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CITY OF MUSKEGON
DOWNTOWN DEVELOPMENT AUTHORITY
BROWNFIELD REDEVELOPMENT AUTHORITY
JOINT MEETING WITH BUSINESS IMPROVEMENT DISTRICT
DATE OF MEETING: Tuesday, Apr. 11, 2023
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 meeting minutes of March 14, 2023
III. Public comments on agenda items
IV. BRA Business (Contessa Alexander)
A. Brownfield Plan Amendment- Meadows at Harbor 31
B. EGLE Grant Application- Adelaide Pointe
V. DDA agenda items (Dave Alexander)
A. DDA financial report
B. Project Updates
VI. Adjourn
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ITS COMMITTEES OR SUBCOMMITTEES
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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
March 14, 2023
The meeting was held in the City Commission Chambers. Chairperson M. Bottomley called the
meeting to order at 10:35 AM and roll was taken.
MEMBERS PRESENT: M. Bottomley, B. Tarrant, K. Reid, M. Kleaveland, J. Wallace Jr., J.
Moore, J. Seyferth, H. Sytsema, M. Johnson Sr., B. Hastings, D.
Pollock,
MEMBERS ABSENT: S. Black, J. Riegler
STAFF PRESENT: P. Wills, Director of Strategic Initiatives; D. Alexander,
Downtown Manager, C. Alexander, Development Analyst, S.
Pulos, Planner II for Development Services, W. Webster,
Administrative Assistant, D. VanderHeide, Director of DPW, Jake
Eckholm, Director of Development Services, S. Wilson, Treasurer
OTHERS PRESENT: Jon Rooks, Judith Hissom
APPROVAL OF MINUTES
Motion by K. Reid, second by J. Seyferth, to approve the regular meeting minutes for February
14, 2023. Voice vote, all approved.
Agenda Item IV. A.: BROWNFIELD PLAN AMENDMENT-2ND
AMENDMENT
Outline of the request: Adelaide Pointe QOZB, LLC has submitted a Brownfield Plan
Amendment (2nd 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.
This 2nd Amendment BPA has been prepared due to the developer no longer seeking the City of
Muskegon’s bonds to pay for eligible costs related to public infrastructure. The developer will
pay for the following public infrastructure costs: public roadways, a reconfiguration of West
Western Ave, as well as water main, sanitary sewer and storm sewer utilities. The city will not be
bonding, paying for, or constructing any assets. This will cause a shift in the Brownfield Tax
Increment Funds to allow for the developer to receive 100% reimbursement for eligible
activities.
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.
Motion: : I move to approve the resolution for the Brownfield Plan Amendment (2nd
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.
Motion by B. Hastings to accept the 2022-2023 Financial Report, second by J. Moore
Roll Call Vote:
M. Bottomley: Yes B. Tarrant: Yes K. Reid: Yes
M. Kleaveland: Yes J. Wallace, Jr: Yes H. Sytsema: Yes
J. Moore: Yes J. Seyferth: Yes M. Johnson: Yes
B. Hastings: Yes D. Pollock: Yes
All in favor, motion passes.
Agenda Item IV. B Brownfield Development Reimbursement Agreement- 2nd
Amendment, Adelaide Pointe.
Background: The 2nd Amendment to the Brownfield Development & Reimbursement
Agreement for Adelaide Pointe QOZB, LLC has been prepared. This will cause a shift in the
Brownfield Tax Increment Funds to allow the developer to receive 100% reimbursement for
eligible activities. The City is no longer using bonds to pay for public infrastructure. The
developer will undertake the public infrastructure expenses moving forward.
The 1st Amendment to the DRA for APQ was approved by the BRA and CC on Jan. 10, 2023.
Motion: I move to approve the Development and Reimbursement Agreement (2nd Amendment)
for the approved Brownfield Plan for Adelaide Pointe QOZB, LLC (Adelaide Pointe Project).
Motion by M. Kleaveland, second by J. Wallace
M. Bottomley: Yes B. Tarrant: Yes K. Reid: Yes
M. Kleaveland: Yes J. Wallace, Jr: Yes H. Sytsema: Yes
J. Moore: Yes J. Seyferth: Yes M. Johnson: Yes
B. Hastings: Yes D. Pollock: Yes
All in favor, motion passes.
Agenda item V. A DDA Financial Report
Outline of request: Staff is asking the DDA board to review and accept the financial statements
for the DDA and events for Feb. 28, 2023.
Background: There is no change in financial condition of the DDA since your Feb. 14, 2023
meeting. The second to last column on the right of the DDA financial statement now reflects the
updated FY 2022-23 budget and the increase in tax increment revenues as approved in
December. The events budget has about $100,000 in fund balance going into the 2023 event
season with Michigan Makers Market, Taste of Muskegon and the Lakeshore Art Festival.
Motion: I move to accept the Feb. 28, 2023 DDA and events financial statements.Motion by B.
Tarrant, Second by D. Pollock
Roll Call:
M. Bottomley: Yes B. Tarrant: Yes K. Reid: Yes
M. Kleaveland: Yes J. Wallace, Jr: Yes H. Sytsema: Yes
J. Moore: Yes J. Seyferth: Yes M. Johnson: Yes
B. Hastings: Yes D. Pollock: Yes
All in favor, motion passes.
Agenda Item B: Façade Grant – Early Owl
Outline of request: After staff and DDA committee recommended approval, staff is asking for
approval of a façade grant for $15,000 for The Early Owl, 451 W. Western.
Background: The façade program has requests of more than $10,000 to be reviewed by staff,
DDA committee (which is Brad Hastings currently) and approved by the DDA board. The Early
Owl request is for an exterior lift at the back of the business for ADA accessibility to a rooftop
bar/deck. The $59,000 cost qualifies for a $15,000 maximum grant. The Early Owl is the latest
restaurant the Hissom family – owners of Dr. Rolf’s -- is doing in downtown Muskegon. The
building was recently the Core Real Estate offices and now will be a family restaurant with
breakfast through dinner and a bar.
Motion: : I move to approve a $15,000 façade grant for The Early Owl, require the business to
obtain all city approvals for the historic district, form-based code and building permits, remain
current on city financial obligations, directing staff to execute the grant award and to work with
ADA. Motion by M. Kleaveland and Second by B. Hastings
Roll Call:
M. Bottomley: Yes B. Tarrant: Yes K. Reid: Yes
M. Kleaveland: Yes J. Wallace, Jr: Yes H. Sytsema: Yes
J. Moore: Yes J. Seyferth: Yes M. Johnson: Yes
B. Hastings: Yes D. Pollock: Yes
All in favor, motion passes
PUBLIC PARTICIPATION
None.
OTHER BUSINESS
None.
AJOURNMENT
11:30 AM
BRA Agenda Item IV.A
Muskegon Brownfield Development Authority
Agenda Item IV-A for 4-11-23
The Meadows at Harbor 31, 105 Viridian Drive
Brownfield Plan Amendment
Requesting party: Harbor 31 LLC
Outline of the request: Harbor 31 LLC has submitted a Brownfield Plan Amendment for the
Meadows at Harbor 31 Redevelopment Project - a residential development on 2.5 acres located
at 105 Viridian Drive along the south shore of Muskegon Lake.
Background: The Harbor 31 project is a 31-acre mixed use development that will include 155
market-rate apartments and townhouses, as well as a hotel, retail and office space, marina,
boat sales/rentals, and senior living.
The Meadows at Harbor 31 is located on 2.5-acres along Muskegon Lake. The proposed
redevelopment activities will include a 21 two-story multi-family duplex style residential homes
with surrounding grass lawn areas, sidewalks and roadways creating a walkable community
that provides access to Muskegon Lake. Sustainable development concepts are proposed
throughout the Project including green building technique, low-impact development and storm
water management. The total private investment, not including property acquisition, is
approximately $7MM.
Development is expected to begin this fall through 2024.
Staff comments:
• The Meadows at Harbor 31 is the third brownfield plan amendment for Harbor 31 LLC
which includes Trilogy and Viridian Shores.
• The original property has been utilized for industrial use which has resulted in a
widespread of contamination across the property. The developer is in the process of
completing a Phase I ESA and will complete a BEA in the near future. The property is
considered an “eligible property” as defined by Act 381 due to the known soil
contamination.
• The plan includes a total eligible activity costs of $530,700 which includes department
specific activities- $50,700, due care activities- $400,000, contingency (15%)- $60,000,
brownfield plan amendment/ act 381 work plan preparation- $15,000, and brownfield
plan amendment implementation- $5,000.
• The total cost for the local only MSF Non-Environmental Eligible activities is $1,430,435
which includes a contingency of 15% and 2.5% interest. The total Developer EGLE and
local only MSF eligible activities costs is $1,961,135.
• Additional eligible fees include the local only City of Muskegon eligible activities with a
total cost of $644,586.
• The 2023 taxable value of the eligible property is $136,500. After completion of the
development, the taxable value is estimated at $2,800,000. This Plan Amendment
assumes a 1% 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).
• Capture of tax increment revenues for Developer reimbursement is anticipated to
commence in 2026 and end in 2045, a total of 22 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.
Staff recommendation: City staff has reviewed the Meadows at Harbor 31 Brownfield Plan
Amendment and recommends approval.
Suggested motion: I move to approve/disapprove the resolution for the 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.
City of Muskegon
Brownfield Redevelopment Authority
County of Muskegon, State of Michigan
RESOLUTION APPROVING BROWNFIELD PLAN AMENDMENT
The Meadows at Harbor 31 (170 Viridian Drive)
Minutes of a regular meeting of the Board of the City of Muskegon Brownfield
Redevelopment Authority, County of Muskegon, State of Michigan, held on the 11th day of April
2023 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, a Brownfield Plan has been adopted pursuant to Act 381, Public Acts of
Michigan, 1996, as amended (“Act 381”), a copy of which is on file with the Secretary of the City of
Muskegon Brownfield Redevelopment Authority (the “Authority”); and
WHEREAS, the Authority is authorized to approve amendments to the Brownfield Plan and
recommends the Amendment to add eligible properties within the Meadows at Harbor 31 for
approval to the City of Muskegon, County of Muskegon, State of Michigan (the “City”).
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
1. Approval of Brownfield Plan. The Board hereby adopts and approves the
Brownfield Plan Amendment for the Meadows at Harbor 31 and recommends the approval
of the Brownfield Plan Amendments by the Muskegon City Commission.
