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CITY OF MUSKEGON
DOWNTOWN DEVELOPMENT AUTHORITY (“DDA”)
REGULAR MEETING
DATE OF MEETING: Tuesday, Nov. 9, 2021
TIME OF MEETING: 10:30 A.M.
PLACE OF MEETING: City Hall Commission Chambers, 933
Terrace, Muskegon, MI
______________________________________________________________________________
AGENDA
I. Roll Call
II. Approval of the regular meeting minutes of October 12, 2021
III. Brownfield Redevelopment Authority business
A. Development & Reimbursement Agreement – Viridian Shores at Harbor 31
Redevelopment Project (Pete Wills-Jake Eckholm)
B. Development & Reimbursement Agreement – Trilogy Senior Housing
Redevelopment Project (Pete Wills-Jake Eckholm)
C. Development & Reimbursement Agreement – Adelaide Pointe Project (Pete
Wills-Jake Eckholm)
IV. Downtown Development Authority business
A. DDA financial statement (City Finance)
B. Livability Ad buy (Dave Alexander)
C. Events reports LAF and Taste (Ann Meisch)
V. Other
VI. Adjourn
AMERICAN DISABILITY ACT POLICY FOR ACCESS TO OPEN MEETING OF THE CITY COMMISSION AND ANY OF
ITS COMMITTEES OR SUBCOMMITTEES
The City of Muskegon will provide necessary reasonable auxiliary aids and services, such as signers for the hearing
impaired and audio tapes of printed materials being considered at the meeting, to individuals with disabilities who want
to attend the meeting, 24- hour notice to the City of Muskegon. Individuals with disabilities requiring auxiliary aids or
services should contact the City of Muskegon by writing or calling the following: Ann Marie Cummings, City Clerk at
933 Terrace Street, Muskegon, MI 49440 or by calling (231) 724-6705 or TTY/TDD: Dial 7-1-1 and request that
representative dial 231-724-6705
CITY OF MUSKEGON
DOWNTOWN DEVELOPMENT AUTHORITY (DDA) /
BROWNFIELD REDEVELOPMENT AUTHORITY (BRA)
REGULAR MEETING MINUTES
October 12, 2021
The meeting was held in the City Commission Chambers. Chairperson M. Bottomley called the
meeting to order at 10:34 AM and roll was taken.
MEMBERS PRESENT: M. Bottomley, J. Riegler, M. Johnson Sr., J. Moore, F. Peterson, F.
DePung, D. Pollock
MEMBERS ABSENT: (Members excused) B. Hastings, M. Kleaveland, H. Systema, J.
Wallace Jr., S. Black, D. Kalisz.
STAFF PRESENT: P. Wills, Director of Strategic Initiatives; D. Alexander,
Downtown Manager; J. Eckholm, Director of Economic
Development/Development Services Division; K. Grant, Financial
Director; J. Rabe, Assistant Finance Director; S. Pulos,
Administrative Assistant, Development Services Division
OTHERS PRESENT: Carla Flanders Lakeshore Festival: Ryan Leetsma, Adelaide Pointe
QOZB: Roman Wilson and Kirk Perachbocher Fishbeck
APPROVAL OF MINUTES
Motion by M. Johnson Sr., Second by J. Moore, to approve the regular meeting minutes for July
6, 2021.
BROWNFIELD REDEVELOPMENT AUTHORITY BUSINESS
Brownfield Plan Amendment for Adelaide Pointe (amended): Adelaide Pointe QOZB, LLC has
submitted an amended Brownfield Plan Amendment for the Adelaide Pointe Project – a 35-acre
mixed use waterfront development project including winter boat storage, marina space, In/Out
forklift boat storage, commercial/retail, and up to 400 housing units. Redevelopment of this
former industrial site is located at 1149 and 1204 West Western Ave on the south shore of
Muskegon Lake. Total private investment, not including property acquisition, is approximately
$250 million.
Staff Recommendation: City staff has reviewed the Adelaide Pointe Project second brownfield
plan amendment and recommends approval
Motion: Made by J. Riegler, supported by F. Peterson to approve the resolution for the amended
Brownfield Plan Amendment for the Adelaide Pointe Project and further request staff to set a
public hearing before the Muskegon City Commission to consider adoption of the plan.
Roll Call Vote:
M. Bottomley: Yes J. Riegler: Yes M. Johnson Sr.: Yes
J. Moore: Yes F. Peterson: Yes F. DePung: Yes
D. Pollock: Yes
All in favor, motion passes.
Trilogy Senior Housing Redevelopment Project at Harbor 31Brownfield Plan Amendment:
Harbor 31 LLC has submitted a Brownfield Plan Amendment for the Trilogy Senior Housing
Redevelopment Project at Harbor 31 - a senior housing development on 5 acres located at 60
Viridian Drive along the south shore of Muskegon Lake. The investment in the first phase is
estimated at $15 million.
Staff Recommendation: City staff has reviewed the Trilogy Senior Housing Redevelopment
Project at Harbor 31 Brownfield Plan Amendment and staff recommends approval.
Motion: Made by F. Peterson, supported by J. Moore to approve the resolution for the
Brownfield Plan Amendment for the Trilogy Senior Housing Redevelopment Project at Harbor
31 and further request a public hearing before the Muskegon City Commission to consider
adoption of the plan.
Roll Call Vote:
M. Bottomley: Yes J. Riegler: Yes M. Johnson Sr.: Yes
J. Moore: Yes F. Peterson: Yes F. DePung: Yes
D. Pollock: Yes
All in favor, motion passes.
DOWNTOWN DEVELOPMENT AUTHORITY BUSINESS
DDA Financial report: Staff is asking the DDA board to review and accept the financial
statement for Sept. 30, 2021. It is broken into three sections: DDA Budget (tax increment
revenues), DDA Events (Lakeshore Art Festival and Taste of Muskegon), and the Business
Improvement District.
A motion to accept the financial statement as presented was made by J. Riegler, supported by D.
Pollock. All in favor.
DDA Budget: Staff is asking the DDA board to review and approve the Fiscal Year 2021-22
DDA budget. The budget shows revenues of $327,287 (property tax increment) and BID income
of $17,000 (staff services provided). Expenses of $290,500 included: staff costs, Mercy Health
Arena bond payment, streetscape/decorations, downtown parks, marketing/promotion, and
office/misc. The budget shows unspent funds for 2021-22 of $36,787 and a beginning fund
balance of $89,129 – of which is available this fiscal year to be spent at board discretion to meet
the DDA mission and goals.
A motion to accept the budget as presented was made by M. Johnson Sr., supported by D. Pollock.
All in favor.
Additional Sandbox Funds: Staff is asking the DDA board to increase its $4,000 authorized
support for the downtown Social Sandbox to a total of $5,000. The DDA and BID each
committed $4000 to the Social Sandbox, the actual costs came to $10,037 instead of $8000. Staff
is asking the DDA and BID to split the overage.
A motion to authorize an additional $1,018 for materials was made by M. Johnson Sr., supported
by F. DePung. All in favor.
Office Agreement End with Muskegon Lakeshore Chamber: Request to give notice to the
Muskegon Lakeshore Chamber of Commerce to end a lease for office space in the chamber offices.
Staff would like to have the DDA manager full-time at City Hall. The DDA Manager is still able
to work remotely when needed. This will save $6000 yearly plus printing costs.
A motion to end the office agreement with Muskegon Lakeshore Chamber was made by J. Moore,
supported by F. DePung. All in favor.
Marketing Services Agreement with Muskegon Lakeshore Chamber: Staff is asking the DDA
board authorize an agreement with the Muskegon Lakeshore Chamber of Commerce for
marketing services for downtown Muskegon. Previously paid for with unspent Downtown
Muskegon Now Funds, staff would like to transfer that cost to the DDA budget within the
marketing and promotion line item, maximum yearly cost would be $12,500.
A motion to authorize a marketing services agreement with Muskegon Lakeshore Chamber was
made by J. Riegler, supported by J. Moore. All in favor.
Downtown Christmas Decorations Contract: Staff seeks authorization to enter into an agreement
with Christmas Creations by Bailey to provide holiday light pole wraps in the downtown, including
Terrace Street. The current quote is for $11,305, which is a 15% increase over last year’s pricing.
A motion to authorize staff to sign an agreement with Christmas Creations by Bailey for light
pole holiday wraps and have staff negotiate the final details with the vendor, including a couple
new poles on Terrace, was made by J. Riegler, supported by J. Moore. All in favor.
Events Report (Lakeshore Art Festival (LAF) and Taste of Muskegon): Carla Flanders, director of
the LAF gave the group a handout with monetary totals. Total expenses were $134,269 and total
income was $145,715 and total profit was $11,446. She was pleased with all the uncertainties
surrounding life with COVID and unpredictable weather. She shared that the LAF received an
award of one of the top 100 art festivals in the nation.
2022 Lakeshore Art Festival Management Agreement: Staff is for authorization to renew a
management contract with CMF Marketing & Events to produce the 2022 Lakeshore Art
Festival in downtown Muskegon. Carla Flanders with CMF has successfully produced the LAF
and was contracted by the City Clerk to produce the 2021 event.
A motion to approve the 2022 management agreement with CMF Marketing & Events for the
Lakeshore Art Festival and direct staff to execute it was made by F. Peterson, supported by F.
DePung. All in favor.
PUBLIC PARTICIPATION
None.
OTHER
None.
AJOURNMENT
12:19pm
Agenda Item A - BRA
Muskegon Brownfield Redevelopment Authority
Agenda Item for 11-9-21
Viridian Land Shores Co, LLC, 150 Viridian Drive
Viridian Shores at Harbor 31 Redevelopment Project
Development and Reimbursement Agreement
Requesting party: Viridian Land Shores Co, LLC
Outline of the request: Viridian Land Shores Co, LLC has submitted a Development and
Reimbursement Agreement for the approved Brownfield Plan for Viridian Shores at Harbor 31
Redevelopment Project, a residential development on 3.5 acres located at 150 Viridian Drive
along the south shore of Muskegon Lake.
Background: The 3.5-acre property is the site of the former Teledyne Continental Motors
industrial facility. Plans for the site include single family detached residential as well as owner-
occupied townhomes. A Brownfield Plan Amendment was previously approved to facilitate the
construction of 33 two-story residential condominium units (including a combination of 15
single-family free-standing homes and 18 multifamily duplex style homes). The waterfront
project will create a walkable community that provides access to Muskegon Lake, greenspace
areas, and downtown Muskegon. Total private investment, for this phase, not including
property acquisition, is approximately $15,200,000.
Staff comments:
1. The Brownfield Plan Amendment was approved by the Authority on May 11 th, 2021 and
the City Commission on May 25th, 2021.
2. The Brownfield Plan is for a period of 26 years and includes Brownfield Eligible Activity
costs estimated at $4,018,080.
3. The property is within the DDA and it is anticipated that all taxes captured will go
towards the Brownfield TIF during the life of the Plan.
4. Eligible costs include due care, environmental response activities, demolition, asbestos
abatement, site preparation, infrastructure improvements, Brownfield Plan preparation,
administration costs, and interest expense (5%).
5. The Development & Reimbursement Agreement outlines the procedures for the City to
reimburse the Developer for eligible expenses within the Brownfield Plan. The Authority
shall pay 100% of the available Brownfield TIF Revenue to the Developer to reimburse
the costs of Developer Eligible Activities.
6. The Developer will provide the BRA a request for payment of eligible expenses. The BRA
has 30 days to approve the request. Payments are made on a semi-annual basis when
incremental local taxes are captured and available.
Staff recommendation: Staff has reviewed the Development and Reimbursement Agreement,
along with the city attorney, and recommends approval.
Suggested motion: I move to approve/disapprove the Development and Reimbursement
Agreement for the approved Brownfield Plan for Viridian Land Shores Co, LLC (Viridian Shores
at Harbor 31 Redevelopment Project).
City of Muskegon
Brownfield Redevelopment Authority
County of Muskegon, State of Michigan
RESOLUTION APPROVING BROWNFIELD DEVELOPMENT AND REIMBURSEMENT
AGREEMENT
Viridian Land Shores Co, LLC
Viridian Shores at Harbor 31 Redevelopment Project
Minutes of a meeting of the Board of the City of Muskegon Brownfield Redevelopment
Authority (“Authority”), County of Muskegon, State of Michigan, held in the City Hall on the 9th of
November, 2021 at 10:30 a.m., prevailing Eastern Time.
PRESENT: Members
_________________________________________________________
_________________________________________________________________
_________________________________________________________________
ABSENT: Members ________________________________________________________
_________________________________________________________________
The following preamble and resolution were offered by Member ________________ and
supported by Member ________________:
WHEREAS, the Authority approved a Brownfield Plan Amendment to include the Viridian
Shores at Harbor 31 Redevelopment Project (“Project”) during its meeting on May 11, 2021;
WHEREAS, the Viridian Shores at Harbor 31 Redevelopment Project Brownfield Plan
Amendment includes tax increment financing to pay for certain eligible activities related to the
Project;
WHEREAS, a Development and Reimbursement Agreement between the City and
Viridian Land Shores Co, LLC has been negotiated to provide for reimbursement of the costs of
eligible activities identified in the Brownfield Plan Amendment.
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
1. The Development and Reimbursement Agreement between the City and Viridian
Land Shores Co, LLC for the Viridian Shores at Harbor 31 Redevelopment Project
Brownfield Plan Amendment is necessary to facilitate the implementation of the
Brownfield Plan.
2. The Authority hereby approves the Development and Reimbursement Agreement for
the Viridian Shores at Harbor 31 Redevelopment Project Brownfield Plan, and
recommends the approval of the Agreement by the Muskegon City Commission.
3. Repealer. All resolutions and parts of resolution in conflict with the provisions of this
resolution are hereby repealed or amended to the extent of such conflict.
AYES: _______________________________________________________________
_______________________________________________________________
_______________________________________________________________
NAYS: _______________________________________________________________
_______________________________________________________________
RESOLUTION DECLARED ADOPTED.
_____________________________
Secretary
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I hereby certify that the foregoing is a true and complete copy of a resolution adopted by
the Board of the City of Muskegon Brownfield Redevelopment Authority, County of Muskegon,
State of Michigan, at a meeting held on November 9th, 2021, and that said meeting was
conducted and public notice of said meeting was given pursuant to and in full compliance with
the Open Meetings Act, being Act 267, Public Acts of Michigan, 1976, and that the minutes of
said meeting were kept and will be or have been made available as required by said Act.
_____________________________
Secretary
-3-
DEVELOPMENT AND REIMBURSEMENT AGREEMENT
This DEVELOPMENT AND REIMBURSEMENT AGREEMENT (the “Agreement”)
is made on , , by and among the CITY OF MUSKEGON
BROWNFIELD REDEVELOPMENT AUTHORITY, a Michigan public body corporate
whose address is 933 Terrace Street, Muskegon, Michigan 49443 (the “Authority”), the
CITY OF MUSKEGON, a public body corporate whose address is 933 Terrace Street,
Muskegon, Michigan 49443 (the “City”), and Ryerson Creek Land Co., LLC, a Michigan
limited liability company whose address is 2325 Belmont Center Drive NE, Belmont,
Michigan 49306 (the “Developer”).
RECITALS
A. Pursuant to P.A. 381 of 1996, as amended (“Act 381”), the Authority
approved and recommended a Brownfield Plan which was duly approved by the City (the
“Plan”). The Plan was amended on (the “Amendment,” and, together with
the Plan, the “Brownfield Plan” – See Exhibit A) to identify a new senior housing
redevelopment project proposed by the Developer.
B. The Brownfield Plan includes specific eligible activities associated with the
Developer’s plan to develop approximately 5 acres of land located at 60 Viridian Drive in
Muskegon, Michigan (collectively, the “Developer Property”).
C. The Developer owns the Developer Property, which is included in the
Brownfield Plan as an “eligible property” because it was determined to be a “facility”, as
defined by Part 201 of the Natural Resources and Environmental Protection Act (“Part
201”), or adjacent and contiguous to an “eligible property.”
D. The Developer intends to conduct eligible activities on the Developer
Property including the construction of an approximately 63,000 square foot multi-story
senior housing building with surrounding asphalt parking areas, concrete walkways and
landscaping (the “Project”), including department specific environmental activities,
demolition, site preparation and infrastructure improvement activities, a 15% contingency
and brownfield plan/work plan preparation and development, as described in the
Brownfield Plan, with an estimated cost of $4,378,740 (the “Developer Eligible
Activities”). All of the Developer Eligible Activities are eligible for reimbursement under
Act 381. The total cost of the Eligible Activities, including contingencies and interest, are
$4,392,244 (the “Total Eligible Brownfield TIF Costs”).
E. Act 381 permits the Authority to capture and use local and certain school
property tax revenues generated from the incremental increase in property value of a
redeveloped brownfield site constituting an “eligible property” under Act 381 (the
“Brownfield TIF Revenue”) to pay or to reimburse the payment of Eligible Activities
conducted on the “eligible property.” The Brownfield TIF Revenue will be used to
reimburse the Developer for the Developer Eligible Activities incurred and approved for
the Project.
F. In accordance with Act 381, the parties desire to establish the procedure for
using the available Brownfield TIF Revenue generated from the Property to reimburse the
Developer for completion of Eligible Activities on the Property in an amount not to exceed
the Total Eligible Brownfield TIF Costs.
NOW, THERFORE, the parties agree as follows:
1. Reimbursement Source.
(a) During the Term (as defined below) of this Agreement, and except as set
forth in paragraph 2 below, the Authority shall reimburse the Developer for the costs of
their Eligible Activities conducted on the Developer Property from the Brownfield TIF
Revenue collected from the real and taxable personal property taxes on the Developer
Property. The amount reimbursed to the Developer for their Eligible Activities shall not
exceed the Total Eligible Brownfield TIF Costs, and reimbursements shall be made on
approved costs submitted and approved in connection with the Developer Eligible
Activities, as follows:
(i) the Authority shall pay 100% of available Brownfield TIF Revenue to
Developer to reimburse the cost of the Developer Eligible Activities submitted and
approved for reimbursement by the Authority until Developer is fully reimbursed;
and
(b) The Authority shall capture Brownfield TIF Revenue from the Property and
reimburse the Developer for their Eligible Activities until the earlier of the Developer being
fully reimbursed or December 31, 2051. Unless otherwise prepaid by the Authority,
payments to the Developer shall be made on a semi-annual basis as incremental local
taxes are captured and available.
2. Developer Reimbursement Process.
(a) The Developer shall submit to the Authority, not more frequently than on a
quarterly basis, a “Request for Cost Reimbursement” for Developer Eligible Activities paid
for by the Developer during the prior period. All costs for the Developer Eligible Activities
must be consistent with the approved Brownfield Plan. The Developer must include
documentation sufficient for the Authority to determine whether the costs incurred were
for Developer Eligible Activities, including detailed invoices and proof of payment. Copies
of all invoices for Developer Eligible Activities must note what Developer Eligible Activities
they support.
(b) Unless the Authority disputes whether such costs are for Developer Eligible
Activities within thirty (30) days after receiving a Request for Cost Reimbursement from
the Developer, the Authority shall pay the Developer the amounts for which submissions
have been made pursuant to paragraph 2(a) of this Agreement in accordance with the
priority set forth in paragraph 1, from which the submission may be wholly or partially paid
from available Brownfield TIF Revenue from the Developer Property.
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(i) The Developer shall cooperate with the Authority’s review of its
Request for Cost Reimbursement by providing supplemental information and
documentation which may be reasonably requested by the Authority.
(ii) If the Authority determines that requested costs are ineligible for
reimbursement, the Authority shall notify the Developer in writing of its reasons for
such ineligibility within the Authority’s thirty (30) day period of review. The
Developer shall then have thirty (30) days to provide supplemental information or
documents to the Authority demonstrating that the costs are for Developer Eligible
Activities and are eligible for reimbursement.
(c) If a partial payment is made to the Developer by the Authority because of
insufficient Brownfield TIF Revenue captured in the semi-annual period for which
reimbursement is sought, the Authority shall make additional payments toward the
remaining amount within thirty (30) days of its receipt of additional Brownfield TIF
Revenue from the Developer Property until all of the amounts for which submissions have
been made have been fully paid to the Developer, or by the end of the Term (as defined
below), whichever occurs first. The Authority is not required to reimburse the Developer
from any source other than Brownfield TIF Revenue.
(d) The Authority shall send all payments to the Developer by registered or
certified mail, addressed to the Developer at the address shown above, or by electronic
funds transfer directly to the Developer’s bank account. The Developer may change its
address by providing written notice sent by registered or certified mail to the Authority.
4. Term of Agreement.
The Authority’s obligation to reimburse the Developer for the Total Eligible
Brownfield TIF Costs incurred by each party under this Agreement shall terminate the
earlier of the date when all reimbursements to the Developer required under this
Agreement have been made or December 31, 2051 (the “Term”). If the Brownfield TIF
Revenue ends before all of the Total Eligible Brownfield TIF Costs have been fully
reimbursed to the Developer, the last reimbursement payment by the Authority shall be
paid from the summer and winter tax increment revenue collected during the final year of
this Agreement.
5. Adjustments.
If, due to an appeal of any tax assessment or reassessment of any portion of the
Developer Property, or for any other reason, the Authority is required to reimburse any
Brownfield TIF Revenue to any tax levying unit of government, the Authority may deduct
the amount of any such reimbursement, including interest and penalties, from any
amounts due and owing to the Developer. If all amounts due to the Developer under this
Agreement have been fully paid or the Authority is no longer obligated to make any further
3
payments to the Developer, the Authority shall invoice the Developer for the amount of
such reimbursement and the Developer shall pay the Authority such invoiced amount
within thirty (30) days of the receipt of the invoice. Amounts withheld by or invoiced and
paid to the Authority by the Developer pursuant to this paragraph shall be reinstated as
Developer Eligible Activities, respectively, for which the Developer shall have the
opportunity to be reimbursed in accordance with the terms, conditions, and limitations of
this Agreement. Nothing in this Agreement shall limit the right of the Developer to appeal
any tax assessment.
6. Legislative Authorization.
This Agreement is governed by and subject to the restrictions set forth in Act 381.
If there is legislation enacted in the future that alters or affects the amount of Brownfield
TIF Revenue subject to capture, eligible property, or Eligible Activities, then the
Developer’s rights and the Authority’s obligations under this Agreement shall be modified
accordingly as required by law, or by agreement of the parties.
7. Notices.
All notices shall be given by registered or certified mail addressed to the parties at
their respective addresses as shown above. Any party may change the address by written
notice sent by registered or certified mail to the other party.
8. Assignment.
This Agreement and the rights and obligations under this Agreement shall not be
assigned or otherwise transferred by any party without the consent of the other party,
which shall not be unreasonably withheld, provided, however, the Developer may assign
their interest in this Agreement to an affiliate without the prior written consent of the
Authority if such affiliate acknowledges its obligations to the Authority under this
Agreement upon assignment in writing on or prior to the effective date of such
assignment, provided, further, that the Developer may each make a collateral assignment
of their share of the Brownfield TIF Revenue for project financing purposes. As used in
this paragraph, “affiliate” means any corporation, company, partnership, limited liability
company, trust, sole proprietorship or other entity or individual which (a) is owned or
controlled by the Developer, (b) owns or controls the Developer or (c) is under common
ownership or control with the Developer. This Agreement shall be binding upon and inure
to the benefit of any successors or permitted assigns of the parties.
9. Entire Agreement.
This Agreement supersedes all agreements previously made between the parties
relating to the subject matter. There are no other understandings or agreements between
the parties.
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10. Non-Waiver.
No delay or failure by either party to exercise any right under this Agreement, and
no partial or single exercise of that right, constitutes a waiver of that or any other right,
unless otherwise expressly provided herein.
11. Governing Law.
This Agreement shall be construed in accordance with and governed by the laws
of the State of Michigan.
12. Counterparts.
This Agreement may be executed in two or more counterparts, each of which shall
be deemed an original but all of which together shall constitute one and the same
instrument.
[Signature page follows]
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The parties have executed this Agreement on the date set forth above.
CITY OF MUSKEGON BROWNFIELD
REDEVELOPMENT AUTHORITY
By:
Its:
Ryerson Creek Land Co., LLC
By:
Its:
19886336-2
Signature Page to Development and Reimbursement Agreement
City of Muskegon
Brownfield Redevelopment Authority
Brownfield Plan Amendment for the
Viridian Shores at Harbor 31
150 Viridian Drive
Muskegon, Michigan
Approved by the City of Muskegon Brownfield Redevelopment Authority
Approved by the City of Muskegon Board of Commissioners
Prepared with the assistance of:
Fishbeck
1515 Arboretum Drive SE
Grand Rapids, Michigan 49546
616-464-3876
Table of Contents Fishbeck | Page i
1.0 Introduction..................................................................................................................................................1
1.1 Proposed Redevelopment and Future Use for the Eligible Property ..............................................1
1.2 Eligible Property Information ..........................................................................................................1
2.0 Information Required by Section 13(2) of the Statute .................................................................................2
2.1 Description of Costs to Be Paid for With Tax Increment Revenues.................................................2
2.2 Summary of Eligible Activities .........................................................................................................4
2.3 Estimate of Captured Taxable Value and Tax Increment Revenues ................................................4
2.4 Maximum Amount of Note or Bonded Indebtedness .....................................................................5
2.5 Duration of Brownfield Plan ............................................................................................................5
2.6 Estimated Impact of Tax Increment Financing on Revenues of Taxing Jurisdiction ........................5
2.7 Legal Description, Property Map, Statement of Qualifying Characteristics and Personal Property5
2.8 Estimates of Residents and Displacement of Individuals/Families..................................................5
2.9 Plan for Relocation of Displaced Persons ........................................................................................5
2.10 Provisions for Relocation Costs .......................................................................................................5
2.11 Strategy for Compliance with Michigan’s Relocation Assistance Law.............................................6
2.12 Other Material that the Authority or Governing Body Considers Pertinent ...................................6
List of Figures
Figure 1 – Location Map
Figure 2 – Site Layout Map
List of Tables
Table 2 – Tax Increment Revenue Capture
Table 3 – Tax Increment Revenue Reimbursement Allocation
List of Attachments
Attachment A Brownfield Plan Amendment Resolution(s)
Attachment B Conceptual Renderings
Attachment C Environmental Data Tables and Map
Attachment D Reimbursement Agreement
May 5, 2021 Fishbeck | Page 1
1.0 Introduction
The City of Muskegon Brownfield Redevelopment Authority (the “Authority” or MBRA) was established by the City
of Muskegon pursuant to the Brownfield Redevelopment Financing Act, Michigan Public Act 381 of 1996, as
amended (“Act 381”). The primary purpose of Act 381 is to encourage the redevelopment of eligible property by
providing economic development incentives through tax increment financing for certain eligible properties.
This Brownfield Plan Amendment (“Plan Amendment”) serves as an amendment to the City of Muskegon’s
existing Brownfield Plan, allowing inclusion of the eligible property described in Sections 1.1 and 1.2 below.
Incorporation of eligible property into the City’s Brownfield Plan permits the use of tax increment financing to
reimburse Viridian Land Shores Co, LLC (“Developer”) for the cost of eligible activities required to redevelop the
eligible property. See Attachment A for copies of Plan Amendment resolutions.
1.1 Proposed Redevelopment and Future Use for the Eligible Property
The Developer is proposing to redevelop a portion of the former Continental Motors industrial site located at 105
Viridian Drive, Muskegon, Michigan (the “Property”). Proposed redevelopment activities include the construction
of 33 two-story residential homes (including a combination of 15 single-family free-standing homes and 18 multi-
family duplex style homes) with options for rooftop seating overlooking Muskegon Lake (the “Project”). The
Project will create a walkable community that provides access to Muskegon Lake, greenspace areas, and
downtown Muskegon. Sustainable development concepts are proposed throughout the Project including green
building techniques and low-impact development stormwater management. Total private investment, not
including property acquisition, is approximately $15,200,000. The development will create approximately 10-20
new jobs (office and maintenance). Project renderings are provided as Attachment B.
The development is expected to start in Spring 2021 and continue through 2023.
1.2 Eligible Property Information
The 3.5-acre Property is located in downtown Muskegon along the south shore of Muskegon Lake. The Property
has been historically utilized for industrial purposes dated back to the 1800s. Based on a recent Phase II
Environmental Site Assessment (ESA) completed in 2021 and historical environmental investigations conducted
over the past 25 years, these past industrial uses have resulted in widespread contamination across the Property.
Known contaminants in the soil with concentrations exceeding Michigan Department of Environment, Great
Lakes, and Energy (EGLE) Part 201 Generic Residential Cleanup Criteria (GRCC) include heavy metals and volatile
organic compound (VOCs). Groundwater contaminants with concentrations identified above Part 201 GRCC
consist of VOCs.
The Developer is not a liable party and completed a Baseline Environmental Assessment (BEA) in accordance with
Part 201 of the Natural Resources and Environmental Protect Act, 1995 PA 451, as amended (NREPA).
Given the known contamination, the Property is a “facility” pursuant to Part 201 of NREPA. As such, it is
considered an “eligible property” as defined by the Michigan Redevelopment Financing Act, Act 381 of 1996.
Maps depicting the location and layout of the Property are attached as Figures 1 and 2. Environmental data
tables are provided in Attachment C.
\\CORP.FTCH.COM\ALLPROJECTS\2021\210653\WORK\REPT\BROWNFIELD PLAN AMENDMENT\VIRIDIAN SHORES_BROWNFIELD PLAN AMENDMENT_2021_0504_ DRAFT.DOCX
May 5, 2021 Fishbeck | Page 2
2.0 Information Required by Section 13(2) of the Statute
2.1 Description of Costs to Be Paid for With Tax Increment Revenues
Act 381 provides pre-approval for certain activities that have been conducted at the Property. Additional activities
require BRA approval for reimbursement from local, school operating, and state education taxes. Tax increment
revenues will be used to reimburse the Developer for the following eligible activities.
Tables 1a, 1b and 1c below provide an eligible activity cost summary for the Project.
Table 1a-Summary of Eligible Activity Costs
EGLE Eligible Activities Estimated Cost
Department Specific Activities
Site Assessment and BEA Activities $11,200
Due Care Planning $30,000
Documentation of Due Care Compliance $12,000
Health and Safety Plan/Soil Management Plan $3,700
EGLE Eligible Activities Sub-Total $56,900
Brownfield Plan Amendment/Act 381 Work Plan Preparation $15,000
Brownfield Plan Amendment Implementation $5,000
EGLE ELIGIBLE ACTIVITIES TOTAL COST $76,900
Table 1b-Summary of Eligible Activity Costs
Local Only EGLE Eligible Activities Estimated Cost
Due Care (Sub-Total) $600,000
Volatilization to Indoor Air Mitigation $360,000
Engineered Barriers $100,000
Dewatering $140,000
Response Activities (Sub-Total) $80,000
Contaminated Soil/Fill Material Removal, Disposal and Oversight $80,000
Local Only EGLE Eligible Activities Sub-Total $680,000
Contingency (15%) $102,000
Local Only EGLE ELIGIBLE ACTIVITIES TOTAL COST $782,000
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Table 1c-Summary of Eligible Activity Costs
Local Only MSF Eligible Activities Estimated Cost
Demolition (Sub-Total) $40,000
Asbestos Abatement (Sub-Total) $60,000
Infrastructure Improvement (Sub-Total) $730,000
Urban Stormwater Management System $121,000
Electric $136,000
Landscaping $90,000
Utility Connection Fees $35,000
Signage $15,000
Concrete and Asphalt $191,000
Water and Sanitary Sewer Mains $142,000
Site Preparation (Sub-Total) $380,000
Clearing and Grubbing $5,000
Geotechnical Engineering & Investigation $90,000
Grading and Land Balancing $65,000
Engineered Fill Import and Placement $100,000
Temporary Erosion Control, Fencing and Security $55,000
Relocation of Utilities $65,000
Local only MSF Eligible Activities Sub-Total $1,210,000
Contingency (15%) $181,500
Brownfield Plan Amendment/Act 381 Work Plan Preparation $15,000
Brownfield Plan Amendment Implementation $6,500
Interest (5%)* $1,746,180
LOCAL ONLY MSF ELIGIBLE ACTIVITIES TOTAL COST $3,159,180
*Interest calculated yearly based on eligible activity costs accrued
Total EGLE and local only MSF eligible activities costs is $4,018,080.
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2.2 Summary of Eligible Activities
Eligible activities as defined by Act 381 and included in this Plan Amendment consist of the following:
Pre-Approved Department Specific Activities: These activities are permitted to occur prior to Plan Amendment
approval. Preparation of a Phase I ESA, BEA and due care documents are necessary to protect the new Property
owner/Developer from liability for environmental contamination. Additional due care assessment and/or planning
activities are anticipated, including but not limited to preparation of a soil management plan and health and
safety plan. Pre-approved activities can be reimbursed from state school and local tax increment revenues.
Due Care Activities: Due care activities will include implementation of vapor intrusion mitigation systems, as
applicable, to prevent unacceptable exposures to potential indoor air inhalation concerns. Engineered barriers
will be utilized to protect against direct contact concerns related to known contamination. During construction
activities, dewatering is anticipated. Contaminated groundwater will be properly managed to comply with due
care. Due care costs will include environmental consultant oversight and management.
Asbestos Abatement: An asbestos wrapped pipe was identified on the property during assessment activities and
will need to be properly abated prior to redevelopment activities.
Demolition: Select Site demolition will be necessary to facilitate safe redevelopment and reuse of the Property.
Infrastructure Improvements: Infrastructure improvements include urban stormwater management, electric
utilities, landscaping, utility connection fees, signage, concrete and asphalt pavement and water and sanitary sewer
main upgrades. Costs will include oversight, management, and professional fees associated with these activities.
Site Preparation: Site preparation is expected to include clearing and grubbing, geotechnical engineering, grading
and land-balancing, engineered fill import and placement, temporary erosion control, fencing and security and
relocation of utilities. Costs will include oversight, management, and professional fees associated with these
activities.
Contingency: A 15% is included for all eligible activities not already completed to accommodate unexpected
conditions encountered during the project.
Plan Amendment and Act 381 Work Plan (if necessary) Preparation: This Plan Amendment was required for
authorization of reimbursement to the Developer from tax increment revenues under Public Act 381 of 1996, as
amended. An Act 381 Work Plan may be prepared in the future.
Interest: 5% interest is included for all accrued and unreimbursed eligible activity on a yearly basis.
2.3 Estimate of Captured Taxable Value and Tax Increment Revenues
For the purposes of this Plan Amendment, the taxable value base year is 2021. The 2021 taxable value of the
eligible property is $400,000. After completion of the development, the taxable value is estimated at $7,433,369.
This Plan Amendment assumes a 1.5% annual increase in the taxable value of the eligible property. Initial capture
is anticipated to begin in 2025 (after the sunset of the Smart Zone tax abatement for the property).
The estimated captured taxable value for the redevelopment by year and in aggregate for each taxing jurisdiction
is depicted in tabular form (Table 2: Tax Increment Revenue Capture). Actual taxable values and tax increment
revenues may vary year to year based on economic and market conditions, tax incentives, building additions, and
property improvements, among other factors.
A summary of the estimated reimbursement schedule by year and in aggregate is presented as Table 3: Tax
Increment Revenue Reimbursement Allocation.
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Method of Financing and Description of Advances Made by the Municipality
The cost of the eligible activities included in this Plan Amendment will be paid for by the Developer. The
Developer will seek reimbursement for eligible activity costs through capture of available local and state (as
applicable) tax increment revenues as permitted by Act 381. Refer to Attachment D for a copy of the
Reimbursement Agreement.
2.4 Maximum Amount of Note or Bonded Indebtedness
Bonds will not be issued for this Project.
2.5 Duration of Brownfield Plan
Capture of tax increment revenues for Developer reimbursement is anticipated to commence in 2025 and end in
2047, a total of 26 years. This Plan Amendment assumes approximately five years of additional capture of tax
increment revenues (following Developer reimbursement) for deposit into a Local Brownfield Revolving Fund, if
available.
2.6 Estimated Impact of Tax Increment Financing on Revenues of Taxing
Jurisdiction
The estimated amount of tax increment revenues to be captured for this redevelopment from each taxing
jurisdiction by year and in aggregate is presented in Tables 2 and 3.
2.7 Legal Description, Property Map, Statement of Qualifying Characteristics and
Personal Property
The legal description is as follows:
150 Viridian Drive
CITY OF MUSKEGON LAKESHORE SMARTZONE SITE CONDOMINIUM UNIT A 3RD AMENDMENT TO
MASTER DEED L4189/P164 MASTER DEED RECORDED L3505/P491 SUBJ TO ELECTRIC ESMNT L3591/P578
SBJT TO ELECTRIC ESMNT L3630/P646 SBJT TO UNDERGROUND ELECTRIC LN ESMNT L3719/P211 SBJT TO
UNDERGROUND ELECTRIC LN ESMNT L3728/P997
The Property layout is depicted on Figure 2.
The Property is considered an “eligible property” as defined by Act 381 because the Property is a facility
pursuant to Part 201. Facility verification is included in Attachment C.
New personal property added to the Property is included as part of the Eligible Property to the extent it is
taxable.
2.8 Estimates of Residents and Displacement of Individuals/Families
No residents or families will be displaced because of the Project.
2.9 Plan for Relocation of Displaced Persons
Not applicable.
2.10 Provisions for Relocation Costs
Not applicable.
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2.11 Strategy for Compliance with Michigan’s Relocation Assistance Law
Not applicable.
