Comstock Charter Township - May 19, 2026 Downtown Development Authority Special Meeting

Updated about 3 hours ago

In the special meeting of the Kalamazoo Downtown Development Authority held on May 19, 2026, the board discusses strategic management of downtown areas, focusing on the roles and responsibilities of Downtown Development Authorities (DDAs) and the utilization of Tax Increment Financing (TIF). Dana Walker from the Michigan Downtown Association delivers a comprehensive presentation on the importance of DDAs and TIFs, covering topics such as infrastructure investment, public safety, and economic development. The board considers how to enhance downtown vibrancy through projects like public art and events. Walker emphasizes the need for DDAs to guide change and foster community engagement, outlining various funding options and best practices for effective downtown management.

Chapters

Welcome and Call to Order (00:00:01)
The meeting was called to order for the Downtown Development Authority Board in Kalamazoo, Michigan.

The Downtown Development Authority Board held a special meeting in Kalamazoo, Michigan. The meeting began with the call to order.
Pledge of Allegiance (00:00:25)
Board members recited the Pledge of Allegiance to the United States flag.

The board members stood and recited the Pledge of Allegiance to the flag of the United States of America.
Roll Call (00:00:48)
Roll call was conducted to confirm the presence of board members.

A roll call was conducted, and the following board members were present: Jeffrey Townsend, Larry Rabbit, Keith Witcher, Benac Martin, William Knight, John Geisler, Matt Elliott, John Sculley. Jasper Reading was noted as not present.
Approval of the Agenda (00:01:35)
The agenda was approved with the removal of item number eight.

The agenda for the meeting was approved following a motion that included striking item number eight because Sarah was unable to attend and would reschedule. The motion to approve the adjusted agenda was passed unanimously.
Approval of Minutes (00:02:11)
Minutes from the previous meeting were approved following a motion.

The board approved the minutes from the previous meeting. A motion was made, seconded, and passed unanimously to approve the minutes.
Public Comments (00:02:29)
Opportunity for public comments was provided, but there were no public comments made.

The meeting allowed for public comments, with each person allowed to speak once for up to three minutes. It was noted that comments should be clean and respectful, but no public comments were made during this meeting.
Presentation by Michigan Downtown Association (00:03:17)
Dana Walker from the Michigan Downtown Association gave a presentation on downtown development authorities.

Dana Walker from the Michigan Downtown Association presented information regarding downtown development authorities, their roles, tax increment financing, and the importance of board and township relations. The presentation included training and allowed for questions from the board.
Downtown Development Authorities and Their Role (00:30:34)
Discussion on the importance of downtown areas as community cores, and the role of Downtown Development Authorities in guiding change.

The meeting opened with a discussion emphasizing the role of downtown areas as the core of the community, hosting employees, government operations, and cultural exchanges. Downtown Development Authorities (DDAs) are seen as crucial in guiding changes related to housing, infrastructure, and economic development. The analogy of painting the Mackinaw bridge was used to illustrate that the work of DDAs is never done, as they are continually involved in revitalizing and managing downtown spaces.
Tax Increment Financing (TIF) (00:33:20)
Explanation of Tax Increment Financing as a funding mechanism for DDAs, capturing growth in property values to reinvest in the district.

The meeting continued with a detailed explanation of Tax Increment Financing (TIF), which is commonly used by DDAs to fund their operations. TIF captures the year-to-year growth in property values within a defined district. The discussion clarified that TIF does not take away taxes from other jurisdictions; rather, it captures the increase in property value, which is then reinvested in the downtown area. This reinvestment strategy aims to continually improve the district, thereby increasing property values further.
Planning and Renewal of TIF Plans (00:40:00)
Guidance on reviewing and renewing TIF plans to ensure continual downtown development and the importance of strategic planning.

Participants were advised on the importance of reviewing and renewing TIF plans before they expire to ensure continuous funding and development in the downtown area. The meeting stressed the importance of strategic planning, suggesting that DDAs should regularly update their plans to align with community needs and goals. This involves setting annual priorities and objectives to guide development efforts effectively. Regular updates and amendments to TIF plans were recommended to adapt to changing circumstances and maintain momentum in development projects.
Coordination with Township Plans and Synergy (00:46:00)
Discussion on the importance of aligning DDA plans with Township planning commissions for cohesive community development.

