View the PDF version Google Docs PDF Viewer
CITY OF MUSKEGON
DOWNTOWN DEVELOPMENT AUTHORITY
BROWNFIELD REDEVELOPMENT AUTHORITY
DATE OF MEETING: Tuesday, May 9, 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 April 11, 2023
III. Public comments on agenda items
IV. BRA Business (Contessa Alexander)
A. Brownfield Plan Amendment- 3rd Amendment, Adelaide Pointe. (Contessa
Alexander)
V. DDA agenda items (Contessa Alexander)
A. DDA financial report
B. EGLE Brownfield Grant/ Loan proposal- Parkland Properties (Discussion
Only)
C. Direction to staff on the 2023-24 fiscal year budget
D. Façade Grant Application- Drs. Gundersen & Zuker
E. Events (Ann Meisch)
VI. Adjourn
AMERICAN DISABILITY ACT POLICY FOR ACCESS TO OPEN MEETING OF THE CITY COMMISSION AND ANY OF
ITS COMMITTEES OR SUBCOMMITTEES
To give comment on a live-streamed meeting the city will provide a call-in telephone number to the public to be able
to call and give comment. For a public meeting that is not live-streamed, and which a citizen would like to watch and
give comment, they must contact the City Clerk’s Office with at least a two-business day notice. The participant will
then receive a zoom link which will allow them to watch live and give comment. Contact information is below.
For more details, please visit: www.shorelinecity.com
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
April 11, 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, J.
Riegler
MEMBERS ABSENT: S. Black, D. Pollock
STAFF PRESENT: D. Alexander, Downtown Manager, C. Alexander, Development
Analyst, W. Webster, Administrative Assistant, Jake Eckholm,
Director of Development Services, S. Wilson, Treasurer
OTHERS PRESENT: Kirk Perschbacher
APPROVAL OF MINUTES
Motion by J. Seyferth second by J. Wallace, to approve the regular meeting minutes for March 14,
2023. Voice vote, all approved.
Agenda Item IV. A.: BROWNFIELD DEVELOPMENT-MEADOWS AT
HARBOR 31
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.
Motion: I move to approve/disapprove the resolution for the Brownfield Plan Amendment for
the Meadows at Harbor 31, 105 Viridian Drive Project and further request staff to set a public
hearing before the Muskegon City Commission to consider adoption of the plan by M.
Kleaveland and supported by H. Sytsema
Roll Call Vote:
M. Bottomley: Yes B. Tarrant: Yes K. Reid: No
M. Kleaveland: Yes J. Wallace, Jr: Yes H. Sytsema: Yes
J. Moore: Yes J. Seyferth: Yes M. Johnson: Yes
B. Hastings: Yes J. Riegler: Yes
BRA Agenda Item IV.A
Muskegon Brownfield Development Authority
Agenda Item IV-A for 5-9-23
Adelaide Pointe QOZB, LLC, 1148 and 1204 West Western Ave.
Adelaide Pointe Project
Brownfield Plan Amendment, 3rd Amendment
Requesting party: Adelaide Pointe QOZB, LLC
Outline of the request: Adelaide Pointe QOZB, LLC has submitted a Brownfield Plan
Amendment (3rd 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 Amendment adds the eastern adjoining property to allow for the reimbursement of eligible
activities related to the new Dry Rack storage building. They’ve added $7,000,000 in investment
in the property (total $92,000,000) with an increase is $2,800,000 in taxable value. Eligible
activities increase by approximately $1,900,000.
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 investment of $92,000,000.
Staff comments:
Brownfield Plan Amendment Approval Dates:
Brownfield Plan Amendment- BRA approval on Oct. 12, 2021 and CC on Oct 26, 2021
1st Amendment to the BPA- BRA approval on Dec. 13, 2022 and CC on Jan. 10, 2023.
2nd Amendment to the BPA- BRA and CC approval on Mar. 14, 2023
Staff recommendation: City staff has reviewed the Adelaide Pointe Project Brownfield Plan
Amendment (3rd Amendment) and recommends approval.
Suggested motion: I move to approve/disapprove the resolution for the Brownfield Plan
Amendment (3rd 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
Adelaide Pointe QOZB LLC (1148-1204 West Western)
3rd Amendment
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 9th day of May
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 Adelaide Pointe Project 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 (3rd Amendment) for the Adelaide Pointe Project 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
I hereby certify that the foregoing is a true and complete copy of a resolution adopted by the Board
-2-
of the City of Muskegon Brownfield Redevelopment Authority, County of Muskegon, State of
Michigan, at a regular meeting held on May 9th, 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
3rd Amendment to Brownfield Plan Amendment for the
Adelaide Pointe Project at
1204 & 1100 West Western Avenue
Muskegon, Michigan
Initial Brownfield Plan Amendment Approved by the City of Muskegon
October 12, 2021
Brownfield Redevelopment Authority
Initial Brownfield Plan Amendment Approved by the City of Muskegon Board
of Commissioners October 26, 2021
1st Amendment to Brownfield Plan Amendment Approved by the City of December 13, 2022
Muskegon Brownfield Redevelopment Authority
1st Amendment to Brownfield Plan Amendment Approved by the City of December 13, 2022
Muskegon Board of Commissioners
2nd Amendment to Brownfield Plan Amendment Approved by the City of March 14, 2023
Muskegon Brownfield Redevelopment Authority
2nd Amendment to Brownfield Plan Amendment Approved by the City of March 14,2023
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 ii
1.0 Introduction ...................................................................................................................................................1
1.1 Proposed Redevelopment and Future Use for the Eligible Property ................................................1
1.2 Eligible Property Information ............................................................................................................2
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
Figure 3- Soil Sample Exceedance Map
Figure 4- Groundwater Sample Exceedance Map
Figure 5- Soil Sample Exceedance Map (Development Overlay)
Figure 6- Groundwater Sample Exceedance Map (Development Overlay)
Figure 7- Development Map
List of Tables
Table 1 – Tax Increment Revenue Capture
Table 2 – Tax Increment Revenue Reimbursement Allocation
List of Attachments
Attachment A Resolution(s)
Attachment B Conceptual Renderings
Attachment C Environmental Data Tables and Exceedance Map
Attachment D Reimbursement Agreement
May 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.
On October 26, 2021, the City of Muskegon (the “City”) approved a Brownfield Plan Amendment (BPA) to
incorporate 1148, 1204 and 1100 West Western Avenue (“Eligible Property”, “Site”, or “Property”) into the City’s
existing Brownfield Plan. The BPA detailed redevelopment plans for a five-phase redevelopment at the Eligible
Property, including eligible activity costs and related reimbursement through local-only tax increment financing.
The 1st Amendment to the BPA was prepared to add state school tax capture for reimbursement of costs related
to Michigan Strategic Fund (MSF) eligible activities during the first three immediate phases of redevelopment.
This 2nd Amendment to the BPA has been prepared to reflect changes relating to Developer and City-led
completion of eligible activities. Previous versions of this Brownfield Plan included eligible activities that would be
completed by both the Developer and City. This 2nd Amendment to the BPA documents that all previously
approved eligible activities will now be performed by the Developer. Reimbursement of eligible activity costs
incurred by the Developer will conform to the provisions of this 2nd Amendment to the BPA and related
agreements between the Developer and City (e.g., Development and Reimbursement Agreement). This 2nd
Amendment to the BPA does not alter the type or cost of previously approved eligible activities.
This 3rd Amendment to the BPA has been prepared to add in the eligible environmental and non-environmental
activities and property boundaries (1100 West Western Avenue) related to the construction of a Dry Rack storage
building on the eastern portion of the new redevelopment area. This 3rd Amendment includes an increase in
investment by approximately $7,000,000 an increase in taxable value by $2,800,000 and increase in
environmental and non-environmental activities equating to approximately $1,900,000.
Future amendments to this amended BPA may be pursued for phases four and five of the development. See
Attachment A for copies of amended BPA resolutions.
1.1 Proposed Redevelopment and Future Use for the Eligible Property
The Developer, Adelaide Pointe QOZB, LLC, is proposing to redevelop a former industrial site located at 1100 and
1204 West Western Avenue (1148 & 1204 West Western Avenue are now combined), Muskegon, Michigan.
Figures 1 and 2 depict the Eligible Property location and layout.
Redevelopment consists of five phases that are anticipated to be completed by 2030. Phases one through three
are the focus of this amended BPA. Development phasing is described below:
Development Phase Anticipated/Actual Desired/Actual
Start Date Completion Date
Phase I – Revitalize existing buildings for boat Spring/Summer Spring 2022
storage 2021
Phase II – Construction of marina, mixed-use Spring 2023 Fall/Winter 2024
building, boater services building, and dry rack
storage building*
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2023 3RD AMENDMENT\ADELAIDE POINTE_FINAL_3RD AMENDMENT, BROWNFIELD PLAN AMENDMENT_REV 5423.DOCX
May 4, 2023 Fishbeck | Page 2
Phase III – Construction of 55-unit residential condo Spring 2023 Fall/Winter 2024
building*
Phase IV – Construction of hotel and 50 boat Spring 2024 Fall 2027
storage units and warehouse
Phase V – Construction of residential condos Spring 2025 Fall 2030
Phases one through three include revitalizing the existing site structures for boat storage, business offices, and
lease space (approx. 218,000 sf); creation of a new 172 slip marina and construction of a new three-story, mixed-
use building with ground level retail and office space (approximately 14,700 gross sf), a second-floor restaurant
(approximately 3,700 sf), and third floor deck area (approx. 3,700 sf) (the “Project”). The Project will also create
an approximately 4,300 sf boater services, a 55 unit 4-story (90,000 gross sf) residential condo building and a
66,000 square foot dry boat storage building. 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 mass timber
construction, solar boardwalks and roof systems, electric vehicle charging stations, low-impact development
stormwater management, and integrated parking. Total private investment in Phases one through three, not
including property acquisition, is approximately $92,000,000. 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.
In addition to environmental activities, this amendment to the BPA includes non-environmental eligible activities
necessary to complete the Project. Non-environmental activities will include demolition, lead/asbestos
abatement, site preparation and public infrastructure improvements. Public infrastructure improvements will
include upgrades to the public utilities (water main, sanitary sewer, and storm sewer), public roadways, marina
and solar docks. Site preparation activities will include specialized foundations, clearing and grubbing, dredging,
compaction and sub-base preparation, cut and fill, excavation for unstable material, geotechnical engineering,
grading/land balancing, relocation of utilities, temporary erosion controls, temporary site control, surveying and
staking, architectural and engineering costs and mass grading.