2.12 Other Material that the Authority or Governing Body Considers Pertinent
The Project will significantly improve the Muskegon Lake shoreline through revitalization of Property once used
for industrial purposes. The new condominium units are part of a larger developer that will increase the City’s tax
base, bring new permanent residences to the City of Muskegon, create new jobs and increase the local
workforce.
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Figure 1
Location Map
Muskegon East, Michigan 7.5 Minute Quadrangle Map
(Published 1972; Photoinspected 1980)
N
SITE
SCALE 1:24000 (1”=2,000’)
1 ½ 0 1 Mile
CONTOUR INTERVAL 10 FEET
Site Boundaries Shown are Approximate
Topographic Map Figure 1
Vacant Commercial Property
150 Viridian Drive (Lot A)
Muskegon, Michigan 49440
SES Project 2020-846
Figure 2
Site Layout Map
Table 2
Tax Increment Revenue Capture
Table 2 - Estimate of Total Incremental Taxes Available for Capture 1 of 3
Viridian Shores, Muskegon, Muskegon County, Michigan
Estimated Taxable Value (TV) Increase Rate: 1.5%
Plan Year 1 2 3 4 5 6 7 8 9 10 11
Calendar Year 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031
Base Taxable Value $ 400,000 $ 400,000 $ 400,000 $ 400,000 $ 400,000 $ 400,000 $ 400,000 $ 400,000 $ 400,000 $ 400,000 $ 400,000
Estimated New TV $ - $ 3,042,320 $ 5,279,880 $ 7,323,516 $ 7,433,369 $ 7,544,869 $ 7,658,042 $ 7,772,913 $ 7,889,507 $ 8,007,849 $ 8,127,967
Incremental Difference (New TV - Base TV)1 $ - $ 2,642,320 $ 4,879,880 $ 6,923,516 $ 7,033,369 $ 7,144,869 $ 7,258,042 $ 7,372,913 $ 7,489,507 $ 7,607,849 $ 7,727,967
School Capture Millage Rate
State Education Tax (SET) 6.00000 $ - $ 15,854 $ 29,279 $ 41,541 $ 42,200 $ 42,869 $ 43,548 $ 44,237 $ 44,937 $ 45,647 $ 46,368
School Operating Tax 17.98380 $ - $ 47,519 $ 87,759 $ 124,511 $ 126,487 $ 128,492 $ 130,527 $ 132,593 $ 134,690 $ 136,818 $ 138,978
School Total 23.9838 $ - $ 63,373 $ 117,038 $ 166,052 $ 168,687 $ 171,361 $ 174,075 $ 176,830 $ 179,627 $ 182,465 $ 185,346
Local Capture Millage Rate
County Museum 0.32200 $ - $ 851 $ 1,571 $ 2,229 $ 2,265 $ 2,301 $ 2,337 $ 2,374 $ 2,412 $ 2,450 $ 2,488
County Veterans 0.07150 $ - $ 189 $ 349 $ 495 $ 503 $ 511 $ 519 $ 527 $ 535 $ 544 $ 553
Senior Citzens Services 0.49990 $ - $ 1,321 $ 2,439 $ 3,461 $ 3,516 $ 3,572 $ 3,628 $ 3,686 $ 3,744 $ 3,803 $ 3,863
Central Dispatch 0.29999 $ - $ 793 $ 1,464 $ 2,077 $ 2,110 $ 2,143 $ 2,177 $ 2,212 $ 2,247 $ 2,282 $ 2,318
Community College 2.20340 $ - $ 5,822 $ 10,752 $ 15,255 $ 15,497 $ 15,743 $ 15,992 $ 16,245 $ 16,502 $ 16,763 $ 17,028
M.A.I.S.D 4.75410 $ - $ 12,562 $ 23,199 $ 32,915 $ 33,437 $ 33,967 $ 34,505 $ 35,052 $ 35,606 $ 36,168 $ 36,740
City Operating 10.07540 $ - $ 26,622 $ 49,167 $ 69,757 $ 70,864 $ 71,987 $ 73,128 $ 74,285 $ 75,460 $ 76,652 $ 77,862
City Sanitation 2.99790 $ - $ 7,921 $ 14,629 $ 20,756 $ 21,085 $ 21,420 $ 21,759 $ 22,103 $ 22,453 $ 22,808 $ 23,168
Hackley Library 2.39970 $ - $ 6,341 $ 11,710 $ 16,614 $ 16,878 $ 17,146 $ 17,417 $ 17,693 $ 17,973 $ 18,257 $ 18,545
MPS Sinking 0.99810 $ - $ 2,637 $ 4,871 $ 6,910 $ 7,020 $ 7,131 $ 7,244 $ 7,359 $ 7,475 $ 7,593 $ 7,713
County Operating 5.69780 $ - $ 15,055 $ 27,805 $ 39,449 $ 40,075 $ 40,710 $ 41,355 $ 42,009 $ 42,674 $ 43,348 $ 44,032
Local Total 30.3198 $ - $ 80,115 $ 147,957 $ 209,920 $ 213,250 $ 216,631 $ 220,062 $ 223,545 $ 227,080 $ 230,668 $ 234,310
Non-Capturable Millages Millage Rate
Community College Debt 0.34000 $ - $ 898 $ 1,659 $ 2,354 $ 2,391 $ 2,429 $ 2,468 $ 2,507 $ 2,546 $ 2,587 $ 2,628
Hackley Debt 0.45320 $ - $ 1,197 $ 2,212 $ 3,138 $ 3,188 $ 3,238 $ 3,289 $ 3,341 $ 3,394 $ 3,448 $ 3,502
MPS Debt - 1995 3.86000 $ - $ 10,199 $ 18,836 $ 26,725 $ 27,149 $ 27,579 $ 28,016 $ 28,459 $ 28,909 $ 29,366 $ 29,830
MPS Debt - 2009 3.50000 $ - $ 9,248 $ 17,080 $ 24,232 $ 24,617 $ 25,007 $ 25,403 $ 25,805 $ 26,213 $ 26,627 $ 27,048
Total Non-Capturable Taxes 8.1532 $ - $ 21,543 $ 39,787 $ 56,449 $ 57,344 $ 58,254 $ 59,176 $ 60,113 $ 61,063 $ 62,028 $ 63,008
1
Assumes 1% annual increase for inflation
Total Tax Increment Revenue (TIR) Available for Capture $ - $ 143,487 $ 264,995 $ 375,972 $ 381,937 $ 387,992 $ 394,138 $ 400,376 $ 406,707 $ 413,134 $ 419,656
Note-
For the purpose of Table 2 the new taxable value is estimated based on 40% of a total overal investment of $19,000,000 divided over the three years estimated for construction of the project
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Table 2 - Estimate of Total Incremental Taxes Available for Capture 2 of 3
Viridian Shores, Muskegon, Muskegon County, Michigan
Estimated Taxable Value (TV) Increase Rate:
Plan Year 12 13 14 15 16 17 18 19 20 21 22
Calendar Year 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042
Base Taxable Value $ 400,000 $ 400,000 $ 400,000 $ 400,000 $ 400,000 $ 400,000 $ 400,000 $ 400,000 $ 400,000 $ 400,000 $ 400,000
Estimated New TV $ 8,249,886 $ 8,373,635 $ 8,499,239 $ 8,626,728 $ 8,756,129 $ 8,887,471 $ 9,020,783 $ 9,156,095 $ 9,293,436 $ 9,432,838 $ 9,574,330
Incremental Difference (New TV - Base TV)1 $ 7,849,886 $ 7,973,635 $ 8,099,239 $ 8,226,728 $ 8,356,129 $ 8,487,471 $ 8,620,783 $ 8,756,095 $ 8,893,436 $ 9,032,838 $ 9,174,330
School Capture Millage Rate
State Education Tax (SET) 6.00000 $ 47,099 $ 47,842 $ 48,595 $ 49,360 $ 50,137 $ 50,925 $ 51,725 $ 52,537 $ 53,361 $ 54,197 $ 55,046
School Operating Tax 17.98380 $ 141,171 $ 143,396 $ 145,655 $ 147,948 $ 150,275 $ 152,637 $ 155,034 $ 157,468 $ 159,938 $ 162,445 $ 164,989
School Total 23.9838 $ 188,270 $ 191,238 $ 194,251 $ 197,308 $ 200,412 $ 203,562 $ 206,759 $ 210,004 $ 213,298 $ 216,642 $ 220,035
Local Capture Millage Rate
County Museum 0.32200 $ 2,528 $ 2,568 $ 2,608 $ 2,649 $ 2,691 $ 2,733 $ 2,776 $ 2,819 $ 2,864 $ 2,909 $ 2,954
County Veterans 0.07150 $ 561 $ 570 $ 579 $ 588 $ 597 $ 607 $ 616 $ 626 $ 636 $ 646 $ 656
Senior Citzens Services 0.49990 $ 3,924 $ 3,986 $ 4,049 $ 4,113 $ 4,177 $ 4,243 $ 4,310 $ 4,377 $ 4,446 $ 4,516 $ 4,586
Central Dispatch 0.29999 $ 2,355 $ 2,392 $ 2,430 $ 2,468 $ 2,507 $ 2,546 $ 2,586 $ 2,627 $ 2,668 $ 2,710 $ 2,752
Community College 2.20340 $ 17,296 $ 17,569 $ 17,846 $ 18,127 $ 18,412 $ 18,701 $ 18,995 $ 19,293 $ 19,596 $ 19,903 $ 20,215
M.A.I.S.D 4.75410 $ 37,319 $ 37,907 $ 38,505 $ 39,111 $ 39,726 $ 40,350 $ 40,984 $ 41,627 $ 42,280 $ 42,943 $ 43,616
City Operating 10.07540 $ 79,091 $ 80,338 $ 81,603 $ 82,888 $ 84,191 $ 85,515 $ 86,858 $ 88,221 $ 89,605 $ 91,009 $ 92,435
City Sanitation 2.99790 $ 23,533 $ 23,904 $ 24,281 $ 24,663 $ 25,051 $ 25,445 $ 25,844 $ 26,250 $ 26,662 $ 27,080 $ 27,504
Hackley Library 2.39970 $ 18,837 $ 19,134 $ 19,436 $ 19,742 $ 20,052 $ 20,367 $ 20,687 $ 21,012 $ 21,342 $ 21,676 $ 22,016
MPS Sinking 0.99810 $ 7,835 $ 7,958 $ 8,084 $ 8,211 $ 8,340 $ 8,471 $ 8,604 $ 8,739 $ 8,877 $ 9,016 $ 9,157
County Operating 5.69780 $ 44,727 $ 45,432 $ 46,148 $ 46,874 $ 47,612 $ 48,360 $ 49,119 $ 49,890 $ 50,673 $ 51,467 $ 52,273
Local Total 30.3198 $ 238,007 $ 241,759 $ 245,567 $ 249,433 $ 253,356 $ 257,338 $ 261,380 $ 265,483 $ 269,647 $ 273,874 $ 278,164
Non-Capturable Millages Millage Rate
Community College Debt 0.34000 $ 2,669 $ 2,711 $ 2,754 $ 2,797 $ 2,841 $ 2,886 $ 2,931 $ 2,977 $ 3,024 $ 3,071 $ 3,119
Hackley Debt 0.45320 $ 3,558 $ 3,614 $ 3,671 $ 3,728 $ 3,787 $ 3,847 $ 3,907 $ 3,968 $ 4,031 $ 4,094 $ 4,158
MPS Debt - 1995 3.86000 $ 30,301 $ 30,778 $ 31,263 $ 31,755 $ 32,255 $ 32,762 $ 33,276 $ 33,799 $ 34,329 $ 34,867 $ 35,413
MPS Debt - 2009 3.50000 $ 27,475 $ 27,908 $ 28,347 $ 28,794 $ 29,246 $ 29,706 $ 30,173 $ 30,646 $ 31,127 $ 31,615 $ 32,110
Total Non-Capturable Taxes 8.1532 $ 64,002 $ 65,011 $ 66,035 $ 67,074 $ 68,129 $ 69,200 $ 70,287 $ 71,390 $ 72,510 $ 73,647 $ 74,800
1
Assumes 1% annual increase for inflation
Total Tax Increment Revenue (TIR) Available for Capture $ 426,277 $ 432,997 $ 439,818 $ 446,741 $ 453,768 $ 460,900 $ 468,139 $ 475,487 $ 482,946 $ 490,516 $ 498,199
Note-
For the purpose of Table 2 the new taxable value is estimated
stimatedbased
basedon
on40%
40%ofofaatotal
totaloveral
overalinvestment
investmentofof$19,000,000
$19,000,000divided
dividedover
overthe
thethree
threeyears
yearsestimated
estimatedfor
forconstruction
constructionofofthe
theproject
project
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Table 2 - Estimate of Total Incremental Taxes Available for Capture 3 of 3
Viridian Shores, Muskegon, Muskegon County, Michigan
Estimated Taxable Value (TV) Increase Rate:
Plan Year 23 24 25 26 27 TOTAL
Calendar Year 2043 2044 2045 2046 2047
Base Taxable Value $ 400,000 $ 400,000 $ 400,000 $ 400,000 $ 400,000 $ -
Estimated New TV $ 9,717,945 $ 9,863,714 $ 10,011,670 $ 10,161,845 $ 10,314,273 $ -
Incremental Difference (New TV - Base TV)1 $ 9,317,945 $ 9,463,714 $ 9,611,670 $ 9,761,845 $ 9,914,273 $ -
School Capture Millage Rate
State Education Tax (SET) 6.00000 $ 55,908 $ 56,782 $ 57,670 $ 58,571 $ 59,486 $ 1,245,721
School Operating Tax 17.98380 $ 167,572 $ 170,194 $ 172,854 $ 175,555 $ 178,296 $ 3,733,801
School Total 23.9838 $ 223,480 $ 226,976 $ 230,524 $ 234,126 $ 237,782 $ 4,979,522
Local Capture Millage Rate
County Museum 0.32200 $ 3,000 $ 3,047 $ 3,095 $ 3,143 $ 3,192 $ 66,854
County Veterans 0.07150 $ 666 $ 677 $ 687 $ 698 $ 709 $ 14,845
Senior Citzens Services 0.49990 $ 4,658 $ 4,731 $ 4,805 $ 4,880 $ 4,956 $ 103,789
Central Dispatch 0.29999 $ 2,795 $ 2,839 $ 2,883 $ 2,928 $ 2,974 $ 62,284
Community College 2.20340 $ 20,531 $ 20,852 $ 21,178 $ 21,509 $ 21,845 $ 457,470
M.A.I.S.D 4.75410 $ 44,298 $ 44,991 $ 45,695 $ 46,409 $ 47,133 $ 987,047
City Operating 10.07540 $ 93,882 $ 95,351 $ 96,841 $ 98,354 $ 99,890 $ 2,091,857
City Sanitation 2.99790 $ 27,934 $ 28,371 $ 28,815 $ 29,265 $ 29,722 $ 622,425
Hackley Library 2.39970 $ 22,360 $ 22,710 $ 23,065 $ 23,425 $ 23,791 $ 498,226
MPS Sinking 0.99810 $ 9,300 $ 9,446 $ 9,593 $ 9,743 $ 9,895 $ 207,226
County Operating 5.69780 $ 53,092 $ 53,922 $ 54,765 $ 55,621 $ 56,490 $ 1,182,979
Local Total 30.3198 $ 282,518 $ 286,938 $ 291,424 $ 295,977 $ 300,599 $ 6,295,002
Non-Capturable Millages Millage Rate
Community College Debt 0.34000 $ 3,168 $ 3,218 $ 3,268 $ 3,319 $ 3,371 $ 70,591
Hackley Debt 0.45320 $ 4,223 $ 4,289 $ 4,356 $ 4,424 $ 4,493 $ 94,093
MPS Debt - 1995 3.86000 $ 35,967 $ 36,530 $ 37,101 $ 37,681 $ 38,269 $ 801,414
MPS Debt - 2009 3.50000 $ 32,613 $ 33,123 $ 33,641 $ 34,166 $ 34,700 $ 726,671
Total Non-Capturable Taxes 8.1532 $ 75,971 $ 77,160 $ 78,366 $ 79,590 $ 80,833 $ 1,692,769
1
Assumes 1% annual increase for inflation
Total Tax Increment Revenue (TIR) Available for Capture $ 505,998 $ 513,914 $ 521,948 $ 530,103 $ 538,381 $ 11,274,525
Note-
For the purpose of Table 2 the new taxable value is estimated
stimatedbased
basedon
on40%
40%ofofaatotal
totaloveral
overalinvestment
investmentofof$19,000,000
$19,000,000divided
dividedover
overthe
thethree
threeyears
yearsestimated
estimatedfor
forconstruction
constructionofofthe
theproject
project
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Table 3
Tax Increment Revenue Reimbursement Allocation
Table 3 - Estimate of Total Incremental Taxes Available for Reimbursement 1 of 2
Viridian Shores, Muskegon, Muskegon County, Michigan
Developer
Maximum School &
Reimbursement Local Taxes
State $ 38,450
Local 3,979,630 Estimated Years of Capture: 26 years (including 5 years of LBRF capture)
TOTAL $ 4,018,080
EGLE N/A
MSF N/A
2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036
Total State Incremental Revenue $ - $ 63,373 $ 117,038 $ 166,052 $ 168,687 $ 171,361 $ 174,075 $ 176,830 $ 179,627 $ 182,465 $ 185,346 $ 188,270 $ 191,238 $ 194,251 $ 197,308 $ 200,412
State Brownfield Redevelopment Fund (50% of SET) $ - $ 21,100
State TIR Available for Reimbursement $ - $ 63,373 $ 117,038 $ 166,052 $ 147,587 $ 171,361 $ 174,075 $ 176,830 $ 179,627 $ 182,465 $ 185,346 $ 188,270 $ 191,238 $ 194,251 $ 197,308 $ 200,412
Total Local Incremental Revenue $ - $ 80,115 $ 147,957 $ 209,920 $ 213,250 $ 216,631 $ 220,062 $ 223,545 $ 227,080 $ 230,668 $ 234,310 $ 238,007 $ 241,759 $ 245,567 $ 249,433 $ 253,356
BRA Administrative Fee $ - $ 500 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000
Neighborhood Enterprise Zone (NEZ) Tax Abatement $ - $ 40,057 $ 73,978 $ 104,960 $ 106,625 $ 108,315 $ 110,031 $ 111,773 $ 113,540 $ 115,334 $ 117,155 $ 119,003 $ 120,879
Local TIR Available for Reimbursement $ - $ 39,557 $ 63,978 $ 94,960 $ 96,625 $ 98,315 $ 100,031 $ 213,545 $ 217,080 $ 220,668 $ 224,310 $ 228,007 $ 231,759 $ 235,567 $ 239,433 $ 243,356
Total State & Local TIR Available $ - $ 102,930 $ 181,017 $ 261,012 $ 244,212 $ 269,677 $ 274,107 $ 390,376 $ 396,707 $ 403,134 $ 409,656 $ 416,277 $ 422,997 $ 429,818 $ 436,741 $ 443,768
Beginning
DEVELOPER Balance
Developer Reimbursement Balance $ - $ - $ 1,818,567 $ 2,132,318 $ 2,461,755 $ 2,580,998 $ 2,568,220 $ 2,593,401 $ 2,618,039 $ 2,524,719 $ 2,423,021 $ 2,312,471 $ 2,192,570 $ 2,062,792 $ 1,922,585 $ 1,771,369 $ 1,608,533
Environmental Eligible Costs $ 76,900 $ - $ 76,900 $ 76,900 $ 76,900 $ 76,900
State Tax Reimbursement $ 38,450 $ - $ - $ - $ - $ 38,450
Local Tax Reimbursement $ 38,450 $ - $ - $ - $ - $ 38,450
Total Environmental Reimbursement Balance $ - $ 76,900 $ 76,900 $ 76,900 $ -
Local Only Eligible Costs $ 2,195,000 $ - $ 1,741,667 $ 2,055,418 $ 2,384,855 $ 2,504,098 $ 2,568,220 $ 2,593,401 $ 2,618,039 $ 2,524,719 $ 2,423,021 $ 2,312,471 $ 2,192,570 $ 2,062,792 $ 1,922,585 $ 1,771,369 $ 1,608,533
Local Tax Reimbursement $ 3,941,180 $ - $ - $ - $ - $ 58,175 $ 98,315 $ 100,031 $ 213,545 $ 217,080 $ 220,668 $ 224,310 $ 228,007 $ 231,759 $ 235,567 $ 239,433 $ 243,356
Interest (5%) $ 1,746,180 $ - $ 87,084 $ 102,771 $ 119,243 $ 122,297 $ 123,496 $ 124,669 $ 120,225 $ 115,382 $ 110,118 $ 104,409 $ 98,229 $ 91,552 $ 84,351 $ 76,597 $ 68,259
Total Non Environmental Reimbursement Balance $ 1,828,751 $ 2,158,189 $ 2,504,098 $ 2,568,220 $ 2,593,401 $ 2,618,039 $ 2,524,719 $ 2,423,021 $ 2,312,471 $ 2,192,570 $ 2,062,792 $ 1,922,585 $ 1,771,369 $ 1,608,533 $ 1,433,436
Total Annual Developer Reimbursement $ 4,018,080 $ - $ - $ - $ - $ 135,075 $ 98,315 $ 100,031 $ 213,545 $ 217,080 $ 220,668 $ 224,310 $ 228,007 $ 231,759 $ 235,567 $ 239,433 $ 243,356
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits *
State Tax Capture $ 38,450
Local Tax Capture $ 1,322,408
Total LBRF Capture $ 1,360,858
* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from Local TIR only.
Z:\2021\210653\WORK\Rept\Brownfield Plan Amendment\TIF Tables\TB 1 TBL02 and TBL03_TIF_ harbor 31 local only.xlsx
Table 3 - Estimate of Total Incremental Taxes Available for Reimbursement 2 of 2
Viridian Shores, Muskegon, Muskegon County, Michigan
Estimated Developer Capture $ 4,018,080
BRA Administrative Fee $ 250,500
State Brownfield Redevelopment Fund $ 49,054
Local Brownfield Revolving Fund $ 1,360,858
2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 TOTAL
Total State Incremental Revenue $ 203,562 $ 206,759 $ 210,004 $ 213,298 $ 216,642 $ 220,035 $ 223,480 $ 226,976 $ 230,524 $ 234,126 $ 237,782 $ 4,979,522
State Brownfield Redevelopment Fund (50% of SET) $ 27,954 $ 49,054
State TIR Available for Reimbursement $ 203,562 $ 206,759 $ 210,004 $ 213,298 $ 216,642 $ 220,035 $ 195,526 $ 226,976 $ 230,524 $ 234,126 $ 237,782 $ 4,930,469
Total Local Incremental Revenue $ 257,338 $ 261,380 $ 265,483 $ 269,647 $ 273,874 $ 278,164 $ 282,518 $ 286,938 $ 291,424 $ 295,977 $ 300,599 $ 6,295,002
BRA Administrative Fee $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 250,500
Neighborhood Enterprise Zone (NEZ) Tax Abatement $ 1,241,652
Local TIR Available for Reimbursement $ 247,338 $ 251,380 $ 255,483 $ 259,647 $ 263,874 $ 268,164 $ 272,518 $ 276,938 $ 281,424 $ 285,977 $ 290,599 $ 5,500,535
Total State & Local TIR Available $ 450,900 $ 458,139 $ 465,487 $ 472,946 $ 480,516 $ 488,199 $ 468,044 $ 503,914 $ 511,948 $ 520,103 $ 528,381 $ 10,431,004
DEVELOPER
Developer Reimbursement Balance $ 1,433,436 $ 1,245,403 $ 1,043,725 $ 827,655 $ 596,409 $ 349,162 $ 85,048
Environmental Eligible Costs
State Tax Reimbursement $ 38,450
Local Tax Reimbursement $ 38,450
Total Environmental Reimbursement Balance $ -
Local Only Eligible Costs $ 1,433,436 $ 1,245,403 $ 1,043,725 $ 827,655 $ 596,409 $ 349,162 $ 85,048
Local Tax Reimbursement $ 247,338 $ 251,380 $ 255,483 $ 259,647 $ 263,874 $ 268,164 $ 85,048 $ 3,941,180
Interest (5%) $ 59,305 $ 49,702 $ 39,413 $ 28,401 $ 16,627 $ 4,050 $ - $ 1,746,180
Total Non Environmental Reimbursement Balance
$ 1,245,403 $ 1,043,725 $ 827,655 $ 596,409 $ 349,162 $ 85,048 $ -
Total Annual Developer Reimbursement $ 247,338 $ 251,380 $ 255,483 $ 259,647 $ 263,874 $ 268,164 $ 85,048 $ 4,018,080
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits *
State Tax Capture $ 38,450 $ 38,450
Local Tax Capture $ 187,470 $ 276,938 $ 281,424 $ 285,977 $ 290,599 $ 1,322,408
Total LBRF Capture $ 1,360,858
* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from Local TIR only.
Z:\2021\210653\WORK\Rept\Brownfield Plan Amendment\TIF Tables\TB 1 TBL02 and TBL03_TIF_ harbor 31 local only.xlsx
Attachment A
Conceptual Renderings
MASTERSI
TEPLAN
21
HARBOR3
1OPPORTUNI
TYZONE-MASTERPL
AN
3
0.0
3.0
2
Attachment B
Environmental Data Tables and Map
TABLE 1 (Page 1 of 3)
CLEANUP CRITERIA COMPARISON FOR SOILS
UNIT A ‐ VIRIDIAN SHORES
150 VIRIDIAN DRIVE
MUSKEGON, MUSKEGON COUNTY, MICHIGAN
1,2,4‐Trimethylbenzene
1,3,5‐Trimethylbenzene
1,1,1‐Trichloroethane
2‐Methylnaphthalene
Unit A ‐ Viridian Shores (RESIDENTIAL)
Tetrachloroethylene
Methylene Chloride
Hexachloroethane
Isopropylbenzene
Trichloroethylene
Volatile Organic Compounds (VOCs), Polynuclear Aromatic
n‐Propylbenzene
n‐Butylbenzene
Hydrocarbons (PNAs), and Metals
Ethylbenzene
Naphthalene
Other VOCs
(µg/Kg)
Benzene
Acetone
Toluene
Xylenes
Chemical Abstract Service Number (CAS#) 71556 95636 108678 91576 67641 71432 100414 67721 98828 75092 91203 104518 103651 127184 108883 79016 1330207 Various
Sample ID Sample Date Sample Depth (bgs) VOCs
Soil Pile Samples
EX‐1 2021 Soil Pile West < 50 750 190 2,000 < 1000 300 < 200 310 < 300 < 250 < 400 1,000 220 1,500 < 50 270 2,400 ND
EX‐2 2021 Soil Pile Center < 50 240 < 160 450 < 1000 93 < 200 120 < 300 < 250 < 400 < 330 < 100 390 < 50 < 50 600 ND
EX‐3 2021 Soil Pile East 61 940 250 1,600 < 1000 360 < 200 400 < 300 < 250 < 370 1,100 270 2,100 < 50 120 3,000 ND
HAB‐1 2009 3‐4' ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
HAB‐2 2009 2‐3' ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
HAB‐3 2009 1‐2' ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
Historic Site Soil Samples
B‐1 2006 0.5‐1.5' 250 190 67 320 ND ND 51 ‐ ND 2,200 210 ‐ ND ‐ 160 < 71 360 ND
B‐2 2006 2‐3' ND 490 180 1,400 570 140 ND ‐ 210 1,300 890 ‐ ND ‐ 400 < 110 920 ND
B‐3 2006 1.5‐2.5' 240 1,200 370 2,200 ND ND 280 ‐ 320 ND 1,300 ‐ 340 ‐ 510 200 1,900 ND
B‐4 2006 3‐4.5' ND ND ND ND ND ND ND ‐ ND ND < 210 ‐ ND ‐ ND < 110 ND ND
B‐8 2006 4‐5' ND 1,100 300 1,600 ND 370 350 ‐ 130 ND 2,100 ‐ 170 ‐ 2,800 < 37 4,100 ND
B‐9 2006 2‐3' ND 330 84 680 ND 73 110 ‐ ND 250 630 ‐ ND ‐ 520 < 47 890 ND
B‐10 2006 5‐6' ND ND ND 140 ND ND ND ‐ ND 290 < 72 ‐ ND ‐ 73 < 39 ND ND
E‐22 1994 1‐3' ‐ ‐ ‐ ‐ ‐ ND ND ‐ ‐ ‐ ‐ ‐ ‐ ‐ ND ‐ ND NA
E‐23 1994 1‐3' ‐ ‐ ‐ ‐ ‐ ND ND ‐ ‐ ‐ ‐ ‐ ‐ ‐ ND ‐ ND NA
E‐24 1994 1‐3' ‐ ‐ ‐ ‐ ‐ ND ND ‐ ‐ ‐ ‐ ‐ ‐ ‐ ND ‐ ND NA
F‐22 1994 1‐3' ‐ ‐ ‐ ‐ ‐ ND ND ‐ ‐ ‐ ‐ ‐ ‐ ‐ ND ‐ ND NA
G‐24 1994 2.5‐4.5' ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
G‐26 1994 1‐3' ‐ ‐ ‐ ‐ ‐ ND ND ‐ ‐ ‐ ‐ ‐ ‐ ‐ ND ‐ ND NA
G‐26 1998 1‐3' ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
G‐26.1 2001 1‐3' ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
EGLE Residential Vapor Intrusion Screening Levels (VIAP 2020)
Soil Residential Screening Levels (2020 VIAP) /
Site Specific EGLE (Confirmed October 2017) 450 150 100 1,700 2.60E+05 1.7 12 3.2 (M) 3.8 130 67 550 1,800 6.2 3,700 0.33 280 ‐
MDEQ‐RRD Operational Memorandum No. 1: Part 201 Cleanup Criteria, December 30, 2013; Revised June 25, 2018. Attachment 1: Soil Tables 2 and 3 Residential and Non‐Residential Part 201 Generic
Cleanup Criteria and Screening Levels
Residential (µg/Kg)
Statewide Default Background Levels NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA
Drinking Water Protection (DWP) 4,000 2,100 1,800 57,000 15,000 100 1,500 430 91,000 100 35,000 1,600 1,600 100 16,000 100 5,600 Various
Groundwater Surface Water Interface Protection (GSIP) 1,800 570 1,100 4,200 34,000 4,000 (X) 360 1,800 (X) 3,200 30,000 (X) 730 ID ID 1,200 (X) 5,400 4,000 (X) 980 Various
Ambient Air Infinite Source Volatile Soil Inhalation (VSI) 3.80E+06 2.10E+07 1.60E+07 1.50E+06 1.30E+08 13,000 7.20E+05 5.50e5 1.70E+06 2.10E+05 3.00E+05 ID ID 1.70E+05 2.80E+06 11,000 4.60E+07 Various
Ambient Air Particulate Soil Inhalation (PSI) 6.70E+10 8.20E+10 8.20E+10 6.70E+08 3.90E+11 3.80E+08 1.00E+10 2.30e8 5.80E+09 6.60E+09 2.00E+08 2.00E+09 1.E+09 2.70E+09 2.70E+10 1.30E+08 2.90E+11 Various
Direct Contact (DC) 5.0E+8 (C) 3.2E+7 (C) 3.2E+7 (C) 8.10E+06 2.30E+07 1.80E+05 2.2E+7 (C) 2.30e5 2.80E+07 1.30E+06 1.60E+07 2.50E+06 3.E+06 2.0E+5 (C) 5.0E+07 1.1E+5 (DD) 4.10E+08 Various
Non‐Residential (µg/Kg)
Drinking Water Protection (DWP) 4,000 2,100 1,800 1.70E+05 42,000 100 1,500 1,200 2.60E+05 100 1.00E+05 4,600 4,600 100 16,000 100 5,600 Various
Groundwater Surface Water Interface Protection (GSIP) 1,800 570 1,100 4,200 34,000 4,000 (X) 360 1,800 (X) 3,200 30,000 730 ID ID 1,200 (X) 5,400 4,000 (X) 980 Various
6.60E+5
Direct Contact (DC) 1.0E+9 (C,D) 1.00E+08 1.00E+8 (C) 2.60E+07 7.30E+07 8.4E+5 (C) 7.1E+7 (C) 7.30E+05 8.0E+7 (C) 5.80E+06 5.20E+07 8.00E+06 8.00E+06 9.30E+5 (C) 1.60E+08 1.00E+09 Various
(C DD)
Screening Levels (µg/Kg)
Soil Saturation Concentration Screening Levels (Csat) 4.60E+05 1.10E+05 94,000 NA 1.10E+08 4.00E+05 1.40E+05 NVL 3.90E+05 2.30E+06 NA 1.00E+07 1.00E+07 88,000 250,000 5.00E+05 150,000 Various
ND Not Detected above laboratory Method Detection Limit
(MDL) or Minimum Quantitative Level (MQL)
NA / ‐ Not analyzed or Not Available
NLV / NLL Not Likely to Volatilize / Not Likely to Leach
ID Insufficient Data
µg/Kg micrograms per Kilogram or parts per billion
bgs Below Grade Surface (feet)
Bold Exceeds Part 201 Cleanup Criteria
Identified Part 201 Cleanup Criteria exceeded
Exceeds EGLE VIAP Screening Levels
TABLE 1 (Page 2 of 3)
CLEANUP CRITERIA COMPARISON FOR SOILS
UNIT A ‐ VIRIDIAN SHORES
150 VIRIDIAN DRIVE
MUSKEGON, MUSKEGON COUNTY, MICHIGAN
Dibenzo(a,h)anthracene
Indeno(1,2,3‐cd)pyrene
Benzo(b)fluoranthene
Benzo(k)fluoranthene
2‐Methylnaphthalene
Unit A ‐ Viridian Shores (RESIDENTIAL)
Benzo(g,h,i)perylene
Benzo(a)anthracene
Volatile Organic Compounds (VOCs), Polynuclear Aromatic
Benzo(a)pyrene
Acenaphthene
Hydrocarbons (PNAs), and Metals
Phenanthrene
Fluoranthene
Naphthalene
Anthracene
Other PNAs
Chrysene
Fluorene
(µg/Kg)
Pyrene
Chemical Abstract Service Number (CAS#) 83329 120127 56553 50328 205992 191242 207089 218019 53703 206440 86737 193395 91576 91203 85018 129000 Various
Sample ID Sample Date Sample Depth (bgs) PNAs
Soil Pile Samples
EX‐1 2021 Soil Pile West ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
EX‐2 2021 Soil Pile Center ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
EX‐3 2021 Soil Pile East ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
HAB‐1 2009 3‐4' ‐ 84 290 250 47 65 170 330 ‐ 500 ‐ 61 1,100 670 820 520 ND
HAB‐2 2009 2‐3' ‐ 490 ND ND ND ND ND ND ‐ 950 ‐ ND 3,200 980 2,500 ND ND
HAB‐3 2009 1‐2' ‐ 110 240 210 330 53 79 290 ‐ 480 ‐ 51 1,200 670 1,100 650 ND
Historic Site Soil Samples
B‐1 2006 0.5‐1.5' ND ND ND ND 3,100 ND ND 4,300 ND 3,400 ND ND 8,500 < 1400 13,000 3,300 ND
B‐2 2006 2‐3' ND ND ND ND ND ND ND ND ND ND ND ND 3,100 < 1300 4,300 ND ND
B‐3 2006 1.5‐2.5' ND 1,100 ND ND 2,200 ND ND 2,400 ND 2,300 ND ND 7,700 < 1300 9,600 2,500 ND
B‐4 2006 3‐4.5' ND ND ND ND 90 ND 83 ND ND ND ND ND ND < 47 66 ND ND
B‐8 2006 4‐5' 2,200 6,900 15,000 10,000 10,000 6,700 9,200 17,000 2,400 41,000 2,700 5,900 3,700 5,600 32,000 3,100 ND
B‐9 2006 2‐3' ND ND ND ND ND ND ND ND ND ND ND ND ND < 58 ND ND ND
B‐10 2006 5‐6' ND ND ND ND ND ND ND ND ND ND ND ND ND < 1300 1,100 ND ND
E‐22 1994 1‐3' ND ND ND ND ND ND ND ND ND ND ND ND ‐ 490 480 ND ND
E‐23 1994 1‐3' ND ND ND ND ND ND ND 710 ND ND ND ND ‐ < 330 ND ND ND
E‐24 1994 1‐3' 800 1,100 1,600 ND ND ND ND 1,300 ND 2,100 1,500 ND ‐ 27,000 11,000 2,600 ND
F‐22 1994 1‐3' ND ND ND ND ND ND ND ND ND ND ND ND ‐ < 330 ND ND ND
G‐24 1994 2.5‐4.5' ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
G‐26 1994 1‐3' ND ND 1,200 ND ND ND ND 1,300 ND 590 ND ND ‐ < 330 ND 1,500 ND
G‐26 1998 1‐3' ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
G‐26.1 2001 1‐3' ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
EGLE Residential Vapor Intrusion Screening Levels (VIAP 2020)
Soil Residential Screening Levels (2020 VIAP) /
Site Specific EGLE (Confirmed October 2017) 2.00E+05 1.30E+07 1.60E+05 ‐ ‐ ‐ ‐ ‐ ‐ ‐ 4.70E+05 ‐ 1,700 67 1,700 2.50E+07 ‐
MDEQ‐RRD Operational Memorandum No. 1: Part 201 Cleanup Criteria , December 30, 2013; Revised June 25, 2018. Attachment 1: Soil Tables 2 and 3 Residential and Non‐Residential Part 201
Generic Cleanup Criteria and Screening Levels
Residential (µg/Kg)
