainly as it relates to Lofts at Lumber Square, appreciate willingness to support the project and keep moving it forward. Ford expressed the need for public private partnership as it relates to housing development and the need/support to move these projects forward." (Interesting in that the Petoskey Harbor Springs Area Community Foundation - PHSACF was thanking the board, including Director White, for the decision approval when ultimately PHSACF will turn over the ownership of the property to Director White’s Northern Home Community Development Corporation!).
Public Comments, addressing the ECBRA directors from the same above 13 December 2022 ECBRA meeting : "Sarah Ford-PHSACF- Thank you to the ECBRA for your action and investment in moving these projects forward certainly as it relates to Lofts at Lumber Square, appreciate willingness to support the project and keep moving it forward. Ford expressed the need for public private partnership as it relates to housing development and the need/support to move these projects forward." (Interesting in that the Petoskey Harbor Springs Area Community Foundation - PHSACF was thanking the board, including Director White, for the decision approval when ultimately PHSACF will turn over the ownership of the property to Director White’s Northern Home Community Development Corporation!).
On 20 December 2022 A Public Hearing for Lofts at Lumber Square was required to be held by the Emmet County Board of Commissioners after having been approved by the ECBRA. Unanimous vote passed approval of Lofts at Lumber Square by the Emmet County Board of Commissioners on December 20th; unanimous, including Emmet County Commissioner David White sitting also as the Chairman of the ECBOC, and voting regarding housing, with possible "conflict of interest" issues, but not acknowledging the issue.
Below minutes from 16 January 2023 ECBRA meeting: FINALLY! White declared recusal...THREE YEARS after Haan Development initially had introduced this Hankey Site [Lofts at Lumber Square] project as Haan Development's own project... Although White did not declare recusal during the meeting, until after McClelland had updated the ECBRA that "the Act 381 work plan for Lofts at Lumber Square to request State tax capture had been informally submitted to the MEDC... The project would go before the Michigan Strategic Fund board in March." After that update, and ONLY THEN, White informed the ECBRA, "the non-profit organization Northern Homes, is under discussions about taking on operation and ownership of Lofts at Lumber Square development." Still, White did not leave the room... he just abstained from voting. Remember Section 5 of the ECBRA By-laws stated, not only shall the director disclose that interest, but SHALL REFRAIN FROM PARTICIPATION IN THE AUTHORITY'S PROCEEDINGS RELATING TO THE MATTER... (One would think: "Participation" might mean... NOT voting on any associated "direct interest", leave the room, or in this case, not participate on any "authority" with obvious "potential conflict of interest" even before agreeing to sit on the authority! Participating means more than just "Participating in Discussion" while continuing to gain privy information).
Not even a month after the above 16 January 2023 meeting, The Petoskey-Harbor Springs Area Community Foundation announced in its Lofts at Lumber Square Campaign Case Statement published 9 February 2023: "The Community Foundation worked with Haan Development to purchase the land and develop a new plan to build the apartments, one that involved philanthropy helping to fill the funding gap. Haan Development continues to act as a consultant alongside the Community Foundation and Northern Homes Community Development Corporation (CDC). Northern Home CDC is an experienced, local, nonprofit housing organization that will own and manage the Lofts at Lumber Square."
It was 20 March 2020 [PRE-COVID] that Haan Development FIRST had introduced this project to the Emmet County Brownfield Redevelopment Authority when David White was attending. No mention was made at that meeting that Haan Development hoped to act as a "consultant" or that any connection existed between the Community Foundation and White's Northern Homes Community Development Corporation, or that White even had known of Haan's own project proposal. So the transmutation is interesting that by 9 February 2023 Haan Development is merely a consultant with the community foundation and with White's nonprofit that will OWN and MANAGE the Lofts at Lumber Square... just follow the timeline of events!
It was 20 March 2020 [PRE-COVID] that Haan Development FIRST had introduced this project to the Emmet County Brownfield Redevelopment Authority when David White was attending. No mention was made at that meeting that Haan Development hoped to act as a "consultant" or that any connection existed between the Community Foundation and White's Northern Homes Community Development Corporation, or that White even had known of Haan's own project proposal. So the transmutation is interesting that by 9 February 2023 Haan Development is merely a consultant with the community foundation and with White's nonprofit that will OWN and MANAGE the Lofts at Lumber Square... just follow the timeline of events!
Below 21 February 2023: White informed the ECBRA that as a board member of the NHCDC he would not be participating in discussion or voting on matters related to Lofts at Lumber Square... after months of gaining, and standing to still gain, privy information, and wielding his county level commissioner’s, and ECBRA director's, positions of decision-making-power regarding his own NHCDC’s business, all which created an unfair competitive advantage over other openly “for-profit” businesses, or even other non-profit businesses, that offer the same product or service; yet no bidding process was widely advertised for the project. White abstained from voting, but stayed in the room.
On 20 July 2023 UpNorthLive confirmed that "Emmet County foundation [The Petoskey-Harbor Springs Area Community Foundation] secures $7 million grant for 60-unit affordable housing project in Petoskey". The article went on to explain that "Once the building is complete, both the land and the building will be gifted to Northern Homes Community Development out of Boyne City, who will maintain the apartment and vet incomers."