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
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, mercury, selenium, silver and zinc. Groundwater contaminants with
concentrations identified above Part 201 GRCC consist of benzene, 2-methylnaphthalene, naphthalene, 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.
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2023 3RD AMENDMENT\ADELAIDE POINTE_FINAL_3RD AMENDMENT, BROWNFIELD PLAN AMENDMENT_REV 5423.DOCX
May 4, 2023 Fishbeck | Page 3
The location and layout of the Property are depicted in Figures 1 and 2. Environmental data tables and an
exceedance 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
Tax increment revenues will be used to reimburse the Developer, 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)
• 15% contingency
• Brownfield Plan Amendment
• Brownfield Plan Amendment Implementation
• Interest
The table below provides an eligible activity cost summary for the Project.
Summary of Eligible Activity Costs- Developer EGLE
EGLE Eligible Activities Estimated Cost
Department Specific Activities
Pre-Approved Sub-Total $435,000
BEA activities $102,000
Documentation of due care $48,000
Hazardous materials survey (e.g., asbestos, lead paint, etc.) $20,000
Due care assessment $265,000
EGLE Eligible Activities Total Costs $435,000
Interest (5%) $21,750
EGLE Eligible Costs Sub-Total $456,750
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2023 3RD AMENDMENT\ADELAIDE POINTE_FINAL_3RD AMENDMENT, BROWNFIELD PLAN AMENDMENT_REV 5423.DOCX
May 4, 2023 Fishbeck | Page 4
Summary of Eligible Activity Costs - Developer MSF
Estimated Redevelopment
Developer
MSF Eligible Activities Total Cost Completion Phase Related
Cost
Schedule to Activity
Public Infrastructure Improvements Sub-Total $14,843,620 $14,843,620
Public Parks (Linear Park, East Peninsula Park, $2,000,000 $2,000,000 2023-2024 Phase II & III
Commuter Bike Path)
Public Shopper Dock and Public Transient Dock $1,300,000 $1,300,000 2023-2024 Phase II
Marina Basin- (breakwater system/public $4,300,000 $4,300,000 2023-2024 Phase II
access path)
Solar Powered Docks $500,000 $500,000 2023-2024 Phase II
Public Roadways $4,000,000 $4,000,000 2023-2024 Phase II
West Western Avenue Reconfiguration- $1,023,620 $1,023,620 2023-2024 Phase II
Roadway
Water Main $850,000 $850,000 2023-2024 Phase II
Sanitary Sewer $600,000 $600,000 2023-2024 Phase II
Storm Sewer $270,000 $270,000 2023-2024 Phase II
Site Preparation Sub-Total $6,750,000 $6,750,000
Specialized Foundations $905,000 $905,000 2023-2024 Phase II-V
Clearing and Grubbing $300,000 $300,000 2023-2024 Phase II & III
Dredging $800,000 $800,000 2023-2024 Phase II & III
Compaction and Sub-Base Preparation $350,000 $350,000 2023-2024 Phase II & III
Cut and Fill $300,000 $300,000 2023-2024 Phase II
Excavation for Unstable Material $70,000 $70,000 2023-2024 Phase II & III
Fill $850,000 $850,000 2023-2024 Phase II & III
Geotechnical Engineering $180,000 $180,000 2023-2024 Phase I, II & III
Grading/Land Balancing $1,550,000 $1,550,000 2023-2024 Phase II & III
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2023 3RD AMENDMENT\ADELAIDE POINTE_FINAL_3RD AMENDMENT, BROWNFIELD PLAN AMENDMENT_REV 5423.DOCX
May 4, 2023 Fishbeck | Page 5
Relocation of Active Utilities $350,000 $350,000 2023-2024 Phase II & III
Temporary Erosion Controls $110,000 $110,000 2023-2024 Phase II & III
Temporary Facility $165,000 $165,000 2023-2024 Phase II & III
Temporary Site Control $195,000 $195,000 2023-2024 Phase II & III
Surveying and Staking $125,000 $125,000 2023-2024 Phase II & III
Architectural/Engineering Costs Related to $500,000 $500,000 2023-2024 Phase II & III
Eligible Activities
MSF Eligible Activities Sub-Total $21,593,620 $21,593,620
Contingency (15 %) $3,239,043 $3,239,043 Phase II-V
Interest (5 %)* $7,715,569 $7,715,569 Phase I-V
Brownfield Plan and Work Plan Preparation $10,000 $10,000 Phase I
Brownfield Plan and Work Plan $10,000 $10,000 Phase I
Implementation
MSF Eligible Activities Total Costs $32,568,232 $32,568,232
*Interest collected at a 5% rate and capped at less than $8,000,000
LOCAL ONLY ELIGIBLE ACTIVITIES COST SUMMARY (Developer)
Local Only Eligible Activities Estimated Cost
Department Specific Activities
Due Care Sub-Total $3,250,000
Vapor intrusion mitigation $500,000
Soil capping $1,500,000
Dewatering $250,000
Contaminated Soil/Dredge Materials Removal and Disposal $1,000,000
Local Only Department Specific Activities Total Costs $3,250,000
Non-Environmental Activities
Asbestos, Lead based Paint and Mold Abatement $250,000
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2023 3RD AMENDMENT\ADELAIDE POINTE_FINAL_3RD AMENDMENT, BROWNFIELD PLAN AMENDMENT_REV 5423.DOCX
May 4, 2023 Fishbeck | Page 6
Demolition $500,000
Site Preparation (Sub-total) $4,445,000
Specialized Foundations $2,000,000
Clearing and Grubbing $175,000
Compaction and Sub-Base Preparation $10,000
Grading and Land Balancing $200,000
Fill $200,000
Geotechnical Engineering $100,000
Relocation of Active Utilities $150,000
Surveying & Staking $105,000
Soil Erosion and Sedimentation Control $5,000
Architectural/Engineering Costs Related to Eligible Activities $1,500,000
Public Infrastructure (Sub-total) $2,300,000
Solar Powered Docks (public) $500,000
Community Building/Clubhouse and Pool (Public) $1,800,000
Non-Environmental Local Only Eligible Costs $10,745,000
Contingency (15%) $1,611,750
Brownfield Plan/Act 381 Workplan Preparation $10,000
Interest (5%)* $21,203,783
Total EGLE and Non-Environmental Local Only Eligible Costs $33,570,533
*5% Annual interest capture based unreimbursed eligible activities
2.2 Summary of Eligible Activities
Eligible activities as defined by Act 381 and included in this amended BPA consist of the following:
Pre-Approved Activities: These activities are permitted to occur prior to amended BPA approval. Preparation of a
Phase I ESA, BEA and Documentation of Due Care Compliance were 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 hazardous materials, as required by regulatory
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2023 3RD AMENDMENT\ADELAIDE POINTE_FINAL_3RD AMENDMENT, BROWNFIELD PLAN AMENDMENT_REV 5423.DOCX
May 4, 2023 Fishbeck | Page 7
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 Property 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: Prior to select building demolition activities, asbestos, lead paint, and
mold were abated, as applicable, 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 specialized foundations due to unsuitable urban fill
material across the Site, clearing and grubbing in preparation for redevelopment, 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 appropriate associated professional engineering/architectural fees related to the eligible
activities. All the site preparation activities are necessary to support the redevelopment.
Public Infrastructure Improvements: Public Infrastructure improvements will be made by the Developer in the
public right-of-way and on publicly accessible land as outlined in the signed Cooperative Use Agreement between
the City of Muskegon and AP dated September 13, 2022. Public infrastructure activities, including public parks
(Linear Park, East Peninsula Park and the commuter bike path), public roadways (Adelaide Avenue), West Western
Avenue reconstruction, public/transient shopper and dockage and dock slips, new and upgraded water main,
sanitary sewer and storm sewer utilities, solar power infrastructure for the public shopper and transient dockage
and marina upgrades including the breakwater with public access path.
Amended BPA Preparation: This amended BPA was required for authorization of reimbursement to the
Developer, as applicable, from tax increment revenues under Public Act 381 of 1996, as amended.
Amended BPA Implementation: Tracking, submittal, review of invoices for reimbursement, plan compliance, and
data reporting will be conducted.
Contingency: A 15% contingency is included for those activities not already completed.
Interest: A 5% interest on unreimbursed eligible activities is included.
2.3 Estimate of Captured Taxable Value and Tax Increment Revenues
The base year of this amended BPA is 2021, as established in the approved BPA. The 2021 taxable value of the
eligible property was $903,810. After completion of the development (Phases one, two and three), the taxable
value is estimated at $46,586,000. This amended BPA assumes a 1.0% annual increase in the taxable value of the
Eligible Property. Initial capture is anticipated to begin in 2023.
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.
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2023 3RD AMENDMENT\ADELAIDE POINTE_FINAL_3RD AMENDMENT, BROWNFIELD PLAN AMENDMENT_REV 5423.DOCX
May 4, 2023 Fishbeck | Page 8
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 amended BPA 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)
school 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
This 3rd Amendment to the BPA does not include a City note or bonded indebtedness. The Developer will be
responsible for the cost of eligible activities.
2.5 Duration of Brownfield Plan
Capture of tax increment revenues for the Developer reimbursement are anticipated to commence in 2023 and
end in 2051. It is projected that the amended BPA will extend 30 years, which assumes five 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.
