By Maggie LaNoue – Contributing Writer – April 10, 2026
Albion City Council received a presentation on Monday, April 6, on amended brownfield redevelopment plans for two downtown property clusters, with a public hearing scheduled for April 20 at 7 p.m. to consider formal approval.
Debbie Kelly, president and CEO of the Albion Economic Development Corporation and the Albion Brownfield Redevelopment Authority, introduced the plans. Dave Van Haaren, director of economic development at Triterra, a Lansing-based environmental consulting firm, led the technical presentation. Van Haaren has more than 30 years of experience in brownfield redevelopment, guiding projects through environmental assessment, remediation planning, and financing processes required under Michigan law.
The plans involve properties at 215-217 S. Superior Street, commonly known as the Superior Street Mercantile building; 300 S. Superior Street, home to Cuts by Moose; and 105 W. Porter Street, near Charlie’s Tavern. Together, the projects would create 10 upper-floor apartments with a combined investment of approximately $3 million. The developer is listed as ACE Investment Properties LLC. Joseph Verbeke, identified in prior Recorder coverage as the manager of ACE Investment Properties, did not attend the meeting.
A brownfield designation applies to properties where environmental contamination or deterioration makes redevelopment financially impractical without public assistance. Recent testing confirmed the presence of asbestos-containing materials, lead-based paint, and contaminated soils at both locations. Both must be fully remediated before construction can begin, and Van Haaren said the projects would not be financially viable without public financing to offset those costs.
During the presentation, Van Haaren explained that the scope had narrowed from earlier plans. “The prior plan did include build out and reconstruction of the main level,” he said. “Right now, due to the funding that’s available, it’s just the investments limited to the apartments on the second floor.” No discussion occurred at the April 6 meeting regarding whether ground-floor commercial spaces would be remediated or what that may mean for current or future tenants.
Under Michigan’s Act 381, the city’s Brownfield Redevelopment Authority can capture the increase in property tax revenue generated by the improvements and use it to reimburse the developer and the BRA for eligible cleanup and construction costs. That tax capture would run for 28 years. The city also submitted a $1.1 million Community Development Block Grant application for the properties in February, which remains pending state approval.
Council member Donivan Williams asked when construction was expected to begin. Van Haaren said work would likely start in the fall, with completion possible around late 2027. Six of the ten units will be held at or below 80 percent of Area Median Income for five years, with rents expected at approximately $800 to $900 per month plus utilities, with a one-bedroom example cited at $1,230 per month including utilities. No rent figures were provided for the four market-rate units or for any unit after the five-year affordability period ends. Van Haaren indicated the developer held those projections.
The April 6 presentation is the third time in eight months these properties have come before city officials. Council approved an initial CDBG application in September 2025 and approved resubmission of a revised $1.1 million application in February 2026.
Property records included in the city’s 148-page agenda packet show the sale of 215 and 217 S. Superior from the Albion Reinvestment Corporation to William H. Dobbins finalized in September 2025, around the time of the initial CDBG application. The packet also lists 105 W. Porter and 300 S. Superior as owned by ACE Investment Properties LLC, at 16000 W. Michigan Ave. in Albion. Caster Concepts Inc., a manufacturer, also lists 16000 W. Michigan Ave. as its business address.
No action was taken at the April 6 meeting. Residents may comment at the April 20 public hearing during the regular council meeting at 7 p.m. at City Hall, 112 W. Cass Street.
The Recorder will continue to cover downtown development projects in Albion as they move forward. Subscriptions to The Recorder, both digital and print, are available at WilcoxNewspapers.com.