Statewide Default Background Levels NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA
Drinking Water Protection (DWP) 3.00E+05 41,000 NLL NLL NLL NLL NLL NLL NLL 7.30E+05 3.90E+05 NLL 57,000 35,000 56,000 4.80E+05 Various
Groundwater Surface Water Interface Protection (GSIP) 8,700 ID NLL NLL NLL NLL NLL NLL NLL 5,500 5,300 NLL 4,200 730 2,100 ID Various
Ambient Air Infinite Source Volatile Soil Inhalation (VSI) 8.10E+07 1.40E+09 NLV NLV ID NLV NLV ID NLV 7.40E+08 1.30E+08 NLV 1.50E+06 3.00E+05 1.60E+05 6.50E+08 Various
Ambient Air Particulate Soil Inhalation (PSI) 1.40E+10 6.70E+10 ID 1.50E+06 ID 8.00E+08 ID ID ID 9.30E+09 9.30E+09 ID 6.70E+08 2.00E+08 6.70E+06 6.70E+09 Various
Direct Contact (DC) 4.10E+07 2.30E+08 20,000 2,000 20,000 2.50E+06 2.00E+05 2.00E+06 2,000 4.60E+07 2.70E+07 20,000 8.10E+06 1.60E+07 1.60E+06 2.90E+07 Various
Non‐Residential (µg/Kg)
Drinking Water Protection (DWP) 8.80E+05 41,000 NLL NLL NLL NLL NLL NLL NLL 7.30E+05 8.90E+05 NLL 1.70E+05 1.00E+05 1.60E+05 4.80E+05 Various
Groundwater Surface Water Interface Protection (GSIP) 8,700 ID NLL NLL NLL NLL NLL NLL NLL 5,500 5,300 NLL 4,200 730 2,100 ID Various
Direct Contact (DC) 1.30E+08 7.30E+08 80,000 8,000 80,000 7.00E+06 8.00E+05 8.00E+06 8,000 1.30E+08 8.70E+07 80,000 2.60E+07 5.20E+07 5.20E+06 8.40E+07 Various
Screening Levels (µg/Kg)
Soil Saturation Concentration Screening Levels (Csat) NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA Various
ND Not Detected above laboratory Method Detection
(MDL) or Minimum Quantitative Level (MQL)
NA / ‐ Not analyzed or Not Available
NLV / NLL Not Likely to Volatilize / Not Likely to Leach
ID Insufficient Data
µg/Kg micrograms per Kilogram or parts per billion
bgs Below Grade Surface (feet)
Bold Exceeds Part 201 Cleanup Criteria
Identified Part 201 Cleanup Criteria exceeded
Exceeds EGLE VIAP Screening Levels
TABLE 1 (Page 3 of 3)
CLEANUP CRITERIA COMPARISON FOR SOILS
UNIT A ‐ VIRIDIAN SHORES
150 VIRIDIAN DRIVE
MUSKEGON, MUSKEGON COUNTY, MICHIGAN
Unit A ‐ Viridian Shores (RESIDENTIAL)
Volatile Organic Compounds (VOCs), Polynuclear Aromatic
Hydrocarbons (PNAs), and Metals
Manganese
Chromium
Antimony
Cadmium
Beryllium
Selenium
(µg/Kg)
Mercury
Arsenic
Barium
Copper
Nickel
Silver
Lead
Zinc
Chemical Abstract Service Number (CAS#) 7440360 7440382 744393 7440439 16065831 7440508 7439921 7439976 7782492 7440224 7440666 7440417 7439965 7440020
Sample ID Sample Date Sample Depth (bgs) Metals
Soil Pile Samples
EX‐1 2021 Soil Pile West ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐
EX‐2 2021 Soil Pile Center ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐
EX‐3 2021 Soil Pile East ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐
HAB‐1 2009 3‐4' ‐ 27,000 93,000 800 ‐ 88,000 48,000 280 1,500 80 66,000 ‐ 220,000 ‐
HAB‐2 2009 2‐3' ‐ 33,000 140,000 3,400 ‐ 350,000 3,200,000 93 1,400 260 910,000 ‐ 1,100,000 ‐
HAB‐3 2009 1‐2' ‐ 30,000 72,000 390 ‐ 21,000 28,000 39 2,000 ND 30,000 ‐ 110,000 ‐
Historic Site Soil Samples
B‐1 2006 0.5‐1.5' ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐
B‐2 2006 2‐3' ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐
B‐3 2006 1.5‐2.5' ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐
B‐4 2006 3‐4.5' ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐
B‐8 2006 4‐5' ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐
B‐9 2006 2‐3' ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐
B‐10 2006 5‐6' ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐
E‐22 1994 1‐3' ND 50,000 ‐ ND 7,600 14,000 9,700 <100 1,600 ‐ 3,400 ND ‐ 3,100
E‐23 1994 1‐3' ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐
E‐24 1994 1‐3' ND 6,400 ‐ 71 4,600 12,000 17,000 <100 1,300 ‐ 4,500 ND ‐ 8,800
F‐22 1994 1‐3' ND 26,000 ‐ 52 2,600 2,800 1,600 <100 ND ‐ 4,200 ND ‐ ND
G‐24 1994 2.5‐4.5' 15,000 18,000 ‐ 3,900 250,000 990,000 290,000 <100 ND ‐ 270,000 ND ‐ 270,000
G‐26 1994 1‐3' ND 7,500 ‐ 2,700 76,000 150,000 100,000 <100 790 ‐ 150,000 290 ‐ 96,000
G‐26 1998 1‐3' ‐ ‐ ‐ ‐ 21,000 ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐
G‐26.1 2001 1‐3' ‐ ‐ ‐ ‐ ‐ 6,000 ‐ ‐ ND ‐ ‐ ‐ ‐ 6,000
EGLE Residential Vapor Intrusion Screening Levels (VIAP 2020)
Soil Residential Screening Levels (2020 VIAP) /
Site Specific EGLE (Confirmed October 2017) ‐ ‐ ‐ ‐ ‐ ‐ ‐ 22 (M) ‐ ‐ ‐ ‐ ‐ ‐
MDEQ‐RRD Operational Memorandum No. 1: Part 201 Cleanup Criteria, 2013; Revised June 25, 2018. Attachment 1: Soil Tables 2 and 3 Residential and Non‐Residential Part
201 Generic Cleanup Criteria and Screening Levels
Residential (µg/Kg)
Statewide Default Background Levels NA 5,800 75,000 1,200 18,000 (total) 32,000 21,000 130 410 1,000 47,000 NA 4.40E+05 20,000
Drinking Water Protection (DWP) 4,300 4,600 1.30E+06 6,000 30,000 5.80E+06 7.00E+05 1,700 4,000 4,500 2,400,000 5.10E+04 1,000 51,000
Groundwater Surface Water Interface Protection (GSIP) 94,000(X) 4,600 440,000 (G) 3,600 (G) 3,300 75,000 (G) 5.10E+6 (G,X) 50 (M); 1.2 400 100 (M); 27 170,000 (G) 85,000 (G) 56,000 (G,X) 76,000 (G)
Ambient Air Infinite Source Volatile Soil Inhalation (VSI) NLV NLV NLV NLV NLV NLV NLV 52,000 NLV NLV NLV NLV NLV NLV
Ambient Air Particulate Soil Inhalation (PSI) 1.30E+07 7.20E+05 3.30E+08 1.70E+06 2.60E+05 1.30E+08 1.00E+08 2.00E+07 1.30E+08 6.70E+06 ID 1.30E+06 3.30E+06 1.30E+07
Direct Contact (DC) 1.80E+05 7,600 3.70E+07 5.50E+05 2.50E+06 2.00E+07 4.00E+05 1.60E+05 2.60E+06 2.50E+06 1.7E+08 4.10E+05 2.50E+07 4.00E+07
Non‐Residential (µg/Kg)
Drinking Water Protection (DWP) 4,300 4,600 1.30E+06 6,000 30,000 5.80E+06 7.00E+05 1,700 4,000 13,000 5,000,000 5.10E+04 1,000 51,000
Groundwater Surface Water Interface Protection (GSIP) 94,000(X) 4,600 (G) 3,600 (G) 3,300 75,000 (G) (G,X) 50 (M); 1.2 400 100 (M); 27 170,000 (G) (G) 56,000 (G,X) 76,000 (G)
Direct Contact (DC) 6.70E+05 37,000 1.30E+08 2.10E+06 9.20E+06 7.30E+07 9.0E+5 (DD) 5.80E+05 9.60E+06 9.00E+06 630,000,000 1.60E+06 9.00E+07 1.50E+08
Screening Levels (µg/Kg)
Soil Saturation Concentration Screening Levels (Csat) NA NA NA NA NA NA NA NA NA NA NA NA NA NA
ND Not Detected above laboratory Method Detection
(MDL) or Minimum Quantitative Level (MQL)
NA / ‐ Not analyzed or Not Available
NLV / NLL Not Likely to Volatilize / Not Likely to Leach
ID Insufficient Data
µg/Kg micrograms per Kilogram or parts per billion
bgs Below Grade Surface (feet)
Bold Exceeds Part 201 Cleanup Criteria
Identified Part 201 Cleanup Criteria exceeded
Exceeds EGLE VIAP Screening Levels
TABLE 2 (Page 1 of 2)
CLEANUP CRITERIA COMPARISON FOR GROUNDWATER
UNIT A - VIRIDIAN SHORES
150 VIRIDIAN DRIVE
MUSKEGON, MUSKEGON COUNTY, MICHIGAN
1,2,4‐Trimethylbenzene
1,3,5‐Trimethylbenzene
2‐Methylnaphthalene
Tetrachloroethylene
Unit A ‐ Viridian Shores (RESIDENTIAL)
Methylene Chloride
Trichloroethylene
Volatile Organic Compounds (VOCs), Polynuclear Aromatic
Vinyl chloride
Ethylbenzene
Hydrocarbons (PNAs), and Metals
Naphthalene
Other VOCs
(µg/L)
Benzene
Toluene
Xylenes
Chemical Abstract Service Number (CAS#) 71432 100414 91576 75092 91203 127184 108883 79016 95636 108678 75014 1330207 Various
Sample ID Sample Date Screen Depth (bgs) VOCs
Recent Groundwater Samples
MW‐106s 12/8/20 1.7‐6.7' < 1 < 1 ‐ ‐ ‐ ‐ < 1 ‐ < 1 < 1 ‐ < 3 NA
MW‐118s 12/8/20 3.5‐8.5' < 1 < 1 ‐ ‐ ‐ ‐ < 1 ‐ < 1 < 1 ‐ < 3 NA
MW‐118s 1/21/21 3.5‐8.5' ‐ ‐ ‐ < 5 < 5 ‐ ‐ < 1 ‐ ‐ ‐ ‐ NA
MW‐118d 12/8/20 49‐54' ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
MW‐119s 12/8/20 6‐11' < 1 < 1 ‐ ‐ ‐ ‐ < 1 ‐ < 1 < 1 ‐ < 3 NA
Historic Groundwater Samples
B‐1 2006 < 10' ND ND ND ND ND ND ND ND ND ND ND ND ND
B‐2 2006 < 10' ND ND ND ND ND ND ND ND ND ND ND ND ND
B‐3 2006 < 10' ND ND ND ND ND ND ND ND ND ND ND ND ND
B‐4 2006 < 10' ND ND ND ND ND ND ND ND ND ND ND ND ND
B‐8 2006 < 10' ND ND ND ND ND ND ND ND 42 ND ND ND ND
B‐9 2006 < 10' ND ND ND ND ND ND ND ND ND ND ND ND ND
B‐10 2006 < 10' ND ND ND ND ND ND ND ND ND ND ND ND ND
EGLE Residential Vapor Intrusion Screening Levels (VIAP 2020)
Groundwater Residential Shallow (< 10 ft bgs) (2020 VIAP)
1.0 2.8 66 79 4.2 1.5 300 0.073 25 18 0.12 75 Various
MDEQ‐RRD Operational Memorandum No. 1: Part 201 Cleanup Criteria , December 30, 2013; Revised June 25, 2018. Attachment 1: Groundwater Table 1
Residential and Non‐residential Part 201 Generic Cleanup Criteria and Screening Levels and Part 213 Tier 1 RBSLs
Residential (µg/L)
Residential Drinking Water (DW) 5.0 (A) 74 (E) 260 5.0 (A) 520 5.0 (A) 790 (E) 5.0 (A) 63 (E) 72 (E) 2.0 (A) 280 Various
Groundwater Surface Water Interface (GSI) 200 (X) 18 19 1,500 (X) 11 60 (X) 270 200 (X) 17 45 13 (X) 41 Various
Non‐Residential (µg/L)
Non‐Residential Drinking Water (DW) 5.0 (A) 74 (E) 750 5.0 (A) 1,500 5.0 (A) 790 (E) 5.0 (A) 63 (E) 72 (E) 2.0 (A) 280 Various
Groundwater Surface Water Interface (GSI) 200 (X) 18 19 1,500 (X) 11 60 (X) 270 200 (X) 17 45 13 (X) 41 Various
ND Not Detected above the laboratory Method Detection
Limit (MDL) or Minimum Quantitative Level (MQL)
NA / ‐ Not analyzed or Not Available
NVL No value listed
µg/L micrograms per Liter or parts per billion
bgs Below Grade Surface (feet)
Bold Exceeds Cleanup Criteria
Cleanup Criteria exceeded
Exceeds EGLE VIAP Screening Levels
TABLE 2 (Page 2 of 2)
CLEANUP CRITERIA COMPARISON FOR GROUNDWATER
UNIT A - VIRIDIAN SHORES
150 VIRIDIAN DRIVE
MUSKEGON, MUSKEGON COUNTY, MICHIGAN
Unit A ‐ Viridian Shores (RESIDENTIAL)
Volatile Organic Compounds (VOCs), Polynuclear Aromatic
Hydrocarbons (PNAs), and Metals
(µg/L)
Cadmium
Selenium
Mercury
Copper
Metals
Nickel
PNAs
Lead
Zinc
Chemical Abstract Service Number (CAS#) Various 7440439 7440508 7439921 Varies 7440020 7782492 7440666 Various
Sample ID Sample Date Screen Depth (bgs) PNAs Metals
Recent Groundwater Samples
MW‐106s 12/8/20 1.7‐6.7' ND < 1 < 5 < 5 < 0.2 6.0 < 5 < 10 NA
MW‐118s 12/8/20 3.5‐8.5' ND < 2 < 5 ‐ < 0.2 < 3 < 5 < 10 NA
MW‐118s 1/21/21 3.5‐8.5' NA ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
MW‐118d 12/8/20 49‐54' NA < 2 < 5 ‐ < 0.2 < 5 < 1 < 10 NA
MW‐119s 12/8/20 6‐11' ND ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
Historic Groundwater Samples
B‐1 2006 < 10' NA ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
B‐2 2006 < 10' NA ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
B‐3 2006 < 10' NA ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
B‐4 2006 < 10' NA ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
B‐8 2006 < 10' NA ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
B‐9 2006 < 10' NA ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
B‐10 2006 < 10' NA ‐ ‐ ‐ ‐ ‐ ‐ ‐ NA
EGLE Residential Vapor Intrusion Screening Levels (VIAP 2020)
Groundwater Residential Shallow (< 10 ft bgs) (2020 VIAP)
Various ‐ ‐ ‐ 0.088 ‐ ‐ ‐ Various
MDEQ‐RRD Operational Memorandum No. 1: Part 201 Cleanup Criteria , December 30, 2013; Revised June
25, 2018. Attachment 1: Groundwater Table 1 Residential and Non‐residential Part 201 Generic Cleanup
Criteria and Screening Levels and Part 213 Tier 1 RBSLs
Residential (µg/L)
Residential Drinking Water (DW) Various 5.0 (A) 1,000 (E) 4.0 (L) 2.0 (A) 100 (A) 50 (A) 2400 Various
Groundwater Surface Water Interface (GSI) Various 3.6 (G,X) 15 (G) 41 (G,X) 0.0013 90 (G) 5.0 200 (G) Various
Non‐Residential (µg/L)
Non‐Residential Drinking Water (DW) Various 5.0 (A) 1,000 (E) 4.0 (L) 2.0 (A) 100 (A) 50 (A) 5,000 (E) Various
Groundwater Surface Water Interface (GSI) Various 3.6 (G,X) 15 (G) 41 (G,X) 0.0013 90 (G) 5.0 200 (G) Various
ND Not Detected above the laboratory Method Detection
Limit (MDL) or Minimum Quantitative Level (MQL)
NA / ‐ Not analyzed or Not Available
NVL No value listed
µg/L micrograms per Liter or parts per billion
bgs Below Grade Surface (feet)
Bold Exceeds Cleanup Criteria
Cleanup Criteria exceeded
Exceeds EGLE VIAP Screening Levels
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Table 11 - Groundwater Data Summary (2015-2020) - Volatile Organic Compounds
Former Teledyne Continental Motors Site
Muskegon, Michigan
1,2,4- 1,3,5- Xylenes,
Monitoring Collection Field Benzene Ethylbenzene Toluene
Trimethylbenzene Trimethylbenzene Total
Location Date Duplicate
[95-63-6] [108-67-8] [71-43-2] [100-41-4] [108-88-3] [1330-20-7]
11/17/15 100 36 53 4.1 3.3 230
MW-102RS
02/17/16 offsite
12 6.4 6.2 1U 1U 31
07/01/20 0.55 J 1U 61 1U 1U 0.31 J
12/08/20 1 U 1U 18 1U 1U 0.33 J
11/17/15 1 U 1U 1U 1U 1U 3U
02/18/16 1 U 1U 1U 1U 1U 3U
MW-106S
07/01/20 1 U 1U 1U 1U 1U 3U
12/08/20 1 U 1U 1U 1U 1U 3U
11/17/15 1 U 1U 1U 1U 1U 3U
02/17/16 offsite
1 U 1U 1U 1U 1U 3U
MW-107S 07/02/20 1 U 1U 1U 1U 1U 3U
12/08/20 1 U 1U 1U 1U 1U 3U
12/08/20 X 1 U 1U 1U 1U 1U 3U
11/16/15 1 U 1U 1U 1U 1U 3U
MW-109S 02/18/16 1 U 1U 1U 1U 1U 3U
07/02/20 1 U 1U 1U 1U 1U 3U
11/16/15 1 U 1U 1U 1U 1U 3U
MW-110S 02/17/16 1 U 1U 1U 1U 1U 3U
07/01/20 1 U 1U 1U 1U 1U 3U
11/17/15 1 U 1U 1U 1U 1U 3U
02/18/16 1 U 1U 1U 1U 1U 3U
MW-112RS
07/02/20 1 U 1U 1U 1U 1U 3U
12/08/20 1 U 1U 1U 1U 1U 3U
11/16/15 1 U 1U 1U 1U 1U 3U
02/17/16 1 U 1U 1U 1U 1U 3U
MW-116S
07/01/20 1 U 1U 1U 1U 1U 3U
12/08/20 1 U 1U 1U 1U 1U 3U
11/17/15 1 U 1U 1U 1U 1U 3U
02/18/16 1 U 1U 1U 1U 1U 3U
MW-118S
07/01/20 1 U 1U 1U 1U 1U 3U
12/08/20 1 U 1U 1U 1U 1U 3U
11/17/15 1 U 1U 1U 1U 1.2 3U
02/18/16 1 U 1U 1U 1U 2.1 3U
MW-119S
07/01/20 1 U 1U 1U 1U 1U 3U
12/08/20 1 U 1U 1U 1U 1U 3U
11/16/15 1 U 1U 1U 1U 1U 3U
02/18/16
offsite
1 U 1U 1U 1U 1U 3U
MW-120S
07/02/20 1 U 1U 1U 1U 1U 3U
12/08/20 1 U 1U 1U 1U 1U 3U
11/16/15 1 U 1U 1U 1U 1U 3U
11/16/15 X 1 U 1U 1U 1U 1U 3U
02/17/16 1 U 1U 1U 1U 1U 3U
MW-121S
02/17/16 X 1 U 1U 1U 1U 1U 3U
07/01/20 1 U 1U 1U 1U 1U 3U
07/01/20 X 1 U 1U 1U 1U 1U 3U
11/16/15 1 U 1U 1U 1U 1U 3U
11/17/15 1 U 1U 1U 1U 1U 3U
02/17/16 1 U 1U 1U 1U 1U 3U
Trip Blank 02/18/16 1 U 1U 1U 1U 1U 3U
07/01/20 1 U 1U 1U 1U 1U 3U
07/02/20 1 U 1U 1U 1U 1U 3U
12/08/20 1U 1U 1U 1U 1U 3U
(1)
Residential DWC 63 (E) 72 (E) 5.0 74 (E) 790 (E) 280 (E)
(1)
Nonresidential DWC 63 (E) 72 (E) 5.0 74 (E) 790 (E) 280 (E)
(1)
GSI Criteria 17 45 200 (X) 18 270 49
Results expressed in µg/L.
Bolded values exceed an applicable criterion.
Data Qualifiers:
U Not detected
Footnotes/Abbreviations:
(1)
Part 201 Groundwater Generic Cleanup Criteria/Part 213 Tier 1 Risk-based Screening Levels, January 10, 2018 (GSI Criteria Updated June 25, 2018).
(E) Aesthetic drinking water value. Notice of aesthetic impact may be employed as an institutional control if concentration exceeds the aesthetic DWC but not the health-based
DW value.
(X) Criterion not protective for surface water used as a drinking water source.
DWC drinking water criterion
GSI groundwater surface water interface
\\ftch\allprojects\2001\01060E\WORK\Rept\Site Char Rpt 2020\Tables\TBL11_GW-VOC-sum_2020_1230.xlsx 1/11/2021
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Table 12 - Groundwater Data Summary (2015-2020) - Polynuclear Aromatic Hydrocarbons
Former Teledyne Continental Motors Site
Muskegon, Michigan
Acenaphthylen
Acenaphthene
Phenanthrene
Indeno(1,2,3-
Fluoranthene
fluoranthene
fluoranthene
Naphthalene
naphthalene
Dibenzo(a,h)
Benzo(g,h,i)
Anthracene
anthracene
anthracene
[205-99-2]
[191-24-2]
[207-08-9]
[218-01-9]
[129-00-0]
[208-96-8]
[120-12-7]
[206-44-0]
[193-39-5]
Chrysene
[56-55-3)
[91-57-6]
[83-32-9]
[50-32-8]
[53-70-3]
[86-73-7]
[92-20-3]
[85-01-8]
2-Methyl
Fluorene
Benzo(b)
Benzo(a)
Benzo(a)
perylene
Benzo(k)
pyrene
pyrene
Pyrene
Monitoring Collection Field
cd)
e
Location Date Duplicate
11/17/15 13 5.4 J 0.50 J 0.45 J 2.5 U 2.5 U 2.5 U 2.5 U 2.5 U 2.5 U 5U 2.5 U 1.2 J 5U 1.3 J 1.2 J 12 U
02/17/16
offsite
1.3 J 0.80 J 0.081 J 0.10 J 1 U 1 U 1U 1U 1U 1 U 2U 0.091 J 0.24 J 2U 0.16 J 0.21 J 0.17 J
MW-102RS
07/01/20 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.046 J
12/08/20 0.17 U 0.044 J 0.029 J 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.042 J
11/17/15 5U 5U 5 U 5 U 1 U 1 U 1U 1U 1U 1 U 2U 1 U 5U 2U 5U 2U 5 U
02/18/16 5U 5U 5 U 5 U 1 U 1 U 1U 1U 1U 1 U 2U 1 U 5U 2U 5U 2U 5 U
MW-106S
07/01/20 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U
12/08/20 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U
11/17/15 5U 5U 5 U 5 U 1 U 1 U 1U 1U 1U 1 U 2U 1 U 5U 2U 5U 2U 5 U
02/17/16
offsite
5U 5U 5 U 5 U 1 U 1 U 1U 1U 1U 1 U 2U 1 U 5U 2U 5U 2U 5 U
MW-107S 07/02/20 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.049 J 0.17 U 0.17 U 0.17 U 0.17 U 0.085 J
12/08/20 0.17 U 0.17 U 0.17 U 0.17 U 0.065 J 0.17 U 0.040 J 0.17 U 0.17 U 0.17 U 0.17 U 0.065 J 0.17 U 0.17 U 0.17 U 0.17 U 0.093 J
12/08/20 X 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.044 J
11/16/15 5U 1.3 J 5 U 5 U 1 U 1 U 1U 1U 1U 1 U 2U 1 U 0.22 J 2U 0.11 J 2U 5 U
MW-109S 02/18/16 0.040 J 0.97 J 5 U 5 U 1 U 1 U 1U 1U 1U 1 U 2U 1 U 0.11 J 2U 0.050 J 2U 5 U
07/02/20 0.17 U 0.92 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.088 J 0.17 U 0.17 U 0.17 U 0.17 U
11/16/15 5U 5U 5 U 5 U 1 U 1 U 1U 1U 1U 1 U 2U 1 U 5U 2U 5U 2U 5 U
MW-110S 02/17/16 5U 5U 5 U 5 U 1 U 1 U 1U 1U 1U 1 U 2U 1 U 5U 2U 5U 2U 5 U
07/01/20 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U
11/17/15 12 U 12 U 12 U 12 U 2.5 U 2.5 U 2.5 U 2.5 U 2.5 U 2.5 U 5U 2.5 U 12 U 5U 12 U 5U 12 U
02/18/16 12 U 12 U 12 U 12 U 2.5 U 2.5 U 2.5 U 2.5 U 2.5 U 2.5 U 5U 2.5 U 12 U 5U 12 U 5U 12 U
MW-112RS
07/02/20 0.17 U 0.41 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.13 J 0.17 U 0.17 U 0.17 U 0.065 J
12/08/20 0.17 U 0.14 J 0.034 J 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.043 J 0.17 U 0.17 U 0.17 U 0.17 U
11/16/15 5U 5U 5 U 5 U 1 U 1 U 1U 1U 1U 1 U 2U 1 U 5U 2U 5U 2U 5 U
02/17/16 5U 5U 5 U 5 U 1 U 1 U 1U 1U 1U 1 U 2U 1 U 5U 2U 5U 2U 5 U
MW-116S
07/01/20 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U
12/08/20 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U
11/17/15 5U 5U 5 U 5 U 1 U 1 U 1U 1U 1U 1 U 2U 1 U 5U 2U 5U 2U 5 U
02/18/16 5U 5U 5 U 5 U 1 U 1 U 1U 1U 1U 1 U 2U 1 U 5U 2U 5U 2U 5 U
MW-118S
07/01/20 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.042 J 0.17 U 0.17 U
12/08/20 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U
11/17/15 62 U 1.8 J 0.76 J 62 U 2.8 J 1.8 J 1.8 J 12 U 2.0 J 2.8 J 25 U 2.5 J 1.5 J 25 U 1.3 J 25 U 3.3 J
02/18/16 62 U 62 U 62 U 62 U 12 U 12 U 12 U 12 U 12 U 12 U 25 U 12 U 62 U 25 U 62 U 25 U 62 U
MW-119S
07/01/20 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U
12/08/20 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U
11/16/15 5U 5U 5 U 5 U 1 U 1 U 1U 1U 1U 1 U 2U 1 U 5U 2U 5U 2U 5 U
02/18/16
offsite
5U 5U 5 U 5 U 1 U 1 U 1U 1U 1U 1 U 2U 1 U 5U 2U 5U 2U 5 U
MW-120S
07/02/20 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U
12/08/20 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U
11/16/15 5U 0.33 J 5 U 5 U 1 U 1 U 1U 1U 1U 1 U 2U 1 U 5U 2U 0.080 J 0.070 J 5 U
11/16/15 X 5U 0.37 J 5 U 5 U 1 U 1 U 1U 1U 1U 1 U 2U 1 U 5U 2U 0.080 J 2U 5 U
02/17/16 5U 0.38 J 5 U 5 U 0.060 J 0.050 J 1U 1U 0.060 J 0.070 J 2U 1 U 5U 2U 0.070 J 0.050 J 5 U
MW-121S
02/17/16 X 5U 0.35 J 5 U 5 U 1 U 1 U 1U 1U 1U 1 U 2U 1 U 5U 2U 0.070 J 2U 5 U
07/01/20 0.17 U 0.50 0.028 J 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U
07/01/20 X 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U 0.17 U
Residential DWC (1) 260 1,300 52 43 2.1 5.0 1.5 (AA) 1.0 (M); 0.26 1.0 (M); 0.80 1.6 2.0 (M); 0.21 210 880 2.0 (M); 0.022 520 52 140
Nonresidential DWC (1) 750 3,800 150 43 8.5 5.0 1.5 (AA) 1.0 (M); 0.26 1.0 (M); 0.80 1.6 2.0 (M); 0.85 210 2,000 2.0 (M); 0.022 1,500 150 140
GSI Criteria (1) 19 38 ID ID ID ID ID ID NA ID ID 1.6 12 ID 11 2.0 (M); 1.7 ID
Results expressed in µg/L.
Bolded values exceed an applicable criterion.
Data Qualifiers:
U - Not detected
J - Estimated value
Footnotes/Abbreviations:
(1)
Part 201 Groundwater Generic Cleanup Criteria/Part 213 Tier 1 Risk-based Screening Levels, January 10, 2018 (GSI Criteria Updated June 25, 2018).
(M) - Criterion is below the target detection limit; criterion defaults to detection limit (first value is criterion, second value is the risk based or solubility value)
DWC - drinking water criterion
GSI - groundwater surface water interface
ID - Insufficient data to develop criterion.
NA - not available
\\ftch\allprojects\2001\01060E\WORK\Rept\Site Char Rpt 2020\Tables\TBL12_GW-PNA-sum_2020_1230.xlsx 1/11/2021
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Table 13 - Groundwater Data Summary (2015-2020) - Metals and Cyanide
Former Teledyne Continental Motors Site
Muskegon, Michigan
Zinc, Zinc,
Monitoring Location Collection Field Antimony Arsenic (B) Barium (B) Cadmium (B) Copper (B) Lead (B) Mercury (B) Nickel (B) Selenium (B) Cyanide (4)
Dissolved (B) Total (B)
(Receiving Surface Water) Date Duplicate
[7440-36-0] [7440-38-2] [7440-39-3] [7440-43-9] [7440-50-8] [7439-92-1] [7439-97-6] [7440-02-0] [7782-49-2] [7440-66-6] [7440-66-6] [57-12-5]
11/17/15 -- -- -- 2.4 4U 3U 0.2 U 20 U 5.9 -- 50 U --
02/18/16 -- -- -- 1.1 4U 3U 0.2 U 20 U 5U -- 50 U --
MW-106S
04/07/16 -- -- -- -- -- -- -- -- 5U -- -- --
(Muskegon Lake)
07/01/20 -- -- -- 0.25 J 4U 3U 0.18 J 7.7 5U -- 10 U --
12/08/20 -- -- -- 0.56 J 5U 5U 0.2 U 6.0 5U -- 10 U --
11/17/15
offsite -- -- -- 1U -- -- -- 20 U 5U -- 50 U --
MW-107D 02/18/16 -- -- -- 1U -- -- -- 20 U 5U -- 50 U --
(Muskegon Lake) 07/01/20 -- -- -- 0.28 J -- -- -- 1.7 J 5U -- 980 --
12/08/20 -- -- -- 2U -- -- -- 5U 0.89 J -- 500 --
11/17/15 -- -- 100 1U -- -- -- 20 U 5U -- 50 U --
02/17/16 -- -- 100 U 1U -- -- -- 20 U 5U -- 50 U --
MW-107S
07/02/20 -- -- 350 2U -- -- -- 12 0.55 J -- 380 --
(Muskegon Lake)
12/08/20 -- -- 330 2U -- -- -- 2.0 J 0.52 J -- 5.9 J --
12/08/20 X -- -- 330 2U -- -- -- 2.3 J 0.51 J -- 6.6 J --
11/16/15 -- -- -- -- -- -- -- -- -- -- -- 5U
MW-109D 02/17/16 -- -- -- -- -- -- -- -- -- -- -- 5U
(Ryerson Creek) 03/23/17 -- -- 190 -- -- -- -- -- -- -- -- --
07/02/20 -- -- -- -- -- -- -- -- -- -- -- 4U
11/16/15 -- -- 710 -- -- 3U -- -- -- -- -- 5U
MW-109S 02/18/16 -- -- 760 -- -- 3U -- -- -- -- -- 5U
(Ryerson Creek) 03/23/17 -- -- 650 -- -- -- -- -- -- -- -- --
07/02/20 -- -- 380 -- -- 5U -- -- -- -- -- 4U
11/16/15 -- 5U -- -- 4U -- 0.2 U -- 5U -- 50 U --
MW-110S 02/17/16 -- 5U -- -- 4U -- 0.2 U -- 5U -- 50 U --
(Ryerson Creek) 03/23/17 -- -- 210 -- -- -- -- -- -- -- -- --
07/01/20 -- 9.3 -- -- 4U -- 0.2 U -- 5U -- 10 U --
11/17/15 -- -- 350 1U 4U 3U -- 20 U 5U -- 50 U --
MW-112RS 02/18/16 -- -- 300 1U 4U 3U -- 20 U 5U -- 50 U --
(Muskegon Lake) 07/02/20 -- -- 420 2U 5U 5U -- 5U 5U -- 7.0 J --
12/08/20 -- -- 520 2U 5U 5U -- 5U 5U -- 10 U --
11/16/15 2U -- -- 1U 4U -- 0.2 U -- 5U -- 50 U --
MW-116D 02/17/16 2U -- -- 1U 4U -- 0.2 U -- 5U -- 50 U --
(Ryerson Creek 07/01/20 5U -- -- 1U 4U -- 0.2 U -- 5U -- 10 U --
12/08/20 5U -- -- 2U 5U -- 0.2 U -- 5U -- 10 U --
11/16/15 2U -- -- 1U 4U -- 0.2 U -- 5U -- 150 --
02/17/16 2U -- -- 1U 4.8 -- 0.2 U -- 5U -- 230 --
04/07/16 -- -- -- -- -- -- -- -- -- -- 320 --
MW-116S
05/25/16 -- -- -- -- -- -- -- -- -- 290 300 --
(Ryerson Creek)
03/23/17 -- -- 200 -- -- -- -- -- -- -- -- --
07/01/20 5U -- -- 1U 4U -- 0.2 U -- 5U -- 7.1 J --
12/08/20 5U -- -- 2U 5U -- 0.2 U -- 5U -- 10 U --
11/17/15 -- -- -- 1U 4U -- 0.2 U 20 U 5U -- 50 U --
MW-118D 02/18/16 -- -- -- 1U 4U -- 0.2 U 20 U 5U -- 50 U --
(Muskegon Lake) 07/01/20 -- -- -- 1U 4U -- 0.2 U 5U 5U -- 14 J --
12/08/20 -- -- -- 2U 5U -- 0.2 U 5U 0.56 J -- 10 U --
\\ftch\allprojects\2001\01060E\WORK\Rept\Site Char Rpt 2020\Tables\TBL13_GW-Metals-sum_2020_1230.xlsx 1/11/2021
Fishbeck | 2 of 2
Table 13 - Groundwater Data Summary (2015-2020) - Metals and Cyanide
Former Teledyne Continental Motors Site
Muskegon, Michigan
Zinc, Zinc,
Monitoring Location Collection Field Antimony Arsenic (B) Barium (B) Cadmium (B) Copper (B) Lead (B) Mercury (B) Nickel (B) Selenium (B) Cyanide (4)
Dissolved (B) Total (B)
(Receiving Surface Water) Date Duplicate
[7440-36-0] [7440-38-2] [7440-39-3] [7440-43-9] [7440-50-8] [7439-92-1] [7439-97-6] [7440-02-0] [7782-49-2] [7440-66-6] [7440-66-6] [57-12-5]
11/17/15 -- -- -- 1U 4U -- 0.2 U 20 U 5U -- 50 U --
MW-118S 02/18/16 -- -- -- 1U 4U -- 0.2 U 20 U 5U -- 50 U --
(Muskegon Lake) 07/01/20 -- -- -- 1U 4U -- 0.2 U 2.2 J 0.64 J -- 4.9 J --
12/08/20 -- -- -- 2U 5U -- 0.2 U 2.0 J 5U -- 10 U --
11/16/15 -- -- 120 -- -- -- 0.2 U -- -- -- -- 5U
offsite
02/18/16 -- -- 200 -- -- -- 0.2 U -- -- -- -- 5U
MW-120S
03/23/17 -- -- 340 -- -- -- -- -- -- -- -- --
(Muskegon Lake)
07/02/20 -- -- 160 -- -- 5U -- -- -- -- -- 4U
12/08/20 -- -- 190 -- -- -- 0.2 U -- -- -- -- 2U
11/16/15 -- -- 1,200 1U 4U -- 0.2 U 20 U 5U -- 50 U 5U
11/16/15 X -- -- 1,200 1U 4U -- 0.2 U 20 U 5U -- 50 U 5U
02/17/16 -- -- 1,000 1U 4U -- 0.2 U 20 U 5U -- 50 U 5U
02/17/16 X -- -- 1,000 1U 4U -- 0.2 U 20 U 5U -- 50 U 7.3
MW-121S
04/07/16 -- -- -- -- -- -- -- -- -- -- -- 5U
(Ryerson Creek)
03/23/17 -- -- 1,100 -- -- -- -- -- -- -- -- --
03/23/17 X -- -- 1,000 -- -- -- -- -- -- -- -- --
07/01/20 -- -- 6,800 1U 4U -- 0.2 U 5U 5U -- 10 U 4U
07/01/20 X -- -- 6,600 1U 4U -- 0.2 U 5U 5U -- 6.8 J 2U
(1)
Residential DWC 6.0 10 2,000 5.0 1,000 (E) 4.0 (L) 2.0 100 50 2,400 2,400 200
GSI Criteria (Muskegon Lake) (1) 130 (X) 10 870 (G) 3.6 (G,X) 15 (G) 41 (G,X) 0.0013 (3) 90 (G) 5.0 200 (G) 200 (G) 5.2
GSI Criteria (Ryerson Creek) (1) 130 (X) 10 4,800/5,800 (2) 4.2 (G,X) 18 (G) 48 (G,X) 0.0013 (3) 110 (G) 5.0 240 (G) 240 (G) 5.2
Results expressed in µg/L; total metals concentrations unless otherwise noted.