2. Public Hearing. The Board hereby requests city personnel to provide a notice of
Public Hearing on the proposed Brownfield Plan Amendments, and further requests that
such hearing notice be provided to all taxing jurisdictions. Notice of the time and place of
the hearing shall be given pursuant to Act 267, Public Acts of Michigan, 1976, as amended
(“Open Meetings Act”).
3. Deliver Resolution and Brownfield Plan to City. The Chair of the Authority is
directed to deliver a certified copy of this resolution and the Brownfield Plan Amendments to
the City Clerk.
4. Disclaimer. By adoption of this resolution and approval of the Brownfield Plan
Amendments, the Authority assumes no obligation or liability to the owner, developer or
lessor of the Eligible Property for any loss or damage that may result to such persons from
the adoption of this resolution and Brownfield Plan Amendments.
5. Work Plan Transmittal. The Chair of the Authority shall be authorized to transmit to
the Michigan Strategic Fund, the Michigan Economic Development Corporation and/or the
Michigan Department of Environmental Quality, on behalf of the Authority, a final Act 381
Work Plan that has been reviewed and approved by the Authority.
6. 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.
____________________________
Martha Bottomley, Chair
City of Muskegon Brownfield Redevelopment Authority
-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 regular meeting held on April 11, 2023, 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.
_____________________________
Martha Bottomley, Chair
City of Muskegon Brownfield Redevelopment Authority
-3-
City of Muskegon
Brownfield Redevelopment Authority
Brownfield Plan Amendment for the
The Meadows at Harbor 31
170 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 Method of Financing and Description of Advances Made by the Municipality ................................4
2.5 Maximum Amount of Note or Bonded Indebtedness .......................................................................4
2.6 Duration of Brownfield Plan..............................................................................................................4
2.7 Estimated Impact of Tax Increment Financing on Revenues of Taxing Jurisdiction ..........................5
2.8 Legal Description, Property Map, Statement of Qualifying Characteristics and Personal Property..5
2.9 Estimates of Residents and Displacement of Individuals/Families....................................................5
2.10 Plan for Relocation of Displaced Persons..........................................................................................5
2.11 Provisions for Relocation Costs .........................................................................................................5
2.12 Strategy for Compliance with Michigan’s Relocation Assistance Law...............................................5
2.13 Other Material that the Authority or Governing Body Considers Pertinent .....................................5
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 Amendment Resolution(s)
Attachment B Conceptual Renderings
Attachment C Environmental Data Tables and Map
Attachment D Reimbursement Agreement
April 4, 2023 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 the 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 The Meadows at Harbor 31, 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 170
Viridian Drive, Muskegon, Michigan (the “Property”). Proposed redevelopment activities include the construction
of 21 two-story multi-family duplex style residential homes with surrounding grass lawn areas, sidewalks and
roadways (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 $7,000,000. Project renderings are provided in
Attachment B.
The development is expected to start in Fall 2023 and continue through 2024.
1.2 Eligible Property Information
The 2.51-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 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 benzo(a)pyrene, fluoranthene, naphthalene, phenanthrene, arsenic, cadmium, chromium (total), copper,
lead, selenium, zinc, and nickel.
The Developer is not a liable party and is in the process of completing and Phase I ESA and will be completing a
Baseline Environmental Assessment (BEA) in accordance with Part 201 of the Natural Resources and
Environmental Protect Act, 1995 PA 451, as amended (NREPA) associated with the anticipated purchase in Spring
2023.
Given the known soil 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. Historic environmental
data tables and associated sample location maps are provided in Attachment C.
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April 4, 2023 Fishbeck | Page 2
2.0 Information Required by Section 13(2) of the Statute
2.1 Description of Costs to Be Paid for With Tax Increment Revenues
Act 381 provides pre-approval for certain activities that have been conducted at the Property. Additional activities
require BRA approval for reimbursement from local, school operating, and state education taxes. Tax increment
revenues will be used to reimburse the Developer for the following eligible activities.
The tables below provide an eligible activity cost summary for the Project.
Summary of Eligible Activity Costs
EGLE Eligible Activities Estimated Cost
Department Specific Activities
Site Assessment and BEA Activities $5,000
Due Care Planning $30,000
Documentation of Due Care Compliance $12,000
Health and Safety Plan/Soil Management Plan $3,700
Due Care
Volatilization to Indoor Air Exposure Pathway Mitigation $350,000
Due Care Assessment Sampling $50,000
EGLE Eligible Activities Sub-Total $450,700
Contingency (15%) $60,000
Brownfield Plan Amendment/Act 381 Work Plan Preparation $15,000
Brownfield Plan Amendment Implementation $5,000
EGLE ELIGIBLE ACTIVITIES TOTAL COST $530,700
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April 4, 2023 Fishbeck | Page 3
Summary of Eligible Activity Costs
Local Only MSF Non-Environmental Eligible Activities Estimated Cost
Public Infrastructure Improvement (Sub-Total) $685,000
Water Main $170,000
Sanitary Sewer $115,000
Storm Sewer $200,000
Public Roads/Sidewalks $200,000
Site Preparation (Sub-Total) $280,000
Clearing and Grubbing $20,000
Geotechnical Engineering & Investigation $10,000
Grading and Land Balancing $150,000
Engineered Fill Import and Placement $100,000
Local only MSF Eligible Activities Sub-Total $965,000
Contingency (15%) $144,750
Interest (2.5%)* $320,685
LOCAL ONLY MSF ELIGIBLE ACTIVITIES TOTAL COST $1,430,435
*Interest is calculated yearly based on eligible activity costs accrued
Total Developer EGLE and local only MSF eligible activities costs is $1,961,135.
Additional Eligible Activities
City of Muskegon BRA Administration Fee $110,000
City of Muskegon BRA Local Brownfield Revolving Fund $534,586
LOCAL ONLY CITY OF MUSKEGON ELIGIBLE ACTIVITIES TOTAL COST $644,586
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 the 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 additional investigative sampling and implementation of vapor
intrusion mitigation systems, as applicable, to prevent unacceptable exposures to potential indoor air inhalation
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April 4, 2023 Fishbeck | Page 4
concerns. Due care costs will include environmental consultant oversight and management. It is anticipated that
an EGLE Act 381 Work Plan will be pursued, and upon approval, these costs will be reimbursed with school and
local tax increment revenues.
Public Infrastructure Improvements: Infrastructure improvements include water, storm and sanitary sewer main
upgrades, and the construction of new roads and sidewalks. 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,
land-balancing, and engineered fill import and placement. 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. It is anticipated that an Act 381 Work Plan will be prepared in the future to allow for the capture of state
taxes for reimbursement of due care activities.
Interest: 2.5% 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 2023. The 2023 taxable value of the
eligible property is $136,500. After completion of the development, the taxable value is estimated at $2,800,000.
This Plan Amendment assumes a 1% 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).
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. The Plan also includes a flat fee of $5,000 of the local tax
increment for administrative and operating expenses of the City of Muskegon Brownfield Redevelopment
Authority.
A summary of the estimated reimbursement schedule by year and in aggregate is presented as Table 2: Tax
Increment Revenue Reimbursement Allocation.
2.4 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 the 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.
2.5 Maximum Amount of Note or Bonded Indebtedness
Bonds will not be issued for this Project.
2.6 Duration of Brownfield Plan
Capture of tax increment revenues for Developer reimbursement is anticipated to commence in 2026 and end in
2045, a total of 22 years. This Plan Amendment assumes approximately three years of additional capture of tax
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April 4, 2023 Fishbeck | Page 5
increment revenues (following Developer reimbursement) for deposit into a Local Brownfield Revolving Fund, if
available.
2.7 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.
2.8 Legal Description, Property Map, Statement of Qualifying Characteristics and
Personal Property
The Property subject to this plan consists of one parcel that is approximately 2.51 acres in size and is located at 170
Viridian Drive in the City of Muskegon, Michigan. The parcel ID for Property is 61-24-607-000-0004-00. A map
showing eligible property dimensions is attached in Figure 2. The legal description is as follows:
170 Viridian Drive
CITY OF MUSKEGON MUSKEGON LAKESHORE SMARTZONE UNIT D FIFTH AMEND TO MASTER DEED L/P
4292/128 SUBJ TO ELECTRIC ESMT REC L/P 3591/578 SUBJ TO ELECTRIC EASEMENT RECORD'D L/P
3630/646 SUBJ TO DRAIN & ACCESS ESMT REC L/P 4311/311
The Property is located in the City of Muskegon (the "City"), a qualified local governmental unit pursuant to Act
381. Contamination on the Property in soil above generic residential cleanup criteria indicates that the Property
meets the definition of a “facility” as defined by Part 201 of the NREPA (1994 PA 451). As such, the Property is an
“eligible property” under Act 381. Facility verification is included in Attachment C. This Brownfield Plan does intend
to capture tax increment revenues associated with personal property tax, if available.
2.9 Estimates of Residents and Displacement of Individuals/Families
No residents or families will be displaced because of the Project.
2.10 Plan for Relocation of Displaced Persons
Not applicable.
2.11 Provisions for Relocation Costs
Not applicable.
2.12 Strategy for Compliance with Michigan’s Relocation Assistance Law
Not applicable.