Below during 29 August 2023 ECBRA meeting: White requested AFTER hearing information about Lofts at Lumber Square, "for Vicechair Smith to take over the meeting due to White's potential conflict of interest". White did not leave, but did abstain from voting on the resolution having to do with Commissioner White's dealings concerning Lofts at Lumber Square.
The progression of Commissioner David White, acting as a Director in the Emmet County Brownfield Redevelopment Authority and his own ownership of the Northern Homes Community Development Corporation, to his new NHCDC subsidiary named "Lumber Square Non-Profit Housing Corporation", known as developer, which became one of the partners in Lofts at Lumber Square project, is very concerning. Consider that Commissioner White has the same "conflict of interest" POTENTIAL regarding another local project already being addressed for Maple Block Flats on 1420 Standish Avenue, Petoskey, Michigan; again, addressed by both the Emmet County Board of Commissioners AND the Emmet County Brownfield Redevelopment Authority on which White sits; following a very similar Lofts at Lumber Square and Maple Block Flats... Timeline of Events.
Emmet County Commissioner and ECBRA Director/Chairman White has sat on the ECBRA, at FIRST, posturing as a non-interested member, while knowing his ownership of a housing corporation (be it non-profit), and the ease in forming another subsidiary to address the business to be acquired, and managed. A similar conflict of interest potential does exist with Maple Block Flats.
That topic was addressed during public comment during the Public Hearing for Maple Block Flats, held during the middle of the Emmet County Board of Commissioners' regular meeting held on 6 November 2023. White, for instance, had sat on the ECBRA, at FIRST, ostensibly as an unbiased member, while full-well knowing his ownership of a housing corporation. The progression to creating his corporation's "Subsidiary Lumber Square Non-Profit Housing Corporation, known as developer" was not surprising and was obvious to some public. He also has been sitting during those ECBRA meetings regarding Maple Block Flats. Additional information on this same web site about Michigan Maple Block and its interesting history may be accessed by clicking HERE;
Thus, the public comment above transpired before the immediately following Emmet County Board of Commissioners meeting, when the board, including Commissioner White, was to vote to approve the Brownfield Plan for Maple Block Flats at 1420 Standish Avenue, Petoskey, Michigan. The attorney's opinion of "no conflict of interest" did not speak to the ECBRA's BYLAW section 5. Conflict of Interest which does not say the interest has to be monetary, or contractual... it just says a "direct interest in the matter" is a Conflict of Interest. Commissioner White thus voted with no recusal, reminiscent of Lofts at Lumber Square beginnings, and its above timeline.
Only Commissioner White knows what is in the future for his housing corporation, with any subsidiaries it might create, for himself, and for any friends or partners with housing type connections. Possibly in a few years into the Maple Block Flats project, it will be evident to the public of any connection to David White, while he must know in his heart the possibilities, while in a seated position that... he, and also the ECBOC, and also the ECBRA should have been smart enough not to have allowed.
Only Commissioner White knows what is in the future for his housing corporation, with any subsidiaries it might create, for himself, and for any friends or partners with housing type connections. Possibly in a few years into the Maple Block Flats project, it will be evident to the public of any connection to David White, while he must know in his heart the possibilities, while in a seated position that... he, and also the ECBOC, and also the ECBRA should have been smart enough not to have allowed.
The Commissioner/Director/Chairman David White connection with Lofts of Lumber Square had a
Wizard of Oz storyline similarity...
If White had an Honest HEART
he would have declined to be on the Emmet County Brownfield Redevelopment Authority.
If either the Emmet County Board of Commissioners and/or the Brownfield Redevelopment Authority had a BRAIN,
David White would not have been placed on the ECBRA;
and even if once on the ECBRA, theECBOC or the ECBRA would have removed him.
The 4 November 2023 Petoskey News Review announced the
3 November 2023 Groundbreaking for Lofts at Lumber Square.
Construction will be by Wolverine Building Group; planning to start in November or December of 2023, with a completion date of early 2025. The complex will be home to almost 165 people. The $17M project's partners listed are:
Haan Development [Consultant]
Northern Homes Community Development Corporation [Commissioner/Director Dave White president on the board]
Petoskey-Harbor Springs Area Community Foundation [over $4M to the project]
IFF [Illinois Faciities Fund ~ a non-profit]
First Community Bank [Local Bank]
Michigan Economic Development Corporation [MEDC]
Michigan State Housing Development Authority
The three photos below were taken three days after the groundbreaking at Lofts of Lumber Square... still showing 1) the pile of sand brought in for photo-ops. 2) cement platform from days of lumber storage, and 3) closed off city sidewalks next to the site.
As of January 2024 soil conditions still linger at the Lofts at Lumber Square which have blocked the project from moving forward. Vapor Intrusion vent system has been investigated by the MEDC which may have granted an approximate additional $1 Million back in December. The ECBRA Lofts at Lumber Square EGLE Act 381 Work Plan was Updated with a date of 20 December 2023 by State Reviewers stating: "The data collected does not provide sufficient information to support the soil excavation to address the vapor intrusion pathway of concern." The update also included comments regarding lacking in the following categories: General Comments, Location, Site conditions, Known Environmental Contamination Summary, Due Care Investigation and Planning, Remedial Soil Excavation - Narrative, Remedial Soil Excavation - Cost Estimate Table, Eligible Activities Costs and Schedule, and Attachments.