2.7 Legal Description, Property Map, Statement of Qualifying Characteristics and
Personal Property
• The legal description is as follows:
1204 W. Western Avenue
CITY OF MUSKEGON PART OF SECTION 25 T10N R17W PRT OF BLKS 578-580 DESC 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 FT TH N
34D 47M W 330 FT M/L TO SHORE OF MUSKEGON LAKE REFERRED TO AS PT B TH RECOM AT POB TH S
88D 15M W ALG NLY LN WESTERN AVE 18.65 FT TH SWLY ALG SD NLY LN WESTERN AVE ALG ARC OF A
430.61 FT RAD CURVE TO LT 158.33 FT (LC SD CURVE BEARS S 77D 43M 00S W 157.44 FT & CENTRAL ANG
SD CURVE IS 21D 04M 00) TO WLY LN NELY 200 FT OF SD BLK 580 TH N 35D 2M 10S W ALG SD WLY LN
SD NELY 200 FT DIST 850 FT M/L TO SHORE OF MUSKEGON LAKE REFERRED TO AS PT C TH NWLY SELY &
NELY ALG SHORE OF MUSKEGON LAKE 1300 FT M/L FROM SD PT C TO SD PT B EXC THAT PRT OF ABOVE
DESC PARCEL THAT LIES WITHIN THE CHESAPEAKE & OHIO RR ROW EXC THAT PART TAKEN BY THE CITY
OF MUSKEGON FOR THE LAKESHORE TRAIL BIKE PATH DESC AS THAT PART OF BLKS 578 & 580 DESC
AS COM @ SE COR LOT 4 BLK 577 TH S 88D 40M 42S W ALG N ROW LN WESTERN AVE 847.60 FT TH N
01D 31M 57S W 256.10 FT TH N 32D 02M 28S E 47 FT TH N 55D 40M 08S E 89.20 FT TH N 35D 29M 57S
W 127.65 FT TH N 02D 27M 17S W 553 FT TH S 55D 37M 53S W 243 FT TH N 34D 22M 07S W 235.92 FT
TO POB TH S 50D 44M 04S W 329.75 FT TH S 20D 19M 09S W 96.30 FT TH S 23D 53M 54S E 405.55
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2023 3RD AMENDMENT\ADELAIDE POINTE_FINAL_3RD AMENDMENT, BROWNFIELD PLAN AMENDMENT_REV 5423.DOCX
May 4, 2023 Fishbeck | Page 9
FT TH N 34D 34M 00S W ALG NE LN LAKESHORE YACHT HARBOUR 86.43 FT TH N 23D 53M 54S W 327.11
FT TH N 20D 19M 09S E 107.14 FT TH N 50D 44M 04S E 335.70 FT TH S 33D 32M 57S E 16.08 FT TO
POB TAKEN FOR LAKESHORE TRAIL BIKE PATH ACROSS SD PROPERTY AND 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 TH N 48 DEG W 600 FT M/L TO MUSKEGON
LAKE TO A PT A RECOM AT POB TH S 88 DEG 15 MIN W 847.15 FT TH N 1 DEG 56 MIN 50 SEC W 256.1
FT TH N 31 DEG 37 MIN 35 SEC E 47 FT TH N 55 DEG 15 MIN 15 SEC E 89.2 FT TH N 35 DEG 54 MIN 50
SEC W 127.65 FT TH N 2 DEG 52 MIN 10 SEC W 553 FT TH S 55 DEG 13 MIN W 243 FT TH N 34 DEG 47
MIN W 330 FT M/L TO THE SHORE OF MUSKEGON LAKE TO A PT REFERRED TO AS PT B TH WLY ALG
SHORE LN 1500 FT M/L TO SD PT A EXC THAT PART LYING WITHIN C&O RR R/W RECORDED IN L 702 P
134 ALSO EXC COM AT SW COR LOT 4 BLK 574 FOR POB TH WLY ALG WESTERN AVE 20.5 FT TO SE COR
LOT 5 TH NLY TO SLY LN C&O RR R/W TH SELY ALG SLY LN OF SD R/W TO NW COR LOT 3 BLK 577 TH S
ALG W LN LOT 3 TO NE COR LOT 4 TH WLY ALG NLY LN LOT 4 40 FT TO NW COR SD LOT TH SLY ALG W LN
TO POB EXC THAT PART OF BLK 578 DESCRIBED AS COM AT THE SE COR OF LOT 4 BLK 577 TH S 88D
40M 42S W ALG N R-O-W LINE OF WESTERN AVE 847.60 FT TH N 01D 31M 57S W 256.10 FT TH N 32 D
02M 28S E 47 FT TH N 55D 40M 08S E 89.20 FT TH N 35D 29M 57S W 127.65 FT TH N 02D 27M 17S W
553 FT TH S 55D 37M 53S W 243 FT TH N 34D 22M 07S W 235.92 FT TO POB TH N 33D 32M 57S W
16.08FT TH N 62D 10M 01S E 211.19 FT TH S 87D 42M 46S E 126.81 FT TH N 71D 39M 34S E 169.45
FT TH S 53D 57M 29S E 104.89 FT TH S 36D 27M 44S E 604.13 FT TH S 01D 31M 44S E 16 FT TH S 38D
27M 16S W 8.34 FT TH N 36D 27M 44S W 610.01FT TH N 53D 57M 29S W 94.21 FT TH S 71D 39M 34S
W 164.14 FT TH N 87D 42M 46S W 125.42 FT TH S 62D 10M 01S W 205.29 FT TO POB
1100 W. Western Avenue
THOSE PARTS OF BLOCKS 574 AND 575, REVISED PLAT (OF 1903) OF THE CITY OF MUSKEGON,
MUSKEGON COUNTY, MICHIGAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEASTERLY
CORNER OF BLOCK 574 OF SAID REVISED PLAT (OF 1903) OF THE CITY OF MUSKEGON; THENCE NORTH
84°41'53" WEST 270.27 FEET TO A POINT ON THE NORTHERLY LINE OF WEST WESTERN AVENUE; THENCE
CONTINUING ALONG SAID NORTHERLY LINE NORTH 80°29'37" WEST 456.87 FEET; THENCE NORTH
01°57'07" EAST 471.02 FEET; THENCE NORTH 43°04'18" WEST 257.11 FEET TO THE POINT OF
BEGINNING; THENCE NORTH 88°04'18" WEST 275.00 FEET; THENCE SOUTH 12°25'12" EAST 226.00 FEET;
THENCE SOUTH 39°42'27" WEST 304.72 FEET; THENCE NORTH 72°41'13" WEST 97.57 FEET; THENCE
NORTHWESTERLY 203.01 FEET ALONG A NON-TANGENT 792.59 FOOT RADIUS CURVE TO THE RIGHT, THE
CHORD OF WHICH BEARS NORTH 63°57'08" WEST 202.45 FEET; THENCE NORTH 01°57'07" EAST 367.17
FEET; THENCE SOUTH 88°04'18" EAST 691.00 FEET; THENCE SOUTH 24°25'42" WEST 17.32 FEET TO THE
POINT OF BEGINNING.
• 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.
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2023 3RD AMENDMENT\ADELAIDE POINTE_FINAL_3RD AMENDMENT, BROWNFIELD PLAN AMENDMENT_REV 5423.DOCX
May 4, 2023 Fishbeck | Page 10
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 local citizens and tourists 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.
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2023 3RD AMENDMENT\ADELAIDE POINTE_FINAL_3RD AMENDMENT, BROWNFIELD PLAN AMENDMENT_REV 5423.DOCX
Figures
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.
1204 West Western Ave.
PLOT INFO: \\corp.ftch.com\AllProjects\2020\201515\CAD\GIS\ProProj\EGLEGrantSubmittal\EGLEGrantSubmittal.aprx Layout: FIG01_Location Map Date: 5/4/2023 8:11 AM User: ahavens
Muskegon, Michigan
SITE
PROJECT NO.
201515
LOCATION MAP Map data © OpenStreetMap contributors, Microsoft, Facebook,
Inc. and its affiliates, Esri Community Maps contributors, Map FIGURE NO.
layer by Esri
NORTH 0 1,000
FEET
2,000 1
©Copyright 2023 All Rights Reserved
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.
1204 West Western Ave.
PLOT INFO: \\corp.ftch.com\AllProjects\2020\201515\CAD\GIS\ProProj\EGLEGrantSubmittal\EGLEGrantSubmittal.aprx Layout: FIG02_Site Map Date: 5/4/2023 8:11 AM User: ahavens
Muskegon, Michigan
n S h or e
iga
ch
Mi
Mic
higa
n Sh
ore
W We ste rn Ave
e
or
Sh
PROJECT NO.
n
Maxar, Microsoft, Esri Community Maps Contributors, ©
ga
201515
SITE MAP
hi
OpenStreetMap,
M ic h i gMicrosoft,
a n Av e Esri, HERE, Garmin, SafeGraph,
L a k e sh o r e C t
ic
GeoTechnologies, Inc, METI/NASA, USGS, EPA, NPS, US Census M i FIGURE
ch iganNO.Av e
M
Bureau, USDA
NORTH 0 150
FEET
300 2
l i n St
©Copyright 2023 All Rights Reserved
LEGEND
!
( Sample Points
!
H Soil Gas Sample Location
!
H Soil Sample Location
Approximate Property Boundary
Bold values are below Statewide Default
Background Level but exceed an applicable
criterion or screening level.
Hard copy is
intended to be
8.5"x11" when
plotted. Scale(s)
SS-08 (0.5-1.5') indicated and
08/20/21 graphic quality may
Chromium, Total 62,000 not be accurate for
any other size.
Selenium 3,700
SS-09 (0.5-1.5')
08/20/21 SS-10 (0.5-1.5')
Selenium 4,400 08/20/21
Chromium, Total 28,000
SB-07(2-3') Selenium 1,300
12/30/20
SB-04 (4-5') APNSB-04 (4.5-6.5')
Arsenic 19,000
12/30/20 10/21/22
Cadmium 13,000
Chromium, Total 30,000 Chromium, Total 22,000
Chromium, Total 190,000
Selenium 600 Mercury, Total 940
PLOT INFO: \\corp.ftch.com\AllProjects\2020\201515\CAD\GIS\ProProj\EGLEGrantSubmittal\EGLEGrantSubmittal.aprx Layout: FIG03_Soil Sample Exceedance Map Date: 5/4/2023 8:11 AM User: ahavens
1204 West Western Ave.
Copper 430,000
SS-11 (0.5-1.5')
Selenium 560 !
H SS-8 08/20/21
Chromium, Total 76,000
SS-07 (0.5-1.5')
Selenium 2,700
08/20/21
Selenium 730 !
H SS-10
Muskegon, Michigan
SS-06 (0.5-1.5')
08/20/21 SS-13 (0.5-1.5')
Chromium, Total 62,000 !
H SS-7 !
H SB-07 !
H SS-9 !
H SB-04 08/20/21
Copper
Selenium
98,000
3,600
!
H SS-5 ( !
APNSB/TW-4 ! H SS-11 Arsenic
Cadmium
13,000
5,200
SS-12 (0.5-1.5')
SS-05 (0.5-1.5') !
H SS-6 SS-02 (0.5-1.5') 08/20/21
Chromium, Total
Copper
1,600,000
380,000
08/20/21
APNSB/TW-3 !
( 08/20/21 Chromium, Total 100,000 Mercury 140
Arsenic 12,000 Selenium 640 !
