Downtown Development Authority Agenda 11-09-2021

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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




                                                -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
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.




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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




Z:\2021\210653\WORK\Rept\Brownfield Plan Amendment\TIF Tables\TB 1 TBL02 and TBL03_TIF_ harbor 31 local only.xlsx
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




Z:\2021\210653\WORK\Rept\Brownfield Plan Amendment\TIF Tables\TB 1 TBL02 and TBL03_TIF_ harbor 31 local only.xlsx
                 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
                                                                                                                                                                   Fishbeck | 1 of 1
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
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Fishbeck | 1 of 1
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
                                                                                                                                                                                                                                                                        Fishbeck | 1 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                                         --          --             --          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




\\ftch\allprojects\2001\01060E\WORK\Rept\Site Char Rpt 2020\Tables\TBL13_GW-Metals-sum_2020_1230.xlsx                                                                                                                                                                             1/11/2021
         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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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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                                                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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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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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




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                                              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




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
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




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
                 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.




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
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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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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                                                      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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                    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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                                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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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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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




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                                                                                                                                                                                                                                                                                                         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.”
Nu trit iou                                                                                      ing that
                                                                                                                                                                                                                                                                                                                                                                                     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
                                                           “Our thre                                                          of                           ing pota                                                                                                                                                                                                                                                                                                                                                                                                                                                                  ees.
                                                                          research
                                                                                       ,                          350 days                      for grow
                                                             areas are                                “We get                  get
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                                                                promotio                                sunshin
                                                                                   Ehrlich                                                                                enjoy
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                                                                                                                                      to the    environ                ure l.
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                                                                                               RED BY                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               SPONSORED
                                                                                  SPO NSO                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               BY COLLINS
                                                                                                                                                                                                                                                                                                                                                                                                                                                               Magiclan
                                                                                                                                                                                                                                                                                                                                                                                                                                                                               d Farm                                                                                                                                                   AEROSPACE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      s,
                                                                                                                                                                                                                                                                                                                                                                                                                                                                               Fremont
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              CSA box
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           es.
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  “We wor
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              k with loca
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             pantries                          l food
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          that reac
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            and recr                    h out to
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         uit them                  people




 PARTNERS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           Whitacr                     to join the
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        e adds.                      CSA,”
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           want to                 “We kno
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       buy frui                 w people
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          but som                  ts and vege
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       e have limi                 tables
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          can’t affo                   ted inco
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        rd them                   me and
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         brings affo               . This     program
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         rdable,
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        healthy                      fresh and
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    food to
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              family mea
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           During                               ltime.”
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       the 2019




            s
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       MFF part                     pilo
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     nered with t program,




     Progres
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      farm outs                       a family
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     ide of Gra
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     that sells                    nd Rapids
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   and deli
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    city rest                  vers prod
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                aurants.                       uce to
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   MF2FCS                    Throug
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                A, the farm               h
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  added an                       ers have
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 extra stop
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  CSA shar                       to
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               es to a loca drop off
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 for thei                       l food pan




                                                                                                                                                                                                                                                                                                                           STOCK
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            r new CSA                           try
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    “We’re crea             members
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      ting a new            .
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               custome
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            r base for
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               grown food                  Michiga
                                                 consin and                                                                                                                                                                                                                                                                                                                                                                                                                                                                     , which                  n-
                                     sity of Wis
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              farmers                       supports




                                                                                                                                                                                                                                                                                                                                  I
                          The Univer




                                                                                                                                                                                                                                                                                                                               FR NG
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           and prom
                                                   ether                                                                                                                                                                                                                                                                                                                                                                                                                                                     agricult                     otes Mic
                                        ovate tog
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          ure,” Wh                     higan
                              WARF inn
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             adding                    itacre says
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        that 17                        ,
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            to particip            CSA farm
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           ate from              s are set
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           funding                       2021-24,




                                                                                                                                                                                                                                                                                                                           THE
                                                                                           ersit y                                                                                                                                                                                                                                                                                                                                                                                                                      period of                     the
                                                                                 10 univ                                                                                                                                                                                                                                                                                                                                                                                                                      “Our mis                 the prog
                                                                      the Top