Bolded values exceed an applicable criterion.
Data Qualifiers:
U Not detected
Footnotes/Abbreviations:
(1)
Part 201 Groundwater Generic Cleanup Criteria/Part 213 Tier 1 Risk-based Screening Levels, January 10, 2018 (GSI Criteria Updated June 25, 2018).
(2)
Values represent chronic/acute mixing zone-based criteria per mixing zone determination dated December 11, 2018.
(3)
Criterion is applicable only if action level of 0.2 µg/L is exceeded.
(4)
Amenable cyanide results are reported for 2015 through 2017 monitoring events; available cyanide results are reported for 2020 sampling event.
(B) Background, as defined in R 299.5701(b), may be substituted if higher than the calculated criterion.
(E) Aesthetic drinking water value. Notice of aesthetic impact may be employed as an institutional control if concentration exceeds the aesthetic DWC but not the health-based DW value.
(G) Criterion dependent on receiving surface water hardness; On 11/16/15, Muskegon Lake water hardness was measured at 190 mg/L, Ryerson Creek water hardness was measured at 232 mg/L. MW-106S, MW-107S, MW-107D, MW-112RS, MW-118S, MW-118D,
and MW-120S should be evaluated against the GSI criteria calculated with the Muskegon Lake water hardness of 190 mg/L. MW-109S, MW-109D, MW-110S, MW-116S, MW-116D, and 121S should be evaluated against the GSI criteria calculated with the Ryerson
Creek water hardness of 232 mg/L.
(L) Concentrations up to the State action level of 15 µg/L may still allow for drinking water use if soil concentrations are below 400 mg/Kg.
(X) Criterion not protective for surface water used as a drinking water source.
DWC drinking water criterion
GSI groundwater surface water interface
ID Insufficient data to develop criterion.
NA not available
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Attachment C
Resolutions Approving the Brownfield Plan
Amendment
Attachment D
Reimbursement Agreement
Agenda Item B - BRA
Muskegon Brownfield Redevelopment Authority
Agenda Item for 11-9-21
Ryerson Creek Land Co, LLC, 60 Viridian Drive
Trilogy Senior Housing Redevelopment Project
Development and Reimbursement Agreement
Requesting party: Ryerson Creek Land Co, LLC
Outline of the request: Ryerson Creek Land Co, LLC has submitted a Development and
Reimbursement Agreement for the approved Brownfield Plan for Trilogy Senior Housing
Redevelopment Project at Harbor 31 - a senior housing development on 5 acres located at 60
Viridian Drive along the south shore of Muskegon Lake.
Background: The 5-acre property is the site of the former Teledyne Continental Motors
industrial facility. A Brownfield Plan Amendment was previously approved to facilitate the
construction of an approximately 63,000 square foot multi-story 118-unit senior living building
with surrounding asphalt parking areas, concrete walkways and landscaping.
Staff comments:
1. The Brownfield Plan Amendment was approved by the Authority on October 12, 2021
and the City Commission on October 26, 2021.
2. The Brownfield Plan is for a period of 27 years and includes total Brownfield Eligible
Activity costs estimated at $4,392,244.
3. The property is within the DDA and it is anticipated that all taxes captured will go
towards the Brownfield TIF during the life of the Plan.
4. Eligible costs include due care, environmental response activities, demolition, site
preparation, infrastructure improvements, Brownfield Plan preparation, administration
costs, and interest expense (4%).
5. The Development & Reimbursement Agreement outlines the procedures for the City to
reimburse the Developer for eligible expenses within the Brownfield Plan. The Authority
shall pay 100% of the available Brownfield TIF Revenue to the Developer to reimburse
the costs of Developer Eligible Activities.
6. The Developer will provide the BRA a request for payment of eligible expenses. The BRA
has 30 days to approve the request. Payments are made on a semi-annual basis when
incremental local taxes are captured and available.
Staff recommendation: Staff has reviewed the Development and Reimbursement Agreement,
along with the city attorney, and recommends approval.
Suggested motion: I move to approve/disapprove the Development and Reimbursement
Agreement for the approved Brownfield Plan for Ryerson Creek Land Co, LLC (Trilogy Senior
Housing Redevelopment Project).
City of Muskegon
Brownfield Redevelopment Authority
County of Muskegon, State of Michigan
RESOLUTION APPROVING BROWNFIELD DEVELOPMENT AND REIMBURSEMENT
AGREEMENT
Viridian Land Shores Co, LLC
Viridian Shores at Harbor 31 Redevelopment Project
Minutes of a meeting of the Board of the City of Muskegon Brownfield Redevelopment
Authority (“Authority”), County of Muskegon, State of Michigan, held in the City Hall on the 9th of
November, 2021 at 10:30 a.m., prevailing Eastern Time.
PRESENT: Members
_________________________________________________________
_________________________________________________________________
_________________________________________________________________
ABSENT: Members ________________________________________________________
_________________________________________________________________
The following preamble and resolution were offered by Member ________________ and
supported by Member ________________:
WHEREAS, the Authority approved a Brownfield Plan Amendment to include the Viridian
Shores at Harbor 31 Redevelopment Project (“Project”) during its meeting on May 11, 2021;
WHEREAS, the Viridian Shores at Harbor 31 Redevelopment Project Brownfield Plan
Amendment includes tax increment financing to pay for certain eligible activities related to the
Project;
WHEREAS, a Development and Reimbursement Agreement between the City and
Viridian Land Shores Co, LLC has been negotiated to provide for reimbursement of the costs of
eligible activities identified in the Brownfield Plan Amendment.
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
1. The Development and Reimbursement Agreement between the City and Viridian
Land Shores Co, LLC for the Viridian Shores at Harbor 31 Redevelopment Project
Brownfield Plan Amendment is necessary to facilitate the implementation of the
Brownfield Plan.
2. The Authority hereby approves the Development and Reimbursement Agreement for
the Viridian Shores at Harbor 31 Redevelopment Project Brownfield Plan, and
recommends the approval of the Agreement by the Muskegon City Commission.
3. Repealer. All resolutions and parts of resolution in conflict with the provisions of this
resolution are hereby repealed or amended to the extent of such conflict.
AYES: _______________________________________________________________
_______________________________________________________________
_______________________________________________________________
NAYS: _______________________________________________________________
_______________________________________________________________
RESOLUTION DECLARED ADOPTED.
_____________________________
Secretary
-2-
I hereby certify that the foregoing is a true and complete copy of a resolution adopted by
the Board of the City of Muskegon Brownfield Redevelopment Authority, County of Muskegon,
State of Michigan, at a meeting held on November 9th, 2021, and that said meeting was
conducted and public notice of said meeting was given pursuant to and in full compliance with
the Open Meetings Act, being Act 267, Public Acts of Michigan, 1976, and that the minutes of
said meeting were kept and will be or have been made available as required by said Act.
_____________________________
Secretary
-3-
DEVELOPMENT AND REIMBURSEMENT AGREEMENT
This DEVELOPMENT AND REIMBURSEMENT AGREEMENT (the “Agreement”)
is made on , , by and among the CITY OF MUSKEGON
BROWNFIELD REDEVELOPMENT AUTHORITY, a Michigan public body corporate
whose address is 933 Terrace Street, Muskegon, Michigan 49443 (the “Authority”), the
CITY OF MUSKEGON, a public body corporate whose address is 933 Terrace Street,
Muskegon, Michigan 49443 (the “City”), and Ryerson Creek Land Co., LLC, a Michigan
limited liability company whose address is 2325 Belmont Center Drive NE, Belmont,
Michigan 49306 (the “Developer”).
RECITALS
A. Pursuant to P.A. 381 of 1996, as amended (“Act 381”), the Authority
approved and recommended a Brownfield Plan which was duly approved by the City (the
“Plan”). The Plan was amended on (the “Amendment,” and, together with
the Plan, the “Brownfield Plan” – See Exhibit A) to identify a new senior housing
redevelopment project proposed by the Developer.
B. The Brownfield Plan includes specific eligible activities associated with the
Developer’s plan to develop approximately 5 acres of land located at 60 Viridian Drive in
Muskegon, Michigan (collectively, the “Developer Property”).
C. The Developer owns the Developer Property, which is included in the
Brownfield Plan as an “eligible property” because it was determined to be a “facility”, as
defined by Part 201 of the Natural Resources and Environmental Protection Act (“Part
201”), or adjacent and contiguous to an “eligible property.”
D. The Developer intends to conduct eligible activities on the Developer
Property including the construction of an approximately 63,000 square foot multi-story
senior housing building with surrounding asphalt parking areas, concrete walkways and
landscaping (the “Project”), including department specific environmental activities,
demolition, site preparation and infrastructure improvement activities, a 15% contingency
and brownfield plan/work plan preparation and development, as described in the
Brownfield Plan, with an estimated cost of $4,378,740 (the “Developer Eligible
Activities”). All of the Developer Eligible Activities are eligible for reimbursement under
Act 381. The total cost of the Eligible Activities, including contingencies and interest, are
$4,392,244 (the “Total Eligible Brownfield TIF Costs”).
E. Act 381 permits the Authority to capture and use local and certain school
property tax revenues generated from the incremental increase in property value of a
redeveloped brownfield site constituting an “eligible property” under Act 381 (the
“Brownfield TIF Revenue”) to pay or to reimburse the payment of Eligible Activities
conducted on the “eligible property.” The Brownfield TIF Revenue will be used to
reimburse the Developer for the Developer Eligible Activities incurred and approved for
the Project.
F. In accordance with Act 381, the parties desire to establish the procedure for
using the available Brownfield TIF Revenue generated from the Property to reimburse the
Developer for completion of Eligible Activities on the Property in an amount not to exceed
the Total Eligible Brownfield TIF Costs.
NOW, THERFORE, the parties agree as follows:
1. Reimbursement Source.
(a) During the Term (as defined below) of this Agreement, and except as set
forth in paragraph 2 below, the Authority shall reimburse the Developer for the costs of
their Eligible Activities conducted on the Developer Property from the Brownfield TIF
Revenue collected from the real and taxable personal property taxes on the Developer
Property. The amount reimbursed to the Developer for their Eligible Activities shall not
exceed the Total Eligible Brownfield TIF Costs, and reimbursements shall be made on
approved costs submitted and approved in connection with the Developer Eligible
Activities, as follows:
(i) the Authority shall pay 100% of available Brownfield TIF Revenue to
Developer to reimburse the cost of the Developer Eligible Activities submitted and
approved for reimbursement by the Authority until Developer is fully reimbursed;
and
(b) The Authority shall capture Brownfield TIF Revenue from the Property and
reimburse the Developer for their Eligible Activities until the earlier of the Developer being
fully reimbursed or December 31, 2051. Unless otherwise prepaid by the Authority,
payments to the Developer shall be made on a semi-annual basis as incremental local
taxes are captured and available.
2. Developer Reimbursement Process.
(a) The Developer shall submit to the Authority, not more frequently than on a
quarterly basis, a “Request for Cost Reimbursement” for Developer Eligible Activities paid
for by the Developer during the prior period. All costs for the Developer Eligible Activities
must be consistent with the approved Brownfield Plan. The Developer must include
documentation sufficient for the Authority to determine whether the costs incurred were
for Developer Eligible Activities, including detailed invoices and proof of payment. Copies
of all invoices for Developer Eligible Activities must note what Developer Eligible Activities
they support.
(b) Unless the Authority disputes whether such costs are for Developer Eligible
Activities within thirty (30) days after receiving a Request for Cost Reimbursement from
the Developer, the Authority shall pay the Developer the amounts for which submissions
have been made pursuant to paragraph 2(a) of this Agreement in accordance with the
priority set forth in paragraph 1, from which the submission may be wholly or partially paid
from available Brownfield TIF Revenue from the Developer Property.
2
(i) The Developer shall cooperate with the Authority’s review of its
Request for Cost Reimbursement by providing supplemental information and
documentation which may be reasonably requested by the Authority.
(ii) If the Authority determines that requested costs are ineligible for
reimbursement, the Authority shall notify the Developer in writing of its reasons for
such ineligibility within the Authority’s thirty (30) day period of review. The
Developer shall then have thirty (30) days to provide supplemental information or
documents to the Authority demonstrating that the costs are for Developer Eligible
Activities and are eligible for reimbursement.
(c) If a partial payment is made to the Developer by the Authority because of
insufficient Brownfield TIF Revenue captured in the semi-annual period for which
reimbursement is sought, the Authority shall make additional payments toward the
remaining amount within thirty (30) days of its receipt of additional Brownfield TIF
Revenue from the Developer Property until all of the amounts for which submissions have
been made have been fully paid to the Developer, or by the end of the Term (as defined
below), whichever occurs first. The Authority is not required to reimburse the Developer
from any source other than Brownfield TIF Revenue.
(d) The Authority shall send all payments to the Developer by registered or
certified mail, addressed to the Developer at the address shown above, or by electronic
funds transfer directly to the Developer’s bank account. The Developer may change its
address by providing written notice sent by registered or certified mail to the Authority.
4. Term of Agreement.
The Authority’s obligation to reimburse the Developer for the Total Eligible
Brownfield TIF Costs incurred by each party under this Agreement shall terminate the
earlier of the date when all reimbursements to the Developer required under this
Agreement have been made or December 31, 2051 (the “Term”). If the Brownfield TIF
Revenue ends before all of the Total Eligible Brownfield TIF Costs have been fully
reimbursed to the Developer, the last reimbursement payment by the Authority shall be
paid from the summer and winter tax increment revenue collected during the final year of
this Agreement.
5. Adjustments.
If, due to an appeal of any tax assessment or reassessment of any portion of the
Developer Property, or for any other reason, the Authority is required to reimburse any
Brownfield TIF Revenue to any tax levying unit of government, the Authority may deduct
the amount of any such reimbursement, including interest and penalties, from any
amounts due and owing to the Developer. If all amounts due to the Developer under this
Agreement have been fully paid or the Authority is no longer obligated to make any further
3
payments to the Developer, the Authority shall invoice the Developer for the amount of
such reimbursement and the Developer shall pay the Authority such invoiced amount
within thirty (30) days of the receipt of the invoice. Amounts withheld by or invoiced and
paid to the Authority by the Developer pursuant to this paragraph shall be reinstated as
Developer Eligible Activities, respectively, for which the Developer shall have the
opportunity to be reimbursed in accordance with the terms, conditions, and limitations of
this Agreement. Nothing in this Agreement shall limit the right of the Developer to appeal
any tax assessment.
6. Legislative Authorization.
This Agreement is governed by and subject to the restrictions set forth in Act 381.
If there is legislation enacted in the future that alters or affects the amount of Brownfield
TIF Revenue subject to capture, eligible property, or Eligible Activities, then the
Developer’s rights and the Authority’s obligations under this Agreement shall be modified
accordingly as required by law, or by agreement of the parties.
7. Notices.
All notices shall be given by registered or certified mail addressed to the parties at
their respective addresses as shown above. Any party may change the address by written
notice sent by registered or certified mail to the other party.
8. Assignment.
This Agreement and the rights and obligations under this Agreement shall not be
assigned or otherwise transferred by any party without the consent of the other party,
which shall not be unreasonably withheld, provided, however, the Developer may assign
their interest in this Agreement to an affiliate without the prior written consent of the
Authority if such affiliate acknowledges its obligations to the Authority under this
Agreement upon assignment in writing on or prior to the effective date of such
assignment, provided, further, that the Developer may each make a collateral assignment
of their share of the Brownfield TIF Revenue for project financing purposes. As used in
this paragraph, “affiliate” means any corporation, company, partnership, limited liability
company, trust, sole proprietorship or other entity or individual which (a) is owned or
controlled by the Developer, (b) owns or controls the Developer or (c) is under common
ownership or control with the Developer. This Agreement shall be binding upon and inure
to the benefit of any successors or permitted assigns of the parties.
9. Entire Agreement.
This Agreement supersedes all agreements previously made between the parties
relating to the subject matter. There are no other understandings or agreements between
the parties.
4
10. Non-Waiver.
No delay or failure by either party to exercise any right under this Agreement, and
no partial or single exercise of that right, constitutes a waiver of that or any other right,
unless otherwise expressly provided herein.
11. Governing Law.
This Agreement shall be construed in accordance with and governed by the laws
of the State of Michigan.
12. Counterparts.
This Agreement may be executed in two or more counterparts, each of which shall
be deemed an original but all of which together shall constitute one and the same
instrument.
[Signature page follows]
5
The parties have executed this Agreement on the date set forth above.
CITY OF MUSKEGON BROWNFIELD
REDEVELOPMENT AUTHORITY
By:
Its:
Ryerson Creek Land Co., LLC
By:
Its:
19886336-2
Signature Page to Development and Reimbursement Agreement
City of Muskegon
Brownfield Redevelopment Authority
Brownfield Plan Amendment for the
Trilogy Senior Housing Redevelopment Project at Harbor 31
60 Viridian Drive
Muskegon, Michigan
Approved by the City of Muskegon Brownfield Redevelopment Authority
Approved by the City of Muskegon Board of Commissioners
Prepared with the assistance of:
Fishbeck
1515 Arboretum Drive SE
Grand Rapids, Michigan 49546
616-464-3876
Table of Contents Fishbeck | Page i
1.0 Introduction ...................................................................................................................................................1
1.1 Proposed Redevelopment and Future Use for the Eligible Property ................................................1
1.2 Eligible Property Information ............................................................................................................1
2.0 Information Required by Section 13(2) of the Statute ...................................................................................2
2.1 Description of Costs to Be Paid for With Tax Increment Revenues ..................................................2
2.2 Summary of Eligible Activities ...........................................................................................................3
2.3 Estimate of Captured Taxable Value and Tax Increment Revenues ..................................................4
2.4 Maximum Amount of Note or Bonded Indebtedness .......................................................................4
2.5 Duration of Brownfield Plan..............................................................................................................4
2.6 Estimated Impact of Tax Increment Financing on Revenues of Taxing Jurisdiction ..........................5
2.7 Legal Description, Property Map, Statement of Qualifying Characteristics and Personal Property..5
2.8 Estimates of Residents and Displacement of Individuals/Families....................................................5
2.9 Plan for Relocation of Displaced Persons..........................................................................................5
2.10 Provisions for Relocation Costs .........................................................................................................5
2.11 Strategy for Compliance with Michigan’s Relocation Assistance Law...............................................5
2.12 Other Material that the Authority or Governing Body Considers Pertinent .....................................5
List of Figures
Figure 1 – Location Map
Figure 2 – Site Layout Map
Figure 3- Previous Sampling Locations Map
List of Tables
Table 2 – Tax Increment Revenue Capture
Table 3 – Tax Increment Revenue Reimbursement Allocation
List of Attachments
Attachment A Brownfield Plan Amendment Resolution(s)
Attachment B Conceptual Renderings
Attachment C Environmental Data Tables and Map
Attachment D Reimbursement Agreement
October 5, 2021 Fishbeck | Page 1
1.0 Introduction
The City of Muskegon Brownfield Redevelopment Authority (the “Authority” or MBRA) was established by the City
of Muskegon pursuant to the Brownfield Redevelopment Financing Act, Michigan Public Act 381 of 1996, as
amended (“Act 381”). The primary purpose of Act 381 is to encourage the redevelopment of eligible property by
providing economic development incentives through tax increment financing for certain eligible properties.
This Brownfield Plan Amendment (“Plan Amendment”) serves as an amendment to the City of Muskegon’s
existing Brownfield Plan, allowing inclusion of the eligible property described in Sections 1.1 and 1.2 below.
Incorporation of eligible property into the City’s Brownfield Plan permits the use of tax increment financing to
reimburse Ryerson Creek Land Co., LLC (“Developer”) for the cost of eligible activities required to redevelop the
eligible property. See Attachment A for copies of Plan Amendment resolutions.
1.1 Proposed Redevelopment and Future Use for the Eligible Property
The Developer is proposing to redevelop a portion of the former Continental Motors industrial site located at 60
Viridian Drive, Muskegon, Michigan (the “Property”). Proposed redevelopment activities include the construction
of an approximately 63,000 square foot multi-story senior housing building with surrounding asphalt parking
areas, concrete walkways and landscaping (the “Project”). The Project will create a walkable community that
provides access to Muskegon Lake, greenspace areas, and downtown Muskegon. Sustainable development
concepts are proposed throughout the Project including green building techniques and low-impact development
stormwater management. Total private investment, not including property acquisition, is approximately
$15,000,000. The development will create approximately 10-20 new jobs (office and maintenance). Project
renderings are provided as Attachment B.
The development is expected to start in Spring 2022 and continue through 2023.
1.2 Eligible Property Information
The approximately 5-acre Property is located in downtown Muskegon along the south shore of Muskegon Lake.
The Property has been historically utilized for industrial purposes dating back to the 1800s. Based on a Phase II
Environmental Site Assessment (ESA) completed in 2018 and historical environmental investigations conducted
over the past 25 years, these past industrial uses have resulted in widespread contamination across the Property.
Known contaminants in the soil with concentrations exceeding Michigan Department of Environment, Great
Lakes, and Energy (EGLE) Part 201 Generic Residential Cleanup Criteria (GRCC) include heavy metals and volatile
organic compound (VOCs). Groundwater contaminants with concentrations identified above Part 201 GRCC
consist of VOCs.
The Developer did not cause the contamination and completed a Baseline Environmental Assessment (BEA) in
accordance with Part 201 of the Natural Resources and Environmental Protect Act, 1995 PA 451, as amended
(NREPA).
Given the known contamination, the Property is a “facility” pursuant to Part 201 of NREPA. As such, it is
considered an “eligible property” as defined by the Michigan Redevelopment Financing Act, Act 381 of 1996.
Maps depicting the location and layout of the Property are attached as Figures 1 and 2. Environmental data
tables and figure showing the locations of soil and groundwater contamination are provided in Attachment C and
Figure 3, respectively.
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October 6, 2021 Fishbeck | Page 2
2.0 Information Required by Section 13(2) of the Statute
2.1 Description of Costs to Be Paid for With Tax Increment Revenues
Act 381 provides pre-approval for certain activities that have been conducted at the Property. Additional activities
require BRA approval for reimbursement from local, school operating, and state education taxes. Tax increment
revenues will be used to reimburse the Developer for the following eligible activities.
Tables 1a, 1b and 1c below provide an eligible activity cost summary for the Project.
Table 1a-Summary of Eligible Activity Costs
EGLE Eligible Activities Estimated Cost
Department Specific Activities
1. Pre-Approved Sub-Total
a. Site Assessment and BEA Activities $50,000
b. Due Care Planning $50,000
c. Documentation of Due Care Compliance $2,500
d. Health and Safety Plan/Soil Management Plan $7,000
EGLE Eligible Activities Sub-Total $109,500
Brownfield Plan Amendment $5,000
Brownfield Plan Amendment Implementation $5,000
EGLE ELIGIBLE ACTIVITIES TOTAL COST $119,500
Table 1b-Summary of Eligible Activity Costs
Local Only EGLE Environmental Eligible Activities Estimated Cost
2. Due Care (Sub-Total) $800,000
a. Volatilization to Indoor Air Mitigation $300,000
b. Engineered Barriers $350,000
c. Dewatering $150,000
Local Only EGLE Eligible Activities Sub-Total $800,000
Contingency- EGLE Environmental Eligible Activities (15%) $120,000
Local Only EGLE ELIGIBLE ACTIVITIES TOTAL COST $920,000
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October 6, 2021 Fishbeck | Page 3
Table 1c-Summary of Eligible Activity Costs
Local Only MSF Eligible Activities Estimated Cost
3. Demolition (Sub-Total) $10,000
4. Public Infrastructure Improvement (Sub-Total) $490,000
a. Water Mains $70,000
b. Sanitary Sewer Mains $45,000
c. Storm Sewer $170,000
d. City Roadway Reconfiguration $205,000
5. Site Preparation (Sub-Total) $781,968
a. Clearing and Grubbing $5,000
b. Geotechnical Engineering & Investigation $105,000
c. Grading and Land Balancing $671,968
Local only MSF Eligible Activities Sub-Total $1,281,968
Contingency- MSF Non-Environmental Eligible Activities (15%) $192,295
Interest (4%)* $1,864,977
LOCAL ONLY MSF ELIGIBLE ACTIVITIES TOTAL COST $3,339,240
*Interest calculated yearly based on eligible activity costs accrued
Total EGLE and local only environmental and MSF eligible activities costs is $4,378,740
2.2 Summary of Eligible Activities
Eligible activities as defined by Act 381 and included in this Plan Amendment consist of the following:
Pre-Approved Department Specific Activities: These activities are permitted to occur prior to Plan Amendment
approval. Preparation of a Phase I ESA, BEA and due care documents are necessary to protect the new Property
owner/Developer from cleanup liability for environmental contamination. Additional due care assessment and/or
planning activities are anticipated, including but not limited to preparation of a soil management plan, health and
safety plan, mercury soil gas testing and incremental soil sampling to determine direct contact obligations. Pre-
approved activities can be reimbursed from state school and local tax increment revenues.
Due Care Activities: Due care activities will include implementation of a vapor intrusion mitigation system, as
applicable, to prevent unacceptable exposures to potential indoor air inhalation concerns. Engineered barriers
will be utilized to protect against any potential direct contact concerns related to known contamination, if
necessary. During construction activities, dewatering may be necessary. Contaminated groundwater will be
properly managed to comply with due care. Due care costs will include environmental consultant oversight and
management.
Demolition: Select Site demolition will be necessary to facilitate safe redevelopment and reuse of the Property.
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October 6, 2021 Fishbeck | Page 4
Infrastructure Improvements: Infrastructure improvements include water, sanitary sewer and stormwater main
upgrades. Costs will include oversight, management, and professional fees associated with these activities.
Site Preparation: Site preparation is expected to include clearing and grubbing, geotechnical engineering, grading
and land-balancing, engineered fill import and placement and temporary erosion control. Costs will include
oversight, management, and professional fees associated with these activities.
Contingency: A 15% is included for all eligible activities not already completed to accommodate unexpected
conditions encountered during the project.
Plan Amendment Preparation and Implementation: This Plan Amendment was required for authorization of
reimbursement to the Developer from tax increment revenues under Public Act 381 of 1996, as amended.
Implementation tasks include, but are not limited to the following: tracking contractor invoices, obtaining proof of
payment, reviewing eligible activity expenses, and submitting reimbursement documentation to the City for
processing.
Interest: 4% interest is included for all accrued and unreimbursed eligible activity on a yearly basis.
2.3 Estimate of Captured Taxable Value and Tax Increment Revenues
For the purposes of this Plan Amendment, the taxable value base year is 2021. The 2021 taxable value of the
eligible property is $246,100. After completion of the development, the taxable value is estimated at $5,250,000.
This Plan Amendment assumes a 1.5% annual increase in the taxable value of the eligible property. Initial capture
is anticipated to begin in 2026 (after the sunset of the Smart Zone tax abatement for the property in 2025).
The estimated captured taxable value for the redevelopment by year and in aggregate for each taxing jurisdiction
is depicted in tabular form (Table 2: Tax Increment Revenue Capture). Actual taxable values and tax increment
revenues may vary year to year based on economic and market conditions, tax incentives, building additions, and
property improvements, among other factors.
A summary of the estimated reimbursement schedule by year and in aggregate is presented as Table 3: Tax
Increment Revenue Reimbursement Allocation.
Method of Financing and Description of Advances Made by the Municipality
The cost of the eligible activities included in this Plan Amendment will be paid for by the Developer. The
Developer will seek reimbursement for eligible activity costs through capture of available local and state (as
applicable) tax increment revenues as permitted by Act 381. Refer to Attachment D for a copy of the
Reimbursement Agreement.
2.4 Maximum Amount of Note or Bonded Indebtedness
Bonds will not be issued for this Project.
2.5 Duration of Brownfield Plan
Capture of tax increment revenues for Developer reimbursement is anticipated to commence in 2025 and end in
2049, a total of 27 years. This Plan Amendment assumes approximately three years of additional capture of tax
increment revenues (following Developer reimbursement) for deposit into a Local Brownfield Revolving Fund, if
available.
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October 6, 2021 Fishbeck | Page 5
2.6 Estimated Impact of Tax Increment Financing on Revenues of Taxing
Jurisdiction
The estimated amount of tax increment revenues to be captured for this redevelopment from each taxing
jurisdiction by year and in aggregate is presented in Tables 2 and 3.
2.7 Legal Description, Property Map, Statement of Qualifying Characteristics and
Personal Property
• The legal description is as follows:
60 Viridian Drive
CITY OF MUSKEGON LAKESHORE SMARTZONE UNIT O SBJT TO ELECTRIC ESMT REC L/P 3591/578 SBJT TO
ELECTIC EASEMENT REC L/P 3630/646
• The Property layout is depicted on Figure 2.
• The Property is considered an “eligible property” as defined by Act 381 because the Property is a facility
pursuant to Part 201. Facility verification is included in Attachment C.
• New personal property added to the Property is included as part of the Eligible Property to the extent it is
taxable.
2.8 Estimates of Residents and Displacement of Individuals/Families
No residents or families will be displaced because of the Project.
2.9 Plan for Relocation of Displaced Persons
Not applicable.
2.10 Provisions for Relocation Costs
Not applicable.
2.11 Strategy for Compliance with Michigan’s Relocation Assistance Law
Not applicable.
2.12 Other Material that the Authority or Governing Body Considers Pertinent
The Project will significantly improve the Muskegon Lake shoreline through revitalization of Property once used
for industrial purposes. The senior housing living center is part of a larger developer that will increase the City’s
tax base, bring new permanent residences to the City of Muskegon, create new jobs and increase the local
workforce.