H SS-12 Selenium <560 Selenium 1,200
Chromium, Total 570,000
Silver 2,900
Copper 400,000 !
H SS-3 SS-2 !
H SS-13 Zinc 1,900,000
Selenium 10,000 !
H SB-06 !
H
SS-03 (0.5-1.5')
!
H SS-4 !
H SB-03
08/20/21 H SS-1
! APNSB/TW-2 !
(
SB-03 (3-4') APNSB-03 (1-3')
10/21/22
Chromium, Total 39,000 12/30/20
Selenium 2,600 SS-01 (0.5-1.5') Chromium, Total 27,000 Arsenic 9,100
SB-06 (1-2')
!
H SB-05 08/20/21 Selenium 1,100 Chromium, Total 140,000
Chromium, Total 27,000 Copper 77,000
12/30/20
Selenium 640 Mercury, Total 280
Chromium, Total 14,000 !
H SB-02 Selenium 36,000
Selenium 960 Zinc 290,000
SS-04 (0.5-1.5') SG-03 !
H !
H SB-01 APNSB/TW-5 !
(
08/20/21 re !
S h oSG-04 H
SG-01 !
H i ga n
ch
Chromium, Total 19,000
Selenium 670 SB-05(2-3')
Mi SB-02 (4-5') APNSB-02 (6-8')
APNSB-05 (4-6') 12/30/20 10/21/22
12/30/20
10/21/22 Cadmium 4,900
Arsenic 5,900 Chromium, Total 50,000
Arsenic 9,100 Chromium, Total 49,000
Cadmium 8,100
Chromium, Total 38,000 Copper 76,000 APNSB/TW-1 !
( Mic
Chromium, Total 24,000 higa
Copper 89,000 Selenium 770
Selenium 1,000 n Sh
ore
SG-02 !
H
W We
SB-01 (4-5')
ste rn Av APNSB-01
e 10/21/22
(2-4')
12/30/20
Tetrachloroethene 170 Chromium, Total 20,000
Chromium, Total 6,700
Selenium 1,400
e
or
SOIL SAMPLE
Sh
PROJECT NO.
n
ga
201515
EXCEEDANCE
L a k e shMAP
hi
o re C Esri Community Maps
Mi c hi g an A v Contributors,
e © OpenStreetMap,
ic
t Microsoft, Esri, HERE, Garmin, SafeGraph, GeoTechnologies, Inc, M iFIGURE
chi ganNO.Ave
M
METI/NASA, USGS, EPA, NPS, US Census Bureau, USDA, Maxar
NORTH 0 150
FEET
300 3
©Copyright 2023 All Rights Reserved
LEGEND
!
( Sample Points
@
A Groundwater Sample Location
Approximate Property Boundary
J - Estimated value
Bold values are below Statewide Default
Background Level but exceed an applicable
criterion or screening level.
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.
APNTW-04 (9.5-14.5')
PLOT INFO: \\corp.ftch.com\AllProjects\2020\201515\CAD\GIS\ProProj\EGLEGrantSubmittal\EGLEGrantSubmittal.aprx Layout: FIG04_Groundwater Sample Exceedance Map Date: 5/4/2023 8:11 AM User: ahavens
10/21/22
2-Methylnaphthalene 28
Naphthalene 12
1204 West Western Ave.
Chromium, Total 22 J
Copper 60
Lead 88
Mercury, Total 0.31
Zinc 660
TW-03
Muskegon, Michigan
12/30/20
Benzene 9.7
APNSB/TW-4 ! Cadmium 7.2
(
Chromium, Total 33
Copper 150
APNSB/TW-3 !
( Lead 180
Mercury 0.65
Zinc 190
APNTW-03 (7-12')
@
TW-03 A
10/21/22
2-Methylnaphthalene 43 APNSB/TW-2 !
(
Naphthalene 22
Chromium, Total 93
Copper 140
Lead 150
Selenium 5.5 J
Silver 6.3 J
Zinc 280
APNSB/TW-5 !
(
S h or e
i ga n
APNTW-02 (6-11') ch
10/21/2022 Mi
Naphthalene 57 @
TW-01 A
Chromium, Total 47 J APNSB/TW-1 !
( Mic
Copper 74 higa
n Sh
Lead 200 ore
@
TW-02 A
W We ste rn Ave
e
or
GROUNDWATER SAMPLEMaxar, Microsoft, Esri Community Maps Contributors, ©
Sh
PROJECT NO.
n
ga
201515
EXCEEDANCE
L a k e shMAP
hi
ore C OpenStreetMap,
M ic h i gMicrosoft,
a n Av e Esri, HERE, Garmin, SafeGraph,
ic
t GeoTechnologies, Inc, METI/NASA, USGS, EPA, NPS, US Census M iFIGURE
ch iganNO.Av e
M
Bureau, USDA
NORTH 0 150
FEET
300 4
©Copyright 2023 All Rights Reserved
LEGEND
!
( Sample Points
!
H Soil Gas Sample Location
!
H Soil Sample Location
Approximate Property Boundary
Bold values are below Statewide Default
Background Level but exceed an applicable
criterion or screening level.
Hard copy is
intended to be
8.5"x11" when
plotted. Scale(s)
SS-08 (0.5-1.5') indicated and
08/20/21 graphic quality may
Chromium, Total 62,000 not be accurate for
any other size.
Selenium 3,700
SS-09 (0.5-1.5')
08/20/21 SS-10 (0.5-1.5')
Selenium 4,400 08/20/21
Chromium, Total 28,000
SB-07(2-3') Selenium 1,300
12/30/20
SB-04 (4-5') APNSB-04 (4.5-6.5')
Arsenic 19,000
12/30/20 10/21/22
Cadmium 13,000
PLOT INFO: \\corp.ftch.com\AllProjects\2020\201515\CAD\GIS\ProProj\EGLEGrantSubmittal\EGLEGrantSubmittal.aprx Layout: FIG05_Soil Exceedance Development Plan Date: 5/4/2023 8:14 AM User: ahavens
Chromium, Total 30,000 Chromium, Total 22,000
Chromium, Total 190,000
Selenium 600 Mercury, Total 940
1204 West Western Ave.
Copper 430,000
SS-11 (0.5-1.5')
Selenium 560 !
H SS-8 08/20/21
Chromium, Total 76,000
SS-07 (0.5-1.5')
Selenium 2,700
08/20/21
Selenium 730 !
H SS-10
Muskegon, Michigan
SS-06 (0.5-1.5')
08/20/21 SS-13 (0.5-1.5')
Chromium, Total 62,000 !
H SS-7 !
H SB-07 !
H SS-9 ! SB-04
H 08/20/21
Copper
Selenium
98,000
3,600
!
H SS-5 ( !
APNSB/TW-4 ! H SS-11 Arsenic
Cadmium
13,000
5,200
SS-12 (0.5-1.5')
SS-05 (0.5-1.5') !
H SS-6 SS-02 (0.5-1.5') 08/20/21
Chromium, Total
Copper
1,600,000
380,000
08/20/21
APNSB/TW-3 !
( 08/20/21 Chromium, Total 100,000 Mercury 140
Arsenic 12,000 Selenium 640 !
H SS-12 Selenium <560 Selenium 1,200
Chromium, Total 570,000
Silver 2,900
Copper 400,000 !
H SS-3 SS-2 !
H SS-13 Zinc 1,900,000
Selenium 10,000 !
H SB-06 !
H
SS-03 (0.5-1.5')
!
H SS-4 !
H SB-03
08/20/21 H SS-1
! APNSB/TW-2 !
(
SB-03 (3-4') APNSB-03 (1-3')
10/21/22
Chromium, Total 39,000 12/30/20
Selenium 2,600 Chromium, Total 27,000 Arsenic 9,100
SB-06 (1-2')
!
H SB-05 SS-01 (0.5-1.5')
08/20/21 Selenium 1,100 Chromium, Total 140,000
Chromium, Total 27,000 Copper 77,000
12/30/20
Selenium 640 Mercury, Total 280
Chromium, Total 14,000 !
H SB-02 Selenium 36,000
Selenium 960
SS-04 (0.5-1.5') SG-03 !
H !
H SB-01 APNSB/TW-5 !
(
Zinc 290,000
08/20/21 re !
S h oSG-04 H
SG-01 !
H i ga n
ch
Chromium, Total 19,000
Selenium 670 SB-05(2-3')
Mi SB-02 (4-5') APNSB-02 (6-8')
APNSB-05 (4-6') 12/30/20 10/21/22
12/30/20
10/21/22 Cadmium 4,900
Arsenic 5,900 Chromium, Total 50,000
Arsenic 9,100 Chromium, Total 49,000
Cadmium 8,100
Chromium, Total 38,000 Copper 76,000 APNSB/TW-1 !
( Mic
Chromium, Total 24,000 higa
Copper 89,000 Selenium 770
Selenium 1,000 n Sh
ore
SG-02 !
H
W We
SB-01 (4-5')
ste rn A v e APNSB-01 (2-4')
12/30/20 10/21/22
Tetrachloroethene 170 Chromium, Total 20,000
Chromium, Total 6,700
Selenium 1,400
e
or
SOIL EXCEEDANCE
Sh
PROJECT NO.
n
Maxar, Microsoft, Esri Community Maps Contributors, ©
ga
201515
DEVELOPMENT
L a k e sh o rePLAN
hi
OpenStreetMap,
M ic h i gMicrosoft,
a n Av e Esri, HERE, Garmin, SafeGraph,
ic
Ct GeoTechnologies, Inc, METI/NASA, USGS, EPA, NPS, US Census MiFIGURE
ch iganNO.Av e
M
Bureau, USDA
NORTH 0 150
FEET
300 5
lin S t
©Copyright 2023 All Rights Reserved
LEGEND
!
( Sample Points
@
A Groundwater Sample Location
Approximate Property Boundary
J - Estimated value
Bold values are below Statewide Default
Background Level but exceed an applicable
criterion or screening level.
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.
PLOT INFO: \\corp.ftch.com\AllProjects\2020\201515\CAD\GIS\ProProj\EGLEGrantSubmittal\EGLEGrantSubmittal.aprx Layout: FIG06_Groundwater Exceedance Development Plan Date: 5/4/2023 8:15 AM User: ahavens
APNTW-04 (9.5-14.5')
10/21/22
2-Methylnaphthalene 28
Naphthalene 12
1204 West Western Ave.
Chromium, Total 22 J
Copper 60
Lead 88
Mercury, Total 0.31
Zinc 660
TW-03
Muskegon, Michigan
12/30/20
Benzene 9.7
Cadmium 7.2
!