Lofts at Lumber Square UPDATES
Above Project Information: It will be interesting to check the rent range of $316 for a one-bedroom at the low end, to a high of $923 for a three-bedroom... or were these figures used only to convince the powers-that-be the units will accommodate the targeted low and moderate incomes earning between 30% and 80% of the area median income?
Below: Wolverine Building Group has listed in other various on-line postings how it has worked closely with Great Lakes Capital. Great Lakes Capital also has noted, on-line, their close work with Wolverine Building Group. What will be the connection involved since Great Lakes Capital will be the owners of Petoskey's Michigan Maple Block Flats if all proceeds as witnessed in Petoskey City Council meetings AND that the Emmet County Brownfield Authority's, meetings, along with David White of Northern Homes Community Development Corporation? These are possible interesting projected financial connections.
Pine Pond on Pickerel Lake Road, Petoskey, Michigan
2023
2023
Slideshow Below:
Click PLAY in upper left corner to view photos taken from Pickerel Lake Road on 20 March 2023
of the site development for Pine Pond housing project.
Click PLAY in upper left corner to view photos taken from Pickerel Lake Road on 20 March 2023
of the site development for Pine Pond housing project.
Country Drive LLC (Previously the property of Dr. John Pray and his sister Mrs. Virginia Howe)
1393 N US 31 Hwy on US 31 near Meyer Ace True Value Hardware north
1393 N US 31 Hwy on US 31 near Meyer Ace True Value Hardware north
Article Below: 22 September 1967 Petoskey News Review revealed the history of the property where Dr. Pray, the veterinarian, settled, built, and ran his business, near to his home. In 2023 this property is owned by Country Drive LLC which is in the beginning stages of planning a condominium complex.
HART does not claim to be low-income housing or subsidized housing, but maybe affordable housing, and maybe workforce housing depending on the definition. The effort consists of a handful of area people and community organizations trying to enlarge the housing needs. The homeowner will lease the land on which the home sits, as in Bay View association near Petoskey. Owners are responsible for their full property taxes, upkeep, and maintenance.
Northern Community Development Corporation constructed two homes near downtown Petoskey, one at 53 Bridge Street and the other at 54 Fulton Street. The properties are part of the Northern Homes Community Land Trust program.
Emmet County Property search records show that 12/10/2018 Northern Homes Community Development Corporation purchased 402 Liberty Street in Petoskey. Not quite two years later on 10/28/2020 the corporation sold the same property for $165,000.00; a nice profit.
Emmet County Property search records show that 12/10/2018 Northern Homes Community Development Corporation purchased 402 Liberty Street in Petoskey. Not quite two years later on 10/28/2020 the corporation sold the same property for $165,000.00; a nice profit.
~ Meadowlands in Alanson ~
Announced in the 9 June 2023 Petoskey News Review: The Northwest Michigan Habitat for Humanity recently celebrated the FIRST Meadowlands home sale in Alanson to the VanSloten Family; closing on 26 May 2023. The "Foundations for Our Future" campaign has raised $3.9 million of the $5 million in capital needed. The affiliate is building the homes as they raise the funds to fight the affordable housing crisis plaguing Emmet and Charlevoix counties.
~ Barndominium on Bellmer Road ~
The Woodlands
The Woodlands
~ Home2 Suites Hilton ~
2531 Charlevoix Avenue
2531 Charlevoix Avenue
Groundbreaking was held 13 December 2023 for a new concept for extended stay hotel in Petoskey. Most rooms will have a kitchenette, a refrigerator, and a microwave to accommodate those staying for several nights, to provide a space for their own food, and be comfortable for a family. Dr. Navin Abro of NJA will be developing the project to be completed in 2025. The hotel will require 18 to 22 employees.
~ Existing Housing Developments ~
1989 Article Below: Somehow the Petoskey Park Apartments pulled financing together. after bankruptcy had delayed the project, and the apartment complex on East Mitchell Road exists still in 2023.
Photos Below:
More of Charles Dawley's remarkable videos and photography can be viewed on
Drone Photography from Charles Dawley "Up North Imaging".
Posted only by Permission from Drone Photographer Charles Dawley, Up North Imaging
More of Charles Dawley's remarkable videos and photography can be viewed on
Drone Photography from Charles Dawley "Up North Imaging".
Posted only by Permission from Drone Photographer Charles Dawley, Up North Imaging
~ La Chaumiere Condominiums ~
Entry off US 131, La Chaumiere, Petoskey, Michigan
(Two Photos Below)
Entry off US 131, La Chaumiere, Petoskey, Michigan
(Two Photos Below)
~ Vantage View Subdivision ~
Entry off Greenwood Cemetery Road, Petoskey, Michigan
(Greenwood Cemetery is located north of Sheridan Road; and north of Vantage View)