2.13 Other Material that the Authority or Governing Body Considers Pertinent
The Project will significantly improve the Muskegon Lake shoreline through the revitalization of Property once
used for industrial purposes. The new multi-family 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
Z:\2023\230004\WORK\REPT\MEADOWS_BROWNFIELD PLAN AMENDMENT_2023_43_ DRAFT.DOCX
Muskegon West, Michigan 7.5 Minute Quadrangle Maps
(Published 2019)
N
CONTOUR INTERVAL 10 FEET
Site Boundaries Shown are Approximate
Topographic Map Figure 1
Undeveloped Residential Property
170 & 180 Viridian Drive
Muskegon, Muskegon County, Michigan 49440
SES Project No.: 2023‐0137
Figure 2
Site Layout Map
Table 1
Tax Increment Revenue Capture
Table 1 - Estimate of Total Incremental Taxes Available for Capture 1 of 3
Meadows at Harbor 31, Muskegon, Muskegon County, Michigan
Estimated Taxable Value (TV) Increase Rate: 1.0%
Plan Year 0 1 2 3 4 5 6 7 8 9 10 11
Calendar Year 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034
Base Taxable Value $ 136,500 $ 136,500 $ 136,500 $ 136,500 $ 136,500 $ 136,500 $ 136,500 $ 136,500 $ 136,500 $ 136,500 $ 136,500 $ 136,500
Estimated New TV $ - $ 1,400,000 $ 2,800,000 $ 2,828,000 $ 2,856,280 $ 2,884,843 $ 2,913,691 $ 2,942,828 $ 2,972,256 $ 3,001,979 $ 3,031,999 $ 3,062,319
1
Incremental Difference (New TV - Base TV) $ - $ 1,263,500 $ 2,663,500 $ 2,691,500 $ 2,719,780 $ 2,748,343 $ 2,777,191 $ 2,806,328 $ 2,835,756 $ 2,865,479 $ 2,895,499 $ 2,925,819
School Capture Millage Rate
State Education Tax (SET) 6.00000 $ - $ 7,581 $ 15,981 $ 16,149 $ 16,319 $ 16,490 $ 16,663 $ 16,838 $ 17,015 $ 17,193 $ 17,373 $ 17,555
School Operating Tax 17.37540 $ - $ 21,954 $ 46,279 $ 46,766 $ 47,257 $ 47,754 $ 48,255 $ 48,761 $ 49,272 $ 49,789 $ 50,310 $ 50,837
School Total 23.3754 $ - $ 29,535 $ 62,260 $ 62,915 $ 63,576 $ 64,244 $ 64,918 $ 65,599 $ 66,287 $ 66,982 $ 67,683 $ 68,392
Local Capture Millage Rate
County Museum 0.31690 $ - $ 400 $ 844 $ 853 $ 862 $ 871 $ 880 $ 889 $ 899 $ 908 $ 918 $ 927
County Veterans 0.07390 $ - $ 93 $ 197 $ 199 $ 201 $ 203 $ 205 $ 207 $ 210 $ 212 $ 214 $ 216
Senior Citzens Services 0.49210 $ - $ 622 $ 1,311 $ 1,324 $ 1,338 $ 1,352 $ 1,367 $ 1,381 $ 1,395 $ 1,410 $ 1,425 $ 1,440
Central Dispatch 0.29520 $ - $ 373 $ 786 $ 795 $ 803 $ 811 $ 820 $ 828 $ 837 $ 846 $ 855 $ 864
Community College 2.16930 $ - $ 2,741 $ 5,778 $ 5,839 $ 5,900 $ 5,962 $ 6,025 $ 6,088 $ 6,152 $ 6,216 $ 6,281 $ 6,347
M.A.I.S.D 4.67730 $ - $ 5,910 $ 12,458 $ 12,589 $ 12,721 $ 12,855 $ 12,990 $ 13,126 $ 13,264 $ 13,403 $ 13,543 $ 13,685
City Operating 9.86070 $ - $ 12,459 $ 26,264 $ 26,540 $ 26,819 $ 27,101 $ 27,385 $ 27,672 $ 27,963 $ 28,256 $ 28,552 $ 28,851
City Sanitation 2.93640 $ - $ 3,710 $ 7,821 $ 7,903 $ 7,986 $ 8,070 $ 8,155 $ 8,241 $ 8,327 $ 8,414 $ 8,502 $ 8,591
Hackley Library 2.35160 $ - $ 2,971 $ 6,263 $ 6,329 $ 6,396 $ 6,463 $ 6,531 $ 6,599 $ 6,669 $ 6,738 $ 6,809 $ 6,880
MPS Sinking 0.97120 $ - $ 1,227 $ 2,587 $ 2,614 $ 2,641 $ 2,669 $ 2,697 $ 2,726 $ 2,754 $ 2,783 $ 2,812 $ 2,842
County Operating 5.60970 $ - $ 7,088 $ 14,941 $ 15,099 $ 15,257 $ 15,417 $ 15,579 $ 15,743 $ 15,908 $ 16,074 $ 16,243 $ 16,413
Local Total 29.7543 $ - $ 37,595 $ 79,251 $ 80,084 $ 80,925 $ 81,775 $ 82,633 $ 83,500 $ 84,376 $ 85,260 $ 86,154 $ 87,056
Non-Capturable Millages Millage Rate
Community College Debt 0.34000 $ - $ 430 $ 906 $ 915 $ 925 $ 934 $ 944 $ 954 $ 964 $ 974 $ 984 $ 995
Hackley Debt 0.49990 $ - $ 632 $ 1,331 $ 1,345 $ 1,360 $ 1,374 $ 1,388 $ 1,403 $ 1,418 $ 1,432 $ 1,447 $ 1,463
MPS Debt - 2020 0.75000 $ - $ 948 $ 1,998 $ 2,019 $ 2,040 $ 2,061 $ 2,083 $ 2,105 $ 2,127 $ 2,149 $ 2,172 $ 2,194
MPS Debt - 2021 7.25000 $ - $ 9,160 $ 19,310 $ 19,513 $ 19,718 $ 19,925 $ 20,135 $ 20,346 $ 20,559 $ 20,775 $ 20,992 $ 21,212
Total Non-Capturable Taxes 8.8399 $ - $ 11,169 $ 23,545 $ 23,793 $ 24,043 $ 24,295 $ 24,550 $ 24,808 $ 25,068 $ 25,331 $ 25,596 $ 25,864
1
Assumes 1% annual increase for inflation
Total Tax Increment Revenue (TIR) Available for Capture $ - $ - $ - $ 142,999 $ 144,501 $ 146,019 $ 147,551 $ 149,099 $ 150,663 $ 152,242 $ 153,837 $ 155,448
Note-
Tables Assumes Summer/Winter 2022 Millages
For the purpose of Table 1 the new taxable value is
estimated based on 40% of a total overal investment
of $7,000,000 divided over the two years estimated
for construction of the project
Due to the Lakeshore Smart Zone Tax Abatement, no
local or state capture is eligible for 2024 and 2025
Z:\2023\230004\WORK\Rept\TBL01 and TBL02_TIF_ Meadows at Harbor 31, rev 4423.xlsx
Table 1 - Estimate of Total Incremental Taxes Available for Capture 2 of 3
Meadows 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 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047
Base Taxable Value $ 136,500 $ 136,500 $ 136,500 $ 136,500 $ 136,500 $ 136,500 $ 136,500 $ 136,500 $ 136,500 $ 136,500 $ 136,500 $ 136,500 $ 136,500
Estimated New TV $ 3,092,942 $ 3,123,871 $ 3,155,110 $ 3,186,661 $ 3,218,528 $ 3,250,713 $ 3,283,220 $ 3,316,052 $ 3,349,213 $ 3,382,705 $ 3,416,532 $ 3,450,697 $ 3,485,204
Incremental Difference (New TV - Base TV)1 $ 2,956,442 $ 2,987,371 $ 3,018,610 $ 3,050,161 $ 3,082,028 $ 3,114,213 $ 3,146,720 $ 3,179,552 $ 3,212,713 $ 3,246,205 $ 3,280,032 $ 3,314,197 $ 3,348,704
School Capture Millage Rate
State Education Tax (SET) 6.00000 $ 17,739 $ 17,924 $ 18,112 $ 18,301 $ 18,492 $ 18,685 $ 18,880 $ 19,077 $ 19,276 $ 19,477 $ 19,680 $ 19,885 $ 20,092
School Operating Tax 17.37540 $ 51,369 $ 51,907 $ 52,450 $ 52,998 $ 53,551 $ 54,111 $ 54,676 $ 55,246 $ 55,822 $ 56,404 $ 56,992 $ 57,586 $ 58,185
School Total 23.3754 $ 69,108 $ 69,831 $ 70,561 $ 71,299 $ 72,044 $ 72,796 $ 73,556 $ 74,323 $ 75,098 $ 75,881 $ 76,672 $ 77,471 $ 78,277
Local Capture Millage Rate
County Museum 0.31690 $ 937 $ 947 $ 957 $ 967 $ 977 $ 987 $ 997 $ 1,008 $ 1,018 $ 1,029 $ 1,039 $ 1,050 $ 1,061
County Veterans 0.07390 $ 218 $ 221 $ 223 $ 225 $ 228 $ 230 $ 233 $ 235 $ 237 $ 240 $ 242 $ 245 $ 247
Senior Citzens Services 0.49210 $ 1,455 $ 1,470 $ 1,485 $ 1,501 $ 1,517 $ 1,533 $ 1,549 $ 1,565 $ 1,581 $ 1,597 $ 1,614 $ 1,631 $ 1,648
Central Dispatch 0.29520 $ 873 $ 882 $ 891 $ 900 $ 910 $ 919 $ 929 $ 939 $ 948 $ 958 $ 968 $ 978 $ 989
Community College 2.16930 $ 6,413 $ 6,481 $ 6,548 $ 6,617 $ 6,686 $ 6,756 $ 6,826 $ 6,897 $ 6,969 $ 7,042 $ 7,115 $ 7,189 $ 7,264
M.A.I.S.D 4.67730 $ 13,828 $ 13,973 $ 14,119 $ 14,267 $ 14,416 $ 14,566 $ 14,718 $ 14,872 $ 15,027 $ 15,183 $ 15,342 $ 15,501 $ 15,663
City Operating 9.86070 $ 29,153 $ 29,458 $ 29,766 $ 30,077 $ 30,391 $ 30,708 $ 31,029 $ 31,353 $ 31,680 $ 32,010 $ 32,343 $ 32,680 $ 33,021
City Sanitation 2.93640 $ 8,681 $ 8,772 $ 8,864 $ 8,956 $ 9,050 $ 9,145 $ 9,240 $ 9,336 $ 9,434 $ 9,532 $ 9,631 $ 9,732 $ 9,833
Hackley Library 2.35160 $ 6,952 $ 7,025 $ 7,099 $ 7,173 $ 7,248 $ 7,323 $ 7,400 $ 7,477 $ 7,555 $ 7,634 $ 7,713 $ 7,794 $ 7,875
MPS Sinking 0.97120 $ 2,871 $ 2,901 $ 2,932 $ 2,962 $ 2,993 $ 3,025 $ 3,056 $ 3,088 $ 3,120 $ 3,153 $ 3,186 $ 3,219 $ 3,252
County Operating 5.60970 $ 16,585 $ 16,758 $ 16,933 $ 17,110 $ 17,289 $ 17,470 $ 17,652 $ 17,836 $ 18,022 $ 18,210 $ 18,400 $ 18,592 $ 18,785
Local Total 29.7543 $ 87,967 $ 88,887 $ 89,817 $ 90,755 $ 91,704 $ 92,661 $ 93,628 $ 94,605 $ 95,592 $ 96,589 $ 97,595 $ 98,612 $ 99,638