APNSB/TW-4 (
Chromium, Total 33
Copper 150
APNSB/TW-3 ! Lead 180
(
Mercury 0.65
Zinc 190
APNTW-03 (7-12') @
TW-03 A
10/21/22
2-Methylnaphthalene 43 APNSB/TW-2 !
(
Naphthalene 22
Chromium, Total 93
Copper 140
Lead 150
Selenium 5.5 J
Silver 6.3 J
Zinc 280
APNSB/TW-5 !
(
n Sh ore
APNTW-02 (6-11')
c higa
10/21/2022 Mi
Naphthalene 57 @
TW-01 A
Chromium, Total 47 J APNSB/TW-1 !
( Mic
Copper 74 higa
n Sh
Lead 200 ore
@
TW-02 A
W We ste rn Ave
e
or
GROUNDWATER EXCEEDANCE
Sh
PROJECT NO.
n
ga
201515
DEVELOPMENT PLAN Esri Community
M i c hi g aMaps
n AvContributors, © OpenStreetMap,
hi
L a k e sh o re e
ic
Ct Microsoft, Esri, HERE, Garmin, SafeGraph, GeoTechnologies, Inc, MiFIGURE
ch igan
NO. Av e
M
METI/NASA, USGS, EPA, NPS, US Census Bureau, USDA, Maxar
NORTH 0 150
FEET
300 6
©Copyright 2023 All Rights Reserved
FIGURE 7- Development Plan
Adelaide Pointe Illustrative Masterplan N
0 100’ 200’
Muskegon, MI JANUARY 2023
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 $ - $ 911,000 $18,586,000 $46,586,000 $47,051,860 $47,522,379 $47,997,602 $48,477,578 $ 48,962,354 $ 49,451,978 $ 49,946,498
1
Incremental Difference (New TV - Base TV) $ - $ 7,190 $ 17,682,190 $ 45,682,190 $ 46,148,050 $ 46,618,569 $ 47,093,792 $ 47,573,768 $ 48,058,544 $ 48,548,168 $ 49,042,688
School Capture Millage Rate
State Education Tax (SET) 6.00000 $ - $ - $ 106,093 $ 274,093 $ 276,888 $ 279,711 $ 282,563 $ 285,443 $ 288,351 $ 291,289 $ 294,256
School Operating Tax 17.98380 $ - $ - $ 317,993 $ 821,539 $ 829,917 $ 838,379 $ 846,925 $ 855,557 $ 864,275 $ 873,081 $ 881,974
School Total 23.9838 $ - $ - $ 424,086 $ 1,095,633 $ 1,106,806 $ 1,118,090 $ 1,129,488 $ 1,141,000 $ 1,152,627 $ 1,164,370 $ 1,176,230
Local Capture Millage Rate
County Museum 0.32200 $ - $ - $ 5,694 $ 14,710 $ 14,860 $ 15,011 $ 15,164 $ 15,319 $ 15,475 $ 15,633 $ 15,792
County Veterans 0.07150 $ - $ - $ 1,264 $ 3,266 $ 3,300 $ 3,333 $ 3,367 $ 3,402 $ 3,436 $ 3,471 $ 3,507
Senior Citzens Services 0.49990 $ - $ - $ 8,839 $ 22,837 $ 23,069 $ 23,305 $ 23,542 $ 23,782 $ 24,024 $ 24,269 $ 24,516
Central Dispatch 0.29999 $ - $ - $ 5,304 $ 13,704 $ 13,844 $ 13,985 $ 14,128 $ 14,272 $ 14,417 $ 14,564 $ 14,712
Community College 2.20340 $ - $ - $ 38,961 $ 100,656 $ 101,683 $ 102,719 $ 103,766 $ 104,824 $ 105,892 $ 106,971 $ 108,061
M.A.I.S.D 4.75410 $ - $ - $ 84,063 $ 217,178 $ 219,392 $ 221,629 $ 223,889 $ 226,170 $ 228,475 $ 230,803 $ 233,154
City Operating 10.07540 $ - $ - $ 178,155 $ 460,266 $ 464,960 $ 469,701 $ 474,489 $ 479,325 $ 484,209 $ 489,142 $ 494,125
City Sanitation 2.99790 $ - $ - $ 53,009 $ 136,951 $ 138,347 $ 139,758 $ 141,182 $ 142,621 $ 144,075 $ 145,543 $ 147,025
Hackley Library 2.39970 $ - $ - $ 42,432 $ 109,624 $ 110,741 $ 111,871 $ 113,011 $ 114,163 $ 115,326 $ 116,501 $ 117,688
MPS Sinking 0.99810 $ - $ - $ 17,649 $ 45,595 $ 46,060 $ 46,530 $ 47,004 $ 47,483 $ 47,967 $ 48,456 $ 48,950
County Operating 5.69780 $ - $ - $ 100,750 $ 260,288 $ 262,942 $ 265,623 $ 268,331 $ 271,066 $ 273,828 $ 276,618 $ 279,435
Local Total 30.3198 $ - $ - $ 536,120 $ 1,385,074 $ 1,399,199 $ 1,413,465 $ 1,427,874 $ 1,442,427 $ 1,457,125 $ 1,471,970 $ 1,486,964
Non-Capturable Millages Millage Rate
Community College Debt 0.34000 $ - $ - $ 6,012 $ 15,532 $ 15,690 $ 15,850 $ 16,012 $ 16,175 $ 16,340 $ 16,506 $ 16,675
Hackley Debt 0.45320 $ - $ - $ 8,014 $ 20,703 $ 20,914 $ 21,128 $ 21,343 $ 21,560 $ 21,780 $ 22,002 $ 22,226
MPS Debt - 1995 3.86000 $ - $ - $ 68,253 $ 176,333 $ 178,131 $ 179,948 $ 181,782 $ 183,635 $ 185,506 $ 187,396 $ 189,305
MPS Debt - 2009 3.50000 $ - $ 61,888 $ 159,888 $ 161,518 $ 163,165 $ 164,828 $ 166,508 $ 168,205 $ 169,919 $ 171,649
Total Non-Capturable Taxes 8.1532 $ - $ - $ 144,166 $ 372,456 $ 376,254 $ 380,091 $ 383,965 $ 387,878 $ 391,831 $ 395,823 $ 399,855
1
Assumes 1% annual increase for inflation
Total Tax Increment Revenue (TIR) Available for Capture $ - $ - $ 960,206 $ 2,480,707 $ 2,506,005 $ 2,531,556 $ 2,557,362 $ 2,583,426 $ 2,609,751 $ 2,636,340 $ 2,663,194
Notes-
Table 2 assumes incremental annual investment with
project completion in 2025.
For the purpose of Table 2 the new taxable value is
estimated based on 50% of a total overall investment
of $92,000,000
Z:\2020\201515\WORK\Rept\Brownfield Plan Amendment\2023 3rd Amendment\TB 1 TBL02 and TBL03_TIF_ Adelaide rev 532023.xlsx
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 $ 50,445,962 $ 50,950,422 $ 51,459,926 $ 51,974,526 $ 52,494,271 $ 53,019,214 $ 53,549,406 $ 54,084,900 $ 54,625,749 $ 55,172,006 $ 55,723,726 $ 56,280,964
1
Incremental Difference (New TV - Base TV) $ 49,542,152 $ 50,046,612 $ 50,556,116 $ 51,070,716 $ 51,590,461 $ 52,115,404 $ 52,645,596 $ 53,181,090 $ 53,721,939 $ 54,268,196 $ 54,819,916 $ 55,377,154
School Capture Millage Rate
State Education Tax (SET) 6.00000 $ 297,253 $ 300,280 $ 303,337 $ 306,424 $ 309,543 $ 312,692 $ 315,874 $ 319,087 $ 322,332 $ 325,609 $ 328,919 $ 332,263
School Operating Tax 17.98380 $ 890,956 $ 900,028 $ 909,191 $ 918,446 $ 927,793 $ 937,233 $ 946,768 $ 956,398 $ 966,125 $ 975,948 $ 985,870 $ 995,892
School Total 23.9838 $ 1,188,209 $ 1,200,308 $ 1,212,528 $ 1,224,870 $ 1,237,335 $ 1,249,925 $ 1,262,641 $ 1,275,485 $ 1,288,456 $ 1,301,558 $ 1,314,790 $ 1,328,155
Local Capture Millage Rate
County Museum 0.32200 $ 15,953 $ 16,115 $ 16,279 $ 16,445 $ 16,612 $ 16,781 $ 16,952 $ 17,124 $ 17,298 $ 17,474 $ 17,652 $ 17,831
County Veterans 0.07150 $ 3,542 $ 3,578 $ 3,615 $ 3,652 $ 3,689 $ 3,726 $ 3,764 $ 3,802 $ 3,841 $ 3,880 $ 3,920 $ 3,959
Senior Citzens Services 0.49990 $ 24,766 $ 25,018 $ 25,273 $ 25,530 $ 25,790 $ 26,052 $ 26,318 $ 26,585 $ 26,856 $ 27,129 $ 27,404 $ 27,683
Central Dispatch 0.29999 $ 14,862 $ 15,013 $ 15,166 $ 15,321 $ 15,477 $ 15,634 $ 15,793 $ 15,954 $ 16,116 $ 16,280 $ 16,445 $ 16,613
Community College 2.20340 $ 109,161 $ 110,273 $ 111,395 $ 112,529 $ 113,674 $ 114,831 $ 115,999 $ 117,179 $ 118,371 $ 119,575 $ 120,790 $ 122,018
M.A.I.S.D 4.75410 $ 235,528 $ 237,927 $ 240,349 $ 242,795 $ 245,266 $ 247,762 $ 250,282 $ 252,828 $ 255,399 $ 257,996 $ 260,619 $ 263,269
City Operating 10.07540 $ 499,157 $ 504,240 $ 509,373 $ 514,558 $ 519,795 $ 525,084 $ 530,425 $ 535,821 $ 541,270 $ 546,774 $ 552,333 $ 557,947
City Sanitation 2.99790 $ 148,522 $ 150,035 $ 151,562 $ 153,105 $ 154,663 $ 156,237 $ 157,826 $ 159,432 $ 161,053 $ 162,691 $ 164,345 $ 166,015
Hackley Library 2.39970 $ 118,886 $ 120,097 $ 121,320 $ 122,554 $ 123,802 $ 125,061 $ 126,334 $ 127,619 $ 128,917 $ 130,227 $ 131,551 $ 132,889
MPS Sinking 0.99810 $ 49,448 $ 49,952 $ 50,460 $ 50,974 $ 51,492 $ 52,016 $ 52,546 $ 53,080 $ 53,620 $ 54,165 $ 54,716 $ 55,272
County Operating 5.69780 $ 282,281 $ 285,156 $ 288,059 $ 290,991 $ 293,952 $ 296,943 $ 299,964 $ 303,015 $ 306,097 $ 309,209 $ 312,353 $ 315,528
Local Total 30.3198 $ 1,502,108 $ 1,517,403 $ 1,532,851 $ 1,548,453 $ 1,564,212 $ 1,580,128 $ 1,596,203 $ 1,612,439 $ 1,628,838 $ 1,645,400 $ 1,662,128 $ 1,679,024
Non-Capturable Millages Millage Rate
Community College Debt 0.34000 $ 16,844 $ 17,016 $ 17,189 $ 17,364 $ 17,541 $ 17,719 $ 17,900 $ 18,082 $ 18,265 $ 18,451 $ 18,639 $ 18,828
Hackley Debt 0.45320 $ 22,453 $ 22,681 $ 22,912 $ 23,145 $ 23,381 $ 23,619 $ 23,859 $ 24,102 $ 24,347 $ 24,594 $ 24,844 $ 25,097
MPS Debt - 1995 3.86000 $ 191,233 $ 193,180 $ 195,147 $ 197,133 $ 199,139 $ 201,165 $ 203,212 $ 205,279 $ 207,367 $ 209,475 $ 211,605 $ 213,756
MPS Debt - 2009 3.50000 $ 173,398 $ 175,163 $ 176,946 $ 178,748 $ 180,567 $ 182,404 $ 184,260 $ 186,134 $ 188,027 $ 189,939 $ 191,870 $ 193,820
Total Non-Capturable Taxes 8.1532 $ 403,927 $ 408,040 $ 412,194 $ 416,390 $ 420,627 $ 424,907 $ 429,230 $ 433,596 $ 438,006 $ 442,459 $ 446,958 $ 451,501
1
Assumes 1% annual increase for inflation
Total Tax Increment Revenue (TIR) Available for Capture $ 2,690,317 $ 2,717,711 $ 2,745,379 $ 2,773,323 $ 2,801,547 $ 2,830,054 $ 2,858,845 $ 2,887,924 $ 2,917,294 $ 2,946,958 $ 2,976,918 $ 3,007,178
Notes-
Table 2 assumes incremental annual investment with
project completion in 2025.