                                                                                                                                                                                                                                                                                                                                                                                            IDGE
                                                                                                   d,                                                                                                                                                                                                                                                                                                                                                                                                                                               ram.
                                                           among                        the worl                                                                                                                                                                                                                                                                                                                                                                                                                           sion is to
                     K IVERStleON
                                                                            ucers in               ford                                                                                                                                                                                                                                                                                                                                                                                                   lifestyle                      inspire
                                                           patent prod
           WHEN ERI
                                                                                      MIT, Stan                                                                                                                                                                                                                                                                                                                                                                                                                      s and hea                       active
                                  and                                   pace with                                                                                                                                                                                                                                                                                                                                                                                                                        through                   lthy food
                          in Seat                           keeping                    .                                                                                                                                                                                                                                                                                                                                                                                                                             educatio                    choices
                 his life
                    up             n,                                    s Hopkins                                                                                                                                                                                                                                                                                                                                                                                                                      change,                   n, environ
           packed           ison  , Wisconsi                and John                                                                                                                                                                                                                                                                                                                                                                                                                                                commun                       mental
                    in Mad
                                        could be                                      -for ward                                                                                                                                                                                                                                                                                                                                                                                                         policy lead               ity even
           arrived            ression                                     by a tech           ity of                                                                                                                                                                                                                                                                                                                                                                                                                   ership,”              ts and
                     his imp                                 Powered             high qual                                                                                                                                                                                                                                                                                                                                                                                                             explains                     Whitacr
            in 2016,                                                        and                          n                                                                                                                                                                                                                                                                                                                                                                                                         . “We teac                  e
             describe
                      d as déjà
                                 vu.                         economy
                                                                                believes
                                                                                            Wisconsi                                                                                                                                                                                                                     Mi ch iga                                                                                                                                                                    food thro                   h people
                                   in the  Pacific            life,  Iverson
                                                                                       And   with    the                                                                                                                                                                                                                              n Fa rm                                                                                                                                                                      ugh our
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               nutr
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               about
             After two
                         decades              n years          is poised
                                                                             to pop.                can avoi
                                                                                                               d
                                                                                                                                                 of UW; Steve arch                                                                                                                                                                            to Fa mi                                                                                                                                               educatio
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 n program ition
                                   ding seve                                             sight, it                                 Aerial view                                                                                                                                                                                                         ly
              Northwe
                       st – inclu             and               advantag
                                                                             e of hind
                                                                                             equences
                                                                                                           of         Clock wise:
                                                                                                                                   Vice Chan
                                                                                                                                               cellor for
                                                                                                                                                          Rese                                                                                                                                                                                                            co nn ec                                                                                                                   know that                   s. And,
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            we
                        er with
                                in the Bill             on                        ed cons                             Acker man,              tion at UW;
                                                                                                                                                           Erik                                                                                                                                                   More Mic                                                               ts co ns                                                                                                   is a pilla
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    eating a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                variety
              as a lead               datio n – Ivers           the   unintend
                                                                                         ford able   housing
                                                                                                                       and Gradu
                                                                                                                                   ate Educa the Wisconsin
                                                                                                                                               of                                                                                                                                                                             hig
                                                                                                                                                                                                                                                                                                                 are eating an families
                                                                                                                                                                                                                                                                                                                                                                                                  um          er s to                                                                                           r of a hea
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             lthy lifes
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           of foods
                        Gates Foun             to helm                       like unaf                                          (right ), CEO     dation                                                                                                                                                                                                                                                                   far m-fre                                                                   “Michig                            tyle.
               Melinda                                           grow th,                 e crunch.                    Ivers on       arch Foun                                                                                                                                                                               their fru                                                                                                                                                                           an Fitness
                                    Midwest                                                                                                                                                                                                                                                                                                                  and vege
               decampe
                         d to the
                                       ni Rese
                                                 arch            and infra
                                                                               structur
                                                                                                            our         Alumni Rese                                                                                                                                                                              vegetable              its and                         tables by
                                                                                                                                                                                                                                                                                                                                                                                    connec
                                                                                                                                                                                                                                                                                                                                                                                                                                             sh fo od                                             is pleased
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 to be a part
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Founda
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             tion
                                                                                                 to keep                                                                                                                                                                                                                 9, s, tha                          to fresh
                         onsin Alum                                                  nt on us                                                                                                                                                                                                                    COV ID-1          nks                                food grow             ting peo                                                                                             importa
                                                                                                                                                                                                                                                                                                         combat efforts