Non-Capturable Millages Millage Rate
Community College Debt 0.34000 $ 1,005 $ 1,016 $ 1,026 $ 1,037 $ 1,048 $ 1,059 $ 1,070 $ 1,081 $ 1,092 $ 1,104 $ 1,115 $ 1,127 $ 1,139
Hackley Debt 0.49990 $ 1,478 $ 1,493 $ 1,509 $ 1,525 $ 1,541 $ 1,557 $ 1,573 $ 1,589 $ 1,606 $ 1,623 $ 1,640 $ 1,657 $ 1,674
MPS Debt - 2020 0.75000 $ 2,217 $ 2,241 $ 2,264 $ 2,288 $ 2,312 $ 2,336 $ 2,360 $ 2,385 $ 2,410 $ 2,435 $ 2,460 $ 2,486 $ 2,512
MPS Debt - 2021 7.25000 $ 21,434 $ 21,658 $ 21,885 $ 22,114 $ 22,345 $ 22,578 $ 22,814 $ 23,052 $ 23,292 $ 23,535 $ 23,780 $ 24,028 $ 24,278
Total Non-Capturable Taxes 8.8399 $ 26,135 $ 26,408 $ 26,684 $ 26,963 $ 27,245 $ 27,529 $ 27,817 $ 28,107 $ 28,400 $ 28,696 $ 28,995 $ 29,297 $ 29,602
1
Assumes 1% annual increase for inflation
Total Tax Increment Revenue (TIR) Available for Capture $ 157,075 $ 158,718 $ 160,378 $ 162,054 $ 163,747 $ 165,457 $ 167,184 $ 168,929 $ 170,690 $ 172,470 $ 174,267 $ 176,082 $ 177,916
Note-
Tables Assumes Summer/Winter 2022 Millages
For the purpose of Table 1 the new taxable value is
estimated based on 40% of a total overal investment
of $7,000,000 divided over the two years estimated
for construction of the project
Due to the Lakeshore Smart Zone Tax Abatement, no
local or state capture is eligible for 2024 and 2025
Z:\2023\230004\WORK\Rept\TBL01 and TBL02_TIF_ Meadows at Harbor 31, rev 4423.xlsx
Table 1 - Estimate of Total Incremental Taxes Available for Capture 3 of 3
Meadows at Harbor 31, Muskegon, Muskegon County, Michigan
Estimated Taxable Value (TV) Increase Rate:
Plan Year 25 26 TOTAL
Calendar Year 2048 2049
Base Taxable Value $ 136,500 $ 136,500 $ -
Estimated New TV $ 3,520,056 $ 3,555,257 $ -
1
Incremental Difference (New TV - Base TV) $ 3,383,556 $ 3,418,757 $ -
School Capture Millage Rate
State Education Tax (SET) 6.00000 $ 20,301 $ 20,513 $ 461,592
School Operating Tax 17.37540 $ 58,791 $ 59,402 $ 1,336,724
School Total 23.3754 $ 79,092 $ 79,915 $ 1,798,315
Local Capture Millage Rate
County Museum 0.31690 $ 1,072 $ 1,083 $ 24,380
County Veterans 0.07390 $ 250 $ 253 $ 5,685
Senior Citzens Services 0.49210 $ 1,665 $ 1,682 $ 37,858
Central Dispatch 0.29520 $ 999 $ 1,009 $ 22,710
Community College 2.16930 $ 7,340 $ 7,416 $ 166,888
M.A.I.S.D 4.67730 $ 15,826 $ 15,991 $ 359,834
City Operating 9.86070 $ 33,364 $ 33,711 $ 758,603
City Sanitation 2.93640 $ 9,935 $ 10,039 $ 225,903
Hackley Library 2.35160 $ 7,957 $ 8,040 $ 180,913
MPS Sinking 0.97120 $ 3,286 $ 3,320 $ 74,716
County Operating 5.60970 $ 18,981 $ 19,178 $ 431,565
Local Total 29.7543 $ 100,675 $ 101,723 $ 2,289,057
Non-Capturable Millages Millage Rate
Community College Debt 0.34000 $ 1,150 $ 1,162 $ 26,157
Hackley Debt 0.49990 $ 1,691 $ 1,709 $ 38,458
MPS Debt - 2020 0.75000 $ 2,538 $ 2,564 $ 57,699
MPS Debt - 2021 7.25000 $ 24,531 $ 24,786 $ 557,757
Total Non-Capturable Taxes 8.8399 $ 29,910 $ 30,221 $ 680,071
1
Assumes 1% annual increase for inflation
Total Tax Increment Revenue (TIR) Available for Capture $ 179,767 $ 181,638 $ 3,878,732
Note-
Tables Assumes Summer/Winter 2022 Millages
For the purpose of Table 1 the new taxable value is
estimated based on 40% of a total overal investment
of $7,000,000 divided over the two years estimated
for construction of the project
Due to the Lakeshore Smart Zone Tax Abatement, no
local or state capture is eligible for 2024 and 2025
Z:\2023\230004\WORK\Rept\TBL01 and TBL02_TIF_ Meadows at Harbor 31, rev 4423.xlsx
Table 2
Tax Increment Revenue Reimbursement Allocation
Table 2 - Estimate of Total Incremental Taxes Available for Reimbursement 1 of 2
Meadows at Harbor 31, Muskegon, Muskegon County, Michigan
Developer
Maximum School &
Reimbursement Local Taxes
State $ 337,802
Local 1,623,333 Estimated Years of Capture: 24 years (including 3 years of LBRF capture)
TOTAL $ 1,961,135
EGLE $ 337,802
MSF N/A
Year of Plan 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14
2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037
Total State Incremental Revenue $ - $ 29,535 $ 62,260 $ 62,915 $ 63,576 $ 64,244 $ 64,918 $ 65,599 $ 66,287 $ 66,982 $ 67,683 $ 68,392 $ 69,108 $ 69,831 $ -
State Brownfield Redevelopment Fund (50% of SET) $ - $ - $ - $ 8,075 $ 8,159 $ 8,245 $ 8,332 $ 8,419 $ 8,507 $ 8,596 $ 8,686 $ 8,777 $ 8,869 $ 8,962 $ -
Lakeshore SmartZone Tax Abatement $ - $ 29,535 $ 62,260 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
State TIR Available for Reimbursement $ - $ - $ - $ 54,840 $ 55,417 $ 55,999 $ 56,586 $ 57,180 $ 57,780 $ 58,385 $ 58,997 $ 59,615 $ 60,239 $ 60,869 $ -
Total Local Incremental Revenue $ - $ 37,595 $ 79,251 $ 80,084 $ 80,925 $ 81,775 $ 82,633 $ 83,500 $ 84,376 $ 85,260 $ 86,154 $ 87,056 $ 87,967 $ 88,887 $ 89,817
BRA Administrative Fee $ - $ - $ - $ 5,000 $ 5,000 $ 5,000 $ 5,000 $ 5,000 $ 5,000 $ 5,000 $ 5,000 $ 5,000 $ 5,000 $ 5,000 $ 5,000
Lakeshore SmartZoneTax Abatement $ - $ 37,595 $ 79,251 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Local TIR Available for Reimbursement $ - $ - $ - $ 75,084 $ 75,925 $ 76,775 $ 77,633 $ 78,500 $ 79,376 $ 80,260 $ 81,154 $ 82,056 $ 82,967 $ 83,887 $ 84,817
Total State & Local TIR Available $ - $ - $ - $ 129,924 $ 131,342 $ 132,774 $ 134,220 $ 135,680 $ 137,156 $ 138,646 $ 140,150 $ 141,670 $ 143,206 $ 144,756 $ 84,817
Beginning
DEVELOPER Balance
Developer Reimbursement Balance $ - $ - $ 1,640,450 $ 1,640,450 $ 1,640,450 $ 1,537,331 $ 1,432,515 $ 1,325,971 $ 1,217,666 $ 1,107,567 $ 994,672 $ 937,273 $ 877,522 $ 815,352 $ 750,695 $ 683,478
Environmental Eligible Costs $ 530,700 $ - $ 530,700 $ 530,700 $ 530,700 $ 438,318 $ 344,939 $ 250,552 $ 155,149 $ 58,719 $ - $ - $ - $ - $ - $ -
State Tax Reimbursement $ 337,802 $ - $ - $ - $ 54,840 $ 55,417 $ 55,999 $ 56,586 $ 57,180 $ 57,780 $ - $ - $ - $ - $ - $ -
Local Tax Reimbursement $ 192,898 $ - $ - $ - $ 37,542 $ 37,963 $ 38,388 $ 38,817 $ 39,250 $ 940 $ - $ - $ - $ - $ - $ -
Total Environmental Reimbursement Balance $ - $ 530,700 $ 530,700 $ 438,318 $ 344,939 $ 250,552 $ 155,149 $ 58,719 $ - $ - $ - $ - $ - $ - $ -
Local Only Eligible Costs $ 1,464,805 $ - $ 1,109,750 $ 1,109,750 $ 1,109,750 $ 1,099,013 $ 1,087,577 $ 1,075,418 $ 1,062,516 $ 1,048,848 $ 994,672 $ 937,273 $ 877,522 $ 815,352 $ 750,695 $ 683,478
Local Tax Reimbursement $ 1,430,435 $ - $ - $ - $ 37,542 $ 37,963 $ 38,388 $ 38,817 $ 39,250 $ 78,436 $ 80,260 $ 81,154 $ 82,056 $ 82,967 $ 83,887 $ 84,817
Interest (2.5%) $ 320,685 $ - $ - $ - $ 26,805 $ 26,526 $ 26,230 $ 25,915 $ 25,582 $ 24,260 $ 22,860 $ 21,403 $ 19,887 $ 18,310 $ 16,670 $ 14,967
Total Non Environmental Reimbursement Balance $ 1,109,750 $ 1,109,750 $ 1,099,013 $ 1,087,577 $ 1,075,418 $ 1,062,516 $ 1,048,848 $ 994,672 $ 937,273 $ 877,522 $ 815,352 $ 750,695 $ 683,478 $ 613,628
Total Annual Developer Reimbursement $ 1,961,135 $ - $ - $ - $ 129,924 $ 131,342 $ 132,774 $ 134,220 $ 135,680 $ 137,155 $ 80,260 $ 81,154 $ 82,056 $ 82,967 $ 83,887 $ 84,817
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits *
State Tax Capture $ 298,105 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 58,385 $ 58,997 $ 59,615 $ 60,239 $ 60,869 $ -
Local Tax Capture $ 236,481 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Total LBRF Capture $ 534,586 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from Local TIR only.