For the purpose of Table 2 the new taxable value is
estimated based on 50% of a total overall investment
of $92,000,000
Z:\2020\201515\WORK\Rept\Brownfield Plan Amendment\2023 3rd Amendment\TB 1 TBL02 and TBL03_TIF_ Adelaide rev 532023.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 $ 56,843,773 $ 57,412,211 $ 57,986,333 $ 58,566,196 $ 59,151,858 $ 59,743,377 $ 60,340,811 $ 60,944,219 $ -
1
Incremental Difference (New TV - Base TV) $ 55,939,963 $ 56,508,401 $ 57,082,523 $ 57,662,386 $ 58,248,048 $ 58,839,567 $ 59,437,001 $ 60,040,409 $ -
School Capture Millage Rate
State Education Tax (SET) 6.00000 $ 335,640 $ 339,050 $ 342,495 $ 345,974 $ 349,488 $ 353,037 $ 356,622 $ 360,242 $ 8,934,850
School Operating Tax 17.98380 $ 1,006,013 $ 1,016,236 $ 1,026,561 $ 1,036,989 $ 1,047,521 $ 1,058,159 $ 1,068,903 $ 1,079,755 $ 26,780,425
School Total 23.9838 $ 1,341,653 $ 1,355,286 $ 1,369,056 $ 1,382,963 $ 1,397,010 $ 1,411,196 $ 1,425,525 $ 1,439,997 $ 35,715,275
Local Capture Millage Rate
County Museum 0.32200 $ 18,013 $ 18,196 $ 18,381 $ 18,567 $ 18,756 $ 18,946 $ 19,139 $ 19,333 $ 479,504
County Veterans 0.07150 $ 4,000 $ 4,040 $ 4,081 $ 4,123 $ 4,165 $ 4,207 $ 4,250 $ 4,293 $ 106,474
Senior Citzens Services 0.49990 $ 27,964 $ 28,249 $ 28,536 $ 28,825 $ 29,118 $ 29,414 $ 29,713 $ 30,014 $ 744,422
Central Dispatch 0.29999 $ 16,781 $ 16,952 $ 17,124 $ 17,298 $ 17,474 $ 17,651 $ 17,831 $ 18,012 $ 446,728
Community College 2.20340 $ 123,258 $ 124,511 $ 125,776 $ 127,053 $ 128,344 $ 129,647 $ 130,963 $ 132,293 $ 3,281,175
M.A.I.S.D 4.75410 $ 265,944 $ 268,647 $ 271,376 $ 274,133 $ 276,917 $ 279,729 $ 282,569 $ 285,438 $ 7,079,528
City Operating 10.07540 $ 563,618 $ 569,345 $ 575,129 $ 580,972 $ 586,872 $ 592,832 $ 598,852 $ 604,931 $ 15,003,697
City Sanitation 2.99790 $ 167,702 $ 169,407 $ 171,128 $ 172,866 $ 174,622 $ 176,395 $ 178,186 $ 179,995 $ 4,464,298
Hackley Library 2.39970 $ 134,239 $ 135,603 $ 136,981 $ 138,372 $ 139,778 $ 141,197 $ 142,631 $ 144,079 $ 3,573,493
MPS Sinking 0.99810 $ 55,834 $ 56,401 $ 56,974 $ 57,553 $ 58,137 $ 58,728 $ 59,324 $ 59,926 $ 1,486,312
County Operating 5.69780 $ 318,735 $ 321,974 $ 325,245 $ 328,549 $ 331,886 $ 335,256 $ 338,660 $ 342,098 $ 8,484,831
Local Total 30.3198 $ 1,696,088 $ 1,713,323 $ 1,730,730 $ 1,748,311 $ 1,766,069 $ 1,784,003 $ 1,802,117 $ 1,820,413 $ 45,150,461
Non-Capturable Millages Millage Rate
Community College Debt 0.34000 $ 19,020 $ 19,213 $ 19,408 $ 19,605 $ 19,804 $ 20,005 $ 20,209 $ 20,414 $ 506,308
Hackley Debt 0.45320 $ 25,352 $ 25,610 $ 25,870 $ 26,133 $ 26,398 $ 26,666 $ 26,937 $ 27,210 $ 674,879
MPS Debt - 1995 3.86000 $ 215,928 $ 218,122 $ 220,339 $ 222,577 $ 224,837 $ 227,121 $ 229,427 $ 231,756 $ 5,748,087
MPS Debt - 2009 3.50000 $ 195,790 $ 197,779 $ 199,789 $ 201,818 $ 203,868 $ 205,938 $ 208,030 $ 210,141 $ 5,211,996
Total Non-Capturable Taxes 8.1532 $ 456,090 $ 460,724 $ 465,405 $ 470,133 $ 474,908 $ 479,731 $ 484,602 $ 489,521 $ 12,141,269
1
Assumes 1% annual increase for inflation
Total Tax Increment Revenue (TIR) Available for Capture $ 3,037,741 $ 3,068,609 $ 3,099,786 $ 3,131,275 $ 3,163,078 $ 3,195,200 $ 3,227,643 $ 3,260,410 $ 80,865,735
Notes-
Table 2 assumes incremental annual investment with
project completion in 2025.