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    of such
                                                                                                                                                                                                                                                                                                                         of the Mic to the
               the Wisc                                                         mbe                              on                                                                                                                                                                                                                                                                                   ple                                                                                                     nt initiativ
                                   RF).                           “It’s incu                          es, Ivers                                               flagship                                                                                                                           gies to                                                   many loca               n by Mic                   using thei                                                                                                                      an
                          on (WA                                                     th accelerat                                                  onsin’s                                                                                                                             tech nolo                was                                                      l farmers.           higan’s                     r SNAP                                                                 collecti                    e that has
                Foundati                        t                        ” as grow                of  it.”                    ersit  y of Wisc              a                                                                                                               to a                        mun ity Fitness              higan                partners                    This inno              rest,” says           benefits                                                                 ve impact                       a
                             oldest and
                                           mos                    soul
                                                                                 ’s get ahea
                                                                                               d                        Univ
                                                                                                                                     Contribu
                                                                                                                                                   ting  to
                                                                                                                                                                                                                                                                s that led              the enti
                                                                                                                                                                                                                                                                                                 re com                  Founda                                      hip add                     vative                   Jane Whi            to cover                                          hea lthy                   by  improvi
                One of the                        offices          says. “Let                             WARF’s        campus.                            per year
                                                                                                                                                                      to
                                                                                                                                                                                                                                                   cond ition                  of                                                 tion (M                 commer               s a chain                    project                  tacre, an          the                                                 food acce                      ng
                          ul “tech
                                     transfer”                                               includes                                d $30.8
                                                                                                                                                 billion            ison                                                                  weather             –  the  sink ing          galv aniz
                                                                                                                                                                                                                                                                                                  ed.            Wit h fund
                                                                                                                                                                                                                                                                                                                        us to             FF).                      ce for farm            of                         manager                    MFF                                           strength
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            ening Mic
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          ss and
                 successf              F works
                                                   with                          strategy              ure fund          combine                      , UW-Mad                                                               part                  tragedy                     Lake                         that allow       ing prov                    addition                  ers and                  per wee             . “That mea
                              d, WAR                                Iverson’s               lar vent                                  ’s economy                                                                 n Idea is                famous                   gera ld on                      nerships grant, Mic     ing        ided by                       al access                                         k CSA box                ns a $20                                        agricult                    higan’s
                 in the worl                    ze the                          llion-dol                   gies               state                        as  factory,”                             Wisconsi                                          und Fitz                        “It’s part            te and ongo higa n Farm          a USDA    vegetabl               to fresh                   Michiga                of beau                                                                  ural econ
                                          ciali                           timi
                                                                                            er technolo
                                                                                                                         the                          “ide                                  and the                                        the SS Edm                                                immediaCommun                                                                        fruits and                                       tiful                                                                        omy.”
                            to commer                 arise
                                                                     mul
                                                                                nce Badg                                  has been
                                                                                                                                        called an                  tups.                               he says
                                                                                                                                                                                                                .
                                                                                                                                                                                                                                                     in 1975.                           tack le the                    ity Support to Family
                                                                                                                                                                                                                                                                                                                pandemic
                                                                                                                                                                                                                                                                                                                                                                   es for com
                                                                                                                                                                                                                                                                                                                                                                                 munity
                                                                                                                                                                                                                                                                                                                                                                                                                     n-grown
                                                                                                                                                                                                                                                                                                                                                                                                                                fruits and
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 To get invo
                  industry                 ies that                  to adva                    also crea
                                                                                                             ted                                       400 star                             of that,”                   his pass
                                                                                                                                                                                                                                  ion.
                                                                                                                                                                                                                                           Superior                               een                        (MF
                                                                                                                                                                                                                                                                                                           this                     ed Agricul             “The prog                      members          will cost                         vege                                             visit mic          lved or
                             of discover                n-                        outs. He’s                  eting                    more than                           r                                         is
                                                                                                                                                                                                                                                                  nership
                                                                                                                                                                                                                                                                            betw                   es that        2FC SA)                       ture                   ram                                            the part                     tables                                                                   learn mor
                   hundreds                 Wisconsi                  and spin                   ram targ                 yielding                              chancello                              c outreach                    y                                                   chal leng              n says. is an MFF                       with tigh             welcome                .       CSA mem           icipant                                                                    higanfit                         e,
                                ersit y of                                                                                                       n, the vice                                 Scientifi                    universit                  erful part            was put
                                                                                                                                                                                                                                                                                                             enco
                                                                                                                                                                                                                                                                                                           rma    urage the          initiativ                    t food bud            s people                                        $5.”                                                  mi-farm                  ness.org
                   on the Univ                 year   (on                      apeu  tics prog                                             rma                                                              duti es as a                    The pow                  ison                pres  ents,” Acke                   con              e to     the                     gets                       app
                                                                                                                                                                                                                                                                                                                                                                                                                         bers rece                                                                       -to-fami                  /food/
                                         each                          a ther                            s.                Steve    Acke                                                               his                     rites                            Mad                                                              sumptio                   purchase                 , incentiv                roximat               ive                                                                               ly.
                              campus                                               ential med
                                                                                                  icine                                              graduate                                Beyond              rma n co-w l               WAR F and
                                                                                                                                                                                                                                                         UW–                 campus                                                      n of frui                     of healthy              izing                    ely 15 pou
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      TION:




                    Madison             over y a
                                                   day,                high-pot                                  ess.                  arch and                    seat to                              e, Acke                                                    -21. As                                                                         ts paying                         food by             loca lly                   nds of fres
                             one disc                                                              n for succ              for rese                  front row                                exec utiv              in the loca                          in 2020                                                                                              75 percent                                         grown food
                                                                                                                                                                                                                                             to the test
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                FOUNDA




                    average                   d to WAR
                                                          F).
                                                                                      wide visio                                           , has a               ospheric                                  column                    ther                         ed                                                                                  members                of the cost                with nutr                each wee         h,
                                 is disclose                            It’s a state                                        education                 An atm                                  a popular                     the Wea                    ers work                                                                                                  hip with                 of a CSA                                          k, along
                    ever y day,                                                               ece is the                                   n here.               champion
                                                                                                                                                                            s
                                                                                                                                                                                                         er calle
                                                                                                                                                                                                                   d “Ask                     research                                                                                                                       CSA mem
                                                                                                                                                                                                                                                                                                                                                                                                                    ition edu
                                                                                                                                                                                                                                                                                                                                                                                                                               cation reso
                                                                                   centerpi                                                                                                                                       t on
                                                                                                                                                                                                                                                                                                                                                                                                                                                                           AN FITNESS




                                              0 active                                                                       innovatio                ing, he                                  newspap                  lar gues                                                                                                                                                                        prepare
                                                                         But the                                                                                                                                                                      lop and                                                                                                                           bers                      and cook                  urces to
                                e than 2,00 WARF is                                                                                  tist by train             know n
                                                                                                                                                                       as                                    is a regu                        to deve              ,                                                                                                                                   Farmers                their food
                     With mor                    ,                                                                            scien                         l                                  Guys” and                                               vira l tests                                                         MADISON
                                                                           kle
                                           folio                                                                                                      idea                                                                                                                                                                                                                                                        receive                .
                                                                                                                                                                       holds                                                                   deploy


                                                         ow us to tac ges
                              in its port                                                                                                      ored                                                          o.                                                                                                    ONSIN—                                                                                                   full pay
                                                                                                                                                                                                                                                                                                                                                                                                                                                                        : MICHIG




                                                                                                                              a time-hon n Idea,” which                                         publ ic radi
                     patents                                                                                                                                                                                                                                                                           TY OF WISC
                                                                                                                                                                                                                                       nd                      r                                                                                                                                                                     ment for
                                                                                                                                                                                                                          talk s arou               and othe


                                      hips that all
                                                                                                                                             onsi                       ld                                            for                      PPE                                                ERSI                                                                                                                                           the
                                                                                                                               “the Wisc                    arch shou                                       known                ribes the                                           RED BY UNIV
                                                                                                                                                                                                                                                                                                                                                                                                                                                                      PHOTOS




                                                                       en
                                                                                                                                             ersit y rese                                       He’s also                                                                   SPONSO

                       “It ’s partners te and ongoing chall
                                                                                                                               that univ                              sroom.                                          h he desc
                                                                                                                                                       ide  the clas                                       in whic
                                                                                                                                                  outs                                           the state
                                                                                                                                touc h lives                        ctives is
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               Crisp Cou


                                    dia
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         ntry
                                                                                                                                                          ary obje

                                 me
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               Acres,


                         the im                             ts.”
                                                                                                                                             our prim                  industry

                                                        sen
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      Holland
                                                                                                                                 “One of

                                       nd emic preand Graduate Education, UW-Madison
                                                                                                                                                          hips with
                                                                                                                                              relat ions
                                                                                                                                 to build

                          that this pa      r, Research     cello
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             SPO NSO
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       RED BY
                                           man,   Vice Chan                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   MIC HIG
                           — Steve Acker                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                AN FITN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                ESS     FOU NDA
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               TIO N




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