Z:\2023\230004\WORK\Rept\TBL01 and TBL02_TIF_ Meadows at Harbor 31, rev 4423.xlsx
Table 2 - Estimate of Total Incremental Taxes Available for Reimbursement 2 of 2
Meadows at Harbor 31, Muskegon, Muskegon County, Michigan
Estimated Developer Capture $ 2,281,820
BRA Administrative Fee $ 110,000
State Brownfield Redevelopment Fund $ 93,629
Local Brownfield Revolving Fund $ 534,586
15 16 17 18 19 20 21 22 23 24
2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 TOTAL
Total State Incremental Revenue $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 821,330
State Brownfield Redevelopment Fund (50% of SET) $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 93,629
Lakeshore SmartZone Tax Abatement $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 91,795
State TIR Available for Reimbursement $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 635,906
Total Local Incremental Revenue $ 90,755 $ 91,704 $ 92,661 $ 93,628 $ 94,605 $ 95,592 $ 96,589 $ 97,595 $ 98,612 $ 99,638 $ 2,086,659
BRA Administrative Fee $ 5,000 $ 5,000 $ 5,000 $ 5,000 $ 5,000 $ 5,000 $ 5,000 $ 5,000 $ 5,000 $ 5,000 $ 110,000
Lakeshore SmartZoneTax Abatement $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 116,845
Local TIR Available for Reimbursement $ 85,755 $ 86,704 $ 87,661 $ 88,628 $ 89,605 $ 90,592 $ 91,589 $ 92,595 $ 93,612 $ 94,638 $ 1,859,813
Total State & Local TIR Available $ 85,755 $ 86,704 $ 87,661 $ 88,628 $ 89,605 $ 90,592 $ 91,589 $ 92,595 $ 93,612 $ 94,638 $ 2,495,720
DEVELOPER
Developer Reimbursement Balance $ 613,628 $ 541,069 $ 465,725 $ 387,515 $ 306,359 $ 222,173 $ 134,871 $ 44,364
Environmental Eligible Costs $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
State Tax Reimbursement $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 337,802
Local Tax Reimbursement $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 192,898
Total Environmental Reimbursement Balance $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Local Only Eligible Costs $ 613,628 $ 541,069 $ 465,725 $ 387,515 $ 306,359 $ 222,173 $ 134,871 $ 44,364 $ - $ - $ -
Local Tax Reimbursement $ 85,755 $ 86,704 $ 87,661 $ 88,628 $ 89,605 $ 90,592 $ 91,589 $ 44,364 $ - $ - $ 1,430,435
Interest (2.5%) $ 13,197 $ 11,359 $ 9,452 $ 7,472 $ 5,419 $ 3,290 $ 1,082 $ - $ - $ - $ 320,685
Total Non Environmental Reimbursement Balance$ 541,069 $ 465,725 $ 387,515 $ 306,359 $ 222,173 $ 134,871 $ 44,364 $ - $ - $ - $ -
Total Annual Developer Reimbursement $ 85,755 $ 86,704 $ 87,661 $ 88,628 $ 89,605 $ 90,592 $ 91,589 $ 44,364 $ - $ - $ 1,961,135
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits *
State Tax Capture $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 298,105
Local Tax Capture $ - $ - $ - $ - $ - $ - $ - $ 48,231 $ 93,612 $ 94,638 $ 236,481
Total LBRF Capture $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 534,586
* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from Local TIR only.
Z:\2023\230004\WORK\Rept\TBL01 and TBL02_TIF_ Meadows at Harbor 31, rev 4423.xlsx
Attachment A
Resolutions Approving the Brownfield Plan
Amendment
Attachment B
Conceptual Renderings
WTR
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TR
W
M
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TR
W
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M
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M
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N
N
SA
M
ST
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ST
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R
SA
WT
N
WTR WTR
N
SA
SA
N
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N
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SA
N
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SA
N
SA TR SAN
N W
SAN
M
ST
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SA W
SA
N TR
N
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SA
N
WTR W
TR
WTR STM
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SAN W
STM TR
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SAN
PATH
BIKE
THE MEADOWS
12.21.2022
HARBOR 31
MUSKEGON, MICHIGAN
SEE SHEET A100 FOR DOOR AND
WINDOW SCHEDULES
3 2 2325 Belmont Center Dr, Suite B
A300 A300 Belmont, Michigan 49306
ph: 616.458.5554
T.O. WALL
131'-10 +/-
12
ASPHALT SHINGLE
10 OVER BUILDERS FELT
OVER OSB WITH PLY
CLIPS OVER ROOF
TRUSSES @ 24" O.C.
12 12
10 10
3/4 X 10 CEMENT
BOARD TRIM
CERTAINTEED
VINYL SIDING - 4"
EXPOSURE
3/4 X 6 CEMENT
BOARD TRIM, TYP.
A A
STANDING SEAM
METAL ROOF OVER
12
OSB OVER ROOF
6 B E E B B E E B
TRUSSES @ 24" O.C.
T.O. SUBFLOOR
COPYRIGHT 2020-ALL RIGHTS RESERVED. THIS DRAWING REMAINS THE PROPERTY OF HENRICKSON ARCHITECTURE AND PLANNING AND IS FOR USE ONLY AS AUTHORIZED BY HENRICKSON ARCHITECTURE AND PLANNING
12 110'-5 7/8"
12 6
6
8x8 WOOD
COLUMNS & BEAM
RESIDENTIAL
WINDOWS & DOOR
PRE-CAST
A
9'-0"
CONC. SILL
9'-0"
CULTURED STONE DRY
4"
STACK OR SIMILAR
3'-2"
B B FINISH FLOOR D1 D7 D1 D7
100'-0"
3 3/4 X 8 CEMENT 2
BASE BOARD
A300 A300
TRIM, TYP
THE MEADOWS
2 LEFT ELEVATION 1 FRONT ELEVATION
A100 1/4"=1'-0" A100 1/4"=1'-0"
2 3
HARBOR 31, MUSKEGON
A300 A300
T.O. WALL
131'-10 +/-
ASPHALT SHINGLE 12
OVER BUILDERS FELT
10
OVER OSB WITH PLY
CLIPS OVER ROOF
TRUSSES @ 24" O.C.
12 12 3/4 X 10 CEMENT
10 10 BOARD TRIM
CERTAINTEED
VINYL SIDING - 4"
EXPOSURE
3/4 X 6 CEMENT
BOARD TRIM, TYP.
STANDING SEAM
D D METAL ROOF OVER
OSB OVER ROOF CONST. 10.10.22
TRUSSES @ 24" O.C.
B C B B C B
T.O. SUBFLOOR
110'-5 7/8" 12
6
RESIDENTIAL
WINDOWS & DOOR
T.O. WALL
8'-0"
3/4 X 8 CEMENT
7'-0"
BASE BOARD
TRIM, TYP
D3 D3
C C C C C C FINISH FLOOR DRAWN BY: IOC
100'-0"
CHECKED: DSH
EXTERIOR
2 3 ELEVATIONS
A300 A300
PROJECT No. 220705
3 BACK ELEVATION 4 RIGHT ELEVATION
A100 1/4"=1'-0" A100 1/4"=1'-0" A200
VIEW 2 VIEW 1
VIEW 3 VIEW 4
CERTAINTEED CERTAINTEED THE MEADOWS
COLONIAL WHITE CHARCOAL GRAY HARBOR 31, MUSKEGON
Attachment C
Environmental Data Tables and Map
TABLE 1 (Page 1 of 2) DRAFT DRAFT DRAFT
CLEANUP CRITERIA COMPARISON FOR SOILS
DUE CARE PLANNING
VOCs, PNAs, and METALS
UNIT D ‐ HARBOR 31 MEADOWS
EXISTING LOTS D/E
Dibenzo(a,h)anthracene
Indeno(1,2,3‐cd)pyrene
Benzo(b)fluoranthene
Benzo(k)fluoranthene
2‐Methylnaphthalene
Benzo(g,h,i)perylene
Benzo(a)anthracene
Volatile Organic Compounds (VOCs), Polynuclear Aromatic Hydrocarbons
(PNAs), and Metals
Benzo(a)pyrene
Acenaphthene
Phenanthrene
Fluoranthene
Ethylbenzene
Naphthalene
Other VOCs
Other PNAs
Anthracene
(µg/Kg)
Chrysene
Fluorene
Benzene
Toluene
Xylenes
Pyrene
Chemical Abstract Service Number (CAS#) 71432 100414 108883 1330207 Various 83329 120127 56553 50328 205992 191242 207089 218019 53703 206440 86737 193395 91576 91203 85018 129000 Various
Unit D ‐ Harbor 31 Meadows (Existing Lots D/E) (RESIDENTIAL) Unit D ‐ Harbor 31 Meadows (Existing Lots D/E) (RESIDENTIAL) Unit D ‐ Harbor 31 Meadows (Existing Lots D/E) (RESIDENTIAL)
Sample ID Sample Date Sample Depth (bgs) VOCs PNAs
Approx. Grid H20‐K23
H‐20 1995 1‐1.5' < 10 < 10 < 10 < 30 NA
H‐21 1994 1‐3'
H‐21 1995 2‐4' < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 ‐ < 330 < 330 < 330 < 330
H‐22 1994 1‐3' < 10 < 10 < 10 < 30 NA < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 ‐ < 330 < 330 < 330 < 330
I‐20 1995 1.5‐3' < 10 < 10 < 10 < 30 NA < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 ‐ < 330 < 330 5,400 < 330
I‐20 1995 2.0'
I‐22 1995 0.75‐1.75' < 10 < 10 < 10 < 30 NA < 330 < 330 < 330 < 330 < 330 < 330 < 330 360 < 330 1,100 620 < 330 ‐ < 330 < 330 990 < 330
I‐22 1995 2.0' < 10 < 10 < 10 < 30 NA
J‐20 1995 2.5' < 10 < 10 < 10 < 30 NA ND 680 3,200 2,500 1,800 1,100 910 3,000 ND 4,100 620 430 ‐ 3,300 1,600 12,000
J‐22 1994 1‐3' < 10 < 10 < 10 < 30 NA 1,100 1,300 1,800 750 1,000 ND 430 1,600 ND 6,200 1,100 ND ‐ 410 4,800 6,100 ND
K‐21 (Viridian ROW) 1994 1.75‐2.25' < 10 < 10 < 10 < 30 NA 1,100 3,200 8,400 7,300 7,600 4,300 3,200 8,300 1,200 17,000 1,000 3,800 ‐ 700 14,000 17,000 ND
K‐23 (Viridian ROW) 1994 1‐3' < 10 < 10 47 59 NA ND ND ND ND ND ND ND ND ND ND ND ND ‐ < 900 ND 2,100 ND
EGLE Residential Vapor Intrusion Screening Levels (VIAP 2020) EGLE Residential Vapor Intrusion Screening Levels (VIAP 2020)
EGLE Residential Vapor Intrusion Screening Levels (VIAP 2020)
1.7 12 3,700 280 ‐ 2.00E+05 1.30E+07 1.60E+05 ‐ ‐ ‐ ‐ ‐ ‐ ‐ 4.70E+05 ‐ 1,700 67 1,700 2.50E+07 ‐
EGLE Part 201 Cleanup Criteria, December 30, 2013; Revised
EGLE Part 201 Cleanup Criteria, December 30, 2013; Revised June 25, 2018.