For the purpose of Table 2 the new taxable value is
estimated based on 50% of a total overall investment
of $92,000,000
Z:\2020\201515\WORK\Rept\Brownfield Plan Amendment\2023 3rd Amendment\TB 1 TBL02 and TBL03_TIF_ Adelaide rev 532023.xlsx
Table 2
Tax Increment Revenue Reimbursement Allocation
Table 2 - Estimate of Total Incremental Taxes Available for Reimbursement 1 of 1
1148 1204 West Western Avenue, Muskegon, Muskegon County, Michigan
Developer
Proportionality Maximum School &
Reimbursement Local Taxes Estimated Developer Capture $ 59,213,447
44.1% State $ 14,717,396 $ 0 Estimated City of Muskegon Capture $ -
55.9% Local 44,860,460 Estimated Years of Capture: 29 years BRA Administrative Fee $ 290,000
TOTAL $ 59,577,856 State Brownfield Redevelopment Fund $ 4,467,425
EGLE $ 365,354 Local Brownfield Revolving Fund $ 4,839,771
MSF $32,568,232
Local Only $ 26,476,874
2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048 2049 2050 2051 TOTAL
Total State Incremental Revenue $ - $ - $ 424,086 $ 1,095,633 $ 1,106,806 $ 1,118,090 $ 1,129,488 $ 1,141,000 $ 1,152,627 $ 1,164,370 $ 1,176,230 $ 1,188,209 $ 1,200,308 $ 1,212,528 $ 1,224,870 $ 1,237,335 $ 1,249,925 $ 1,262,641 $ 1,275,485 $ 1,288,456 $ 1,301,558 $ 1,314,790 $ 1,328,155 $ 1,341,653 $ 1,355,286 $ 1,369,056 $ 1,382,963 $ 1,397,010 $ 1,411,196 $ 1,425,525 $ 1,439,997 $ 35,715,275
State Brownfield Redevelopment Fund (50% of SET) $ - $ - $ 53,047 $ 137,047 $ 138,444 $ 139,856 $ 141,281 $ 142,721 $ 144,176 $ 145,645 $ 147,128 $ 148,626 $ 150,140 $ 151,668 $ 153,212 $ 154,771 $ 156,346 $ 157,937 $ 159,543 $ 161,166 $ 162,805 $ 164,460 $ 166,131 $ 167,820 $ 169,525 $ 171,248 $ 172,987 $ 174,744 $ 176,519 $ 178,311 $ 180,121 $ 4,467,425
State TIR Available for Reimbursement $ - $ - $ 371,040 $ 958,586 $ 968,361 $ 978,235 $ 988,207 $ 998,278 $ 1,008,451 $ 1,018,725 $ 1,029,102 $ 1,039,583 $ 1,050,168 $ 1,060,859 $ 1,071,658 $ 1,082,564 $ 1,093,579 $ 1,104,705 $ 1,115,941 $ 1,127,290 $ 1,138,753 $ 1,150,330 $ 1,162,023 $ 1,173,833 $ 1,185,761 $ 1,197,808 $ 1,209,976 $ 1,222,265 $ 1,234,678 $ 1,247,214 $ 1,259,876 $ 31,247,850
Total Local Incremental Revenue $ - $ - $ 536,120 $ 1,385,074 $ 1,399,199 $ 1,413,465 $ 1,427,874 $ 1,442,427 $ 1,457,125 $ 1,471,970 $ 1,486,964 $ 1,502,108 $ 1,517,403 $ 1,532,851 $ 1,548,453 $ 1,564,212 $ 1,580,128 $ 1,596,203 $ 1,612,439 $ 1,628,838 $ 1,645,400 $ 1,662,128 $ 1,679,024 $ 1,696,088 $ 1,713,323 $ 1,730,730 $ 1,748,311 $ 1,766,069 $ 1,784,003 $ 1,802,117 $ 1,820,413 $ 45,150,461
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 $ 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 $ 290,000
Local TIR Available for Reimbursement $ - $ - $ 526,120 $ 1,375,074 $ 1,389,199 $ 1,403,465 $ 1,417,874 $ 1,432,427 $ 1,447,125 $ 1,461,970 $ 1,476,964 $ 1,492,108 $ 1,507,403 $ 1,522,851 $ 1,538,453 $ 1,554,212 $ 1,570,128 $ 1,586,203 $ 1,602,439 $ 1,618,838 $ 1,635,400 $ 1,652,128 $ 1,669,024 $ 1,686,088 $ 1,703,323 $ 1,720,730 $ 1,738,311 $ 1,756,069 $ 1,774,003 $ 1,792,117 $ 1,810,413 $ 44,860,461
Total State & Local TIR Available $ - $ - $ 897,160 $ 2,333,660 $ 2,357,561 $ 2,381,700 $ 2,406,081 $ 2,430,705 $ 2,455,576 $ 2,480,695 $ 2,506,066 $ 2,531,690 $ 2,557,571 $ 2,583,710 $ 2,610,111 $ 2,636,776 $ 2,663,707 $ 2,690,908 $ 2,718,381 $ 2,746,128 $ 2,774,153 $ 2,802,459 $ 2,831,047 $ 2,859,921 $ 2,889,084 $ 2,918,538 $ 2,948,287 $ 2,978,334 $ 3,008,681 $ 3,039,332 $ 3,070,289 $ 76,108,311
Beginning
DEVELOPER Balance
Developer Reimbursement Balance $ 45,300,336 $ - $ 13,721,995 $ 24,653,803 $ 36,338,642 $ 35,844,495 $ 35,029,827 $ 36,995,999 $ 35,260,632 $ 33,535,162 $ 31,821,077 $ 30,119,952 $ 28,433,450 $ 26,763,327 $ 25,111,436 $ 23,479,736 $ 21,870,292 $ 20,237,572 $ 19,663,247 $ 19,043,970 $ 18,377,331 $ 17,660,797 $ 16,891,709 $ 16,067,270 $ 15,184,546 $ 14,240,450 $ 13,231,743 $ 12,155,019 $ 11,006,701 $ 9,783,033 $ 8,480,067 $ 7,093,658
Pre-Approved Environmental Costs $ 365,354 $ - $ 435,000 $ 532,750 $ -
State Tax Reimbursement $ 371,040 $ - $ 371,040 $ - $ 371,040
Local Tax Reimbursement $ 161,710 $ - $ 161,710 $ - $ 161,710
Interest (5%) $ 21,750 $ - $ 21,750 $ - $ - $ 21,750
Total EGLE Reimbursement Balance** $ - $ 435,000 $ - $ - $ -
Non Environmental Costs $ 32,568,232 $ - $ 13,027,293 $ 22,797,762 $ 32,568,232 $ 30,234,572 $ 27,877,011 $ 25,495,311 $ 23,089,230 $ 20,658,525 $ 18,202,950 $ 15,722,254 $ 13,216,188 $ 10,684,498 $ 8,126,927 $ 5,543,217 $ 2,933,106 $ 1,250,542
State Tax Reimbursement $ 14,346,356 $ - $ 958,586 $ 968,361 $ 978,235 $ 988,207 $ 998,278 $ 1,008,451 $ 1,018,725 $ 1,029,102 $ 1,039,583 $ 1,050,168 $ 1,060,859 $ 1,071,658 $ 1,082,564 $ 1,093,579 $ 14,346,356
Local Tax Reimbursement $ 18,221,876 $ - $ - $ 1,375,074 $ 1,389,199 $ 1,403,465 $ 1,417,874 $ 1,432,427 $ 1,447,125 $ 1,461,970 $ 1,476,964 $ 1,492,108 $ 1,507,403 $ 1,522,851 $ 1,538,453 $ 600,000 $ 156,963 $ - $ 18,221,876
Total Non Environmental Reimbursement Balance** $ - $ 13,027,293 $ 22,797,762 $ 30,234,572 $ 27,877,011 $ 25,495,311 $ 23,089,230 $ 20,658,525 $ 18,202,950 $ 15,722,254 $ 13,216,188 $ 10,684,498 $ 8,126,927 $ 5,543,217 $ 2,933,106 $ 1,250,542 $ - $ - $ - $ -
Local Only Costs $ 12,366,750 $ - $ 247,335 $ 2,114,714 $ 5,813,400 $ 7,588,080 $ 9,080,492 $ 13,244,541 $ 13,906,768 $ 14,602,107 $ 15,332,212 $ 16,098,823 $ 16,903,764 $ 17,748,952 $ 18,636,400 $ 19,568,220 $ 20,546,631 $ 20,619,750 $ 20,237,572 $ 19,663,247 $ 19,043,970 $ 18,377,331 $ 17,660,797 $ 16,891,709 $ 16,067,270 $ 15,184,546 $ 14,240,450 $ 13,231,743 $ 12,155,019 $ 11,006,701 $ 9,783,033 $ 8,480,067
Local Tax Reimbursement $ 26,476,874 $ - $ - $ 364,410 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 954,212 $ 1,413,165 $ 1,586,203 $ 1,602,439 $ 1,618,838 $ 1,635,400 $ 1,652,128 $ 1,669,024 $ 1,686,088 $ 1,703,323 $ 1,720,730 $ 1,738,311 $ 1,756,069 $ 1,774,003 $ 1,792,117 $ 1,810,413 $ 26,476,874
Interest (5%) $ 21,203,783 $ - $ 12,367 $ 105,736 $ 290,670 $ 379,404 $ 454,025 $ 662,227 $ 695,338 $ 730,105 $ 766,611 $ 804,941 $ 845,188 $ 887,448 $ 931,820 $ 978,411 $ 1,027,332 $ 1,030,988 $ 1,011,879 $ 983,162 $ 952,199 $ 918,867 $ 883,040 $ 844,585 $ 803,364 $ 759,227 $ 712,023 $ 661,587 $ 607,751 $ 550,335 $ 489,152 $ 424,003 $ 21,203,783
Total Non Environmental Reimbursement Balance** $ - $ 259,702 $ 1,856,040 $ 6,104,070 $ 7,967,484 $ 9,534,516 $ 13,906,768 $ 14,602,107 $ 15,332,212 $ 16,098,823 $ 16,903,764 $ 17,748,952 $ 18,636,400 $ 19,568,220 $ 20,546,631 $ 20,619,750 $ 20,237,572 $ 19,663,247 $ 19,043,970 $ 18,377,331 $ 17,660,797 $ 16,891,709 $ 16,067,270 $ 15,184,546 $ 14,240,450 $ 13,231,743 $ 12,155,019 $ 11,006,701 $ 9,783,033 $ 8,480,067 $ 7,093,658 $ -
Total Annual Developer Reimbursement $ - $ - $ 532,750 $ 2,333,660 $ 2,357,561 $ 2,381,700 $ 2,406,081 $ 2,430,705 $ 2,455,576 $ 2,480,695 $ 2,506,066 $ 2,531,690 $ 2,557,571 $ 2,583,710 $ 2,610,111 $ 2,636,776 $ 2,663,707 $ 1,586,203 $ 1,602,439 $ 1,618,838 $ 1,635,400 $ 1,652,128 $ 1,669,024 $ 1,686,088 $ 1,703,323 $ 1,720,730 $ 1,738,311 $ 1,756,069 $ 1,774,003 $ 1,792,117 $ 1,810,413 $ 59,213,447
LOCAL BROWNFIELD REVOLVING FUND
LBRF Deposits *
State Tax Capture $ 4,839,771 $ - $ 1,104,705 $ 1,115,941 $ 1,127,290 $ 1,138,753 $ 353,081 $ 4,839,771
Local Tax Capture $ - $ -
Total LBRF Capture $ 4,839,771 $ 4,839,771
* Up to five years of capture for LBRF Deposits after
eligible activities are reimbursed
** 5% Interest Included
Z:\2020\201515\WORK\Rept\Brownfield Plan Amendment\2023 3rd Amendment\TB 1 TBL02 and TBL03_TIF_ Adelaide rev 532023.xlsx
Attachment A
Brownfield Plan Resolution(s)
City of Muskegon
Brownfield Redevelopment Authority
County of Muskegon, State of Michigan
RESOLUTION APPROVING BROWNFIELD PLAN AMENDMENT
Adelaide Pointe QOZB LLC (1148-1204 West Western)
2nd Amendment
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 14th day of March
2023 at 10:30 a.m. , prevailing Eastern Time.
PRESENT: Members B. Tarrant, K. Reid, M. Kleaveland, H. Sytsema, J. Wallace Jr., M.
Bottomley, B. Hastings, J. Moore, D. Pollock, J. Seyferth
ABSENT: Members S. Black, J. Riegler
The following preamble and resolution were offered by Member B. Hastings and supported
by Member: J. Moore
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 Adelaide Pointe Project 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 (2 ndAmendment) for the Adelaide Pointe Project 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
I
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 : Members B. Tarrant, K. Reid, M. Kleaveland, H. Sytsema, J. Wallace Jr. , M.
Bottomley, B. Hastings, J. Moore, D. Pollock, J. Seyferth
NAYS: None
RESOLUTION DECLARED ADOPTED .