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Figure 1
Location Map
Z:\2021\210653\WORK\REPT\BROWNFIELD PLAN AMENDMENT\TRILOGY\TRILOGY-BROWNFIELD PLAN AMENDMENT_2021_1005_ DRAFT.DOCX
Muskegon East, Michigan 7.5 Minute Quadrangle Map
(Published 1972; Photoinspected 1980)
N
SITE
SCALE 1:24000 (1”=2,000’)
1 ½ 0 1 Mile
CONTOUR INTERVAL 10 FEET
Site Boundaries Shown are Approximate
Topographic Map Figure 1
Vacant Commercial Property
60 Viridian Drive (Lot O)
Muskegon, Michigan 49440
SES Project 2020-845
Figure 2
Site Layout Map
Table 2
Tax Increment Revenue Capture
Table 2- Estimate of Total Incremental Taxes Available for Capture 1 of 3
Trilogy at Harbor 31, Muskegon, Muskegon County, Michigan
Estimated Taxable Value (TV) Increase Rate: 1.5%
Plan Year 1 2 3 4 5 6 7 8 9 10 11
Calendar Year 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032
Base Taxable Value $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ 246,100
Estimated New TV $ - $ 1,050,000 $ 5,250,000 $ 5,328,750 $ 5,408,681 $ 5,489,811 $ 5,572,159 $ 5,655,741 $ 5,740,577 $ 5,826,686 $ 5,914,086 $ 6,002,797
1
Incremental Difference (New TV - Base TV) $ - $ 803,900 $ 5,003,900 $ 5,082,650 $ 5,162,581 $ 5,243,711 $ 5,326,059 $ 5,409,641 $ 5,494,477 $ 5,580,586 $ 5,667,986 $ 5,756,697
School Capture Millage Rate
State Education Tax (SET) 6.00000 $ - $ 4,823 $ 30,023 $ 30,496 $ 30,975 $ 31,462 $ 31,956 $ 32,458 $ 32,967 $ 33,484 $ 34,008 $ 34,540
School Operating Tax 17.98380 $ - $ 14,457 $ 89,989 $ 91,405 $ 92,843 $ 94,302 $ 95,783 $ 97,286 $ 98,812 $ 100,360 $ 101,932 $ 103,527
School Total 23.9838 $ - $ 19,281 $ 120,013 $ 121,901 $ 123,818 $ 125,764 $ 127,739 $ 129,744 $ 131,778 $ 133,844 $ 135,940 $ 138,067
Local Capture Millage Rate
County Museum 0.32200 $ - $ 259 $ 1,611 $ 1,637 $ 1,662 $ 1,688 $ 1,715 $ 1,742 $ 1,769 $ 1,797 $ 1,825 $ 1,854
County Veterans 0.07150 $ - $ 57 $ 358 $ 363 $ 369 $ 375 $ 381 $ 387 $ 393 $ 399 $ 405 $ 412
Senior Citzens Services 0.49990 $ - $ 402 $ 2,501 $ 2,541 $ 2,581 $ 2,621 $ 2,662 $ 2,704 $ 2,747 $ 2,790 $ 2,833 $ 2,878
Central Dispatch 0.29999 $ - $ 241 $ 1,501 $ 1,525 $ 1,549 $ 1,573 $ 1,598 $ 1,623 $ 1,648 $ 1,674 $ 1,700 $ 1,727
Community College 2.20340 $ - $ 1,771 $ 11,026 $ 11,199 $ 11,375 $ 11,554 $ 11,735 $ 11,920 $ 12,107 $ 12,296 $ 12,489 $ 12,684
M.A.I.S.D 4.75410 $ - $ 3,822 $ 23,789 $ 24,163 $ 24,543 $ 24,929 $ 25,321 $ 25,718 $ 26,121 $ 26,531 $ 26,946 $ 27,368
City Operating 10.07540 $ - $ 8,100 $ 50,416 $ 51,210 $ 52,015 $ 52,832 $ 53,662 $ 54,504 $ 55,359 $ 56,227 $ 57,107 $ 58,001
City Sanitation 2.99790 $ - $ 2,410 $ 15,001 $ 15,237 $ 15,477 $ 15,720 $ 15,967 $ 16,218 $ 16,472 $ 16,730 $ 16,992 $ 17,258
Hackley Library 2.39970 $ - $ 1,929 $ 12,008 $ 12,197 $ 12,389 $ 12,583 $ 12,781 $ 12,982 $ 13,185 $ 13,392 $ 13,601 $ 13,814
MPS Sinking 0.99810 $ - $ 802 $ 4,994 $ 5,073 $ 5,153 $ 5,234 $ 5,316 $ 5,399 $ 5,484 $ 5,570 $ 5,657 $ 5,746
County Operating 5.69780 $ - $ 4,580 $ 28,511 $ 28,960 $ 29,415 $ 29,878 $ 30,347 $ 30,823 $ 31,306 $ 31,797 $ 32,295 $ 32,801
Local Total 30.3198 $ - $ 24,374 $ 151,717 $ 154,105 $ 156,528 $ 158,988 $ 161,485 $ 164,019 $ 166,591 $ 169,202 $ 171,852 $ 174,542
Non-Capturable Millages Millage Rate
Community College Debt 0.34000 $ - $ 273 $ 1,701 $ 1,728 $ 1,755 $ 1,783 $ 1,811 $ 1,839 $ 1,868 $ 1,897 $ 1,927 $ 1,957
Hackley Debt 0.45320 $ - $ 364 $ 2,268 $ 2,303 $ 2,340 $ 2,376 $ 2,414 $ 2,452 $ 2,490 $ 2,529 $ 2,569 $ 2,609
MPS Debt - 1995 3.86000 $ - $ 3,103 $ 19,315 $ 19,619 $ 19,928 $ 20,241 $ 20,559 $ 20,881 $ 21,209 $ 21,541 $ 21,878 $ 22,221
MPS Debt - 2009 3.50000 $ - $ 2,814 $ 17,514 $ 17,789 $ 18,069 $ 18,353 $ 18,641 $ 18,934 $ 19,231 $ 19,532 $ 19,838 $ 20,148
Total Non-Capturable Taxes 8.1532 $ - $ 6,554 $ 40,798 $ 41,440 $ 42,092 $ 42,753 $ 43,424 $ 44,106 $ 44,798 $ 45,500 $ 46,212 $ 46,936
Total Tax Increment Revenue (TIR) Available for Capture $ - $ 43,655 $ 271,730 $ 276,006 $ 280,347 $ 284,752 $ 289,224 $ 293,763 $ 298,370 $ 303,046 $ 307,792 $ 312,609
Note-
For the purpose of Table 2 the new taxable
value is estimated based on 35% of a total
overal investment of $15,000,000 divided
over the two years estimated for construction
of the project
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Table 2- Estimate of Total Incremental Taxes Available for Capture 2 of 3
Trilogy at Harbor 31, Muskegon, Muskegon County, Michigan
Estimated Taxable Value (TV) Increase Rate:
Plan Year 12 13 14 15 16 17 18 19 20 21 22 23 24
Calendar Year 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045
Base Taxable Value $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ 246,100
Estimated New TV $ 6,092,839 $ 6,184,232 $ 6,276,995 $ 6,371,150 $ 6,466,718 $ 6,563,718 $ 6,662,174 $ 6,762,107 $ 6,863,538 $ 6,966,491 $ 7,070,989 $ 7,177,054 $ 7,284,709
1
Incremental Difference (New TV - Base TV) $ 5,846,739 $ 5,938,132 $ 6,030,895 $ 6,125,050 $ 6,220,618 $ 6,317,618 $ 6,416,074 $ 6,516,007 $ 6,617,438 $ 6,720,391 $ 6,824,889 $ 6,930,954 $ 7,038,609
School Capture Millage Rate
State Education Tax (SET) 6.00000 $ 35,080 $ 35,629 $ 36,185 $ 36,750 $ 37,324 $ 37,906 $ 38,496 $ 39,096 $ 39,705 $ 40,322 $ 40,949 $ 41,586 $ 42,232
School Operating Tax 17.98380 $ 105,147 $ 106,790 $ 108,458 $ 110,152 $ 111,870 $ 113,615 $ 115,385 $ 117,183 $ 119,007 $ 120,858 $ 122,737 $ 124,645 $ 126,581
School Total 23.9838 $ 140,227 $ 142,419 $ 144,644 $ 146,902 $ 149,194 $ 151,520 $ 153,882 $ 156,279 $ 158,711 $ 161,181 $ 163,687 $ 166,231 $ 168,813
Local Capture Millage Rate
County Museum 0.32200 $ 1,883 $ 1,912 $ 1,942 $ 1,972 $ 2,003 $ 2,034 $ 2,066 $ 2,098 $ 2,131 $ 2,164 $ 2,198 $ 2,232 $ 2,266
County Veterans 0.07150 $ 418 $ 425 $ 431 $ 438 $ 445 $ 452 $ 459 $ 466 $ 473 $ 481 $ 488 $ 496 $ 503
Senior Citzens Services 0.49990 $ 2,923 $ 2,968 $ 3,015 $ 3,062 $ 3,110 $ 3,158 $ 3,207 $ 3,257 $ 3,308 $ 3,360 $ 3,412 $ 3,465 $ 3,519
Central Dispatch 0.29999 $ 1,754 $ 1,781 $ 1,809 $ 1,837 $ 1,866 $ 1,895 $ 1,925 $ 1,955 $ 1,985 $ 2,016 $ 2,047 $ 2,079 $ 2,112
Community College 2.20340 $ 12,883 $ 13,084 $ 13,288 $ 13,496 $ 13,707 $ 13,920 $ 14,137 $ 14,357 $ 14,581 $ 14,808 $ 15,038 $ 15,272 $ 15,509
M.A.I.S.D 4.75410 $ 27,796 $ 28,230 $ 28,671 $ 29,119 $ 29,573 $ 30,035 $ 30,503 $ 30,978 $ 31,460 $ 31,949 $ 32,446 $ 32,950 $ 33,462
City Operating 10.07540 $ 58,908 $ 59,829 $ 60,764 $ 61,712 $ 62,675 $ 63,653 $ 64,645 $ 65,651 $ 66,673 $ 67,711 $ 68,763 $ 69,832 $ 70,917
City Sanitation 2.99790 $ 17,528 $ 17,802 $ 18,080 $ 18,362 $ 18,649 $ 18,940 $ 19,235 $ 19,534 $ 19,838 $ 20,147 $ 20,460 $ 20,778 $ 21,101
Hackley Library 2.39970 $ 14,030 $ 14,250 $ 14,472 $ 14,698 $ 14,928 $ 15,160 $ 15,397 $ 15,636 $ 15,880 $ 16,127 $ 16,378 $ 16,632 $ 16,891
MPS Sinking 0.99810 $ 5,836 $ 5,927 $ 6,019 $ 6,113 $ 6,209 $ 6,306 $ 6,404 $ 6,504 $ 6,605 $ 6,708 $ 6,812 $ 6,918 $ 7,025
County Operating 5.69780 $ 33,314 $ 33,834 $ 34,363 $ 34,899 $ 35,444 $ 35,997 $ 36,558 $ 37,127 $ 37,705 $ 38,291 $ 38,887 $ 39,491 $ 40,105
Local Total 30.3198 $ 177,272 $ 180,043 $ 182,855 $ 185,710 $ 188,608 $ 191,549 $ 194,534 $ 197,564 $ 200,639 $ 203,761 $ 206,929 $ 210,145 $ 213,409
Non-Capturable Millages Millage Rate
Community College Debt 0.34000 $ 1,988 $ 2,019 $ 2,051 $ 2,083 $ 2,115 $ 2,148 $ 2,181 $ 2,215 $ 2,250 $ 2,285 $ 2,320 $ 2,357 $ 2,393
Hackley Debt 0.45320 $ 2,650 $ 2,691 $ 2,733 $ 2,776 $ 2,819 $ 2,863 $ 2,908 $ 2,953 $ 2,999 $ 3,046 $ 3,093 $ 3,141 $ 3,190
MPS Debt - 1995 3.86000 $ 22,568 $ 22,921 $ 23,279 $ 23,643 $ 24,012 $ 24,386 $ 24,766 $ 25,152 $ 25,543 $ 25,941 $ 26,344 $ 26,753 $ 27,169
MPS Debt - 2009 3.50000 $ 20,464 $ 20,783 $ 21,108 $ 21,438 $ 21,772 $ 22,112 $ 22,456 $ 22,806 $ 23,161 $ 23,521 $ 23,887 $ 24,258 $ 24,635
Total Non-Capturable Taxes 8.1532 $ 47,670 $ 48,415 $ 49,171 $ 49,939 $ 50,718 $ 51,509 $ 52,312 $ 53,126 $ 53,953 $ 54,793 $ 55,645 $ 56,509 $ 57,387
Total Tax Increment Revenue (TIR) Available for Capture $ 317,499 $ 322,462 $ 327,499 $ 332,612 $ 337,802 $ 343,069 $ 348,416 $ 353,843 $ 359,351 $ 364,941 $ 370,616 $ 376,376 $ 382,222
Note-
For the purpose of Table 2 the new taxable
value is estimated based on 35% of a total
overal investment of $15,000,000 divided
over the two years estimated for construction
of the project
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Table 2- Estimate of Total Incremental Taxes Available for Capture 3 of 3
Trilogy at Harbor 31, Muskegon, Muskegon County, Michigan
Estimated Taxable Value (TV) Increase Rate:
Plan Year 25 26 27 28 29 30 TOTAL
Calendar Year 2046 2047 2048 2049 2050 2051
Base Taxable Value $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ 246,100 $ -
Estimated New TV $ 7,393,980 $ 7,504,890 $ 7,617,463 $ 7,731,725 $ 7,847,701 $ 7,965,416 $ -
1
Incremental Difference (New TV - Base TV) $ 7,147,880 $ 7,258,790 $ 7,371,363 $ 7,485,625 $ 7,601,601 $ 7,719,316 $ -
School Capture Millage Rate
State Education Tax (SET) 6.00000 $ 42,887 $ 43,553 $ 44,228 $ 44,914 $ 45,610 $ 46,316 $ 1,095,961
School Operating Tax 17.98380 $ 128,546 $ 130,541 $ 132,565 $ 134,620 $ 136,706 $ 138,823 $ 3,284,924
School Total 23.9838 $ 171,433 $ 174,093 $ 176,793 $ 179,534 $ 182,315 $ 185,139 $ 4,380,885
Local Capture Millage Rate
County Museum 0.32200 $ 2,302 $ 2,337 $ 2,374 $ 2,410 $ 2,448 $ 2,486 $ 58,817
County Veterans 0.07150 $ 511 $ 519 $ 527 $ 535 $ 544 $ 552 $ 13,060
Senior Citzens Services 0.49990 $ 3,573 $ 3,629 $ 3,685 $ 3,742 $ 3,800 $ 3,859 $ 91,312
Central Dispatch 0.29999 $ 2,144 $ 2,178 $ 2,211 $ 2,246 $ 2,280 $ 2,316 $ 54,796
Community College 2.20340 $ 15,750 $ 15,994 $ 16,242 $ 16,494 $ 16,749 $ 17,009 $ 402,473
M.A.I.S.D 4.75410 $ 33,982 $ 34,509 $ 35,044 $ 35,587 $ 36,139 $ 36,698 $ 868,385
City Operating 10.07540 $ 72,018 $ 73,135 $ 74,269 $ 75,421 $ 76,589 $ 77,775 $ 1,840,374
City Sanitation 2.99790 $ 21,429 $ 21,761 $ 22,099 $ 22,441 $ 22,789 $ 23,142 $ 547,597
Hackley Library 2.39970 $ 17,153 $ 17,419 $ 17,689 $ 17,963 $ 18,242 $ 18,524 $ 438,330
MPS Sinking 0.99810 $ 7,134 $ 7,245 $ 7,357 $ 7,471 $ 7,587 $ 7,705 $ 182,313
County Operating 5.69780 $ 40,727 $ 41,359 $ 42,001 $ 42,652 $ 43,312 $ 43,983 $ 1,040,761
Local Total 30.3198 $ 216,722 $ 220,085 $ 223,498 $ 226,963 $ 230,479 $ 234,048 $ 5,538,218
Non-Capturable Millages Millage Rate
Community College Debt 0.34000 $ 2,430 $ 2,468 $ 2,506 $ 2,545 $ 2,585 $ 2,625 $ 62,104
Hackley Debt 0.45320 $ 3,239 $ 3,290 $ 3,341 $ 3,392 $ 3,445 $ 3,498 $ 82,782
MPS Debt - 1995 3.86000 $ 27,591 $ 28,019 $ 28,453 $ 28,895 $ 29,342 $ 29,797 $ 705,068
MPS Debt - 2009 3.50000 $ 25,018 $ 25,406 $ 25,800 $ 26,200 $ 26,606 $ 27,018 $ 639,311
Total Non-Capturable Taxes 8.1532 $ 58,278 $ 59,182 $ 60,100 $ 61,032 $ 61,977 $ 62,937 $ 1,489,265
Total Tax Increment Revenue (TIR) Available for Capture $ 388,156 $ 394,178 $ 400,291 $ 406,496 $ 412,794 $ 419,187 $ 9,919,103
Note-
For the purpose of Table 2 the new taxable
value is estimated based on 35% of a total
overal investment of $15,000,000 divided
over the two years estimated for construction
of the project
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Table 3
Tax Increment Revenue Reimbursement Allocation
Table 3 - Estimate of Total Incremental Taxes Available for Reimbursement 1 of 2
Trilogy at Harbor 31, Muskegon, Muskegon County, Michigan
Developer
Maximum School &
Reimbursement Local Taxes
State $ 59,750
Local 4,318,990 Estimated Years of Capture: 30 years (including 2 years of LBRF capture)
TOTAL $ 4,378,740
EGLE N/A
MSF N/A
2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038
Total State Incremental Revenue $ - $ 19,281 $ 120,013 $ 121,901 $ 123,818 $ 125,764 $ 127,739 $ 129,744 $ 131,778 $ 133,844 $ 135,940 $ 138,067 $ 140,227 $ 142,419 $ 144,644 $ 146,902 $ 149,194 $ 151,520
State Brownfield Redevelopment Fund (50% of SET) $ - $ 15,731
State TIR Available for Reimbursement $ - $ 19,281 $ 120,013 $ 121,901 $ 123,818 $ 110,033 $ 127,739 $ 129,744 $ 131,778 $ 133,844 $ 135,940 $ 138,067 $ 140,227 $ 142,419 $ 144,644 $ 146,902 $ 149,194 $ 151,520
Total Local Incremental Revenue $ - $ 24,374 $ 151,717 $ 154,105 $ 156,528 $ 158,988 $ 161,485 $ 164,019 $ 166,591 $ 169,202 $ 171,852 $ 174,542 $ 177,272 $ 180,043 $ 182,855 $ 185,710 $ 188,608 $ 191,549
BRA Administrative Fee $ - $ 500 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000
Smartzone Tax Abatement $ - $ 12,187 $ 75,859 $ 77,052 $ 78,264
Local TIR Available for Reimbursement $ - $ 11,687 $ 65,859 $ 67,052 $ 68,264 $ 148,988 $ 151,485 $ 154,019 $ 156,591 $ 159,202 $ 161,852 $ 164,542 $ 167,272 $ 170,043 $ 172,855 $ 175,710 $ 178,608 $ 181,549
Total State & Local TIR Available $ - $ 30,968 $ 185,871 $ 188,954 $ 192,083 $ 259,021 $ 279,224 $ 283,763 $ 288,370 $ 293,046 $ 297,792 $ 302,609 $ 307,499 $ 312,462 $ 317,499 $ 322,612 $ 327,802 $ 333,069
Beginning
DEVELOPER Balance
Developer Reimbursement Balance $ - $ - $ 598,353 $ 2,532,918 $ 2,629,455 $ 2,729,854 $ 2,834,269 $ 2,730,553 $ 2,682,231 $ 2,629,341 $ 2,571,660 $ 2,508,957 $ 2,440,990 $ 2,367,506 $ 2,288,244 $ 2,202,930 $ 2,111,278 $ 2,012,991 $ 1,907,759
Environmental Eligible Costs $ 119,500 $ - $ 119,500 $ 119,500 $ 119,500 $ 119,500 $ 119,500
State Tax Reimbursement $ 59,750 $ - $ - $ - $ - $ - $ 59,750
Local Tax Reimbursement $ 59,750 $ - $ - $ - $ - $ - $ 59,750
Total Environmental Reimbursement Balance $ - $ 119,500 $ 119,500 $ 119,500 $ 119,500
Local Only Eligible Costs $ 2,394,263 $ - $ 478,853 $ 2,413,418 $ 2,509,955 $ 2,610,354 $ 2,714,769 $ 2,730,553 $ 2,682,231 $ 2,629,341 $ 2,571,660 $ 2,508,957 $ 2,440,990 $ 2,367,506 $ 2,288,244 $ 2,202,930 $ 2,111,278 $ 2,012,991 $ 1,907,759
Local Tax Reimbursement $ 4,259,240 $ - $ - $ - $ - $ - $ 89,238 $ 151,485 $ 154,019 $ 156,591 $ 159,202 $ 161,852 $ 164,542 $ 167,272 $ 170,043 $ 172,855 $ 175,710 $ 178,608 $ 181,549
Interest (4%) $ 1,864,977 $ - $ 19,155 $ 96,537 $ 100,399 $ 104,415 $ 105,022 $ 103,163 $ 101,129 $ 98,910 $ 96,499 $ 93,885 $ 91,058 $ 88,010 $ 84,729 $ 81,203 $ 77,423 $ 73,376 $ 69,049
Total Non Environmental Reimbursement Balance $ - $ 498,008 $ 2,509,955 $ 2,610,354 $ 2,714,769 $ 2,730,553 $ 2,682,231 $ 2,629,341 $ 2,571,660 $ 2,508,957 $ 2,440,990 $ 2,367,506 $ 2,288,244 $ 2,202,930 $ 2,111,278 $ 2,012,991 $ 1,907,759 $ 1,795,259
Total Annual Developer Reimbursement $ - $ - $ - $ - $ - $ 208,738 $ 151,485 $ 154,019 $ 156,591 $ 159,202 $ 161,852 $ 164,542 $ 167,272 $ 170,043 $ 172,855 $ 175,710 $ 178,608 $ 181,549
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits *
State Tax Capture $ 59,750 $ - $ - $ - $ - $ - $ - $ - $ -
Local Tax Capture $ 472,502 $ - $ - $ - $ - $ - $ - $ - $ -
Total LBRF Capture $ 532,252 $ - $ - $ - $ - $ - $ - $ - $ -
* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from EGLE & Local TIR only.
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Table 3 - Estimate of Total Incremental Taxes Available for Reimbursement 2 of 2
Trilogy at Harbor 31, Muskegon, Muskegon County, Michigan
Estimated Developer Capture $ 4,378,740
BRA Administrative Fee $ 290,500
State Brownfield Redevelopment Fund $ 15,731
Local Brownfield Revolving Fund $ 532,252
2039 2040 2041 2042 2043 2044 2045 2046 2047 2048 2049 2050 2051 TOTAL
Total State Incremental Revenue $ 153,882 $ 156,279 $ 158,711 $ 161,181 $ 163,687 $ 166,231 $ 168,813 $ 171,433 $ 174,093 $ 176,793 $ 179,534 $ 182,315 $ 185,139 $ 4,195,747
State Brownfield Redevelopment Fund (50% of SET) $ 15,731
State TIR Available for Reimbursement $ 153,882 $ 156,279 $ 158,711 $ 161,181 $ 163,687 $ 166,231 $ 168,813 $ 171,433 $ 174,093 $ 176,793 $ 179,534 $ 182,315 $ 185,139 $ 4,180,016
Total Local Incremental Revenue $ 194,534 $ 197,564 $ 200,639 $ 203,761 $ 206,929 $ 210,145 $ 213,409 $ 216,722 $ 220,085 $ 223,498 $ 226,963 $ 230,479 $ 234,048 $ 5,304,170
BRA Administrative Fee $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 290,500
Smartzone Tax Abatement $ 243,362
Local TIR Available for Reimbursement $ 184,534 $ 187,564 $ 190,639 $ 193,761 $ 196,929 $ 200,145 $ 203,409 $ 206,722 $ 210,085 $ 213,498 $ 216,963 $ 220,479 $ 224,048 $ 4,780,308
Total State & Local TIR Available $ 338,416 $ 343,843 $ 349,351 $ 354,941 $ 360,616 $ 366,376 $ 372,222 $ 378,156 $ 384,178 $ 390,291 $ 396,496 $ 402,794 $ 409,187 $ 8,960,323
DEVELOPER
Developer Reimbursement Balance $ 1,795,259 $ 1,675,154 $ 1,547,094 $ 1,410,714 $ 1,265,632 $ 1,111,452 $ 947,760 $ 774,126 $ 590,101 $ 395,217 $ 188,988 $ - $ -
Environmental Eligible Costs
State Tax Reimbursement $ 59,750
Local Tax Reimbursement $ 59,750
Total Environmental Reimbursement Balance $ -
Local Only Eligible Costs $ 1,795,259 $ 1,675,154 $ 1,547,094 $ 1,410,714 $ 1,265,632 $ 1,111,452 $ 947,760 $ 774,126 $ 590,101 $ 395,217 $ 188,988 $ -
Local Tax Reimbursement $ 184,534 $ 187,564 $ 190,639 $ 193,761 $ 196,929 $ 200,145 $ 203,409 $ 206,722 $ 210,085 $ 213,498 $ 188,988 $ - $ 4,259,240
Interest (4%) $ 64,429 $ 59,504 $ 54,259 $ 48,679 $ 42,749 $ 36,453 $ 29,775 $ 22,697 $ 15,201 $ 7,269 $ - $ - $ 1,864,977
Total Non Environmental Reimbursement Balance$ 1,675,154 $ 1,547,094 $ 1,410,714 $ 1,265,632 $ 1,111,452 $ 947,760 $ 774,126 $ 590,101 $ 395,217 $ 188,988 $ - $ -
Total Annual Developer Reimbursement $ 184,534 $ 187,564 $ 190,639 $ 193,761 $ 196,929 $ 200,145 $ 203,409 $ 206,722 $ 210,085 $ 213,498 $ 188,988 $ - $ 4,378,740
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits *
State Tax Capture $ 59,750 $ 59,750
Local Tax Capture $ 27,975 $ 220,479 $ 224,048 $ 472,502
Total LBRF Capture $ 87,725 $ 220,479 $ 224,048 $ 532,252
* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from EGLE & Local TIR only.
Z:\2021\210653\WORK\Rept\Brownfield Plan Amendment\Trilogy\Senior Housing TIF Table\TB 1 TBL02 and TBL03_TIF_ harbor 31 Senior housing- Smart Zone.xlsx
Attachment A
Resolutions Approving the Brownfield Plan
Amendment
Attachment B
Conceptual Renderings
Attachment C
Environmental Data Tables and Map
Attachment D
Reimbursement Agreement
DEVELOPMENT AND REIMBURSEMENT AGREEMENT
This DEVELOPMENT AND REIMBURSEMENT AGREEMENT (the “Agreement”)
is made on _________, ______, by and among the CITY OF MUSKEGON
BROWNFIELD REDEVELOPMENT AUTHORITY, a Michigan public body corporate
whose address is 933 Terrace Street, Muskegon, Michigan 49443 (the “Authority”), the
CITY OF MUSKEGON, a public body corporate whose address is 933 Terrace Street,
Muskegon, Michigan 49443 (the “City”), and Ryerson Creek Land Co., LLC, a Michigan
limited liability company whose address is 2325 Belmont Center Drive NE, Belmont,
Michigan 49306 (the “Developer”).
RECITALS
A. Pursuant to P.A. 381 of 1996, as amended (“Act 381”), the Authority
approved and recommended a Brownfield Plan which was duly approved by the City (the
“Plan”). The Plan was amended on _________ (the “Amendment,” and, together with
the Plan, the “Brownfield Plan” – See Exhibit A) to identify a new senior housing
redevelopment project proposed by the Developer.
B. The Brownfield Plan includes specific eligible activities associated with the
Developer’s plan to develop approximately 5 acres of land located at 60 Viridian Drive in
Muskegon, Michigan (collectively, the “Developer Property”).
C. The Developer owns the Developer Property, which is included in the
Brownfield Plan as an “eligible property” because it was determined to be a “facility”, as
defined by Part 201 of the Natural Resources and Environmental Protection Act (“Part
201”), or adjacent and contiguous to an “eligible property.”
D. The Developer intends to conduct eligible activities on the Developer
Property including the construction of an approximately 63,000 square foot multi-story
senior housing building with surrounding asphalt parking areas, concrete walkways and
landscaping (the “Project”), including department specific environmental activities,
demolition, site preparation and infrastructure improvement activities, a 15% contingency
and brownfield plan/work plan preparation and development, as described in the
Brownfield Plan, with an estimated cost of $4,378,740 (the “Developer Eligible
Activities”). All of the Developer Eligible Activities are eligible for reimbursement under
Act 381. The total cost of the Eligible Activities, including contingencies and interest, are
$4,392,244 (the “Total Eligible Brownfield TIF Costs”).
E. Act 381 permits the Authority to capture and use local and certain school
property tax revenues generated from the incremental increase in property value of a
redeveloped brownfield site constituting an “eligible property” under Act 381 (the
“Brownfield TIF Revenue”) to pay or to reimburse the payment of Eligible Activities
conducted on the “eligible property.” The Brownfield TIF Revenue will be used to
reimburse the Developer for the Developer Eligible Activities incurred and approved for
the Project.
F. In accordance with Act 381, the parties desire to establish the procedure for
using the available Brownfield TIF Revenue generated from the Property to reimburse the
Developer for completion of Eligible Activities on the Property in an amount not to exceed
the Total Eligible Brownfield TIF Costs.
NOW, THERFORE, the parties agree as follows:
1. Reimbursement Source.
(a) During the Term (as defined below) of this Agreement, and except as set
forth in paragraph 2 below, the Authority shall reimburse the Developer for the costs of
their Eligible Activities conducted on the Developer Property from the Brownfield TIF
Revenue collected from the real and taxable personal property taxes on the Developer
Property. The amount reimbursed to the Developer for their Eligible Activities shall not
exceed the Total Eligible Brownfield TIF Costs, and reimbursements shall be made on
approved costs submitted and approved in connection with the Developer Eligible
Activities, as follows:
(i) the Authority shall pay 100% of available Brownfield TIF Revenue to
Developer to reimburse the cost of the Developer Eligible Activities submitted and
approved for reimbursement by the Authority until Developer is fully reimbursed;
and
(b) The Authority shall capture Brownfield TIF Revenue from the Property and
reimburse the Developer for their Eligible Activities until the earlier of the Developer being
fully reimbursed or December 31, 2051. Unless otherwise prepaid by the Authority,
payments to the Developer shall be made on a semi-annual basis as incremental local
taxes are captured and available.
2. Developer Reimbursement Process.
(a) The Developer shall submit to the Authority, not more frequently than on a
quarterly basis, a “Request for Cost Reimbursement” for Developer Eligible Activities paid
for by the Developer during the prior period. All costs for the Developer Eligible Activities
must be consistent with the approved Brownfield Plan. The Developer must include
documentation sufficient for the Authority to determine whether the costs incurred were
for Developer Eligible Activities, including detailed invoices and proof of payment. Copies
of all invoices for Developer Eligible Activities must note what Developer Eligible Activities
they support.
(b) Unless the Authority disputes whether such costs are for Developer Eligible
Activities within thirty (30) days after receiving a Request for Cost Reimbursement from
the Developer, the Authority shall pay the Developer the amounts for which submissions
have been made pursuant to paragraph 2(a) of this Agreement in accordance with the
priority set forth in paragraph 1, from which the submission may be wholly or partially paid
from available Brownfield TIF Revenue from the Developer Property.
2
(i) The Developer shall cooperate with the Authority’s review of its
Request for Cost Reimbursement by providing supplemental information and
documentation which may be reasonably requested by the Authority.
(ii) If the Authority determines that requested costs are ineligible for
reimbursement, the Authority shall notify the Developer in writing of its reasons for
such ineligibility within the Authority’s thirty (30) day period of review. The
Developer shall then have thirty (30) days to provide supplemental information or
documents to the Authority demonstrating that the costs are for Developer Eligible
Activities and are eligible for reimbursement.
(c) If a partial payment is made to the Developer by the Authority because of
insufficient Brownfield TIF Revenue captured in the semi-annual period for which
reimbursement is sought, the Authority shall make additional payments toward the
remaining amount within thirty (30) days of its receipt of additional Brownfield TIF
Revenue from the Developer Property until all of the amounts for which submissions have
been made have been fully paid to the Developer, or by the end of the Term (as defined
below), whichever occurs first. The Authority is not required to reimburse the Developer
from any source other than Brownfield TIF Revenue.
(d) The Authority shall send all payments to the Developer by registered or
certified mail, addressed to the Developer at the address shown above, or by electronic
funds transfer directly to the Developer’s bank account. The Developer may change its
address by providing written notice sent by registered or certified mail to the Authority.
4. Term of Agreement.
The Authority’s obligation to reimburse the Developer for the Total Eligible
Brownfield TIF Costs incurred by each party under this Agreement shall terminate the
earlier of the date when all reimbursements to the Developer required under this
Agreement have been made or December 31, 2051 (the “Term”). If the Brownfield TIF
Revenue ends before all of the Total Eligible Brownfield TIF Costs have been fully
reimbursed to the Developer, the last reimbursement payment by the Authority shall be
paid from the summer and winter tax increment revenue collected during the final year of
this Agreement.
5. Adjustments.
If, due to an appeal of any tax assessment or reassessment of any portion of the
Developer Property, or for any other reason, the Authority is required to reimburse any
Brownfield TIF Revenue to any tax levying unit of government, the Authority may deduct
the amount of any such reimbursement, including interest and penalties, from any
amounts due and owing to the Developer. If all amounts due to the Developer under this
Agreement have been fully paid or the Authority is no longer obligated to make any further
3
payments to the Developer, the Authority shall invoice the Developer for the amount of
such reimbursement and the Developer shall pay the Authority such invoiced amount
within thirty (30) days of the receipt of the invoice. Amounts withheld by or invoiced and
paid to the Authority by the Developer pursuant to this paragraph shall be reinstated as
Developer Eligible Activities, respectively, for which the Developer shall have the
opportunity to be reimbursed in accordance with the terms, conditions, and limitations of
this Agreement. Nothing in this Agreement shall limit the right of the Developer to appeal
any tax assessment.
6. Legislative Authorization.
This Agreement is governed by and subject to the restrictions set forth in Act 381.
If there is legislation enacted in the future that alters or affects the amount of Brownfield
TIF Revenue subject to capture, eligible property, or Eligible Activities, then the
Developer’s rights and the Authority’s obligations under this Agreement shall be modified
accordingly as required by law, or by agreement of the parties.
7. Notices.
All notices shall be given by registered or certified mail addressed to the parties at
their respective addresses as shown above. Any party may change the address by
written notice sent by registered or certified mail to the other party.
8. Assignment.
This Agreement and the rights and obligations under this Agreement shall not be
assigned or otherwise transferred by any party without the consent of the other party,
which shall not be unreasonably withheld, provided, however, the Developer may assign
their interest in this Agreement to an affiliate without the prior written consent of the
Authority if such affiliate acknowledges its obligations to the Authority under this
Agreement upon assignment in writing on or prior to the effective date of such
assignment, provided, further, that the Developer may each make a collateral assignment
of their share of the Brownfield TIF Revenue for project financing purposes. As used in
this paragraph, “affiliate” means any corporation, company, partnership, limited liability
company, trust, sole proprietorship or other entity or individual which (a) is owned or
controlled by the Developer, (b) owns or controls the Developer or (c) is under common
ownership or control with the Developer. This Agreement shall be binding upon and inure
to the benefit of any successors or permitted assigns of the parties.
9. Entire Agreement.
This Agreement supersedes all agreements previously made between the parties
relating to the subject matter. There are no other understandings or agreements between
the parties.
4
10. Non-Waiver.
No delay or failure by either party to exercise any right under this Agreement, and
no partial or single exercise of that right, constitutes a waiver of that or any other right,
unless otherwise expressly provided herein.
11. Governing Law.
This Agreement shall be construed in accordance with and governed by the laws
of the State of Michigan.
12. Counterparts.
This Agreement may be executed in two or more counterparts, each of which shall
be deemed an original but all of which together shall constitute one and the same
instrument.
[Signature page follows]
5
The parties have executed this Agreement on the date set forth above.
CITY OF MUSKEGON BROWNFIELD
REDEVELOPMENT AUTHORITY
_______________________________
By:
Its:
Ryerson Creek Land Co., LLC
_______________________________
By:
Its:
19886336-2
Signature Page to Development and Reimbursement Agreement
EXHIBIT A
Copy of Brownfield Plan
7
Agenda Item C - BRA
Muskegon Brownfield Redevelopment Authority
Agenda Item for 11-9-21
Adelaide Pointe QOZB, LLC, 1148 and 1204 West Western Ave.
Adelaide Pointe Project
Development and Reimbursement Agreement
Requesting party: Adelaide Pointe QOZB, LLC
Outline of the request: Adelaide Pointe QOZB, LLC has submitted a Development and
Reimbursement Agreement for the approved Brownfield Plan for the Adelaide Pointe Project -
a 35-acre mixed use waterfront development project located at 1148 and 1204 West Western
Ave.
Background: The project seeks to transform the 35-acre site into a development that will
expand public access to waterfront activities through the creation of a 280 slip marina, up to
400 new residential condominium units, dry stack marina and boat storage, and
commercial/retail space. Plans for the site have begun and will continue through Fall 2030.
Total private investment, not including property acquisition, is approximately $250 million.
Staff comments:
1. The Brownfield Plan Amendment was approved by the Authority on October 12, 2021
and the City Commission on October 26, 2021.
2. The Brownfield Plan is for a period of 30 years and includes total Brownfield Eligible
Activity costs estimated at $66,775,378; which includes $54,166,757 of Developer
Eligible Activities and $12,608,621 of City Eligible Activities.
3. The property is within the DDA and it is anticipated that all taxes captured will go
towards the Brownfield TIF during the life of the Plan.
4. Developer Eligible Activity expenses include - due care, environmental response
activities, asbestos, demolition, site preparation, infrastructure improvements,
Brownfield Plan preparation, administration costs, and interest expenses (5%).
5. City Eligible Activity expenses include – roadways, water and sewer infrastructure, boat
ramp/lift well and site preparation.
6. The Development & Reimbursement Agreement outlines the procedures for the
Authority to reimburse the City and Developer for eligible expenses within the
Brownfield Plan.
7. The Authority shall first pay 100% of the available Brownfield TIF Revenue to the City to
reimburse the costs of City Eligible Activities.
8. The Authority, following reimbursement to the City, shall pay 100% of the available
Brownfield TIF Revenue to the Developer to reimburse the cost of Developer Eligible
Activities.
9. The Developer and City will provide the BRA a request for payment of eligible expenses.
The BRA has 30 days to approve the request. Payments are made on a semi-annual basis
when incremental local taxes are captured and available.
Staff recommendation: Staff has reviewed the Development and Reimbursement Agreement,
along with the city attorney, and recommends approval.
Suggested motion: I move to approve/disapprove the Development and Reimbursement
Agreement for the approved Brownfield Plan for Adelaide Pointe QOZB, LLC (Adelaide Pointe
Project).
City of Muskegon
Brownfield Redevelopment Authority
County of Muskegon, State of Michigan
RESOLUTION APPROVING BROWNFIELD DEVELOPMENT AND REIMBURSEMENT
AGREEMENT
Adelaide Pointe QOZB, LLC
Adelaide Pointe Project
Minutes of a meeting of the Board of the City of Muskegon Brownfield Redevelopment
Authority (“Authority”), County of Muskegon, State of Michigan, held in the City Hall on the 9 th of
November, 2021 at 10:30 a.m., prevailing Eastern Time.
PRESENT: Members
_________________________________________________________
_________________________________________________________________
_________________________________________________________________
ABSENT: Members ________________________________________________________
_________________________________________________________________
The following preamble and resolution were offered by Member ________________ and
supported by Member ________________:
WHEREAS, the Authority approved a Brownfield Plan Amendment to include the
Adelaide Pointe Project (“Project”) during its meeting on October 12, 2021;
WHEREAS, the Adelaide Pointe Project Brownfield Plan Amendment includes tax
increment financing to pay for certain eligible activities related to the Project;
WHEREAS, a Development and Reimbursement Agreement between the City and
Adelaide Pointe QOZB, LLC has been negotiated to provide for reimbursement of the costs of
eligible activities identified in the Brownfield Plan Amendment.
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
1. The Development and Reimbursement Agreement between the City and Adelaide
Pointe QOZB, LLC for the Adelaide Pointe Project Brownfield Plan Amendment is
necessary to facilitate the implementation of the Brownfield Plan.
2. The Authority hereby approves the Development and Reimbursement Agreement for
the Adelaide Pointe Project Brownfield Plan, and recommends the approval of the
Agreement by the Muskegon City Commission.
3. Repealer. All resolutions and parts of resolution in conflict with the provisions of this
resolution are hereby repealed or amended to the extent of such conflict.
AYES: _______________________________________________________________
_______________________________________________________________
_______________________________________________________________
NAYS: _______________________________________________________________
_______________________________________________________________
RESOLUTION DECLARED ADOPTED.
_____________________________
Secretary
-2-
I hereby certify that the foregoing is a true and complete copy of a resolution adopted by
the Board of the City of Muskegon Brownfield Redevelopment Authority, County of Muskegon,
State of Michigan, at a meeting held on November 9th, 2021, and that said meeting was
conducted and public notice of said meeting was given pursuant to and in full compliance with
the Open Meetings Act, being Act 267, Public Acts of Michigan, 1976, and that the minutes of
said meeting were kept and will be or have been made available as required by said Act.
_____________________________
Secretary
-3-
DEVELOPMENT AND REIMBURSEMENT AGREEMENT
This DEVELOPMENT AND REIMBURSEMENT AGREEMENT (the “Agreement”)
is made on , , by and among the CITY OF MUSKEGON
BROWNFIELD REDEVELOPMENT AUTHORITY, a Michigan public body corporate
whose address is 933 Terrace Street, Muskegon, Michigan 49443 (the “Authority”), the
CITY OF MUSKEGON, a public body corporate whose address is 933 Terrace Street,
Muskegon, Michigan 49443 (the “City”), and Adelaide Pointe QOZB, LLC, a Michigan
limited liability company whose address is 1204 West Western Avenue, Muskegon,
Michigan 49441 (the “Developer”).
RECITALS
A. Pursuant to P.A. 381 of 1996, as amended (“Act 381”), the Authority
approved and recommended a Brownfield Plan which was duly approved by the City (the
“Plan”). The Plan was amended on (the “Amendment,” and, together with
the Plan, the “Brownfield Plan” – See Exhibit A) to identify a new marina, boat storage,
commercial/residential redevelopment project proposed by Developer and the City.
B. The Brownfield Plan includes specific eligible activities associated with the
Developer’s plan to develop approximately 35 acres of land located at 1148 & 1204 West
Western Avenue in Muskegon, Michigan (collectively, the “Developer Property”).
C. The Brownfield Plan also includes specific eligible activities associated with
the City’s plan to make improvements to the public infrastructure associated with the
development.
D. The Developer owns the Developer Property, which is included in the
Brownfield Plan as an “eligible property” because it was determined to be a “facility”, as
defined by Part 201 of the Natural Resources and Environmental Protection Act (“Part
201”), or adjacent and contiguous to an “eligible property.”
E. The Developer intends to conduct eligible activities on the Developer
Property including revitalizing existing site structures for boat storage, busines offices,
and lease space (approx. 218,000 sf); creation of a new 280 slip marina and construction
of a three-story, mixed-use building with ground level retail and office space, a second-
floor restaurant, and third floor deck area (approx. 7,500 sf); 50 boat condos (totaling
approx. 250,000 gross sf); and 250 - 300 residential condo units (averaging approx. 1,500
sf each) within a six building footprint (the “Project”), including department specific
activities, demolition, site preparation and infrastructure improvement activities, a 15%
contingency and brownfield plan/work plan preparation and development, as described
in the Brownfield Plan, with an estimated cost of $54,166,757 (the “Developer Eligible
Activities”). As part of the Project, the City also intends to conduct certain eligible public
infrastructure improvement activities, as described in the Brownfield Plan, with an
estimated cost of $12,608,621 (the “City Eligible Activities”). All of the Developer
Eligible Activities and the City Eligible Activities (together, the “Eligible Activities”) are
eligible for reimbursement under Act 381. The total cost of the Eligible Activities, including
contingencies, are $66,775,378 (the “Total Eligible Brownfield TIF Costs”).
F. Act 381 permits the Authority to capture and use local and certain school
property tax revenues generated from the incremental increase in property value of a
redeveloped brownfield site constituting an “eligible property” under Act 381 (the
“Brownfield TIF Revenue”) to pay or to reimburse the payment of Eligible Activities
conducted on the “eligible property.” The Brownfield TIF Revenue will be used to
reimburse the Developer for the Developer Eligible Activities and the City for the City
Eligible Activities incurred and approved for the Project.