June 25, 2018.
Residential (µg/Kg) 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 NA NA NA NA
Drinking Water Protection (DWP) 100 1,500 16,000 5,600 Various 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) 4,000 (X) 360 5,400 980 Various 8,700 ID NLL NLL NLL NLL NLL NLL NLL 5,500 5,300 NLL 4,200 730 2,100 ID Various
Soil Volatilization to Indoor Air Inhalation (SVII) 1,600 87,000 3.3E+05 6.30E+06 Various 1.90E+08 1.0E+9 (D) NLV NLV ID NLV NLV ID NLV 1.0E+9 (D) 5.80E+08 NLV 2.70E+06 2.50E+05 2.80E+06 1.0E+9 (D) Various
Ambient Air Infinite Source Volatile Soil Inhalation (VSI) 13,000 7.20E+05 2.80E+06 4.60E+07 Various 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) 3.80E+08 1.00E+10 2.70E+10 2.90E+11 Various 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) 1.80E+05 2.2E+7 (C) 5.0E+07 4.10E+08 Various 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
Soil Saturation Concentration Screening Levels (Csat) 4.00E+05 1.40E+05 250,000 150,000 Various NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA 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
bgs Below Grade Surface (feet)
Identified Part 201 Cleanup Criteria exceeded
Exceeds EGLE VIAP Screening Levels
TABLE 1 (Page 2 of 2) DRAFT DRAFT DRAFT
CLEANUP CRITERIA COMPARISON FOR SOILS
DUE CARE PLANNING
VOCs, PNAs, and METALS
UNIT D ‐ HARBOR 31 MEADOWS
EXISTING LOTS D/E
Volatile Organic Compounds (VOCs), Polynuclear Aromatic Hydrocarbons
(PNAs), and Metals
Chromium
Antimony
Cadmium
Beryllium
(µg/Kg)
Selenium
Mercury
Arsenic
Copper
Nickel
Silver
PCBs
Lead
Zinc
Chemical Abstract Service Number (CAS#) 7440382 7440439 16065831 7440508 7439921 7439976 7782492 7440224 7440666 7440417 7440360 7440020 1336363
Unit D ‐ Harbor 31 Meadows (Existing Lots D/E) (RESIDENTIAL) Unit D ‐ Harbor 31 Meadows (Existing Lots D/E) (RESIDENTIAL)
Sample ID Sample Date Sample Depth (bgs) Metals PCBs
Approx. Grid H20‐K23
H‐20 1995 1‐1.5'
H‐21 1994 1‐3' < 100
H‐21 1995 2‐4' 710 ND 1,200 ND 960 < 100 ND ‐ 7,300 ND ND 2,600
H‐22 1994 1‐3' 510 54 7,500 3,700 1,300 < 100 ND ‐ 8,800 ND ND 17,000
I‐20 1995 1.5‐3'
I‐20 1995 2.0' < 100
I‐22 1995 0.75‐1.75' ND
I‐22 1995 2.0' 560 ND 2,000 ND 940 < 100 ND ‐ 7,100 ND ND 10,000
J‐20 1995 2.5' 3,900 8,900 8,600 27,000 19,000 < 100 680 ND 170,000 ND ND 14,000 ND
J‐22 1994 1‐3' 13,000 590 17,000 1,700,000 390,000 < 100 1,900 ‐ 360,000 ND 3,900 55,000
K‐21 (Viridian ROW) 1994 1.75‐2.25' 5,400 370 8,400 56,000 31,000 < 100 620 ND 67,000 ND ND 530,000 ND
K‐23 (Viridian ROW) 1994 1‐3' 2,100 ND 2,200 37,000 8,400 < 100 ND ‐ 16,000 ND ND 4,600
EGLE Residential Vapor Intrusion Screening Levels (VIAP 2020)
EGLE Residential Vapor Intrusion Screening Levels (VIAP 2020)
‐ ‐ ‐ ‐ ‐ 22 (M) ‐ ‐ ‐ ‐ ‐ ‐
EGLE Part 201 Cleanup Criteria, December 30, 2013; Revised June 25, 2018.
Residential (µg/Kg)
Statewide Default Background Levels 5,800 1,200 18,000 (total) 32,000 21,000 130 410 1,000 47,000 NA NA 20,000 NA
Drinking Water Protection (DWP) 4,600 6,000 30,000 5.80E+06 7.00E+05 1,700 4,000 4,500 2,400,000 5.10E+04 4,300 51,000 NLL
Groundwater Surface Water Interface Protection (GSIP) 4,600 3,600 (G) 3,300 75,000 (G) 5.1E6 (G,X) 50 (M); 1.2 400 100 (M); 27 170,000 (G) 85,000 (G) 94,000 (X) 76,000 (G) NLL
Soil Volatilization to Indoor Air Inhalation (SVII) NLV NLV NLV NLV NLV 48,000 NLV NLV NLV NLV NLV NLV 3.00E+6
Ambient Air Infinite Source Volatile Soil Inhalation (VSI) NLV NLV NLV NLV NLV 52,000 NLV NLV NLV 2.40E+5
Ambient Air Particulate Soil Inhalation (PSI) 7.20E+05 1.70E+06 2.60E+05 1.30E+08 1.00E+08 2.00E+07 1.30E+08 6.70E+06 ID 5.20E+6
Direct Contact (DC) 7,600 5.50E+05 2.50E+06 2.00E+07 4.00E+05 1.60E+05 2.60E+06 2.50E+06 170,000,000 4.10E+05 1.80E+05 4.00E+07 4,000
Soil Saturation Concentration Screening Levels (Csat) NA NA NA NA NA NA NA NA NA NA NA NA NA
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
bgs Below Grade Surface (feet)
Identified Part 201 Cleanup Criteria exceeded
Exceeds EGLE VIAP Screening Levels
TABLE 1 (Page 1 of 2) DRAFT DRAFT DRAFT
CLEANUP CRITERIA COMPARISON FOR SOILS
DUE CARE PLANNING
VOCs, PNAs, and METALS
UNIT D ‐ HARBOR 31 MEADOWS
EXISTING LOTS D/E
Dibenzo(a,h)anthracene
Indeno(1,2,3‐cd)pyrene
Benzo(b)fluoranthene
Benzo(k)fluoranthene
2‐Methylnaphthalene
Benzo(g,h,i)perylene
Benzo(a)anthracene
Volatile Organic Compounds (VOCs), Polynuclear Aromatic Hydrocarbons
(PNAs), and Metals
Benzo(a)pyrene
Acenaphthene
Phenanthrene
Fluoranthene
Ethylbenzene
Naphthalene
Other VOCs
Other PNAs
Anthracene
(µg/Kg)
Chrysene
Fluorene
Benzene
Toluene
Xylenes
Pyrene
Chemical Abstract Service Number (CAS#) 71432 100414 108883 1330207 Various 83329 120127 56553 50328 205992 191242 207089 218019 53703 206440 86737 193395 91576 91203 85018 129000 Various
Unit D ‐ Harbor 31 Meadows (Existing Lots D/E) (RESIDENTIAL) Unit D ‐ Harbor 31 Meadows (Existing Lots D/E) (RESIDENTIAL) Unit D ‐ Harbor 31 Meadows (Existing Lots D/E) (RESIDENTIAL)
Sample ID Sample Date Sample Depth (bgs) VOCs PNAs
Approx. Grid H20‐K23
H‐20 1995 1‐1.5' < 10 < 10 < 10 < 30 NA
H‐21 1994 1‐3'
H‐21 1995 2‐4' < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 ‐ < 330 < 330 < 330 < 330
H‐22 1994 1‐3' < 10 < 10 < 10 < 30 NA < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 ‐ < 330 < 330 < 330 < 330
I‐20 1995 1.5‐3' < 10 < 10 < 10 < 30 NA < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 < 330 ‐ < 330 < 330 5,400 < 330
I‐20 1995 2.0'
I‐22 1995 0.75‐1.75' < 10 < 10 < 10 < 30 NA < 330 < 330 < 330 < 330 < 330 < 330 < 330 360 < 330 1,100 620 < 330 ‐ < 330 < 330 990 < 330
I‐22 1995 2.0' < 10 < 10 < 10 < 30 NA
J‐20 1995 2.5' < 10 < 10 < 10 < 30 NA ND 680 3,200 2,500 1,800 1,100 910 3,000 ND 4,100 620 430 ‐ 3,300 1,600 12,000
J‐22 1994 1‐3' < 10 < 10 < 10 < 30 NA 1,100 1,300 1,800 750 1,000 ND 430 1,600 ND 6,200 1,100 ND ‐ 410 4,800 6,100 ND
K‐21 (Viridian ROW) 1994 1.75‐2.25' < 10 < 10 < 10 < 30 NA 1,100 3,200 8,400 7,300 7,600 4,300 3,200 8,300 1,200 17,000 1,000 3,800 ‐ 700 14,000 17,000 ND
K‐23 (Viridian ROW) 1994 1‐3' < 10 < 10 47 59 NA ND ND ND ND ND ND ND ND ND ND ND ND ‐ < 900 ND 2,100 ND
EGLE Residential Vapor Intrusion Screening Levels (VIAP 2020) EGLE Residential Vapor Intrusion Screening Levels (VIAP 2020)
EGLE Residential Vapor Intrusion Screening Levels (VIAP 2020)
1.7 12 3,700 280 ‐ 2.00E+05 1.30E+07 1.60E+05 ‐ ‐ ‐ ‐ ‐ ‐ ‐ 4.70E+05 ‐ 1,700 67 1,700 2.50E+07 ‐
EGLE Part 201 Cleanup Criteria, December 30, 2013; Revised
EGLE Part 201 Cleanup Criteria, December 30, 2013; Revised June 25, 2018.