The discussion highlighted the need for synergy between DDAs and Township planning commissions. It was suggested that DDAs should be involved in Township plan reviews to ensure their goals are aligned. This coordination can lead to shared resources and more effective community development. Participants noted that while DDAs focus on the downtown area, integrating their plans with broader Township objectives can enhance overall community growth and development.
Boundary Considerations and Community Involvement (00:52:00)
Exploration of the current DDA boundaries and the potential for future adjustments to better serve the community.

The meeting explored the current boundaries of the DDA and considered whether they should be adjusted in the future. The discussion involved understanding the character of different areas within the district and how they contribute to the overall goals of the DDA. It was suggested that any boundary changes should be carefully considered with a consultant's guidance to weigh the benefits and drawbacks. Community involvement and feedback were deemed crucial in this process to ensure that changes meet local needs and expectations.
Discussion on Downtown Development Authorities (DDA) Law and Plans (01:00:37)
The discussion focused on the scope of projects allowed under DDA law, highlighting public safety and outdoor recreation as key areas.

The speaker emphasized the importance of consulting the DDA law and local plans to determine the feasibility of projects, mentioning public safety, outdoor recreation, walkability, and public parks as permissible areas for development under DDA guidelines.
Examples of DDA Initiatives and Community Engagement (01:00:58)
Examples from various DDAs were shared, highlighting placemaking, art initiatives, and community buy-in strategies.

The speaker provided examples of DDA activities across the state, such as creating trailheads, social districts, and art installations to enhance community engagement and sense of place. The importance of understanding community desires, such as outdoor living and natural assets, was stressed.
Grant Opportunities and Economic Development (01:03:00)
Discussion on grant writing strategies for DDAs, including local foundations and economic development grants.

The speaker explained how DDAs can access various grants, such as community and economic development grants, and provided examples of successful grant uses, like purchasing public amenities to increase vibrancy and engagement in downtown areas.
DDA Roles in Event Planning and Social Districts (01:07:00)
DDAs can plan events and manage social districts to draw crowds and promote local businesses.

The role of DDAs in organizing events and creating vibrant social districts was discussed, with examples like cornhole games and food truck rallies. The importance of community buy-in and collaboration with local businesses was highlighted.
Historic Preservation and Volunteer Engagement (01:10:30)
DDAs' involvement in historic preservation and leveraging volunteer efforts for community projects was discussed.

The speaker discussed how DDAs can undertake historic preservation projects, such as facade grants, and attract volunteers for community events. The value of volunteer hours in grant applications and community development was emphasized.
Promotions and Communications Strategies for DDAs (01:14:00)
Effective ways for DDAs to communicate and promote their activities to the public were covered.

The importance of DDAs using promotions and communications, such as podcasts and impact reports, to engage the community and promote their activities was discussed. Examples of successful communication strategies from different communities were shared.
Space Activation and Community Projects (01:17:00)
The session covered how DDAs can activate public spaces and create community projects to enhance engagement.

The speaker provided examples of space activation projects, such as creating art galleries and public parks from vacant land. The role of DDAs in turning underutilized spaces into vibrant community assets was discussed.
Economic Development and Incubator Programs (01:20:00)
Discussion on DDAs' role in economic development and supporting incubator programs for small businesses.

The speaker explained how DDAs can support economic development through incubator programs, helping small businesses start and grow in downtown areas. Examples of successful incubator initiatives were shared.
Funding Options and Reporting Requirements for DDAs (01:23:00)
Overview of funding mechanisms and reporting responsibilities for DDAs, including transparency and public meetings.

The discussion covered various funding options available to DDAs, such as tax increment financing, grants, and crowdfunding. The speaker also highlighted the importance of maintaining transparency through proper reporting and holding informational meetings as required by law.
Submission of Yearly Treasury Report (01:28:09)
Discussion on the requirement to submit a yearly treasury report six months after the fiscal year ends, involving collaboration with assessors, clerks, or treasurers.

