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Harbor Shores Brownfield Plan unveiled: $96.5 million redevelopment with 216 housing units, reserved affordable townhomes
Summary
At a Feb. 5 Berrien County Committee of the Whole public hearing, Community Development Director Dan Fette presented a Harbor Shores Brownfield Plan proposing a $96.5 million redevelopment, $34 million in infrastructure, 216 residential units, and 20 townhomes reserved for households under 120% AMI for 10 years; no public comments were recorded.
Community Development Director Dan Fette presented the Harbor Shores Parcels 1 and 2 Brownfield Plan during a Feb. 5 public hearing of the Berrien County Committee of the Whole, describing the proposal as the "next phase of the Harbor Shores Community Redevelopment, transforming approximately 21 acres of the former Whirlpool Plant 3 and 4 industrial sites." The plan identifies a $96.5 million total capital investment, with $34 million earmarked for roads, utilities and marina facilities, and proposes phased construction beginning in 2026/2027 with full completion by 2036.
Fette outlined a housing program of 216 residential units across five housing types: 107 town homes (Townhome A–D), 27 courtyard homes, 20 loft condominiums, 24 apartments and 38 villas, plus a hotel with amenities. He said 20 townhomes would be reserved for families earning less than 120% of area median income for a period of 10 years and stated the site meets the definition of "Housing Property" under Section 2(y)(i) of Public Act 381. Fette also presented a rent-loss subsidy calculation and estimates of captured value and tax increment revenues; the minutes note the developer will advance plan costs and that no advance from the county or other units of government is contemplated.
When Commissioner Alex Ott asked how the number of income-qualified homes is determined, Fette said the State will not approve a plan that provides fewer than 10% income-qualified units, and that "the County does not have a current policy on the required percentages of income-qualified homes." The minutes record Fette stating this project's number of income-qualified homes is 20% of the total homes being built. Commissioners discussed a neighboring community's use of a "Community Benefit" addition to a Brownfield Plan; Fette said he did not recommend that type of agreement for Berrien County Brownfield Plans.
No members of the public spoke during the hearing. The Committee recessed to open the public hearing at 8:38 a.m. (motion by Commissioner David Vollrath, seconded by Commissioner Teri Sue Freehling; roll call recorded nine yeas) and concluded the public hearing at 9:01 a.m. (motion by Commissioner Sharon Tyler, seconded by Commissioner David Vollrath; roll call recorded 11 yeas). The meeting record shows no vote on plan adoption during this session; the public hearing served to receive the presentation and documentary record.