June 25, 2018.
Residential (µg/Kg) 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 NA NA NA NA
Drinking Water Protection (DWP) 100 1,500 16,000 5,600 Various 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) 4,000 (X) 360 5,400 980 Various 8,700 ID NLL NLL NLL NLL NLL NLL NLL 5,500 5,300 NLL 4,200 730 2,100 ID Various
Soil Volatilization to Indoor Air Inhalation (SVII) 1,600 87,000 3.3E+05 6.30E+06 Various 1.90E+08 1.0E+9 (D) NLV NLV ID NLV NLV ID NLV 1.0E+9 (D) 5.80E+08 NLV 2.70E+06 2.50E+05 2.80E+06 1.0E+9 (D) Various
Ambient Air Infinite Source Volatile Soil Inhalation (VSI) 13,000 7.20E+05 2.80E+06 4.60E+07 Various 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) 3.80E+08 1.00E+10 2.70E+10 2.90E+11 Various 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) 1.80E+05 2.2E+7 (C) 5.0E+07 4.10E+08 Various 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
Soil Saturation Concentration Screening Levels (Csat) 4.00E+05 1.40E+05 250,000 150,000 Various NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA 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
bgs Below Grade Surface (feet)
Identified Part 201 Cleanup Criteria exceeded
Exceeds EGLE VIAP Screening Levels
TABLE 1 (Page 2 of 2) DRAFT DRAFT DRAFT
CLEANUP CRITERIA COMPARISON FOR SOILS
DUE CARE PLANNING
VOCs, PNAs, and METALS
UNIT D ‐ HARBOR 31 MEADOWS
EXISTING LOTS D/E
Volatile Organic Compounds (VOCs), Polynuclear Aromatic Hydrocarbons
(PNAs), and Metals
Chromium
Antimony
Cadmium
Beryllium
(µg/Kg)
Selenium
Mercury
Arsenic
Copper
Nickel
Silver
PCBs
Lead
Zinc
Chemical Abstract Service Number (CAS#) 7440382 7440439 16065831 7440508 7439921 7439976 7782492 7440224 7440666 7440417 7440360 7440020 1336363
Unit D ‐ Harbor 31 Meadows (Existing Lots D/E) (RESIDENTIAL) Unit D ‐ Harbor 31 Meadows (Existing Lots D/E) (RESIDENTIAL)
Sample ID Sample Date Sample Depth (bgs) Metals PCBs
Approx. Grid H20‐K23
H‐20 1995 1‐1.5'
H‐21 1994 1‐3' < 100
H‐21 1995 2‐4' 710 ND 1,200 ND 960 < 100 ND ‐ 7,300 ND ND 2,600
H‐22 1994 1‐3' 510 54 7,500 3,700 1,300 < 100 ND ‐ 8,800 ND ND 17,000
I‐20 1995 1.5‐3'
I‐20 1995 2.0' < 100
I‐22 1995 0.75‐1.75' ND
I‐22 1995 2.0' 560 ND 2,000 ND 940 < 100 ND ‐ 7,100 ND ND 10,000
J‐20 1995 2.5' 3,900 8,900 8,600 27,000 19,000 < 100 680 ND 170,000 ND ND 14,000 ND
J‐22 1994 1‐3' 13,000 590 17,000 1,700,000 390,000 < 100 1,900 ‐ 360,000 ND 3,900 55,000
K‐21 (Viridian ROW) 1994 1.75‐2.25' 5,400 370 8,400 56,000 31,000 < 100 620 ND 67,000 ND ND 530,000 ND
K‐23 (Viridian ROW) 1994 1‐3' 2,100 ND 2,200 37,000 8,400 < 100 ND ‐ 16,000 ND ND 4,600
EGLE Residential Vapor Intrusion Screening Levels (VIAP 2020)
EGLE Residential Vapor Intrusion Screening Levels (VIAP 2020)
‐ ‐ ‐ ‐ ‐ 22 (M) ‐ ‐ ‐ ‐ ‐ ‐
EGLE Part 201 Cleanup Criteria, December 30, 2013; Revised June 25, 2018.
Residential (µg/Kg)
Statewide Default Background Levels 5,800 1,200 18,000 (total) 32,000 21,000 130 410 1,000 47,000 NA NA 20,000 NA
Drinking Water Protection (DWP) 4,600 6,000 30,000 5.80E+06 7.00E+05 1,700 4,000 4,500 2,400,000 5.10E+04 4,300 51,000 NLL
Groundwater Surface Water Interface Protection (GSIP) 4,600 3,600 (G) 3,300 75,000 (G) 5.1E6 (G,X) 50 (M); 1.2 400 100 (M); 27 170,000 (G) 85,000 (G) 94,000 (X) 76,000 (G) NLL
Soil Volatilization to Indoor Air Inhalation (SVII) NLV NLV NLV NLV NLV 48,000 NLV NLV NLV NLV NLV NLV 3.00E+6
Ambient Air Infinite Source Volatile Soil Inhalation (VSI) NLV NLV NLV NLV NLV 52,000 NLV NLV NLV 2.40E+5
Ambient Air Particulate Soil Inhalation (PSI) 7.20E+05 1.70E+06 2.60E+05 1.30E+08 1.00E+08 2.00E+07 1.30E+08 6.70E+06 ID 5.20E+6
Direct Contact (DC) 7,600 5.50E+05 2.50E+06 2.00E+07 4.00E+05 1.60E+05 2.60E+06 2.50E+06 170,000,000 4.10E+05 1.80E+05 4.00E+07 4,000
Soil Saturation Concentration Screening Levels (Csat) NA NA NA NA NA NA NA NA NA NA NA NA NA
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
bgs Below Grade Surface (feet)
Identified Part 201 Cleanup Criteria exceeded
Exceeds EGLE VIAP Screening Levels
Attachment D
Reimbursement Agreement
BRA Agenda Item IV.B
Muskegon Brownfield Development Authority
Agenda Item IV-B for 4-11-23
Adelaide Pointe QOZB, LLC, 1148 and 1204 West Western Ave.
DISCUSSION ONLY- EGLE Brownfield Grant and Loan Project Proposal
Requesting party: Adelaide Pointe QOZB LLC
Discussion Item:
Adelaide Pointe QOZB LLC has submitted a project proposal for a EGLE Brownfield Grant.
Background: There are considerable costs related to the environmental activities for the
Adelaide Pointe project. The developer is seeking $850,000 for the EGLE Brownfield Grant.
These funds will offset some of the environmental costs for the activities that are described
below.
• Groundwater management planning / dewatering are required due to the
contamination of site soil and groundwater that contains metals and VOCs. This will
make certain that unacceptable exposures are avoided during and after construction.
• The ground water management and dewatering mentioned above will allow for
construction for the installation of the new utilities for the development. Contaminated
groundwater is located in the area of the proposed utility lines, the proper
handling/management/disposal of the contaminated effluent during the dewatering
process is required. The dewatering activities are expected to generate 112,000,000
gallons of contaminated groundwater.
• Demolition of the former building foundation/footings is necessary for the installation of
new public utilities and roadways and to support future redevelopment. There is
approximately 20,000 tons of concrete (comprising the former building
foundation/footing) that need to be removed and crushed on-Site.
Proposed schedule for eligible actives:
• Treatment/Disposal of Contaminated Groundwater Derived from Construction
Dewatering- Summer/Fall 2023 (ASAP)
• Concrete Demolition- Summer/Fall 2023 (ASAP)
Staff comments:
The applicant for the EGLE Brownfield Grant is the City of Muskegon Brownfield
Redevelopment Authority. The applicant project contact will be Contessa Alexander. The
applicant signing authority will be the Jonathan Seyferth. The project consultant is Kirk
Perschbacher.
The project applicant will be responsible for the day to day operations, working closely with the
entire team. This person will work with the project consultant to send in quarterly invoices to
EGLE for reimbursement.
The applicant signing authority will legally sign off on all documents on behalf of the BRA.
EGLE’s process for selecting prospective projects for the Brownfield Grant:
• After several meetings with the consultant and developer, EGLE will invite the developer
to send over a project proposal.
• After the EGLE Brownfield team does the proper vetting and questions are answered,
the developer/ applicant may be invited to apply for the EGLE Brownfield Application.
• A letter of support will be required with the application.
Suggested motion: No suggested motion
Muskegon Downtown Development Authority
Agenda item A for 4-11-23
Acceptance of financial statement March 31, 2023
Requesting party: City Economic Development
Outline of request: Staff is asking the DDA board to review and accept the financial statements
for the DDA and events for Mar. 31, 2023.
Staff comments: The DDA FY total as of March 31, 2023 is at $401,513.44. Once the BID
Income is added, the FY total will be about $474 higher than expected. There haven’t been too
many changes from the previous month. Line item G25 on the DDA Financial page has
switched over to reflect Contessa’s salaries and benefits. This caused a decrease of about
$26,000 for this item. The total recurring costs remain the same with the exception to the
marketing/ promotions. Line item G33 reflects an increase to this item of about $186. Projects
and events stayed the same from the previous month as well as the total debt payments. The
total expenses are at $168,187.96. The fund balance at the end of the year will be
$382,677.98. The tax increment last month was not included, which reflects the huge increase
seen for the fund balance.
Events revenue increased about $21,700 and about $3,800 for sponsorships, bringing in a total
of $77,739.84 in total revenue. All other items stayed relatively the same from the previous
month. The events fund balance is about $105,200. A slight increase from what we seen last
month.
The total financial revenues that include the DDA, Events, and BID increased to $484,400. The
total recurring costs increased to $47,947.80. Projects and events increased to about $136,600.
The total expenses increased to about $255,000 from last month. The fund balance at the end
of the year also increased to $613,900.95.
Staff recommendation: To accept the March 31, 2023 DDA and events financial statements.
Suggested motion: I move to accept the March 31, 2023 DDA and events financial statements.