G. In accordance with Act 381, the parties desire to establish the procedure for
using the available Brownfield TIF Revenue generated from the Property to reimburse the
Developer and the City for completion of Eligible Activities on the Property in an amount
not to exceed the Total Eligible Brownfield TIF Costs.
NOW, THERFORE, the parties agree as follows:
1. Reimbursement Source.
(a) During the Term (as defined below) of this Agreement, and except as set
forth in paragraph 2 below, the Authority shall reimburse the Developer and City for the
costs of their Eligible Activities conducted on the Developer Property from the Brownfield
TIF Revenue collected from the real and taxable personal property taxes on the
Developer Property. The amount reimbursed to the Developer and City, respectively, for
their Eligible Activities shall not exceed the Total Eligible Brownfield TIF Costs, and
reimbursements shall be made on approved costs submitted and approved in connection
with the Developer Eligible Activities and the City Eligible Activities, as follows:
(i) the Authority shall first pay 100% of available Brownfield TIF Revenue to
the City to reimburse the cost of City Eligible Activities up to $12,608,621 for costs;
and
(ii) the Authority shall, following reimbursement to the City of the first
$12,608,621 described in 1(a)(i) above, pay 100% of available Brownfield TIF
Revenue to Developer to reimburse the cost of the remaining Developer Eligible
Activities submitted and approved for reimbursement by the Authority until
Developer is fully reimbursed; and
(b) The Authority shall capture Brownfield TIF Revenue from the Property and
reimburse the Developer and City for their Eligible Activities until the earlier of the City
and Developer each being fully reimbursed or December 31, 2051. Unless otherwise
prepaid by the Authority, payments to the City and Developer shall be made on a semi-
annual basis as incremental local taxes are captured and available.
2
2. Developer Reimbursement Process.
(a) The Developer shall submit to the Authority, not more frequently than on a
quarterly basis, a “Request for Cost Reimbursement” for Developer Eligible Activities paid
for by the Developer during the prior period. All costs for the Developer Eligible Activities
must be consistent with the approved Brownfield Plan. The Developer must include
documentation sufficient for the Authority to determine whether the costs incurred were
for Developer Eligible Activities, including detailed invoices and proof of payment. Copies
of all invoices for Developer Eligible Activities must note what Developer Eligible Activities
they support.
(b) Unless the Authority disputes whether such costs are for Developer Eligible
Activities within thirty (30) days after receiving a Request for Cost Reimbursement from
the Developer, the Authority shall pay the Developer the amounts for which submissions
have been made pursuant to paragraph 2(a) of this Agreement in accordance with the
priority set forth in paragraph 1, from which the submission may be wholly or partially paid
from available Brownfield TIF Revenue from the Developer Property.
(i) The Developer shall cooperate with the Authority’s review of its
Request for Cost Reimbursement by providing supplemental information and
documentation which may be reasonably requested by the Authority.
(ii) If the Authority determines that requested costs are ineligible for
reimbursement, the Authority shall notify the Developer in writing of its reasons for
such ineligibility within the Authority’s thirty (30) day period of review. The
Developer shall then have thirty (30) days to provide supplemental information or
documents to the Authority demonstrating that the costs are for Developer Eligible
Activities and are eligible for reimbursement.
(c) If a partial payment is made to the Developer by the Authority because of
insufficient Brownfield TIF Revenue captured in the semi-annual period for which
reimbursement is sought, the Authority shall make additional payments toward the
remaining amount within thirty (30) days of its receipt of additional Brownfield TIF
Revenue from the Developer Property until all of the amounts for which submissions have
been made have been fully paid to the Developer, or by the end of the Term (as defined
below), whichever occurs first. The Authority is not required to reimburse the Developer
from any source other than Brownfield TIF Revenue.
(d) The Authority shall send all payments to the Developer by registered or
certified mail, addressed to the Developer at the address shown above, or by electronic
funds transfer directly to the Developer’s bank account. The Developer may change its
address by providing written notice sent by registered or certified mail to the Authority.
3. City Reimbursement Process.
(a) The City shall submit to the Authority, not more frequently than on a
quarterly basis, a “Request for Cost Reimbursement” for City Eligible Activities paid for
by the City during the prior period. All costs for the City Eligible Activities must be
3
consistent with the approved Brownfield Plan. The City must include documentation
sufficient for the Authority to determine whether the costs incurred were for City Eligible
Activities, including detailed invoices and proof of payment. Copies of all invoices for City
Eligible Activities must note what City Eligible Activities they support.
(b) Unless the Authority disputes whether such costs are for City Eligible
Activities within thirty (30) days after receiving a Request for Cost Reimbursement from
the City, the Authority shall pay the City the amounts for which submissions have been
made pursuant to paragraph 3(a) of this Agreement in accordance with the priority set
forth in paragraph 1, from which the submission may be wholly or partially paid from
available Brownfield TIF Revenue from the Developer Property.
(i) The City shall cooperate with the Authority’s review of its Request for
Cost Reimbursement by providing supplemental information and documentation
which may be reasonably requested by the Authority.
(ii) If the Authority determines that requested costs are ineligible for
reimbursement, the Authority shall notify the City in writing of its reasons for such
ineligibility within the Authority’s thirty (30) day period of review. The City shall then
have thirty (30) days to provide supplemental information or documents to the
Authority demonstrating that the costs are for City Eligible Activities and are eligible
for reimbursement.
(c) If a partial payment is made to the City by the Authority because of
insufficient Brownfield TIF Revenue captured in the semi-annual period for which
reimbursement is sought, the Authority shall make additional payments toward the
remaining amount within thirty (30) days of its receipt of additional Brownfield TIF
Revenue from the Developer Property until all of the amounts for which submissions have
been made have been fully paid to the City, or by the end of the Term (as defined below),
whichever occurs first. The Authority is not required to reimburse the City from any source
other than Brownfield TIF Revenue.
(d) The Authority shall send all payments to the City by registered or certified
mail, addressed to the City at the address shown above, or by electronic funds transfer
directly to the City’s bank account. The City may change its address by providing written
notice sent by registered or certified mail to the Authority.
4. Term of Agreement.
The Authority’s obligation to reimburse the City and Developer for the Total Eligible
Brownfield TIF Costs incurred by each party under this Agreement shall terminate the
earlier of the date when all reimbursements to the City and Developer required under this
Agreement have been made or December 31, 2051 (the “Term”). If the Brownfield TIF
Revenue ends before all of the Total Eligible Brownfield TIF Costs have been fully
reimbursed to the City and Developer, the last reimbursement payment by the Authority
shall be paid from the summer and winter tax increment revenue collected during the final
year of this Agreement.
4
5. Adjustments.
If, due to an appeal of any tax assessment or reassessment of any portion of the
Developer Property, or for any other reason, the Authority is required to reimburse any
Brownfield TIF Revenue to any tax levying unit of government, the Authority may deduct
the amount of any such reimbursement, including interest and penalties, from any
amounts due and owing to the Developer and City. If all amounts due to the City and
Developer under this Agreement have been fully paid or the Authority is no longer
obligated to make any further payments to the City or Developer, the Authority shall
invoice the Developer and City for the amount of such reimbursement and the Developer
and City shall pay the Authority such invoiced amount within thirty (30) days of the receipt
of the invoice. Amounts withheld by or invoiced and paid to the Authority by the Developer
and City pursuant to this paragraph shall be reinstated as Developer Eligible Activities
and City Eligible Activities, respectively, for which the Developer and City shall have the
opportunity to be reimbursed in accordance with the terms, conditions, and limitations of
this Agreement. Nothing in this Agreement shall limit the right of the Developer to appeal
any tax assessment.
6. Legislative Authorization.
This Agreement is governed by and subject to the restrictions set forth in Act 381.
If there is legislation enacted in the future that alters or affects the amount of Brownfield
TIF Revenue subject to capture, eligible property, or Eligible Activities, then the
Developer’s and City’s rights and the Authority’s obligations under this Agreement shall
be modified accordingly as required by law, or by agreement of the parties.
7. Notices.
All notices shall be given by registered or certified mail addressed to the parties at
their respective addresses as shown above. Any party may change the address by written
notice sent by registered or certified mail to the other party.
8. Assignment.
This Agreement and the rights and obligations under this Agreement shall not be
assigned or otherwise transferred by any party without the consent of the other party,
which shall not be unreasonably withheld, provided, however, the Developer and City
may assign their interest in this Agreement to an affiliate without the prior written consent
of the Authority if such affiliate acknowledges its obligations to the Authority under this
Agreement upon assignment in writing on or prior to the effective date of such
assignment, provided, further, that the Developer and City may each make a collateral
assignment of their share of the Brownfield TIF Revenue for project financing purposes.
As used in this paragraph, “affiliate” means any corporation, company, partnership,
limited liability company, trust, sole proprietorship or other entity or individual which (a) is
owned or controlled by the Developer or City, (b) owns or controls the Developer or City
or (c) is under common ownership or control with the Developer or City. This Agreement
5
shall be binding upon and inure to the benefit of any successors or permitted assigns of
the parties.
9. Entire Agreement.
This Agreement supersedes all agreements previously made between the parties
relating to the subject matter. There are no other understandings or agreements between
the parties.
10. Non-Waiver.
No delay or failure by either party to exercise any right under this Agreement, and
no partial or single exercise of that right, constitutes a waiver of that or any other right,
unless otherwise expressly provided herein.
11. Governing Law.
This Agreement shall be construed in accordance with and governed by the laws
of the State of Michigan.
12. Counterparts.
This Agreement may be executed in two or more counterparts, each of which shall
be deemed an original but all of which together shall constitute one and the same
instrument.
[Signature page follows]
6
The parties have executed this Agreement on the date set forth above.
CITY OF MUSKEGON BROWNFIELD
REDEVELOPMENT AUTHORITY
By:
Its:
CITY OF MUSKEGON
By:
Its:
ADELAIDE POINTE QOZB, LLC
By:
Its:
19886336-2
Signature Page to Development and Reimbursement Agreement
City of Muskegon
Brownfield Redevelopment Authority
Brownfield Plan Amendment for the
Adelaide Pointe Project at
1148 & 1204 West Western Avenue
Muskegon, Michigan
Approved by the City of Muskegon Brownfield Redevelopment Authority
Approved by the City of Muskegon Board of Commissioners
Prepared with the assistance of:
Fishbeck
1515 Arboretum Drive SE
Grand Rapids, Michigan 49546
616-464-3876
Table of Contents Fishbeck | Page i
1.0 Introduction ...................................................................................................................................................1
1.1 Proposed Redevelopment and Future Use for the Eligible Property ................................................1
1.2 Eligible Property Information ............................................................................................................1
2.0 Information Required by Section 13(2) of the Statute ...................................................................................2
2.1 Description of Costs to Be Paid for With Tax Increment Revenues ..................................................2
2.2 Summary of Eligible Activities ...........................................................................................................4
2.3 Estimate of Captured Taxable Value and Tax Increment Revenues ..................................................5
2.4 Maximum Amount of Note or Bonded Indebtedness .......................................................................5
2.5 Duration of Brownfield Plan..............................................................................................................5
2.6 Estimated Impact of Tax Increment Financing on Revenues of Taxing Jurisdiction ..........................5
2.7 Legal Description, Property Map, Statement of Qualifying Characteristics and Personal Property..5
2.8 Estimates of Residents and Displacement of Individuals/Families....................................................5
2.9 Plan for Relocation of Displaced Persons..........................................................................................6
2.10 Provisions for Relocation Costs .........................................................................................................6
2.11 Strategy for Compliance with Michigan’s Relocation Assistance Law...............................................6
2.12 Other Material that the Authority or Governing Body Considers Pertinent .....................................6
List of Figures
Figure 1 – Location Map
Figure 2 – Site Layout Map
List of Tables
Table 1 – Tax Increment Revenue Capture
Table 2 – Tax Increment Revenue Reimbursement Allocation
List of Attachments
Attachment A Brownfield Plan Resolution(s)
Attachment B Conceptual Renderings
Attachment C Environmental Data Tables and Map
Attachment D Reimbursement Agreement
October 4, 2021 Fishbeck | Page 1
1.0 Introduction
The City of Muskegon Brownfield Redevelopment Authority (the “Authority” or MBRA) was established by the City
of Muskegon pursuant to the Brownfield Redevelopment Financing Act, Michigan Public Act 381 of 1996, as
amended (“Act 381”). The primary purpose of Act 381 is to encourage the redevelopment of eligible property by
providing economic development incentives through tax increment financing for certain eligible properties.
This Brownfield Plan Amendment (“Plan Amendment”) serves as an amendment to the City of Muskegon’s
existing Brownfield Plan, allowing inclusion of the eligible property described in Sections 1.1 and 1.2 below.
Incorporation of eligible property into the City’s Brownfield Plan permits the use of tax increment financing to
reimburse Adelaide Pointe QOZB, LLC (“Developer”) for the cost of eligible activities required to redevelop the
eligible property. See Attachment A for copies of Plan Amendment resolutions.
1.1 Proposed Redevelopment and Future Use for the Eligible Property
The Developer is proposing to redevelop a former industrial site located at 1148 and 1204 West Western Avenue,
Muskegon, Michigan (the “Property”). Proposed redevelopment activities include: revitalizing existing site
structures for boat storage, busines offices, and lease space (approx. 218,000 sf); creation of a new 280 slip
marina and construction of a three-story, mixed-use building with ground level retail and office space, a second-
floor restaurant, and third floor deck area (approx. 7,500 sf); 50 boat condos (totaling approx. 250,000 gross sf);
and 250 - 300 residential condo units (averaging approx. 1,500 sf each) within a six building footprint (the
“Project”). The Project will create a walkable community that incorporates public access to waterfront activities
(e.g., swimming, fishing, boating), inviting greenspace areas, and transient docking. Sustainable development
techniques are proposed throughout the Project, including solar boardwalks and roof systems, electric vehicle
charging stations, low-impact development stormwater management, and integrated parking. Total private
investment, not including property acquisition, is approximately $250,000,000. The mixed-use waterfront
development will create approximately 100 new jobs (retail, office, restaurant, marina) and provide contractor
work for hundreds of temporary construction workers. Conceptual renderings are provided in Attachment B.
The structured five-phase development is summarized in the table below.
Development Phase Anticipated Start Date Desired Completion Date
Phase I – Revitalize existing buildings for boat storage Spring/Summer 2021 Summer/Fall 2021
Phase II – Creation of forklift in/out service Spring 2022 Spring/Summer 2022
Phase III – Construction of marina, mixed-use building Spring 2022 Fall 2022
Phase IV – Construction of 50 boat storage and Spring 2024 Fall 2027
warehouse
Phase V – Construction of residential condos Spring 2025 Fall 2030
1.2 Eligible Property Information
The 35-acre Property is located at the west end of West Western Avenue on the south shore of Muskegon Lake.
Since the late 1800s, the Property has been utilized for industrial purposes, primarily a lumberyard followed by
foundry operations. Based on a recent Phase II Environmental Site Assessment (ESA) completed in December
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October 5, 2021 Fishbeck | Page 2
2020, these past industrial uses have resulted in widespread contamination across the Property. Known
contaminants in the soil with concentrations exceeding Michigan Department of Environment, Great Lakes, and
Energy (EGLE) Part 201 Generic Residential Cleanup Criteria (GRCC) include tetrachloroethylene (PCE), arsenic,
cadmium, chromium (total), copper, and selenium. Groundwater contaminants with concentrations identified
above Part 201 GRCC consist of benzene, cadmium, chromium (total), copper, lead, mercury, and zinc.
The Developer is not a liable party and completed a Baseline Environmental Assessment (BEA) in accordance with
Part 201 of the Natural Resources and Environmental Protect Act, 1995 PA 451, as amended (NREPA).
Given the known contamination, the Property is a “facility” pursuant to Part 201 of NREPA. As such, it is
considered an “eligible property” as defined by the Michigan Redevelopment Financing Act, Act 381 of 1996.
Maps depicting the location and layout of the Property are attached as Figures 1 and 2. Environmental data
tables and map are provided in Attachment C.
2.0 Information Required by Section 13(2) of the Statute
2.1 Description of Costs to Be Paid for With Tax Increment Revenues
Act 381 provides pre-approval for certain activities that have been conducted at the Property. Additional activities
require BRA approval for reimbursement from local, school operating, and state education taxes. Tax increment
revenues will be used to reimburse the Developer and the City of Muskegon for the following eligible activities.
• Pre-approved BEA, documentation of due care, asbestos/lead paint survey, and additional due care
assessment
• Due care activities
• Asbestos, lead paint, and mold abatement
• Select building and site demolition
• Site preparation
• Infrastructure improvements (public)- Developer & City
• 15% contingency
• Brownfield Plan Amendment
• Brownfield Plan Amendment Implementation
• Interest
The table below provides an eligible activity cost summary for the Project.
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October 5, 2021 Fishbeck | Page 3
ELIGIBLE ACTIVITIES COST SUMMARY
EGLE Eligible Activities Estimated Cost
Department Specific Activities
$350,000
1. Pre-Approved Sub-Total
$52,000
a. BEA activities
$33,000
b. Documentation of due care
$20,000
c. Hazardous materials survey (e.g., asbestos, lead paint, etc.)
d. Due care assessment
$245,000
EGLE Eligible Activities Total Costs $350,000
Interest (5%) $15,354
EGLE Eligible Costs Sub-Total $365,354
Local Only Eligible Activities Estimated Cost
Department Specific Activities
2. Due Care Sub-Total $3,250,000
a. Vapor intrusion mitigation $500,000
b. Soil capping $1,500,000
c. Dewatering $250,000
d. Contaminated Soil/Dredge Materials Removal and Disposal $1,000,000
Local Only Department Specific Activities Total Costs $3,250,000
Non-Environmental Activities
3. Asbestos, lead paint, and mold abatement Sub-Total $1,250,000
4. Demolition (select interior and site grounds) Sub-Total $1,500,000
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October 5, 2021 Fishbeck | Page 4
5. Site preparation Sub-Total $5,545,000
a. Clearing and grubbing $300,000
b. Dredging $800,000
c. Compaction and sub-base preparation $350,000
d. Cut and fill $300,000
e. Excavation for unstable material $70,000
f. Fill $850,000
g. Geotechnical engineering $180,000
h. Grading/land balancing $1,250,000
i. Relocation of active utilities $350,000
j. Temporary erosion control $110,000
k. Temporary facility $165,000
l. Temporary site control $195,000
m. Surveying and staking $125,000
n. Architectural/engineering costs related to eligible activities $500,000
6. Infrastructure improvements (Public) $13,000,000
a. Marina basin (breakwater system/gangway/dockage) $10,000,000
b. Parks (Linear Park, East Peninsula Park, Commuter Bike $2,000,000
Path)
c. East Basin Launch Well $1,000,000
Local Only Non-Environmental Activities Total Costs $21,295,000
EGLE and Local Only Eligible Costs Sub-Total $24,910,354
Contingency (15%)* $3,681,750
Brownfield Plan Amendment Preparation $10,000
Brownfield Plan Amendment Implementation $10,000
Interest (5%) $25,554,653
Total EGLE and Local Only Eligible Costs $54,166,757
*Not applied to previously completed Department Specific Activities
ELIGIBLE ACTIVITIES COST SUMMARY- City of Muskegon Bond
Local Only Activities Total Costs
1. Public Infrastructure (sub-total) $10,000,000
a. Roadways (Adelaide Point Ave, East Circle Drive, West $6,840,000
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October 5, 2021 Fishbeck | Page 5
Circle Drive, Adelaide Point Drive, South Circle Drive)
b. West Western Reconfiguration $1,035,000
c. East Basin Launch Well $1,615,000
2. Site Preparation (sub-total)
a. Mass Grade Site $510,000
Local Only Non-Environmental Activities Total Costs $10,000,000
Interest (5%) $2,608,621
Total City of Muskegon Bond Eligible Costs $12,608,621
2.2 Summary of Eligible Activities
Eligible activities as defined by Act 381 and included in this Plan Amendment consist of the following:
Pre-Approved Activities: These activities are permitted to occur prior to Plan Amendment approval. Preparation
of a Phase I ESA, BEA and Documentation of Due Care Compliance are necessary to protect the new Property
owner/Developer from liability for environmental contamination. A Hazardous Materials Investigation was
conducted to evaluate potential asbestos, lead paint, and other materials, as required by regulatory agencies
prior to select building demolition activities. Due care assessment will be conducted to verify compliance with
applicable due care obligations. Pre-approved activities can be reimbursed from state school and local tax
increment revenues.
Due Care Activities: Due care activities will include implementation of vapor intrusion mitigation systems, as
applicable, to prevent unacceptable exposures to potential indoor air inhalation concerns. Soil capping will be
completed to protect against direct contact concerns related to known contamination. Contaminated
soils/dredge materials which cannot be utilized on the Site will be hauled to an appropriate Type 2 landfill for
disposal. During construction activities, dewatering may be necessary. Contaminated groundwater will be
properly managed to comply with due care. Due care costs will include environmental oversight and
management.
Asbestos, Lead Paint, and Mold Abatement: As applicable, and prior to select building demolition activities,
asbestos, lead paint, and mold must be abated in accordance with applicable regulatory guidelines.
Demolition: Select building and Site demolition will be necessary to facilitate safe redevelopment and reuse of the
Property.
Site Preparation: Site preparation is expected to include clearing and grubbing, dredging, compaction and sub-base
preparation, cut and fill, excavation for unstable material, fill, geotechnical engineering, grading, land balancing,
relocation of active utilities, temporary erosion control, temporary facility, temporary site control, surveying,
staking and associated professional fees.
Public Infrastructure Improvements: Infrastructure improvements will include marina launch and basin
enhancements, sidewalks, bike paths, boardwalks, fishing docks, roadways, curb and gutter, lighting, landscaping,
irrigation, low-impact design stormwater management, utilities, and other streetscape improvements. Costs will
include oversight, management, and associated professional fees.
Plan Amendment Preparation: This Plan Amendment was required for authorization of reimbursement to the
Developer from tax increment revenues under Public Act 381 of 1996, as amended.
Plan Amendment Implementation: Tracking, submittal, review of invoices for reimbursement, plan compliance,
and data reporting will be conducted.
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October 5, 2021 Fishbeck | Page 6
Contingency: A 15% contingency is included for those activities not already completed.
2.3 Estimate of Captured Taxable Value and Tax Increment Revenues
For the purposes of this Plan Amendment, the taxable value base year is 2021. The 2021 taxable value of the
eligible property is $903,810. After completion of the development, the taxable value is estimated at
$87,500,000. This Plan Amendment assumes a 1.0% annual increase in the taxable value of the eligible property.
Initial capture is anticipated to begin in 2022.
The estimated captured taxable value for the redevelopment by year and in aggregate for each taxing jurisdiction
is depicted in tabular form (Table 1: Tax Increment Revenue Capture). Actual taxable values and tax increment
revenues may vary year to year based on economic and market conditions, tax incentives, building additions, and
property improvements, among other factors.
A summary of the estimated reimbursement schedule by year and in aggregate is presented as Table 2: Tax
Increment Revenue Reimbursement Allocation.
Method of Financing and Description of Advances Made by the Municipality
The cost of the eligible activities included in this Plan Amendment will be paid for by the Developer and the City of
Muskegon. The Developer and City of Muskegon will seek reimbursement for eligible activity costs through
capture of available local and state (as applicable) tax increment revenues as permitted by Act 381. Additionally,
as necessary personal property taxes may be utilized as well for reimbursement. Refer to Attachment D for a copy
of the Reimbursement Agreement.
2.4 Maximum Amount of Note or Bonded Indebtedness
The City of Muskegon plans to utilize bond proceeds to pay for certain eligible site preparation and public
infrastructure costs incurred by the City, which will be repaid via tax increment revenues generated by
redevelopment of the Site, and subject to the Reimbursement/Development Agreement. Refer to the table in
Section 2.1 for additional information relative to the costs and breakdown of costs associated with the bond.
Refer to Table 2 for the reimbursement schedule.
2.5 Duration of Brownfield Plan
Capture of tax increment revenues for City reimbursement is anticipated to commence in 2023 and end in 2029.
Developer reimbursement will follow with an estimated start date of 2029. The anticipated end date for
Developer reimbursement is 2048. It is projected that the Plan Amendment will extend 30 years, which assumes
four years of additional capture of tax increment revenues for deposit into a Local Brownfield Revolving Fund, if
available.
2.6 Estimated Impact of Tax Increment Financing on Revenues of Taxing
Jurisdiction
The estimated amount of tax increment revenues to be captured for this redevelopment from each taxing
jurisdiction by year and in aggregate is presented in Tables 1 and 2.
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October 5, 2021 Fishbeck | Page 7
2.7 Legal Description, Property Map, Statement of Qualifying Characteristics and
Personal Property
• The legal description is as follows:
1148 W. Western Avenue
COM AT SE COR LOT 4 BLK 577 FOR POB TH N 1 DEG 41 MIN W 158.40 FT TH N 76 DEG 43 MIN W 103.55
FT TH NWLY ON THE ARC OF A 492.47 FT RAD CURVE TO THE RT 110.31 FT (LONG CORD BEARS N 70D
18M W 110.07 FT CENTRAL ANGLE IS 12D 50M 00S) TH N 63 DEG 53 MIN W 67 FT TH N 2 DEG 4 MIN W
33.8 FT TO RR R/W TH CON'T N 2 DEG 4 MIN W 367.7 FT TH N 37 DEG W 730 FT
1204 W. Western Avenue
PART OF SECTION 25 T10N R17W PRT OF BLKS 578-580DESC AS FOLS COM AT SE COR LOT 4 BLK 577
TH S 88D 15M W ALG SLY LN SD BLK 577 EXTND (ALSO BEING NLY LN WESTERN AVE) 847.15 FT FOR POB
TH N 01D 56M 50S W 256.10 FT TH N 31D 37M 35S E 47 FT TH N 55D 15M 15S E 89.20 FT TH N 35D 54M
50S W 127.65 FT TH N 02D 52M 10S W 553 FT TH S 55D 13 M W 243 FTCOM 375 FT N OF SW COR OF SW
¼ OF NW ¼, TH N TO A POINT745 FT S OF NW COR, TH E 225 FT, TH S TO A POINT DUE E OF POB; TH W
225 FT TO POB. SEC 16, T10N RSW. 1.03 AC M/L.
• The Property layout is depicted on Figure 2.
• The Property is considered an “eligible property” as defined by Act 381 because the Property is a facility
pursuant to Part 201. Facility verification is included in Attachment C.
• New personal property added to the Property is included as part of the Eligible Property to the extent it is
taxable.
2.8 Estimates of Residents and Displacement of Individuals/Families
No residents or families will be displaced because of the Project.
2.9 Plan for Relocation of Displaced Persons
Not applicable.
2.10 Provisions for Relocation Costs
Not applicable.
2.11 Strategy for Compliance with Michigan’s Relocation Assistance Law
Not applicable.
2.12 Other Material that the Authority or Governing Body Considers Pertinent
The Project will significantly improve the Muskegon Lake shoreline through revitalization of Property once used
for industrial purposes. Existing structures will be revitalized, and environmental exposure risks mitigated. A new
marina with transient boat slips will provide boaters with opportunities to access the vibrant Muskegon
downtown and other nearby recreational activities. Construction of new boat storage and residential
condominiums will expand Muskegon Lake access and increase long-term tax revenues for the City of Muskegon
and the State of Michigan. The Development will also create numerous job opportunities for the community.
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Figure 1
Location Map
VICINITY MAP
MICHIGAN
CITY OF
MUSKEGON
_
^
MUSKEGON COUNTY
Hard copy is
intended to be
8.5"x11" when
plotted. Scale(s)
indicated and
graphic quality may
not be accurate for
any other size.
1148 & 1204 West Western Ave., Muskegon, Muskegon County, Michigan
Baseline Environmental Assessment
Leestma Management, LLC
SITE
PLOT INFO: Z:\2020\201515\CAD\GIS\mapdoc\FIG01_LocationMap.mxd Date: 12/11/2020 4:33:47 PM User: bahannah
PROJECT NO.
201515
LOCATION MAP FIGURE NO.
NORTH 0 1,000
FEET
2,000
© OpenStreetMap (and) contributors, CC-BY-SA 1
©Copyright 2020 All Rights Reserved
Figure 2
Site Layout Map
LEGEND
Approximate Property Boundary
Hard copy is
intended to be
8.5"x11" when
plotted. Scale(s)
indicated and
graphic quality may
not be accurate for
any other size.
1148 & 1204 West Western Ave., Muskegon, Muskegon County, MI
Leesta Management, LLC
Baseline Environmental Assessment
PLOT INFO: Z:\2020\201515\CAD\GIS\mapdoc\FIG03_SiteMap.mxd Date: 12/11/2020 4:43:23 PM User: bahannah
PROJECT NO.
201515
SITE MAP
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus
DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community, FIGURE NO.
2
Esri, HERE, Garmin, (c) OpenStreetMap contributors, Esri, HERE,
FEET
Garmin, (c) OpenStreetMapNORTH 0 and the
contributors, 150
GIS user300
community
©Copyright 2020 All Rights Reserved
Table 1
Tax Increment Revenue Capture
Table 1 - Estimate of Total Incremental Taxes Available for Capture 1 of 3
1148 and 1204 West Western Avenue, Muskegon, Muskegon County, Michigan
Estimated Taxable Value (TV) Increase Rate: 1%
Plan Year 0 1 2 3 4 5 6 7 8 9 10
Calendar Year 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031
Base Taxable Value $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ 903,810
Estimated New TV $ - $ 1,750,000 $ 14,875,000 $ 42,875,000 $ 53,375,000 $ 61,250,000 $ 87,500,000 $ 88,375,000 $ 89,258,750 $ 90,151,338 $ 91,052,851
1
Incremental Difference (New TV - Base TV) $ - $ 846,190 $ 13,971,190 $ 41,971,190 $ 52,471,190 $ 60,346,190 $ 86,596,190 $ 87,471,190 $ 88,354,940 $ 89,247,528 $ 90,149,041
School Capture Millage Rate
State Education Tax (SET) 6.00000 $ - $ 5,077 $ 83,827 $ 251,827 $ 314,827 $ 362,077 $ 519,577 $ 524,827 $ 530,130 $ 535,485 $ 540,894
School Operating Tax 17.98380 $ - $ 15,218 $ 251,255 $ 754,801 $ 943,631 $ 1,085,254 $ 1,557,329 $ 1,573,064 $ 1,588,958 $ 1,605,010 $ 1,621,222
School Total 23.9838 $ - $ 20,295 $ 335,082 $ 1,006,629 $ 1,258,459 $ 1,447,331 $ 2,076,906 $ 2,097,892 $ 2,119,087 $ 2,140,495 $ 2,162,117
Local Capture Millage Rate
County Museum 0.32200 $ - $ 272 $ 4,499 $ 13,515 $ 16,896 $ 19,431 $ 27,884 $ 28,166 $ 28,450 $ 28,738 $ 29,028
County Veterans 0.07150 $ - $ 61 $ 999 $ 3,001 $ 3,752 $ 4,315 $ 6,192 $ 6,254 $ 6,317 $ 6,381 $ 6,446
Senior Citzens Services 0.49990 $ - $ 423 $ 6,984 $ 20,981 $ 26,230 $ 30,167 $ 43,289 $ 43,727 $ 44,169 $ 44,615 $ 45,066
Central Dispatch 0.29999 $ - $ 254 $ 4,191 $ 12,591 $ 15,741 $ 18,103 $ 25,978 $ 26,240 $ 26,506 $ 26,773 $ 27,044
Community College 2.20340 $ - $ 1,864 $ 30,784 $ 92,479 $ 115,615 $ 132,967 $ 190,806 $ 192,734 $ 194,681 $ 196,648 $ 198,634
M.A.I.S.D 4.75410 $ - $ 4,023 $ 66,420 $ 199,535 $ 249,453 $ 286,892 $ 411,687 $ 415,847 $ 420,048 $ 424,292 $ 428,578
City Operating 10.07540 $ - $ 8,526 $ 140,765 $ 422,877 $ 528,668 $ 608,012 $ 872,491 $ 881,307 $ 890,211 $ 899,205 $ 908,288
City Sanitation 2.99790 $ - $ 2,537 $ 41,884 $ 125,825 $ 157,303 $ 180,912 $ 259,607 $ 262,230 $ 264,879 $ 267,555 $ 270,258
Hackley Library 2.39970 $ - $ 2,031 $ 33,527 $ 100,718 $ 125,915 $ 144,813 $ 207,805 $ 209,905 $ 212,025 $ 214,167 $ 216,331
MPS Sinking 0.99810 $ - $ 845 $ 13,945 $ 41,891 $ 52,371 $ 60,232 $ 86,432 $ 87,305 $ 88,187 $ 89,078 $ 89,978
County Operating 5.69780 $ - $ 4,821 $ 79,605 $ 239,143 $ 298,970 $ 343,841 $ 493,408 $ 498,393 $ 503,429 $ 508,515 $ 513,651
Local Total 30.3198 $ - $ 25,656 $ 423,604 $ 1,272,558 $ 1,590,915 $ 1,829,684 $ 2,625,578 $ 2,652,108 $ 2,678,903 $ 2,705,966 $ 2,733,300
Non-Capturable Millages Millage Rate
Community College Debt 0.34000 $ - $ 288 $ 4,750 $ 14,270 $ 17,840 $ 20,518 $ 29,443 $ 29,740 $ 30,041 $ 30,344 $ 30,651
Hackley Debt 0.45320 $ - $ 383 $ 6,332 $ 19,021 $ 23,780 $ 27,349 $ 39,245 $ 39,642 $ 40,042 $ 40,447 $ 40,856
MPS Debt - 1995 3.86000 $ - $ 3,266 $ 53,929 $ 162,009 $ 202,539 $ 232,936 $ 334,261 $ 337,639 $ 341,050 $ 344,495 $ 347,975
MPS Debt - 2009 3.50000 $ - $ 2,962 $ 48,899 $ 146,899 $ 183,649 $ 211,212 $ 303,087 $ 306,149 $ 309,242 $ 312,366 $ 315,522
Total Non-Capturable Taxes 8.1532 $ - $ 6,899 $ 113,910 $ 342,200 $ 427,808 $ 492,015 $ 706,036 $ 713,170 $ 720,375 $ 727,653 $ 735,003
1
Assumes 1% annual increase for inflation
Total Tax Increment Revenue (TIR) Available for Capture $ - $ 45,951 $ 758,686 $ 2,279,186 $ 2,849,374 $ 3,277,015 $ 4,702,484 $ 4,750,000 $ 4,797,990 $ 4,846,461 $ 4,895,417
Notes-
Table 2 assumes incremental annual investment with
project completion in 2030.