The meeting discussed the importance of submitting a yearly treasury report, which is due six months after the fiscal year ends. It was emphasized that this report is crucial and must be submitted to the treasury. Collaboration with the assessor, clerk, or treasurer is necessary, as they would typically handle the report submission. The report must be submitted to both the township and any other relevant tax jurisdictions.
Approval and Reporting of Township Bills (01:30:21)
Explanation of the procedure for approving and reporting township bills, involving budget posting and expenditure approval by department heads and clerks.

The process for approving township bills was explained. The department head, such as the chair, signs off on expenditures, which are then processed by the clerks who print checks for signature. The budget and expense report are added to the agenda. This ensures transparency and proper financial management within the township.
Consequences of Delinquent Yearly Reports (01:31:08)
Discussion on potential fines or audits if yearly reports are not submitted on time, including the risk of funding being withheld by the treasury.

The meeting addressed concerns about the consequences of not submitting the yearly report on time. It was noted that the treasury would send a notice to the township if the report was delinquent, and there could be fines or audits as a result. Funding could also be withheld until the report is submitted. It is important for the township to ensure all reports are filed promptly to avoid these issues.
Posting Reports on Township Website (01:31:55)
Requirement to post the treasury and other reports on the township's website, with updates managed by the finance director.

The discussion highlighted the need to post the yearly treasury report on the township's website as part of transparency and compliance. The finance director is responsible for maintaining and updating this information on the website to ensure public accessibility.
DDA and Township Relationship (01:32:43)
Clarification of the Downtown Development Authority's (DDA) role and relationship with the township, emphasizing independence yet collaboration for efficiency.

The meeting clarified the role of the Downtown Development Authority (DDA) as a separate entity from the township, with its own board and budget. However, a strong partnership with the township is encouraged for efficient project development and minimal bureaucratic delays. This collaboration is essential for the success of downtown development efforts.
DDA Board and Appointment Procedures (01:34:14)
Explanation of the appointment process for the DDA board members, including the role of the chief executive officer and the governing body.

The process for appointing members to the DDA board was outlined. The chief executive officer of the municipality must be on the board or appoint a designee, and board members are appointed by the chief executive officer subject to governing body approval. Best practices for appointments were discussed, emphasizing the need for diverse representation and relevant expertise.
Budget Approval and Management (01:35:38)
Discussion on the approval and management of the DDA budget by the township, and the authority's responsibility for following budget plans.

The DDA's budget must be approved by the township board, and once approved, the DDA is responsible for adhering to the budget's line items. The township cannot interfere with approved expenditures. The discussion also covered the process for making minor budget adjustments without needing further township approval.
Public Engagement and Communication Strategies (01:43:43)
Strategies for public engagement, including website and social media presence, with recommendations for a social media policy.

The meeting discussed strategies for public engagement, including maintaining an updated website and considering a Facebook presence for the DDA. While a website is a legal requirement, social media can be used for more frequent updates. Implementing a social media policy and appointing someone to manage these platforms was recommended to enhance community outreach.
Best Practices for DDA Board Members (01:45:55)
Guidance for DDA board members on setting strategy, providing oversight, and ensuring resources, with emphasis on unified support and engagement.

Board members are encouraged to set strategic direction, provide oversight, and ensure the availability of resources. They should also engage with the community and support the DDA's mission. Unified support after board decisions is crucial, and members should be advocates for downtown development. Participation in meetings and events is encouraged to stay informed and engaged.
Additional Resources and Training Opportunities (01:51:41)
Information on available resources for DDA board members, including training opportunities and access to solution centers.

The meeting provided information on various resources available to DDA board members, such as the MDA member portal and the Main Street Solution Center, which offer guidance on best practices and downtown development strategies. Board members were encouraged to utilize these resources for training and to enhance their effectiveness in their roles.
Discussion on New Members and Transparency (01:56:04)
Discussion on integrating new members, importance of transparency, and communication gaps between township and other entities.

The discussion emphasizes the importance of not taking on too much initially for new members and leveraging their passion for community involvement. It highlights the significance of transparency and the need to address communication gaps between the township, DDA, and planning commission.
Training Registration and Budgeting (01:57:05)
Information on training registration for South Haven event and budgeting for board member training.

The agenda covers the registration process for an upcoming training in South Haven, noting that registration is still open. It also discusses the need to budget for board member training and suggests that the next meeting will address who will attend the training.