DDA FINANCIAL FOR 03/31/2023
FY2022-23 BUDGET FY TOTALS
Revenues FY 2021-22 BUDGET FY2021-22 ACTUAL (updated) MARCH 31, 2023
Tax Increment $ 310,287.00 $ 321,446.00 $ 401,039.00 $ 401,043.00
Reimbursement - State $ - $ -
Event Revenue* $ - $ -
Trans From Capital Projects Fund $ - $ -
Interest Income $ - $ 543.74 $ - $ 470.44
Fundraising Revenue
BID Income (or $50,000 levy)** $ 17,000.00 $ 17,000.00 $ 17,000.00 $ -
Sponsorship $ - $ - $ -
Former Mall Brownfield Income (GF) $ - $ - $ -
Total $ 327,287.00 $ 338,989.74 $ 418,039.00 $ 401,513.44
Expenses FY 2021-22 FY2021-22 ACTUAL FY 2022-23 FY 2022-23
Business Dev. Manager Wages $ - $ 78,601.09 $ 58,609.53
Trans to GF - Marketing, Events, Overhead $ - $ -
FICA (7.65%) $ - $ 5,862.50 $ - $ 4,574.15
Workers Comp (2%) $ - $ 401.46 $ - $ 302.88
Insurance $ - $ 4,213.07 $ - $ 1,306.20
Residency Bonus (4%) $ - $ - $ -
Life Insurance (0.24%) $ - $ 321.11 $ - $ 250.85
401(k) (6%) $ - $ 7,001.64 $ - $ 5,485.55
Total Salaries/Benefits $ 95,500.00 $ 96,400.87 $ 98,365.00 $ 70,529.16
Walkability Improvements $ - $ -
Streetscape/Wayfinding / Walkability $ 15,000.00 $ 10,625.00 $ 15,000.00 $ 25,207.87
Public Art (Downtown Initiative) $ - $ -
Landscaping $ - $ - $ - $ -
Snow Removal $ -
Façade Program $ - $ 62,500.00 $ -
Downtown Park(s)**** $ 9,000.00 $ 6,922.11 $ 9,000.00 $ 1,929.45
Marketing/Promotions $ 32,000.00 $ 23,136.50 $ 25,000.00 $ 10,771.48
Blight $ -
Office Space and Misc Operating $ 9,000.00 $ 13,019.21 $ 9,000.00 $ -
Total Recurring Costs $ 65,000.00 $ 53,702.82 $ 120,500.00 $ 37,908.80
Watermark Assistance $ 25,000.00 $ 25,000.00
Social Bowl $ 34,750.00 $ 34,750.00
Morris Street Lot $ - $ - $ -
Taste of Muskegon $ - $ -
Lakeshore Art Festival $ -
Projects and Events $ - $ - $ 59,750.00 $ 59,750.00
County Debt Payments ($1M) $ - $ - $ -
Mercy Health Arena HVAC/Roof******* $ 130,000.00 $ 130,000.00 $ 130,000.00 $ -
Other Debt Payments (smartzone) $ - $ - $ -
Total Debt Payments $ 130,000.00 $ 130,000.00 $ 130,000.00 $ -
Total Expenses $ 290,500.00 $ 280,103.69 $ 408,615.00 $ 168,187.96
Net Rev/Expenses $ 36,787.00 $ 58,886.05 $ 9,424.00 $ 233,325.48
Fund Balance at Beginning of Year $ 90,466.45 $ 149,352.50
Fund Balance at End of Year $ 149,352.50 $ 382,677.98
\\muskdata\data\Planning\COMMON\DDA - BRA\DDA - BRA 2023 -- current year\041123 DDA-BRA Meeting\DDA Items\Copy of Copy of DDA
MARCH 2023
EVENTS FINANCIAL FOR 03/31/2023
FY TOTALS
Revenues FY 2021-22 BUDGET FY2021-22 ACTUAL FY2022-23 BUDGET MARCH 31, 2023
Tax Increment $ - $ - $ - $ -
Reimbursement - State $ - $ - $ -
Event Revenue* $ 161,750.00 $ 208,579.11 $ 262,886.00 $ 37,722.90
Trans From Capital Projects Fund $ - $ -
Interest Income $ - $ - $ - $ -
Fundraising Revenue** $ 5,000.00 $ 17,212.39 $ 5,000.00 $ 4,325.00
BID Income (or $50,000 levy)** $ - $ - $ - $ -
Sponsorship $ 87,000.00 $ 412,973.13 $ - $ 35,691.94
Former Mall Brownfield Income (GF) $ - $ - $ -
Total $ 253,750.00 $ 638,764.63 $ 267,886.00 $ 77,739.84
Expenses FY 2021-22 FY2021-22 ACTUAL FY 2022-23 FY 2022-23
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 $ - $ - $ - $ -
Miscellaneous Events(Cookie Crawl, Letters to San $ - $ 11,463.59 $ - $ 4,571.68
Taste of Muskegon $ 65,375.00 $ 338,866.41 $ 96,300.00 $ 18,790.66
Lakeshore Art Festival $ 159,279.00 $ 179,784.98 $ 163,568.00 $ 53,477.74
Projects and Events $ 224,654.00 $ 530,114.98 $ 259,868.00 $ 76,840.08
County Debt Payments ($1M) $ - $ - $ -
Mercy Health Arena HVAC/Roof******* $ - $ - $ -
Other Debt Payments (smartzone) $ - $ - $ -
Total Debt Payments $ - $ - $ - $ -
Total Expenses $ 224,654.00 $ 530,114.98 $ 259,868.00 $ 76,840.08
Net Rev/Expenses $ 29,096.00 $ 108,649.65 $ 8,018.00 $ 899.76
Fund Balance at Beginning of Year $ (4,382.80) $ 104,266.85
Fund Balance at End of Year $ 104,266.85 $ 105,166.61
O:\Planning\COMMON\DDA - BRA\DDA - BRA 2023 -- current year\041123 DDA-BRA Meeting\DDA Items\Copy of Copy of DDA MARCH 2023
TOTAL FINANCIAL FOR 03/31/2023
FY TOTALS
Revenues FY 2021-22 BUDGET FY2021-22 ACTUAL FY2022-23 BUDGET MARCH 31, 2023
Tax Increment $ 310,287.00 $ 321,446.00 $ 401,039.00 $ 401,043.00
Reimbursement - State $ - $ - $ - $ -
Event Revenue* $ 161,750.00 $ 208,579.11 $ 262,886.00 $ 37,722.90
Trans From Capital Projects Fund $ - $ - $ - $ -
Interest Income $ - $ 1,184.83 $ - $ 857.23
Fundraising Revenue** $ 5,000.00 $ 17,212.39 $ 5,000.00 $ 4,325.00
BID Income (or $50,000 levy)** $ 129,000.00 $ 134,192.67 $ 129,000.00 $ 4,766.66
Sponsorship $ 87,000.00 $ 412,973.13 $ - $ 35,691.94
Former Mall Brownfield Income (GF) $ - $ - $ - $ -
Total $ 693,037.00 $ 1,095,588.13 $ 797,925.00 $ 484,406.73
Expenses FY 2021-22 FY2021-22 ACTUAL FY 2022-23 FY 2022-23
Business Dev. Manager Wages $ - $ 78,601.09 $ - $ 58,609.53
Trans to GF - Marketing, Events, Overhead $ - $ - $ - $ -
FICA (7.65%) $ - $ 5,862.50 $ - $ 4,574.15
Workers Comp (2%) $ - $ 401.46 $ - $ 302.88
Insurance $ - $ 4,213.07 $ - $ 1,306.20
Residency Bonus (4%) $ - $ - $ - $ -
Life Insurance (0.24%) $ - $ 321.11 $ - $ 250.85
401(k) (6%) $ - $ 7,001.64 $ - $ 5,485.55
Total Salaries/Benefits $ 95,500.00 $ 96,400.87 $ 98,365.00 $ 70,529.16
BID Expenses $ - $ 2,000.00 $ - $ -
Streetscape/Wayfinding / Walkability $ 15,000.00 $ 10,625.00 $ 15,000.00 $ 25,207.87
Public Art (Downtown Initiative) $ - $ - $ - $ -
Landscaping $ 65,000.00 $ 47,291.32 $ 53,000.00 $ 600.00
Snow Removal $ 30,000.00 $ 53,515.00 $ 30,000.00 $ 8,405.00
Façade Program $ - $ - $ 62,500.00 $ -
Downtown Park(s)**** $ 9,000.00 $ 6,922.11 $ 9,000.00 $ 1,929.45
Marketing/Promotions $ 32,000.00 $ 23,136.50 $ 25,000.00 $ 10,771.48
Blight $ - $ - $ - $ -
Office Space and Misc Operating $ 26,000.00 $ 30,093.11 $ 26,000.00 $ 1,034.00
Total Recurring Costs $ 177,000.00 $ 173,583.04 $ 220,500.00 $ 47,947.80
Watermark Assistance $ - $ - $ 25,000.00 $ 25,000.00
Social Bowl $ - $ - $ 34,750.00 $ 34,750.00
Morris Street Lot $ - $ 11,463.59 $ - $ 4,571.68
Taste of Muskegon $ 65,375.00 $ 338,866.41 $ 96,300.00 $ 18,790.66
Lakeshore Art Festival $ 159,279.00 $ 179,784.98 $ 163,568.00 $ 53,477.74
Projects and Events $ 224,654.00 $ 530,114.98 $ 319,618.00 $ 136,590.08
County Debt Payments ($1M) $ - $ - $ - $ -
Mercy Health Arena HVAC/Roof******* $ 130,000.00 $ 130,000.00 $ 130,000.00 $ -
Other Debt Payments (smartzone) $ - $ - $ - $ -
Total Debt Payments $ 130,000.00 $ 130,000.00 $ 130,000.00 $ -
Total Expenses $ 627,154.00 $ 930,098.89 $ 768,483.00 $ 255,067.04
Net Rev/Expenses $ 65,883.00 $ 165,489.24 $ 29,442.00 $ 229,339.69
Fund Balance at Beginning of Year $ 219,072.02 $ 384,561.26
Fund Balance at End of Year $ 384,561.26 $ 613,900.95
O:\Planning\COMMON\DDA - BRA\DDA - BRA 2023 -- current year\041123 DDA-BRA Meeting\DDA Items\Copy of Copy of DDA MARCH 2023
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