For the purpose of Table 2 the new taxable value is
estimated based on 35% of a total overal investment
of $250,000,000
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Table 1 - Estimate of Total Incremental Taxes Available for Capture 2 of 3
1148 and 1204 West Western Avenue, Muskegon, Muskegon County, Michigan
Estimated Taxable Value (TV) Increase Rate:
Plan Year 11 12 13 14 15 16 17 18 19 20 21 22
Calendar Year 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043
Base Taxable Value $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ 903,810
Estimated New TV $ 91,963,379 $ 92,883,013 $ 93,811,843 $ 94,749,962 $ 95,697,461 $ 96,654,436 $ 97,620,980 $ 98,597,190 $ 99,583,162 $ 100,578,994 $ 101,584,784 $ 102,600,631
1
Incremental Difference (New TV - Base TV) $ 91,059,569 $ 91,979,203 $ 92,908,033 $ 93,846,152 $ 94,793,651 $ 95,750,626 $ 96,717,170 $ 97,693,380 $ 98,679,352 $ 99,675,184 $ 100,680,974 $ 101,696,821
School Capture Millage Rate
State Education Tax (SET) 6.00000 $ 546,357 $ 551,875 $ 557,448 $ 563,077 $ 568,762 $ 574,504 $ 580,303 $ 586,160 $ 592,076 $ 598,051 $ 604,086 $ 610,181
School Operating Tax 17.98380 $ 1,637,597 $ 1,654,136 $ 1,670,839 $ 1,687,710 $ 1,704,750 $ 1,721,960 $ 1,739,342 $ 1,756,898 $ 1,774,630 $ 1,792,539 $ 1,810,626 $ 1,828,895
School Total 23.9838 $ 2,183,955 $ 2,206,011 $ 2,228,288 $ 2,250,787 $ 2,273,512 $ 2,296,464 $ 2,319,645 $ 2,343,058 $ 2,366,706 $ 2,390,590 $ 2,414,712 $ 2,439,076
Local Capture Millage Rate
County Museum 0.32200 $ 29,321 $ 29,617 $ 29,916 $ 30,218 $ 30,524 $ 30,832 $ 31,143 $ 31,457 $ 31,775 $ 32,095 $ 32,419 $ 32,746
County Veterans 0.07150 $ 6,511 $ 6,577 $ 6,643 $ 6,710 $ 6,778 $ 6,846 $ 6,915 $ 6,985 $ 7,056 $ 7,127 $ 7,199 $ 7,271
Senior Citzens Services 0.49990 $ 45,521 $ 45,980 $ 46,445 $ 46,914 $ 47,387 $ 47,866 $ 48,349 $ 48,837 $ 49,330 $ 49,828 $ 50,330 $ 50,838
Central Dispatch 0.29999 $ 27,317 $ 27,593 $ 27,871 $ 28,153 $ 28,437 $ 28,724 $ 29,014 $ 29,307 $ 29,603 $ 29,902 $ 30,203 $ 30,508
Community College 2.20340 $ 200,641 $ 202,667 $ 204,714 $ 206,781 $ 208,868 $ 210,977 $ 213,107 $ 215,258 $ 217,430 $ 219,624 $ 221,840 $ 224,079
M.A.I.S.D 4.75410 $ 432,906 $ 437,278 $ 441,694 $ 446,154 $ 450,658 $ 455,208 $ 459,803 $ 464,444 $ 469,132 $ 473,866 $ 478,647 $ 483,477
City Operating 10.07540 $ 917,462 $ 926,727 $ 936,086 $ 945,538 $ 955,084 $ 964,726 $ 974,464 $ 984,300 $ 994,234 $ 1,004,267 $ 1,014,401 $ 1,024,636
City Sanitation 2.99790 $ 272,987 $ 275,744 $ 278,529 $ 281,341 $ 284,182 $ 287,051 $ 289,948 $ 292,875 $ 295,831 $ 298,816 $ 301,831 $ 304,877
Hackley Library 2.39970 $ 218,516 $ 220,722 $ 222,951 $ 225,203 $ 227,476 $ 229,773 $ 232,092 $ 234,435 $ 236,801 $ 239,191 $ 241,604 $ 244,042
MPS Sinking 0.99810 $ 90,887 $ 91,804 $ 92,732 $ 93,668 $ 94,614 $ 95,569 $ 96,533 $ 97,508 $ 98,492 $ 99,486 $ 100,490 $ 101,504
County Operating 5.69780 $ 518,839 $ 524,079 $ 529,371 $ 534,717 $ 540,115 $ 545,568 $ 551,075 $ 556,637 $ 562,255 $ 567,929 $ 573,660 $ 579,448
Local Total 30.3198 $ 2,760,907 $ 2,788,790 $ 2,816,952 $ 2,845,396 $ 2,874,124 $ 2,903,139 $ 2,932,444 $ 2,962,043 $ 2,991,937 $ 3,022,131 $ 3,052,626 $ 3,083,426
Non-Capturable Millages Millage Rate
Community College Debt 0.34000 $ 30,960 $ 31,273 $ 31,589 $ 31,908 $ 32,230 $ 32,555 $ 32,884 $ 33,216 $ 33,551 $ 33,890 $ 34,232 $ 34,577
Hackley Debt 0.45320 $ 41,268 $ 41,685 $ 42,106 $ 42,531 $ 42,960 $ 43,394 $ 43,832 $ 44,275 $ 44,721 $ 45,173 $ 45,629 $ 46,089
MPS Debt - 1995 3.86000 $ 351,490 $ 355,040 $ 358,625 $ 362,246 $ 365,903 $ 369,597 $ 373,328 $ 377,096 $ 380,902 $ 384,746 $ 388,629 $ 392,550
MPS Debt - 2009 3.50000 $ 318,708 $ 321,927 $ 325,178 $ 328,462 $ 331,778 $ 335,127 $ 338,510 $ 341,927 $ 345,378 $ 348,863 $ 352,383 $ 355,939
Total Non-Capturable Taxes 8.1532 $ 742,427 $ 749,925 $ 757,498 $ 765,146 $ 772,872 $ 780,674 $ 788,554 $ 796,514 $ 804,552 $ 812,672 $ 820,872 $ 829,155
1
Assumes 1% annual increase for inflation
Total Tax Increment Revenue (TIR) Available for Capture $ 4,944,862 $ 4,994,801 $ 5,045,240 $ 5,096,183 $ 5,147,636 $ 5,199,603 $ 5,252,090 $ 5,305,101 $ 5,358,643 $ 5,412,720 $ 5,467,338 $ 5,522,502
Notes-
Table 2 assumes incremental annual investment with
project completion in 2030.
For the purpose of Table 2 the new taxable value is
estimated based on 35% of a total overal investment
of $250,000,000
Z:\2020\201515\WORK\Rept\Brownfield Plan Amendment\TIF Tables\TB 1 TBL02 and TBL03_TIF_ Adelaide rev 100421, 10 mil Bond.xlsx
Table 1 - Estimate of Total Incremental Taxes Available for Capture 3 of 3
1148 and 1204 West Western Avenue, Muskegon, Muskegon County, Michigan
Estimated Taxable Value (TV) Increase Rate:
Plan Year 23 24 25 26 27 28 29 30 TOTAL
Calendar Year 2044 2045 2046 2047 2048 2049 2050 2051
Base Taxable Value $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ 903,810 $ -
Estimated New TV $ 103,626,638 $ 104,662,904 $ 105,709,533 $ 106,766,628 $ 107,834,295 $ 108,912,638 $ 110,001,764 $ 111,101,782 $ -
1
Incremental Difference (New TV - Base TV) $ 102,722,828 $ 103,759,094 $ 104,805,723 $ 105,862,818 $ 106,930,485 $ 108,008,828 $ 109,097,954 $ 110,197,972 $ -
School Capture Millage Rate
State Education Tax (SET) 6.00000 $ 616,337 $ 622,555 $ 628,834 $ 635,177 $ 641,583 $ 648,053 $ 654,588 $ 661,188 $ 15,709,744
School Operating Tax 17.98380 $ 1,847,347 $ 1,865,983 $ 1,884,805 $ 1,903,816 $ 1,923,016 $ 1,942,409 $ 1,961,996 $ 1,981,778 $ 47,086,816
School Total 23.9838 $ 2,463,684 $ 2,488,537 $ 2,513,640 $ 2,538,993 $ 2,564,599 $ 2,590,462 $ 2,616,584 $ 2,642,966 $ 62,796,559
Local Capture Millage Rate
County Museum 0.32200 $ 33,077 $ 33,410 $ 33,747 $ 34,088 $ 34,432 $ 34,779 $ 35,130 $ 35,484 $ 843,090
County Veterans 0.07150 $ 7,345 $ 7,419 $ 7,494 $ 7,569 $ 7,646 $ 7,723 $ 7,801 $ 7,879 $ 187,208
Senior Citzens Services 0.49990 $ 51,351 $ 51,869 $ 52,392 $ 52,921 $ 53,455 $ 53,994 $ 54,538 $ 55,088 $ 1,308,883
Central Dispatch 0.29999 $ 30,816 $ 31,127 $ 31,441 $ 31,758 $ 32,078 $ 32,402 $ 32,728 $ 33,058 $ 785,461
Community College 2.20340 $ 226,339 $ 228,623 $ 230,929 $ 233,258 $ 235,611 $ 237,987 $ 240,386 $ 242,810 $ 5,769,142
M.A.I.S.D 4.75410 $ 488,355 $ 493,281 $ 498,257 $ 503,282 $ 508,358 $ 513,485 $ 518,663 $ 523,892 $ 12,447,616
City Operating 10.07540 $ 1,034,974 $ 1,045,414 $ 1,055,960 $ 1,066,610 $ 1,077,367 $ 1,088,232 $ 1,099,206 $ 1,110,289 $ 26,380,326
City Sanitation 2.99790 $ 307,953 $ 311,059 $ 314,197 $ 317,366 $ 320,567 $ 323,800 $ 327,065 $ 330,362 $ 7,849,374
Hackley Library 2.39970 $ 246,504 $ 248,991 $ 251,502 $ 254,039 $ 256,601 $ 259,189 $ 261,802 $ 264,442 $ 6,283,112
MPS Sinking 0.99810 $ 102,528 $ 103,562 $ 104,607 $ 105,662 $ 106,727 $ 107,804 $ 108,891 $ 109,989 $ 2,613,316
County Operating 5.69780 $ 585,294 $ 591,199 $ 597,162 $ 603,185 $ 609,269 $ 615,413 $ 621,618 $ 627,886 $ 14,918,497
Local Total 30.3198 $ 3,114,535 $ 3,145,954 $ 3,177,688 $ 3,209,738 $ 3,242,110 $ 3,274,805 $ 3,307,827 $ 3,341,179 $ 79,386,023
Non-Capturable Millages Millage Rate
Community College Debt 0.34000 $ 34,926 $ 35,278 $ 35,634 $ 35,993 $ 36,356 $ 36,723 $ 37,093 $ 37,467 $ 890,219
Hackley Debt 0.45320 $ 46,554 $ 47,024 $ 47,498 $ 47,977 $ 48,461 $ 48,950 $ 49,443 $ 49,942 $ 1,186,609
MPS Debt - 1995 3.86000 $ 396,510 $ 400,510 $ 404,550 $ 408,630 $ 412,752 $ 416,914 $ 421,118 $ 425,364 $ 10,106,602
MPS Debt - 2009 3.50000 $ 359,530 $ 363,157 $ 366,820 $ 370,520 $ 374,257 $ 378,031 $ 381,843 $ 385,693 $ 9,164,017
Total Non-Capturable Taxes 8.1532 $ 837,520 $ 845,969 $ 854,502 $ 863,121 $ 871,826 $ 880,618 $ 889,497 $ 898,466 $ 21,347,447
1
Assumes 1% annual increase for inflation
Total Tax Increment Revenue (TIR) Available for Capture $ 5,578,218 $ 5,634,491 $ 5,691,327 $ 5,748,731 $ 5,806,709 $ 5,865,267 $ 5,924,411 $ 5,984,145 ##########
Notes-
Table 2 assumes incremental annual investment with
project completion in 2030.
For the purpose of Table 2 the new taxable value is
estimated based on 35% of a total overal investment
of $250,000,000
Z:\2020\201515\WORK\Rept\Brownfield Plan Amendment\TIF Tables\TB 1 TBL02 and TBL03_TIF_ Adelaide rev 100421, 10 mil Bond.xlsx
Table 2
Tax Increment Revenue Reimbursement Allocation
Table 2 - Estimate of Total Incremental Taxes Available for Reimbursement 1 of 2
1148 1204 West Western Avenue, Muskegon, Muskegon County, Michigan
Developer
Maximum School &
Reimbursement Local Taxes
State $ 178,977
Local 66,596,401 Estimated Years of Capture: 30 years (including 5 years for LBF capture)
TOTAL $ 66,775,378
EGLE N/A
MSF N/A
2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042
Total State Incremental Revenue $ - $ 20,295 $ 335,082 $ 1,006,629 $ 1,258,459 $ 1,447,331 $ 2,076,906 $ 2,097,892 $ 2,119,087 $ 2,140,495 $ 2,162,117 $ 2,183,955 $ 2,206,011 $ 2,228,288 $ 2,250,787 $ 2,273,512 $ 2,296,464 $ 2,319,645 $ 2,343,058 $ 2,366,706 $ 2,390,590 $ 2,414,712
State Brownfield Redevelopment Fund (50% of SET) $ - $ 2,539 $ 41,914
State TIR Available for Reimbursement $ - $ 17,756 $ 293,169 $ 1,006,629 $ 1,258,459 $ 1,447,331 $ 2,076,906 $ 2,097,892 $ 2,119,087 $ 2,140,495 $ 2,162,117 $ 2,183,955 $ 2,206,011 $ 2,228,288 $ 2,250,787 $ 2,273,512 $ 2,296,464 $ 2,319,645 $ 2,343,058 $ 2,366,706 $ 2,390,590 $ 2,414,712
Total Local Incremental Revenue $ - $ 25,656 $ 423,604 $ 1,272,558 $ 1,590,915 $ 1,829,684 $ 2,625,578 $ 2,652,108 $ 2,678,903 $ 2,705,966 $ 2,733,300 $ 2,760,907 $ 2,788,790 $ 2,816,952 $ 2,845,396 $ 2,874,124 $ 2,903,139 $ 2,932,444 $ 2,962,043 $ 2,991,937 $ 3,022,131 $ 3,052,626
BRA Administrative Fee $ - $ 500 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000
Local TIR Available for Reimbursement $ - $ 25,156 $ 413,604 $ 1,262,558 $ 1,580,915 $ 1,819,684 $ 2,615,578 $ 2,642,108 $ 2,668,903 $ 2,695,966 $ 2,723,300 $ 2,750,907 $ 2,778,790 $ 2,806,952 $ 2,835,396 $ 2,864,124 $ 2,893,139 $ 2,922,444 $ 2,952,043 $ 2,981,937 $ 3,012,131 $ 3,042,626
Total State & Local TIR Available $ - $ 42,913 $ 706,772 $ 2,269,186 $ 2,839,374 $ 3,267,015 $ 4,692,484 $ 4,740,000 $ 4,787,990 $ 4,836,461 $ 4,885,417 $ 4,934,862 $ 4,984,801 $ 5,035,240 $ 5,086,183 $ 5,137,636 $ 5,189,603 $ 5,242,090 $ 5,295,101 $ 5,348,643 $ 5,402,720 $ 5,457,338
Beginning
DEVELOPER Balance
Developer Reimbursement Balance $ - $ - $ 915,624 $ 5,071,705 $ 14,816,198 $ 19,116,098 $ 22,741,220 $ 32,776,007 $ 34,414,807 $ 35,890,364 $ 34,854,118 $ 33,737,359 $ 32,535,775 $ 31,244,833 $ 29,859,775 $ 28,375,599 $ 26,787,049 $ 25,088,606 $ 23,274,470 $ 21,338,548 $ 19,274,442 $ 17,075,427 $ 14,734,441
Pre-Approved Environmental Costs $ 350,000 $ - $ 350,000 $ 322,442 $ -
State Tax Reimbursement $ 178,977 $ - $ 17,756 $ 161,221 $ -
Local Tax Reimbursement $ 186,377 $ - $ 25,156 $ 161,221 $ -
Interest (5%) $ 15,354 $ - $ 15,354 $ -
Total EGLE Reimbursement Balance $ - $ 322,442 $ - $ -
Local Only Costs $ 28,246,750 $ - $ 564,935 $ 4,830,195 $ 14,110,665 $ 18,205,808 $ 21,658,305 $ 31,215,245 $ 32,776,007 $ 34,414,807 $ 35,890,364 $ 34,854,118 $ 33,737,359 $ 32,535,775 $ 31,244,833 $ 29,859,775 $ 28,375,599 $ 26,787,049 $ 25,088,606 $ 23,274,470 $ 21,338,548 $ 19,274,442 $ 17,075,427
Local Tax Reimbursement $ 53,801,403 $ - $ - $ - $ - $ - $ - $ - $ - $ 233,508 $ 2,695,966 $ 2,723,300 $ 2,750,907 $ 2,778,790 $ 2,806,952 $ 2,835,396 $ 2,864,124 $ 2,893,139 $ 2,922,444 $ 2,952,043 $ 2,981,937 $ 3,012,131 $ 3,042,626
Interest (5%) $ 25,554,653 $ - $ 28,247 $ 241,510 $ 705,533 $ 910,290 $ 1,082,915 $ 1,560,762 $ 1,638,800 $ 1,709,065 $ 1,659,720 $ 1,606,541 $ 1,549,323 $ 1,487,849 $ 1,421,894 $ 1,351,219 $ 1,275,574 $ 1,194,696 $ 1,108,308 $ 1,016,121 $ 917,831 $ 813,116 $ 701,640
Total Local Only Reimbursement Balance $ - $ 593,182 $ 5,071,705 $ 14,816,198 $ 19,116,098 $ 22,741,220 $ 32,776,007 $ 34,414,807 $ 35,890,364 $ 34,854,118 $ 33,737,359 $ 32,535,775 $ 31,244,833 $ 29,859,775 $ 28,375,599 $ 26,787,049 $ 25,088,606 $ 23,274,470 $ 21,338,548 $ 19,274,442 $ 17,075,427 $ 14,734,441
Total Annual Developer Reimbursement $ - $ 42,912 $ 322,442 $ - $ - $ - $ - $ - $ 233,508 $ 2,695,966 $ 2,723,300 $ 2,750,907 $ 2,778,790 $ 2,806,952 $ 2,835,396 $ 2,864,124 $ 2,893,139 $ 2,922,444 $ 2,952,043 $ 2,981,937 $ 3,012,131 $ 3,042,626
Beginning
CITY OF MUSKEGON BONDED ACTIVITIES Balance
City of Muskegon Bond Reimbursement Balance $ - $ - $ 10,500,000 $ 10,759,998 $ 9,972,313 $ 8,810,967 $ 7,340,848 $ 4,961,532 $ 2,435,395 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Local Only Costs $ 10,000,000 $ - $ 10,000,000 $ 10,500,000 $ 10,759,998 $ 9,972,313 $ 8,810,967 $ 7,340,848 $ 4,961,532 $ 2,435,395 $ -
Local Tax Reimbursement $ 12,608,621 $ - $ - $ 252,383 $ 1,262,558 $ 1,580,915 $ 1,819,684 $ 2,615,578 $ 2,642,108 $ 2,435,395
Interest (5%) $ 2,608,621 $ 500,000 $ 512,381 $ 474,872 $ 419,570 $ 349,564 $ 236,263 $ 115,971 $ -
Total Local Only Reimbursement Balance $ 10,000,000 $ - $ 10,500,000 $ 10,759,998 $ 9,972,313 $ 8,810,967 $ 7,340,848 $ 4,961,532 $ 2,435,395 $ - $ -
Total Annual City of Muskegon Reimbursement $ - $ - $ 252,383 $ 1,262,558 $ 1,580,915 $ 1,819,684 $ 2,615,578 $ 2,642,108 $ 2,435,395 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits *
State Tax Capture $ 178,977
Local Tax Capture $ 12,499,122
Total LBRF Capture $ 12,678,099
* Up to five years of capture for LBRF Deposits after
eligible activities are reimbursed. May be taken from
Local TIR only.
Z:\2020\201515\WORK\Rept\Brownfield Plan Amendment\TIF Tables\TB 1 TBL02 and TBL03_TIF_ Adelaide rev 100421, 10 mil Bond.xlsx
Table 2 - Estimate of Total Incremental Taxes Available for Reimbursement 2 of 2
1148 1204 West Western Avenue, Muskegon, Muskegon County, Michigan
Estimated Developer Capture $ 54,166,757
Estimated City of Muskegon Capture $ 12,608,621
BRA Administrative Fee $ 290,500
State Brownfield Redevelopment Fund $ 365,244
Local Brownfield Revolving Fund $ 12,678,099
2043 2044 2045 2046 2047 2048 2049 2050 2051 TOTAL
Total State Incremental Revenue $ 2,439,076 $ 2,463,684 $ 2,488,537 $ 2,513,640 $ 2,538,993 $ 2,564,599 $ 2,590,462 $ 2,616,584 $ 2,642,966 $ 62,796,559
State Brownfield Redevelopment Fund (50% of SET) $ 320,791 $ 365,244
State TIR Available for Reimbursement $ 2,439,076 $ 2,463,684 $ 2,488,537 $ 2,513,640 $ 2,538,993 $ 2,243,808 $ 2,590,462 $ 2,616,584 $ 2,642,966 $ 39,893,567
Total Local Incremental Revenue $ 3,083,426 $ 3,114,535 $ 3,145,954 $ 3,177,688 $ 3,209,738 $ 3,242,110 $ 3,274,805 $ 3,307,827 $ 3,341,179 $ 79,386,023
BRA Administrative Fee $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 10,000 $ 290,500
Local TIR Available for Reimbursement $ 3,073,426 $ 3,104,535 $ 3,135,954 $ 3,167,688 $ 3,199,738 $ 3,232,110 $ 3,264,805 $ 3,297,827 $ 3,331,179 $ 79,095,523
Total State & Local TIR Available $ 5,512,502 $ 5,568,218 $ 5,624,491 $ 5,681,327 $ 5,738,731 $ 5,475,918 $ 5,855,267 $ 5,914,411 $ 5,974,145 $ 141,526,839
DEVELOPER
Developer Reimbursement Balance $ 12,244,066 $ 9,596,509 $ 6,783,583 $ 3,796,690 $ 626,800 $ - $ - $ - $ -
Pre-Approved Environmental Costs
State Tax Reimbursement $ 178,977
Local Tax Reimbursement $ 186,377
Interest (5%) $ 15,354
Total EGLE Reimbursement Balance $ -
Local Only Costs $ 14,734,441 $ 12,244,066 $ 9,596,509 $ 6,783,583 $ 3,796,690 $ 626,800
Local Tax Reimbursement $ 3,073,426 $ 3,104,535 $ 3,135,954 $ 3,167,688 $ 3,199,738 $ 626,800 $ 53,801,403
Interest (5%) $ 583,051 $ 456,977 $ 323,028 $ 180,795 $ 29,848 $ - $ 25,554,653
Total Local Only Reimbursement Balance $ 12,244,066 $ 9,596,509 $ 6,783,583 $ 3,796,690 $ 626,800 $ - $ - $ -
Total Annual Developer Reimbursement $ 3,073,426 $ 3,104,535 $ 3,135,954 $ 3,167,688 $ 3,199,738 $ 626,800 $ - $ - $ - $ 54,166,757
CITY OF MUSKEGON BONDED ACTIVITIES
City of Muskegon Bond Reimbursement Balance $ - $ - $ - $ - $ - $ - $ - $ - $ -
Local Only Costs
Local Tax Reimbursement $ 12,608,621
Interest (5%) $ 2,608,621
Total Local Only Reimbursement Balance $ -
Total Annual City of Muskegon Reimbursement $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 12,608,621
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits *
State Tax Capture $ 178,977 $ 178,977
Local Tax Capture $ 2,605,310 $ 3,264,805 $ 3,297,827 $ 3,331,179 $ 12,499,122
Total LBRF Capture $ 12,678,099
* Up to five years of capture for LBRF Deposits after
eligible activities are reimbursed. May be taken from
Local TIR only.
Z:\2020\201515\WORK\Rept\Brownfield Plan Amendment\TIF Tables\TB 1 TBL02 and TBL03_TIF_ Adelaide rev 100421, 10 mil Bond.xlsx
Attachment A
Conceptual Renderings
Attachment B
Environmental Data Tables and Map
LEGEND
Approximate Property Boundary
@
A Groundwater Sample Location
H
! Soil Gas Sample Location
H
! Soil Sample Location
Units-
Soil samples µg/Kg
Groundwater samples µg/L
Blue shading indicates a groundwater sample. Hard copy is
Yellow shading indicates a soil sample. intended to be
8.5"x11" when
plotted. Scale(s)
indicated and
graphic quality may
not be accurate for
any other size.
1148 & 1204 West Western Ave., Muskegon, Muskegon County MI 49441
Leestma Management, LLC
Baseline Environmental Assessment
SB-07(2-3')
12/30/2
Arsenic 19,000
Cadmium 13,000 SB-04 (4-5')
Chromium, Total 190,000 12/30/20
Copper 430,000 Chromium, Total 30,000
Selenium 560 Selenium 600
TW-03
H SB-07
! 12/30/20 H SB-04
!
Benzene 9.7
Cadmium 7.2
Chromium, Total 33
Copper 150
SB-06 (1-2')
Lead 180 SB-03 (3-4')
12/30/20
12/30/20
Chromium, Total 14,000 Mercury 0.65
Zinc 190 Chromium, Total 27,000
Selenium 960
Selenium 1,100
H SB-06
! TW-03 @
A H SB-03
! SB-02 (4-5')
12/30/20
Arsenic 5,900
PLOT INFO: Z:\2020\201515\CAD\GIS\mapdoc\BEA\FIG05_ExceedanceMap.mxd Date: 1/18/2021 12:29:56 PM User: bahannah
SB-01 (4-5') Cadmium 8,100
H SB-05
! 12/30/20 Chromium, Total 24,000
SB-05(2-3') Tetrachloroethene 170 Selenium 1,000
12/30/20 Chromium, Total 6,700
Selenium 1,400
Cadmium
Chromium, Total
4,900
49,000
H SB-02
!
Copper 76,000
H!
! H SB-01
Selenium 770
SG-03 H
!
H
! SG-04
SG-01
TW-01 @
A
H
!
SG-02
TW-02 @
A
PROJECT NO.
201515
SAMPLE EXCEEDANCE
Source: Esri, Maxar, MAP
GeoEye, Earthstar Geographics, CNES/Airbus
DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community, FIGURE NO.
4
Esri, HERE, Garmin, (c) OpenStreetMap contributors, Esri, HERE,
FEET
NORTH 0 Garmin,
150(c) OpenStreetMap
300 contributors, and the GIS user
community
©Copyright 2021 All Rights Reserved
Fishbeck | 1 of 1
Table 1 - Soil Data Summary
Baseline Environmental Assessment
Leestma Management, LLC, 1148 & 1204 West Western Ave., Muskegon, Muskegon County, MI
December 2020
Sample Location: SB-01 SB-01 SB-02 SB-03 SB-04 SB-05 SB-06 SB-07 FB-01
Statewide Finite VSIC Finite VSIC
Depth Interval (ft): (4-5) (4-5) (4-5) (3-4) (4-5) (2-3) (1-2) (2-3) Drinking Water Soil Volatilization to Infinite Particulate Direct Soil Saturation
Default GSIP for 5 Meter for 2 Meter
Investigative/Field Duplicate/QC: Investigative Duplicate Investigative Investigative Investigative Investigative Investigative Investigative QC Protection Indoor Air Inhalation Source Soil Inhalation Contact Concentration
Background Criteria (1) Source Source
Laboratory ID: 20L0979-01 20L0979-02 20L0979-03 20L0979-04 20L0979-05 20L0979-06 20L0979-07 20L0979-08 20L0979-09 Criteria (1) Criteria (1) VSIC (1) Criteria (1) Criteria (1) SL (1)
Levels (1) Thickness (1) Thickness (1)
Collection Date: 12/30/20 12/30/20 12/30/20 12/30/20 12/30/20 12/30/20 12/30/20 12/30/20 12/30/20
Volatile Organic Compounds CAS Number
Tetrachloroethene 127-18-4 170 150 58 U 57 U 50 U 50 U 61 U 50 U 50 U NA 100 1,200 (X) 11,000 1.70E+05 4.80E+05 1.10E+06 2.70E+09 2.00E+05 (C) 88,000
Polynuclear Aromatic Compounds CAS Number
Benzo(a)pyrene 50-32-8 330 U 330 U 350 330 UJ 330 U 330 U 330 UJ 430 -- NA NLL NLL NLV NLV NLV NLV 1.50E+06 2,000 NA
Benzo(b)fluoranthene 205-99-2 330 U 400 550 330 UJ 330 U 330 U 330 UJ 520 -- NA NLL NLL ID ID ID ID ID 20,000 NA
Metals, Total CAS Number
Arsenic (B) 7440-38-2 4,000 J 3,600 5,900 2,000 U 3,500 4,900 2,000 U 19,000 -- 5,800 4,600 4,600 NLV NLV NLV NLV 7.20E+05 7,600 NA
Barium (B) 7440-39-3 15,000 18,000 10,000 15,000 23,000 16,000 11,000 100,000 -- 75,000 1.30E+06 4.40E+05 (G) NLV NLV NLV NLV 3.30E+08 3.70E+07 NA
Cadmium (B) 7440-43-9 1,700 1,600 8,100 2,400 3,600 4,900 720 13,000 -- 1,200 6,000 3,600 (G,X) NLV NLV NLV NLV 1.70E+06 5.50E+05 NA
Chromium, Total (B, H) 7440-47-3 6,700 5,900 24,000 27,000 30,000 49,000 14,000 190,000 -- 18,000 (total) 30,000 3,300 NLV NLV NLV NLV 2.60E+05 2.50E+06 NA
Copper (B) 7440-50-8 38,000 J 20,000 34,000 34,000 53,000 76,000 12,000 430,000 -- 32,000 5.80E+06 75,000 (G) NLV NLV NLV NLV 1.30E+08 2.00E+07 NA
Lead (B) 7439-92-1 22,000 20,000 34,000 27,000 19,000 20,000 12,000 66,000 -- 21,000 7.00E+05 5.10E+06 (G,X) NLV NLV NLV NLV 1.00E+08 4.00E+05 NA
Mercury (Total) (B) 7439-97-6 50 U 50 U 50 U 57 50 U 64 50 U 50 U -- 130 1,700 50 (M); 1.2 48,000 52,000 52,000 52,000 2.00E+07 1.60E+05 NA
Selenium (B) 7782-49-2 1,400 1,400 1,000 1,100 600 770 960 560 -- 410 4,000 400 NLV NLV NLV NLV 1.30E+08 2.60E+06 NA
Silver (B) 7440-22-4 490 U 470 U 490 U 490 U 490 U 460 U 470 U 430 U -- 1,000 4,500 100 (M); 27 NLV NLV NLV NLV 6.70E+06 2.50E+06 NA
Zinc (B) 7440-66-6 15,000 14,000 23,000 47,000 40,000 62,000 33,000 74,000 -- 47,000 2.40E+06 1.70E+05 (G) NLV NLV NLV NLV ID 1.70E+08 NA
Solids, Total (%) -- 90 91 88 89 89 90 87 92 -- -- -- -- -- -- -- -- -- -- --
Results expressed in µg/Kg dry weight (except for FB-01, which is µg/Kg wet weight).
Bolded values exceed Statewide Default Background Level and an applicable criterion or screening level.
Italicized values are below Statewide Default Background Level but exceed an applicable criterion or screening level.
Underlined parameters are classified as Polynuclear Aromatic Compounds.
Data Qualifiers:
J Estimated value
U Not detected
Footnotes/Abbreviations:
(1)
Part 201 Residential Soil Generic Cleanup Criteria and Screening Levels/Part 213 Risk-based Screening Levels, December 30, 2013 (GSI Criteria Updated June 25, 2018).
(2)
EGLE Volatilization to Indoor Air Pathway Screening Levels, September 4, 2020.
(B) Background, as defined in R 299.5701(b), may be substituted if higher than the calculated criterion.
(C) Value is screening level based on the chemical-specific generic soil saturation concentration (Csat).
(G) Criterion dependent on receiving surface water (SW) hardness; calculated criteria based on water hardness of 150 mg/L.
(H) Data provided for total chromium only; evaluated against hexavalent chromium criteria.
(J) Hazardous substance may be present in several isomer forms. Isomer-specific concentrations must be added together for comparison to criteria.
(JT) Hazardous substance may be present in several isomer forms. The VIAP SL may be used for the individual isomer provided that it is the sole isomer detected; however, when multiple isomers are detected in a medium, the isomer-specific concentrations must be added together and compared to the most restrictive VIAP SL of the detected isomers.
(M) Calculated criterion is below the target detection limit (TDL); first number is the criterion (TDL), the second is the risk-based value.
(M*) The VIAP SL may be below TDL. In accordance with Sec. 20120a(10) when the TDL for a hazardous substance is greater than the developed VIAP SL, the TDL is used to evaluate the risk posed from the pathway.
(W) Concentrations of trihalomethanes must be added together to determine compliance with criterion.
(X) Criterion is not protective for SW used as a drinking water (DW) source.
(DD) Hazardous substance causes developmental effects. Residential VIAP SLs are protective of both prenatal exposure using a pregnant female receptor and postnatal exposure using a child receptor. Prenatal developmental effects may occur after an acute (i.e. short- term) or full-term exposure.
(EE) The acceptable air concentration (AAC) for the volatile hazardous substances is not derived using standard equations. The hazardous substance may cause adverse human health effects for less than chronic exposures (i.e. short-term or acute). The AAC for these hazardous substances is the acute or intermediate minimum risk level (MRL) developed by the Agency for Toxic Substances and Disease
Registry (ATSDR), a USEPA Integrated Risk Information System (IRIS) acute reference concentration, or an acute initial threshold screening level (ITSL) by the EGLE’s Air Quality Division.
(MM) Hazardous substance is a carcinogen with a mutagenic mode of action. The cancer potency values used in calculating VIAP SLs are modified using age-dependent adjustment factors for those carcinogenic chemicals identified as mutagenic.
DATA Insufficient physical chemical parameters to calculate a VIAP SL for specified media. If detections are present in specified media, health-based soil vapor value should be used to evaluate risk.
GSIP groundwater surface water interface protection
ID Insufficient data to develop criterion.
NA not available
NLL Not likely to leach under most soil conditions.
NLV Not likely to volatilize under most conditions.
SL screening level
VIAP volatilization to indoor air pathway
VSIC volatile soil inhalation criteria
\\ftch\allprojects\2020\201515\WORK\Rept\BEA\TBL01_DataSummary-Soil-Res_2020_0114.xlsx 1/19/2021
Fishbeck | 1 of 1
Table 2 - Groundwater Data Summary
Baseline Environmental Assessment
Leestma Management, LLC, 1148 & 1204 West Western Ave., Muskegon, Muskegon County, MI
December 2020
Monitoring Location: TW-01 TW-02 TW-03 TW-03 TB-01
Residential Flammability
Field Duplicate: Duplicate Residential GSI Water
(1) (1) Groundwater (1) and Explosivity
Laboratory ID: 20L0979-10 20L0979-11 20L0979-12 20L0979-14 20L0979-15 DWC Criteria (1) Solubility (1)
VIAIC SL
Collection Date: 12/30/20 12/30/20 12/30/20 12/30/20 12/30/20
Volatile Organic Compounds CAS Number
Benzene 71-43-2 1U 1U 9.7 9.9 1U 5.0 200 (X) 5,600 1.75E+06 68,000
Polychlorinated Biphenyls CAS Number
Total PCBs (J) 1336-36-3 0.2 U 0.2 U 0.2 UJ 0.2 UJ -- 0.50 0.20 (M); 2.60E-05 45 (S) 44.7 ID
Metals, Total CAS Number
Arsenic (B) 7440-38-2 5U 5U 7.7 7.9 -- 10 10 NLV NA ID
Barium (B) 7440-39-3 100 U 100 U 220 240 -- 2,000 670 (G) NLV NA ID
Cadmium (B) 7440-43-9 1U 1U 7.2 7.3 -- 5.0 3.0 (G,X) NLV NA ID
Chromium, Total (B, H) 7440-47-3 10 U 10 U 33 34 -- 100 11 NLV NA ID
Copper (B) 7440-50-8 5U 5U 150 150 -- 1,000 (E) 13 (G) NLV NA ID
Lead (B) 7439-92-1 3U 3U 180 180 -- 4.0 (L) 34 (G,X) NLV NA ID
Mercury (B) 7439-97-6 0.2 U 0.2 U 0.65 0.61 -- 2.0 0.0013 56 (S) 56 ID
Selenium (B) 7782-49-2 5U 5U 5U 5U -- 50 5.0 NLV NA ID
Silver (B) 7440-22-4 1U 1U 1U 1U -- 34 0.20 (M); 0.060 NLV NA ID
Zinc (B) 7440-66-6 50 U 50 U 190 190 -- 2,400 170 (G) NLV NA ID
Results expressed in µg/L.
Bolded values exceed an applicable criterion and/or screening level.
Underlined compounds classified as polynuclear aromatic compounds.
Data Qualifiers:
J Estimated value
U Not detected above the given limit
Footnotes/Abbreviations:
(1)
Part 201 Groundwater Generic Cleanup Criteria/Part 213 Tier 1 Risk-based Screening Levels, January 10, 2018 (GSI Criteria Updated June 25, 2018).
(2)
EGLE Volatilization to Indoor Air Pathway Screening Levels, September 4, 2020.
(B) Background, as defined in R 299.5701(b), may be substituted if higher than the calculated criterion.
(E) Aesthetic drinking water (DW) value. Notice of aesthetic impact may be employed as an institutional control if concentration exceeds the aesthetic DWC but not the health-based DW value.
(G) Criterion dependent on receiving surface water (SW) hardness; calculated criteria based on water hardness of 150 mg/L.
(H) Data provided for total Chromium only; compare to hexavalent Chromium criteria.
(J) Substance present in several isomer forms; isomer concentrations must be added together for comparison to criteria.
(JT) Substance present in several isomer forms. The VIAP SL may be used for the individual isomer provided that it is sole isomer detected; however, when multiple isomers are detected in a medium,
(L) Concentrations up to the State action level of 15 µg/L may still allow for DW use if soil concentrations are below 400 mg/Kg.
(M) Calculated criterion is below the target detection limit (TDL); first number is the criterion (TDL), the second is the risk-based value.
(M*) The VIAP SL may be below target detection limits (TDL). In accordance with Sec. 20120a(10) when the TDL for a hazardous substance is greater than the developed VIAP SL, the TDL is used to
(S) Criterion defaults to the hazardous substance-specific water solubility limit.
(W) Concentrations of trihalomethanes must be added together to determine compliance with the DWC.
(X) Criterion is not protective for SW used as a DW source.
(AA) Use 10,000 µg/L where GW enters a structure through the use of a water well, sump or other device. Use 28,000 µg/L for all other uses.
(CC) Insufficient chemical-physical input parameters have been identified to allow the development of a VIAP SL using standard equations. The VIAP SL for GW is developed based solely on the approach that the department uses for shallow GW. If GW detections
are present, soil vapor may be the most appropriate media to evaluate risk.
(DD) Hazardous substance causes developmental effects. Residential VIAP SLs are protective of both prenatal exposure using a pregnant female receptor and postnatal exposure using a child receptor. Prenatal developmental effects may occur after an acute (i.e. short- term) or full-term exposure.
(EE*) The acceptable air concentration (AAC) for the volatile hazardous substance is not derived using standard equations. The hazardous substance may cause adverse human health effects for less than chronic exposures (i.e. short-term or acute). The AAC for this
hazardous substance is the acute or intermediate minimum risk level (MRL) developed by the Agency for Toxic Substances and Disease Registry (ATSDR), a USEPA Integrated Risk Information System (IRIS) acute reference concentration, or an acute initial
(FF*) The AAC for the volatile hazardous substances are based on toxicity values that have been identified to have the potential to cause adverse human health effects for less than chronic exposures (i.e. short-term or acute). The short-term exposure for shallow
groundwater VIAP SLs are based on modification of the standard equations by the department to develop applicable shallow groundwater VIAP SLs.
(MM) Hazardous substance is a carcinogen with a mutagenic mode of action. The cancer potency values used in calculating VIAP SLs are modified using age-dependent adjustment factors for those carcinogenic chemicals identified as mutagenic.
DWC drinking water criterion
GSI groundwater surface water interface
ID Insufficient data to develop criterion.
NA not available
NLV Not likely to volatilize under most conditions.
SL screening level
TX The Remediation and Redevelopment Division Toxicology Unit has not identified an inhalation toxicity value for the hazardous substance at the date of publication of these values.
VIAIC volatilization to indoor air inhalation criteria
VIAP volatilization to indoor air pathway
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Attachment C
Resolutions Approving the Brownfield Plan
Amendment
Attachment D
Reimbursement Agreement
DEVELOPMENT AND REIMBURSEMENT AGREEMENT
This DEVELOPMENT AND REIMBURSEMENT AGREEMENT (the “Agreement”)
is made on _________, ______, by and among the CITY OF MUSKEGON
BROWNFIELD REDEVELOPMENT AUTHORITY, a Michigan public body corporate
whose address is 933 Terrace Street, Muskegon, Michigan 49443 (the “Authority”), the
CITY OF MUSKEGON, a public body corporate whose address is 933 Terrace Street,
Muskegon, Michigan 49443 (the “City”), and Adelaide Pointe QOZB, LLC, a Michigan
limited liability company whose address is 1204 West Western Avenue, Muskegon,
Michigan 49441 (the “Developer”).
RECITALS
A. Pursuant to P.A. 381 of 1996, as amended (“Act 381”), the Authority
approved and recommended a Brownfield Plan which was duly approved by the City (the
“Plan”). The Plan was amended on _________ (the “Amendment,” and, together with
the Plan, the “Brownfield Plan” – See Exhibit A) to identify a new marina, boat storage,
commercial/residential redevelopment project proposed by Developer and the City.
B. The Brownfield Plan includes specific eligible activities associated with the
Developer’s plan to develop approximately 35 acres of land located at 1148 & 1204 West
Western Avenue in Muskegon, Michigan (collectively, the “Developer Property”).
C. The Brownfield Plan also includes specific eligible activities associated with
the City’s plan to make improvements to the public infrastructure associated with the
development.
D. The Developer owns the Developer Property, which is included in the
Brownfield Plan as an “eligible property” because it was determined to be a “facility”, as
defined by Part 201 of the Natural Resources and Environmental Protection Act (“Part
201”), or adjacent and contiguous to an “eligible property.”
E. The Developer intends to conduct eligible activities on the Developer
Property including revitalizing existing site structures for boat storage, busines offices,
and lease space (approx. 218,000 sf); creation of a new 280 slip marina and construction
of a three-story, mixed-use building with ground level retail and office space, a second-
floor restaurant, and third floor deck area (approx. 7,500 sf); 50 boat condos (totaling
approx. 250,000 gross sf); and 250 - 300 residential condo units (averaging approx. 1,500
sf each) within a six building footprint (the “Project”), including department specific
activities, demolition, site preparation and infrastructure improvement activities, a 15%
contingency and brownfield plan/work plan preparation and development, as described
in the Brownfield Plan, with an estimated cost of $54,166,757 (the “Developer Eligible
Activities”). As part of the Project, the City also intends to conduct certain eligible public
infrastructure improvement activities, as described in the Brownfield Plan, with an
estimated cost of $12,608,621 (the “City Eligible Activities”). All of the Developer
Eligible Activities and the City Eligible Activities (together, the “Eligible Activities”) are
eligible for reimbursement under Act 381. The total cost of the Eligible Activities, including
contingencies, are $66,775,378 (the “Total Eligible Brownfield TIF Costs”).
F. Act 381 permits the Authority to capture and use local and certain school
property tax revenues generated from the incremental increase in property value of a
redeveloped brownfield site constituting an “eligible property” under Act 381 (the
“Brownfield TIF Revenue”) to pay or to reimburse the payment of Eligible Activities
conducted on the “eligible property.” The Brownfield TIF Revenue will be used to
reimburse the Developer for the Developer Eligible Activities and the City for the City
Eligible Activities incurred and approved for the Project.
G. In accordance with Act 381, the parties desire to establish the procedure for
using the available Brownfield TIF Revenue generated from the Property to reimburse the
Developer and the City for completion of Eligible Activities on the Property in an amount
not to exceed the Total Eligible Brownfield TIF Costs.
NOW, THERFORE, the parties agree as follows:
1. Reimbursement Source.
(a) During the Term (as defined below) of this Agreement, and except as set
forth in paragraph 2 below, the Authority shall reimburse the Developer and City for the
costs of their Eligible Activities conducted on the Developer Property from the Brownfield
TIF Revenue collected from the real and taxable personal property taxes on the
Developer Property. The amount reimbursed to the Developer and City, respectively, for
their Eligible Activities shall not exceed the Total Eligible Brownfield TIF Costs, and
reimbursements shall be made on approved costs submitted and approved in connection
with the Developer Eligible Activities and the City Eligible Activities, as follows:
(i) the Authority shall first pay 100% of available Brownfield TIF Revenue to
the City to reimburse the cost of City Eligible Activities up to $12,608,621 for costs;
and
(ii) the Authority shall, following reimbursement to the City of the first
$12,608,621 described in 1(a)(i) above, pay 100% of available Brownfield TIF
Revenue to Developer to reimburse the cost of the remaining Developer Eligible
Activities submitted and approved for reimbursement by the Authority until
Developer is fully reimbursed; and
(b) The Authority shall capture Brownfield TIF Revenue from the Property and
reimburse the Developer and City for their Eligible Activities until the earlier of the City
and Developer each being fully reimbursed or December 31, 2051. Unless otherwise
prepaid by the Authority, payments to the City and Developer shall be made on a semi-
annual basis as incremental local taxes are captured and available.
2
2. Developer Reimbursement Process.
(a) The Developer shall submit to the Authority, not more frequently than on a
quarterly basis, a “Request for Cost Reimbursement” for Developer Eligible Activities paid
for by the Developer during the prior period. All costs for the Developer Eligible Activities
must be consistent with the approved Brownfield Plan. The Developer must include
documentation sufficient for the Authority to determine whether the costs incurred were
for Developer Eligible Activities, including detailed invoices and proof of payment. Copies
of all invoices for Developer Eligible Activities must note what Developer Eligible Activities
they support.
(b) Unless the Authority disputes whether such costs are for Developer Eligible
Activities within thirty (30) days after receiving a Request for Cost Reimbursement from
the Developer, the Authority shall pay the Developer the amounts for which submissions
have been made pursuant to paragraph 2(a) of this Agreement in accordance with the
priority set forth in paragraph 1, from which the submission may be wholly or partially paid
from available Brownfield TIF Revenue from the Developer Property.
(i) The Developer shall cooperate with the Authority’s review of its
Request for Cost Reimbursement by providing supplemental information and
documentation which may be reasonably requested by the Authority.
(ii) If the Authority determines that requested costs are ineligible for
reimbursement, the Authority shall notify the Developer in writing of its reasons for
such ineligibility within the Authority’s thirty (30) day period of review. The
Developer shall then have thirty (30) days to provide supplemental information or
documents to the Authority demonstrating that the costs are for Developer Eligible
Activities and are eligible for reimbursement.
(c) If a partial payment is made to the Developer by the Authority because of
insufficient Brownfield TIF Revenue captured in the semi-annual period for which
reimbursement is sought, the Authority shall make additional payments toward the
remaining amount within thirty (30) days of its receipt of additional Brownfield TIF
Revenue from the Developer Property until all of the amounts for which submissions have
been made have been fully paid to the Developer, or by the end of the Term (as defined
below), whichever occurs first. The Authority is not required to reimburse the Developer
from any source other than Brownfield TIF Revenue.
(d) The Authority shall send all payments to the Developer by registered or
certified mail, addressed to the Developer at the address shown above, or by electronic
funds transfer directly to the Developer’s bank account. The Developer may change its
address by providing written notice sent by registered or certified mail to the Authority.
3. City Reimbursement Process.
(a) The City shall submit to the Authority, not more frequently than on a
quarterly basis, a “Request for Cost Reimbursement” for City Eligible Activities paid for
by the City during the prior period. All costs for the City Eligible Activities must be
3
consistent with the approved Brownfield Plan. The City must include documentation
sufficient for the Authority to determine whether the costs incurred were for City Eligible
Activities, including detailed invoices and proof of payment. Copies of all invoices for City
Eligible Activities must note what City Eligible Activities they support.
(b) Unless the Authority disputes whether such costs are for City Eligible
Activities within thirty (30) days after receiving a Request for Cost Reimbursement from
the City, the Authority shall pay the City the amounts for which submissions have been
made pursuant to paragraph 3(a) of this Agreement in accordance with the priority set
forth in paragraph 1, from which the submission may be wholly or partially paid from
available Brownfield TIF Revenue from the Developer Property.
(i) The City shall cooperate with the Authority’s review of its Request for
Cost Reimbursement by providing supplemental information and documentation
which may be reasonably requested by the Authority.
(ii) If the Authority determines that requested costs are ineligible for
reimbursement, the Authority shall notify the City in writing of its reasons for such
ineligibility within the Authority’s thirty (30) day period of review. The City shall
then have thirty (30) days to provide supplemental information or documents to the
Authority demonstrating that the costs are for City Eligible Activities and are eligible
for reimbursement.
(c) If a partial payment is made to the City by the Authority because of
insufficient Brownfield TIF Revenue captured in the semi-annual period for which
reimbursement is sought, the Authority shall make additional payments toward the
remaining amount within thirty (30) days of its receipt of additional Brownfield TIF
Revenue from the Developer Property until all of the amounts for which submissions have
been made have been fully paid to the City, or by the end of the Term (as defined below),
whichever occurs first. The Authority is not required to reimburse the City from any source
other than Brownfield TIF Revenue.
(d) The Authority shall send all payments to the City by registered or certified
mail, addressed to the City at the address shown above, or by electronic funds transfer
directly to the City’s bank account. The City may change its address by providing written
notice sent by registered or certified mail to the Authority.
4. Term of Agreement.
The Authority’s obligation to reimburse the City and Developer for the Total Eligible
Brownfield TIF Costs incurred by each party under this Agreement shall terminate the
earlier of the date when all reimbursements to the City and Developer required under this
Agreement have been made or December 31, 2051 (the “Term”). If the Brownfield TIF
Revenue ends before all of the Total Eligible Brownfield TIF Costs have been fully
reimbursed to the City and Developer, the last reimbursement payment by the Authority
shall be paid from the summer and winter tax increment revenue collected during the final
year of this Agreement.
4
5. Adjustments.
If, due to an appeal of any tax assessment or reassessment of any portion of the
Developer Property, or for any other reason, the Authority is required to reimburse any
Brownfield TIF Revenue to any tax levying unit of government, the Authority may deduct
the amount of any such reimbursement, including interest and penalties, from any
amounts due and owing to the Developer and City. If all amounts due to the City and
Developer under this Agreement have been fully paid or the Authority is no longer
obligated to make any further payments to the City or Developer, the Authority shall
invoice the Developer and City for the amount of such reimbursement and the Developer
and City shall pay the Authority such invoiced amount within thirty (30) days of the receipt
of the invoice. Amounts withheld by or invoiced and paid to the Authority by the Developer
and City pursuant to this paragraph shall be reinstated as Developer Eligible Activities
and City Eligible Activities, respectively, for which the Developer and City shall have the
opportunity to be reimbursed in accordance with the terms, conditions, and limitations of
this Agreement. Nothing in this Agreement shall limit the right of the Developer to appeal
any tax assessment.
6. Legislative Authorization.
This Agreement is governed by and subject to the restrictions set forth in Act 381.
If there is legislation enacted in the future that alters or affects the amount of Brownfield
TIF Revenue subject to capture, eligible property, or Eligible Activities, then the
Developer’s and City’s rights and the Authority’s obligations under this Agreement shall
be modified accordingly as required by law, or by agreement of the parties.
7. Notices.
All notices shall be given by registered or certified mail addressed to the parties at
their respective addresses as shown above. Any party may change the address by
written notice sent by registered or certified mail to the other party.
8. Assignment.
This Agreement and the rights and obligations under this Agreement shall not be
assigned or otherwise transferred by any party without the consent of the other party,
which shall not be unreasonably withheld, provided, however, the Developer and City
may assign their interest in this Agreement to an affiliate without the prior written consent
of the Authority if such affiliate acknowledges its obligations to the Authority under this
Agreement upon assignment in writing on or prior to the effective date of such
assignment, provided, further, that the Developer and City may each make a collateral
assignment of their share of the Brownfield TIF Revenue for project financing purposes.
As used in this paragraph, “affiliate” means any corporation, company, partnership,
limited liability company, trust, sole proprietorship or other entity or individual which (a) is
owned or controlled by the Developer or City, (b) owns or controls the Developer or City
or (c) is under common ownership or control with the Developer or City. This Agreement
5
shall be binding upon and inure to the benefit of any successors or permitted assigns of
the parties.
9. Entire Agreement.
This Agreement supersedes all agreements previously made between the parties
relating to the subject matter. There are no other understandings or agreements between
the parties.
10. Non-Waiver.
No delay or failure by either party to exercise any right under this Agreement, and
no partial or single exercise of that right, constitutes a waiver of that or any other right,
unless otherwise expressly provided herein.
11. Governing Law.
This Agreement shall be construed in accordance with and governed by the laws
of the State of Michigan.
12. Counterparts.
This Agreement may be executed in two or more counterparts, each of which shall
be deemed an original but all of which together shall constitute one and the same
instrument.
[Signature page follows]
6
The parties have executed this Agreement on the date set forth above.
CITY OF MUSKEGON BROWNFIELD
REDEVELOPMENT AUTHORITY
_______________________________
By:
Its:
CITY OF MUSKEGON
_______________________________
By:
Its:
ADELAIDE POINTE QOZB, LLC
_______________________________
By:
Its:
19886336-2
Signature Page to Development and Reimbursement Agreement
EXHIBIT A
Copy of Brownfield Plan
8
Muskegon Downtown Development Authority
Agenda item A for 11-9-21
Acceptance of financial statement Oct. 31, 2021
Requesting party: City Economic Development
Outline of request: Staff is asking the DDA board to review and accept the financial statement
for Oct. 31, 2021.
Background: The finances of the DDA are status quo since the last meeting
Staff comments: None
Staff recommendation: To accept the Oct. 31, 2021 financial statement.
Suggested motion: I move to accept the Oct. 31, 2021 financial statement.
DDA FINANCIAL FOR 10/31/2021
FY TOTALS
Revenues FY 2020-21 BUDGET FY2020-21 ACTUAL FY2021-22 BUDGET OCTOBER 31, 2021
Tax Increment $ 490,931.00 $ 490,931.00 $ 310,287.00 $ -
Reimbursement - State $ - $ - $ -
Event Revenue* $ - $ -
Trans From Capital Projects Fund $ - $ -
Interest Income $ 100.00 $ 578.94 $ - $ -
Fundraising Revenue
BID Income (or $50,000 levy)** $ 112,653.00 $ 50,000.00 $ 17,000.00 $ -
Sponsorship $ - $ - $ -
Former Mall Brownfield Income (GF) $ - $ - $ -
Total $ 603,684.00 $ 541,509.94 $ 327,287.00 $ -
Expenses FY 2020-21 FY2020-21 ACTUAL FY 2021-22 FY 2021-22
Business Dev. Manager Wages $ 73,781.00 $ 75,024.35 $ 22,843.13
Trans to GF - Marketing, Events, Overhead $ - $ -
FICA (7.65%) $ 5,848.00 $ 5,651.85 $ - $ 2,055.88
Workers Comp (2%) $ 410.00 $ 430.76 $ - $ 145.15
Insurance $ 7,748.00 $ - $ 1,641.77
Residency Bonus (4%) $ 2,743.00 $ 4,881.40 $ -
Life Insurance (0.24%) $ 270.00 $ 301.84 $ - $ 109.36
401(k) (6%) $ 8,000.00 $ 6,756.40 $ - $ 2,377.81
Total Salaries/Benefits $ 98,800.00 $ 93,046.60 $ 95,500.00 $ 29,173.10
Walkability Improvements $ - $ -
Streetscape/Wayfinding / Walkability $ - $ -
Public Art (Downtown Initiative) $ - $ -
Landscaping $ 3,000.00 $ 15,000.00
Snow Removal $ -
Façade Program $ - $ -
Financial Incentives $ - $ -
Downtown Park(s)**** $ - $ 3,598.80 $ 9,000.00 $ 6,099.77
Marketing/Promotions $ - $ 9,703.22 $ 32,000.00 $ 1,003.04
Blight $ -
Office Space and Misc Operating $ - $ 6,909.23 $ 9,000.00 $ 2,849.10
Total Recurring Costs $ - $ 23,211.25 $ 65,000.00 $ 9,951.91
Morris Street Lot $ - $ - $ -
Taste of Muskegon $ - $ -
Lakeshore Art Festival $ -
Projects and Events $ - $ - $ - $ -
County Debt Payments ($1M) $ - $ 134,072.00 $ -
Mercy Health Arena HVAC/Roof******* $ 208,051.00 $ 208,051.00 $ 130,000.00
Other Debt Payments (smartzone) $ - $ - $ -
Total Debt Payments $ 208,051.00 $ 342,123.00 $ 130,000.00 $ -
Total Expenses $ 306,851.00 $ 458,380.85 $ 290,500.00 $ 39,125.01
Net Rev/Expenses $ 296,833.00 $ 83,129.09 $ 36,787.00 $ (39,125.01)
Fund Balance at Beginning of Year $ 6,347.00 $ 89,476.09
Fund Balance at End of Year $ 89,476.09 $ 50,351.08
O:\Planning\COMMON\DDA - BRA\DDA - BRA 2021 - current year\110921 DDABRA meeting\DDA financials 11-9-21
EVENTS FINANCIAL FOR 10/31/2021
FY TOTALS OCTOBER
Revenues FY 2020-21 BUDGET FY2020-21 ACTUAL FY2021-22 BUDGET 31, 2021
Tax Increment $ - $ - $ - $ -
Reimbursement - State $ - $ - $ -
Event Revenue* $ 96,200.00 $ 75,635.38 $ 161,750.00 $ 52,759.00
Trans From Capital Projects Fund $ - $ -
Interest Income $ - $ - $ - $ -
Fundraising Revenue** $ 5,000.00 $ 5,009.78 $ 5,000.00 $ -
BID Income (or $50,000 levy)** $ - $ - $ - $ -
Sponsorship $ 70,000.00 $ 37,680.00 $ 87,000.00 $ 19,130.00
Former Mall Brownfield Income (GF) $ - $ - $ -
Total $ 171,200.00 $ 118,325.16 $ 253,750.00 $ 71,889.00
Expenses FY 2020-21 FY2020-21 ACTUAL FY 2021-22 FY 2021-22
Business Dev. Manager Wages $ - $ - $ - $ -
Trans to GF - Marketing, Events, Overhead $ - $ - $ - $ -
FICA (7.65%) $ - $ - $ - $ -
Workers Comp (2%) $ - $ - $ - $ -
Insurance $ - $ - $ - $ -
Residency Bonus (4%) $ - $ - $ - $ -
Life Insurance (0.24%) $ - $ - $ - $ -
401(k) (6%) $ - $ - $ - $ -
Total Salaries/Benefits $ - $ - $ - $ -
Walkability Improvements $ - $ - $ - $ -
Streetscape/Wayfinding / Walkability $ - $ - $ - $ -
Public Art (Downtown Initiative) $ - $ - $ - $ -
Landscaping $ - $ - $ - $ -
Snow Removal $ - $ - $ - $ -
Façade Program $ - $ - $ - $ -
Financial Incentives $ - $ - $ - $ -
Downtown Park(s)**** $ - $ - $ - $ -
Marketing/Promotions $ - $ - $ - $ -
Blight $ - $ - $ - $ -
Office Space and Misc Operating $ - $ - $ - $ -
Total Recurring Costs $ - $ - $ - $ -
Morris Street Lot $ - $ - $ -
Taste of Muskegon $ 2,600.00 $ 2,210.24 $ 65,375.00 $ 70,368.68
Lakeshore Art Festival $ 159,279.00 $ 120,497.72 $ 159,279.00 $ 14,109.22
Projects and Events $ 161,879.00 $ 122,707.96 $ 224,654.00 $ 84,477.90
County Debt Payments ($1M) $ - $ - $ -
Mercy Health Arena HVAC/Roof******* $ - $ - $ -
Other Debt Payments (smartzone) $ - $ - $ -
Total Debt Payments $ - $ - $ - $ -
Total Expenses $ 161,879.00 $ 122,707.96 $ 224,654.00 $ 84,477.90
Net Rev/Expenses $ 9,321.00 $ (4,382.80) $ 29,096.00 $ (12,588.90)
Fund Balance at Beginning of Year $ - $ (4,382.80)
Fund Balance at End of Year $ (4,382.80) $ (16,971.70)
O:\Planning\COMMON\DDA - BRA\DDA - BRA 2021 - current year\110921 DDABRA meeting\DDA financials 11-9-21
BID FINANCIAL FOR 10/31/2021
FY TOTALS OCTOBER
Revenues FY 2020-21 BUDGET FY2020-21 ACTUAL FY2021-22 BUDGET 31, 2021
Tax Increment $ - $ - $ - $ -
Reimbursement - State $ - $ - $ - $ -
Event Revenue* $ - $ - $ - $ -
Trans From Capital Projects Fund $ - $ - $ - $ -
Interest Income $ - $ 631.12 $ - $ -
Fundraising Revenue** $ - $ - $ - $ -
BID Income (or $50,000 levy)** $ - $ 115,306.55 $ 112,000.00 $ 3,972.68
Sponsorship $ - $ - $ - $ -
Former Mall Brownfield Income (GF) $ - $ - $ -
Total $ - $ 115,937.67 $ 112,000.00 $ 3,972.68
Expenses FY 2020-21 FY2020-21 ACTUAL FY 2021-22 FY 2021-22
Business Dev. Manager Wages $ - $ - $ - $ -
Trans to GF - Marketing, Events, Overhead $ - $ - $ - $ -
FICA (7.65%) $ - $ - $ - $ -
Workers Comp (2%) $ - $ - $ - $ -
Insurance $ - $ - $ - $ -
Residency Bonus (4%) $ - $ - $ - $ -
Life Insurance (0.24%) $ - $ - $ - $ -
401(k) (6%) $ - $ - $ - $ -
Total Salaries/Benefits $ - $ - $ - $ -
Bid Expenses $ - $ 159,762.00 $ - $ 2,000.00
Streetscape/Wayfinding / Walkability $ - $ - $ - $ -
Public Art (Downtown Initiative) $ - $ - $ - $ -
Landscaping $ - $ - $ 65,000.00 $ 5,202.26
Snow Removal $ - $ - $ 30,000.00 $ -
Façade Program $ - $ - $ - $ -
Financial Incentives $ - $ - $ - $ -
Downtown Park(s)**** $ - $ - $ - $ -
Marketing/Promotions $ - $ - $ - $ -
Blight $ - $ - $ - $ -
Office Space and Misc Operating $ - $ - $ 17,000.00 $ -
Total Recurring Costs $ - $ 159,762.00 $ 112,000.00 $ 7,202.26
Morris Street Lot $ - $ - $ - $ -
Taste of Muskegon $ - $ - $ - $ -
Lakeshore Art Festival $ - $ - $ - $ -
Projects and Events $ - $ - $ - $ -
County Debt Payments ($1M) $ - $ - $ -
Mercy Health Arena HVAC/Roof******* $ - $ - $ -
Other Debt Payments (smartzone) $ - $ - $ -
Total Debt Payments $ - $ - $ - $ -
Total Expenses $ - $ 159,762.00 $ 112,000.00 $ 7,202.26
Net Rev/Expenses $ - $ (43,824.33) $ - $ (3,229.58)
Fund Balance at Beginning of Year $ - $ (43,824.33)
Fund Balance at End of Year $ (43,824.33) $ (47,053.91)
O:\Planning\COMMON\DDA - BRA\DDA - BRA 2021 - current year\110921 DDABRA meeting\DDA financials 11-9-21
TOTAL FINANCIAL FOR 10/31/2021
FY TOTALS
Revenues FY 2020-21 BUDGET FY2020-21 ACTUAL FY2021-22 BUDGET OCTOBER 31, 2021
Tax Increment $ 490,931.00 $ 490,931.00 $ 310,287.00 $ -
Reimbursement - State $ - $ - $ - $ -
Event Revenue* $ 96,200.00 $ 75,635.38 $ 161,750.00 $ 52,759.00
Trans From Capital Projects Fund $ - $ - $ - $ -
Interest Income $ 100.00 $ 1,210.06 $ - $ -
Fundraising Revenue** $ 5,000.00 $ 5,009.78 $ 5,000.00 $ -
BID Income (or $50,000 levy)** $ 112,653.00 $ 165,306.55 $ 129,000.00 $ 3,972.68
Sponsorship $ 70,000.00 $ 37,680.00 $ 87,000.00 $ 19,130.00
Former Mall Brownfield Income (GF) $ - $ - $ - $ -
Total $ 774,884.00 $ 775,772.77 $ 693,037.00 $ 75,861.68
Expenses FY 2020-21 FY2020-21 ACTUAL FY 2021-22 FY 2021-22
Business Dev. Manager Wages $ 73,781.00 $ 75,024.35 $ - $ 22,843.13
Trans to GF - Marketing, Events, Overhead $ - $ - $ - $ -
FICA (7.65%) $ 5,848.00 $ 5,651.85 $ - $ 2,055.88
Workers Comp (2%) $ 410.00 $ 430.76 $ - $ 145.15
Insurance $ 7,748.00 $ - $ - $ 1,641.77
Residency Bonus (4%) $ 2,743.00 $ 4,881.40 $ - $ -
Life Insurance (0.24%) $ 270.00 $ 301.84 $ - $ 109.36
401(k) (6%) $ 8,000.00 $ 6,756.40 $ - $ 2,377.81
Total Salaries/Benefits $ 98,800.00 $ 93,046.60 $ 95,500.00 $ 29,173.10
BID Expenses $ - $ 159,762.00 $ - $ 2,000.00
Streetscape/Wayfinding / Walkability $ - $ - $ - $ -
Public Art (Downtown Initiative) $ - $ - $ - $ -
Landscaping $ - $ 3,000.00 $ 80,000.00 $ 5,202.26
Snow Removal $ - $ - $ 30,000.00 $ -
Façade Program $ - $ - $ - $ -
Financial Incentives $ - $ - $ - $ -
Downtown Park(s)**** $ - $ 3,598.80 $ 9,000.00 $ 6,099.77
Marketing/Promotions $ - $ 9,703.22 $ 32,000.00 $ 1,003.04
Blight $ - $ - $ - $ -
Office Space and Misc Operating $ - $ 6,909.23 $ 26,000.00 $ 2,849.10
Total Recurring Costs $ - $ 182,973.25 $ 177,000.00 $ 17,154.17
Morris Street Lot $ - $ - $ - $ -
Taste of Muskegon $ 2,600.00 $ 2,210.24 $ 65,375.00 $ 70,368.68
Lakeshore Art Festival $ 159,279.00 $ 120,497.72 $ 159,279.00 $ 14,109.22
Projects and Events $ 161,879.00 $ 122,707.96 $ 224,654.00 $ 84,477.90
County Debt Payments ($1M) $ - $ 134,072.00 $ - $ -
Mercy Health Arena HVAC/Roof******* $ 208,051.00 $ 208,051.00 $ 130,000.00 $ -
Other Debt Payments (smartzone) $ - $ - $ - $ -
Total Debt Payments $ 208,051.00 $ 342,123.00 $ 130,000.00 $ -
Total Expenses $ 468,730.00 $ 740,850.81 $ 627,154.00 $ 130,805.17
Net Rev/Expenses $ 306,154.00 $ 34,921.96 $ 65,883.00 $ (54,943.49)
Fund Balance at Beginning of Year $ 6,347.00 $ 41,268.96
Fund Balance at End of Year $ 41,268.96 $ (13,674.53)
O:\Planning\COMMON\DDA - BRA\DDA - BRA 2021 - current year\110921 DDABRA meeting\DDA financials 11-9-21
Muskegon Downtown Development Authority
Agenda item for B 11-9-21
Approval of Livability ad for 2022
Requesting party: City Economic Development
Outline of request: Staff is asking the DDA board authorize the purchase of a Livability
Magazine advertisement for 2022 in conjunction with the city.
Background: The BID has purchased the Livability Magazine advertisement the past three years
in conjunction with the City of Muskegon, splitting the costs 50-50. The magazine is a significant
sales piece brought to Muskegon by the chamber of commerce. The city and the BID sold the
idea of living in Muskegon in the past ads.
Staff comments: City Manager Frank Peterson will split the cost of a two-page Brand Story ad in
the magazine again focusing on living in downtown and the city. The total cost is $11,220 with
the DDA share $5,610. The funds would come from the DDA’s marketing line item, which is
$32,000.
Staff recommendation: To authorize splitting the cost of the 2022 Livability Ad with the city for
a DDA cost of $5,610.
Suggested motion: I move to spend $5,610 in DDA marketing funds on the 2022 Livability
magazine advertisement.
Brand
Brand Stories
STORIES
Tell the story of your business or organization through a Brand Story, a special sponsored article written and
designed in the overall tone and style of the publication. Your branded story could be an overview, focus on
your company’s history, highlight a new initiative, detail philanthropic efforts or spotlight your involvement in
the community or your industry.
The program begins when someone from our editorial team sends an introductory email explaining the
process, photo requirements and any critical dates. We’ll work with you to ensure the article has credible third-
party authenticity and maximum readability and interest to the magazine’s audience.
Taking I “We’ve created more than
n 2010, U.S technology blossomed into a true
Employ
and retail company partnership alongside
Amazon ventured Amazon’s deepening 25,000 full- and part-time
Corporate Citizenship
jobs in Tennessee, and we’re
Come Firesets
southeast from Seattle commitment to Tennessee.
and began planting roots
HEIGHTS
“We’re proud of our more
in Tennessee. Pleased
to welcome the economic
than $9 billion in just getting started.”
investments across
to New
investment and high-
Tennessee and to be – Holly Sullivan, Head of Worldwide Economic
paying jobs, the state
creating economic Development at Amazon
happily invited the new
opportunity for the state
neighbor from the West
and its residents,” says
Economic Analysis Collins Aerospac
e
Coast to make themselves Amazon also has taken a
Holly Sullivan, head of
Amazon invests generously
at home here in the
Mid-South.
Worldwide Economic
indicates more than
12,700 jobs have been
leadership role in tackling
long-term issues, recently
takes a human
Development at Amazon.
in Tennessee’s future A little more than a
“From customer
created on top of the announcing a large gift to approach to keep
company’s direct hires address housing insecurity.
decade later, that early
fulfillment centers employees heal
y Per fect
in Tennessee.
relationship has
in Memphis and
“Amazon’s $2.25 million
thy
Chattanooga to Amazon
And then there’s the donation to The Housing
and happy
Practicall
convenience factor with Fund will immediately Collins Aero
ES
Nashville, our corporate
space, a glob
four delivery stations, support hundreds of
defense indu al leader in the
POTATO
office currently under
a Prime Now hub, six families across Nashville, stry, know aerospace and
construction in Music City,
of its success. s its employee “At my core,
we’ve created more than
Whole Foods Markets a community we are
s are the back I believe that
25,000 full- and part-time
and an Amazon Books now proud to call home,”
At its Cedar
bone a strong, diver
se and inclus
location, making it easy Sullivan says. Rapids locati culture is found ive
jobs in Tennessee, and approximat on, ational to our
y Devereux, who
ec on om
to have essentials and ely 8,000 peopl long-term
we’re just getting started.” And while the company e leads opera success,” he
o’s ag extras delivered to the work on techn onboarding tions and says.
ologic “And, ultim
Co lor ad
has proven ready and ally advanced for talent acqui ately, it will
Equally impactful is the solutions for
pa rt of
door – a benefit that
willing to step up in a commercial Collins Aeros sition at us to emerg enable
a key indirect benefit of having became even more critical business aviati and pace, a unit of Rayth e stronger from
s an d crisis, like any good on and the Technologie eon current challe the
s. “It would
iou such a large Amazon milita ry.
150+
nges we face.”
s, de lic
during the pandemic. benef it
k neighbor, Amazon is In return for employees
the wor at every level.”
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presence in the state. their hard When the pande
work,
says, add ing As important as the also happy to celebrate emplo
yees are rewar Not only are mic becam
C). monitor More than 28,000 small economic gains have the milestones. ded with the costs assoc a globa l crisis e
tee (CPA ranges from es and a high-qualit
y work envir with tuitio iated in 2020, Collin
Commit ry issu growers
and medium business been, perhaps the most onment n, academic Aerospace
changed its
s
EY ally the and the oppor fees and
IS VALL regulato In January 2021, coinciding
potato er books cover policies
“We’re actu ng
g consum
sellers and independent tunity to grow to lessen the
SAN LU to educati
per lasting value of having ed, but Collin
est ship with the opening of the their caree in negat ive impac
CRET. markets me etin demand rs. allows partic s Aerospace
second larg this authors in Tennessee Amazon in Tennessee on employees. t
HA S A SE ity pota toes in the
con sum ers about potato have been able to grow has been the company’s
National Museum of
Collin of paid
ipants up to
three hours
time off per
ic commun of fresh table. s Aerospace
57K
es. African American Music offers an week to study “There is no
This scen ,” he continu vers atile vege cha ir their business and their unwavering commitment Employee Schol The . one-size-fi
ts-
d with country Rockey, in Nashville, Amazon ar Program, internationa all solution
superfoo about 21 Sheldon brand in collaboration to truly become part of which l company for famil ies
yields a than a produce rd of donated $1 million to allows eligible emplo
yees to enrol
works hard
to foster a welco during this
ssiu m “We wei ght C Boa with Amazon. the community. unpre ceden
more pota hundred of the CPA wn sponsor several initiatives,classes that l in diverse workf ming, ted
as much
vitamin million r there s, says mor
e being gro are part of
an approved orce. time,” says
banana, . This yea Director ers Acres state
Methodology developed Amazon quickly showed including “A Soundtrack degree/cert
ificate progr
Dantaya Wi
lliams,
with potatoes chief huma
ge, loaded acres potato grow in the by the U.S. Bureau of they were “Nashville for All: Amazon STEAM am. In fact, presid n resources
C as an oran nd 57,000 than 150 “The reimb ent of Collin officer
21M
are s of Raytheon
free from are arou state, r families Strong” when tornadoes Days,” which will help ursement we Aerospace
Stephen Timm Technologie
ants but n in the and thei who want to offer folks s.
antioxid and being grow er demand ripped through Middle support field trips for go back to schoo and the comp says he
To help meet
sodium s are here meeting
consum unparallele l is any’s execu each emplo
gluten, fat, an ideal and 52,000 acre ey.” of potato, Tennessee in March area students. d,” says Heath are comm itted tive team
the company yee’s needs
,
rol. With y type er to globa l diver
choleste Luis Vall for ever erlings dweight 2020. In short order, the equit y and sity, added a temp
t, in the San paved g the fing hundre duc ed A decade after Amazon inclusion. extension orary
environmen legislation
of benefits
includin es pro
“At my core,
growing Farms.
company had boots on for those who
on Federal launch Rockey potato first arrived in Tennessee, needed to trans
der the regi
it’s no won for CPAC’s grown at the ground in affected
the company has really I believe tha schedule and
ition to a part-
time
ing prod
ucer of the way
giving farm
ers
Third-ge
neration neighborhoods, leveraging
and inclusive t a strong, div funded backu
erse
is a lead her become an integral part of and elder care, p child
in 1941,
ion whe
re they
farmers,
he and brot ally their logistics network to
the community – whether culture is fou among other
ndational to
. that ’s actu things.
potatoes
n grow ing an associat
trol the
qua lity
Brendon
are pass ionate
cold , but
it kills
ensure residents and local
delivering products or a our long-t erm “The organ
ization, as
“We’ve bee
in this par
t of could con
products.
As CPAC
about sust
ainable
farming
a bonus
because
s,” Rockey
organizations received
extending a neighborly success.” has done an
amazing job
a whole,
potatoes 1850s,” of their a number critically needed supplies. we are reacti in how
since the to celebrat
e e adopted a lot of pest ing
helping hand. ng to and dealin
and hav by their – Stephen Timm,
Amazon plans to create
Colorado executiv
e prepares s favored s. “Our grow President of with the pande g
Ehrlich, service,
the explain of 5,000 tech and corporate Collins Aerosp mic,” Dever
says Jim years of of practice uding prob ably one jobs over the next few years. ace says, “and eux
rado 80 ains a her, incl area is trying to suppo
of the Colo tion rem grandfat ble in With more than 1,000 employees rt
director organiza rotation t sustaina employees
inistrative state’s livestock the mos s of
already hired, the growing team will as best we
can in terms
e for the utilizing d ,” he add Amazon founder and CEO, Jeff Bezos, attends a 2019 event for the of how every
Potato Adm
be based out of the new Amazon
vita l voic keep ze the nee the country thing is chang
ers, helping to minimi rich soil and Nashville offices, which are scheduled to Amazon Future Engineer program, supporting computer science
ing.”
grow on’s open later this year. education at Metro Nashville Public Schools.
and ts. the regi
ainable for inpu ther ditions that
them sust hy is ano
favo rabl e con
le. Geograp lly perfect AMAZON ECONOMIC DEVELOPMENT
Collins Aerosp
ey secret.
ace unders tands
prof itab n focu s Vall are practica of taking care the import ance
e mai San Luis toes. of its employ
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research
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