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 March 14, 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.
-3-
City of Muskegon
Brownfield Redevelopment Authority
2nd Amendment to Brownfield Plan Amendment for the
Adelaide Pointe Project at
1204 West Western Avenue
Muskegon, Michigan
Initial Brownfield Plan Amendment Approved by the City of Muskegon
October 12, 2021
Brownfield Redevelopment Authority
Initial Brownfield Plan Amendment Approved by the City of Muskegon Board
of Commissioners October 26, 2021
1st Amendment to Brownfield Plan Amendment Approved by the City of December 13, 2022
Muskegon Brownfield Redevelopment Authority
1st Amendment to Brownfield Plan Amendment Approved by the City of December 13, 2022
Muskegon Board of Commissioners
2nd Amendment to Brownfield Plan Amendment Approved by the City of
Muskegon Brownfield Redevelopment Authority
2nd Amendment to Brownfield Plan Amendment 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 ii
1.0 Introduction ...................................................................................................................................................1
1.1 Proposed Redevelopment and Future Use for the Eligible Property ................................................1
1.2 Eligible Property Information ............................................................................................................2
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 Resolution(s)
Attachment B Conceptual Renderings
Attachment C Environmental Data Tables and Exceedance Map
Attachment D Reimbursement Agreement
March 1, 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.
On October 26, 2021, the City of Muskegon (the “City”) approved a Brownfield Plan Amendment (BPA) to
incorporate 1148 and 1204 West Western Avenue (“Eligible Property”, “Site”, or “Property”) into the City’s
existing Brownfield Plan. The BPA detailed redevelopment plans for a five-phase redevelopment at the Eligible
Property, including eligible activity costs and related reimbursement through local-only tax increment financing.
The 1st Amendment to the BPA was prepared to add state school tax capture for reimbursement of costs related
to Michigan Strategic Fund (MSF) eligible activities during the first three immediate phases of redevelopment.
This 2nd Amendment to the BPA has been prepared to reflect changes relating to Developer and City-led
completion of eligible activities. Previous versions of this Brownfield Plan included eligible activities that would be
completed by both the Developer and City. This 2nd Amendment to the BPA documents that all previously
approved eligible activities will now be performed by the Developer. Reimbursement of eligible activity costs
incurred by the Developer will conform to the provisions of this 2nd Amendment to the BPA and related
agreements between the Developer and City (e.g., Development and Reimbursement Agreement). This 2nd
Amendment to the BPA does not alter the type or cost of previously approved eligible activities.
Future amendments to this amended BPA may be pursued for phases four and five of the development. See
Attachment A for copies of amended BPA resolutions.
1.1 Proposed Redevelopment and Future Use for the Eligible Property
The Developer, Adelaide Pointe QOZB, LLC, is proposing to redevelop a former industrial site located at 1204
West Western Avenue (1148 & 1204 West Western Avenue are now combined), Muskegon, Michigan. Figures 1
and 2 depict the Eligible Property location and layout.
Redevelopment consists of five phases that are anticipated to be completed by 2030. Phases one through three
are the focus of this amended BPA. Development phasing is described below:
Development Phase Anticipated/Actual Desired/Actual
Start Date Completion Date
Phase I – Revitalize existing buildings for boat Spring/Summer Spring 2022
storage 2021
Phase II – Construction of marina, mixed-use Spring 2023 Fall/Winter 2024
building, boater services building*
Phase III – Construction of 55-unit residential condo Spring 2023 Fall/Winter 2024
building*
Phase IV – Construction of hotel and 50 boat Spring 2024 Fall 2027
storage units and warehouse
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2023 2ND AMENDMENT\ADELAIDE POINTE_FINAL_2ND AMENDMENT, BROWNFIELD PLAN AMENDMENT_REV 3123.DOCX
March 1, 2023 Fishbeck | Page 2
Phase V – Construction of residential condos Spring 2025 Fall 2030
Phases one through three include revitalizing the existing site structures for boat storage, business offices, and
lease space (approx. 218,000 sf); creation of a new 172 slip marina and construction of a new three-story, mixed-
use building with ground level retail and office space (approximately 14,700 gross sf), a second-floor restaurant
(approximately 3,700 sf), and third floor deck area (approx. 3,700 sf) (the “Project”). The Project will also create
an approximately 4,300 sf boater services and a 55 unit 4-story (90,000 gross sf) residential condo building. 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 mass timber construction, solar boardwalks and roof systems, electric
vehicle charging stations, low-impact development stormwater management, and integrated parking. Total
private investment in Phases one through three, not including property acquisition, is approximately $85,000,000.
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.
In addition to environmental activities, this amendment to the BPA includes non-environmental eligible activities
necessary to complete the Project. Non-environmental activities will include demolition, lead/asbestos
abatement, site preparation and public infrastructure improvements. Public infrastructure improvements will
include upgrades to the public utilities (water main, sanitary sewer, and storm sewer), public roadways, marina
and solar docks. Site preparation activities will include specialized foundations, clearing and grubbing, dredging,
compaction and sub-base preparation, cut and fill, excavation for unstable material, geotechnical engineering,
grading/land balancing, relocation of utilities, temporary erosion controls, temporary site control, surveying and
staking, architectural and engineering costs and mass grading.
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
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, mercury, selenium, silver and zinc. Groundwater contaminants with
concentrations identified above Part 201 GRCC consist of benzene, 2-methylnaphthalene, naphthalene, 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.
The location and layout of the Property are depicted in Figures 1 and 2. Environmental data tables and an
exceedance 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
Tax increment revenues will be used to reimburse the Developer, for the following eligible activities.
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2023 2ND AMENDMENT\ADELAIDE POINTE_FINAL_2ND AMENDMENT, BROWNFIELD PLAN AMENDMENT_REV 3123.DOCX
March 1, 2023 Fishbeck | Page 3
• 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)
• 15% contingency
• Brownfield Plan Amendment
• Brownfield Plan Amendment Implementation
• Interest
The table below provides an eligible activity cost summary for the Project.
Summary of Eligible Activity Costs- Developer EGLE
EGLE Eligible Activities Estimated Cost
Department Specific Activities
Pre-Approved Sub-Total $350,000
BEA activities $52,000
Documentation of due care $33,000
Hazardous materials survey (e.g., asbestos, lead paint, etc.) $20,000
Due care assessment $245,000
EGLE Eligible Activities Total Costs $350,000
Interest (5%) $15,354
EGLE Eligible Costs Sub-Total $365,354
Summary of Eligible Activity Costs - Developer MSF
Estimated Redevelopment
Developer
MSF Eligible Activities Total Cost Completion Phase Related
Cost
Schedule to Activity
Public Infrastructure Improvements Sub-Total $14,843,620 $14,843,620
Public Parks (Linear Park, East Peninsula Park, $2,000,000 $2,000,000 2023-2024 Phase II & III
Commuter Bike Path)
Public Shopper Dock and Public Transient Dock $1,300,000 $1,300,000 2023-2024 Phase II
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2023 2ND AMENDMENT\ADELAIDE POINTE_FINAL_2ND AMENDMENT, BROWNFIELD PLAN AMENDMENT_REV 3123.DOCX
March 1, 2023 Fishbeck | Page 4
Marina Basin- (breakwater system/public $4,300,000 $4,300,000 2023-2024 Phase II
access path)
Solar Powered Docks $500,000 $500,000 2023-2024 Phase II
Public Roadways $4,000,000 $4,000,000 2023-2024 Phase II
West Western Avenue Reconfiguration- $1,023,620 $1,023,620 2023-2024 Phase II
Roadway
Water Main $850,000 $850,000 2023-2024 Phase II
Sanitary Sewer $600,000 $600,000 2023-2024 Phase II
Storm Sewer $270,000 $270,000 2023-2024 Phase II
Site Preparation Sub-Total $6,750,000 $6,750,000
Specialized Foundations $905,000 $905,000 2023-2024 Phase II-V
Clearing and Grubbing $300,000 $300,000 2023-2024 Phase II & III
Dredging $800,000 $800,000 2023-2024 Phase II & III
Compaction and Sub-Base Preparation $350,000 $350,000 2023-2024 Phase II & III
Cut and Fill $300,000 $300,000 2023-2024 Phase II
Excavation for Unstable Material $70,000 $70,000 2023-2024 Phase II & III
Fill $850,000 $850,000 2023-2024 Phase II & III
Geotechnical Engineering $180,000 $180,000 2023-2024 Phase I, II & III
Grading/Land Balancing $1,550,000 $1,550,000 2023-2024 Phase II & III
Relocation of Active Utilities $350,000 $350,000 2023-2024 Phase II & III
Temporary Erosion Controls $110,000 $110,000 2023-2024 Phase II & III
Temporary Facility $165,000 $165,000 2023-2024 Phase II & III
Temporary Site Control $195,000 $195,000 2023-2024 Phase II & III
Surveying and Staking $125,000 $125,000 2023-2024 Phase II & III
Architectural/Engineering Costs Related to $500,000 $500,000 2023-2024 Phase II & III
Eligible Activities
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2023 2ND AMENDMENT\ADELAIDE POINTE_FINAL_2ND AMENDMENT, BROWNFIELD PLAN AMENDMENT_REV 3123.DOCX
March 1, 2023 Fishbeck | Page 5
MSF Eligible Activities Sub-Total $21,593,620 $21,593,620
Contingency (15 %) $3,239,043 $3,239,043 Phase II-V
Interest (5 %)* $7,715,569 $7,715,569 Phase I-V
Brownfield Plan and Work Plan Preparation $10,000 $10,000 Phase I
Brownfield Plan and Work Plan $10,000 $10,000 Phase I
Implementation
MSF Eligible Activities Total Costs $32,568,232 $32,568,232
*Interest collected at a 5% rate and capped at less than $8,000,000
LOCAL ONLY ELIGIBLE ACTIVITIES COST SUMMARY (Developer)
Local Only Eligible Activities Estimated Cost
Department Specific Activities
Due Care Sub-Total $3,250,000
Vapor intrusion mitigation $500,000
Soil capping $1,500,000
Dewatering $250,000
Contaminated Soil/Dredge Materials Removal and Disposal $1,000,000
Local Only Department Specific Activities Total Costs $3,250,000
Non-Environmental Activities
Asbestos, Lead based Paint and Mold Abatement $250,000
Demolition $500,000
Site Preparation (Sub-total) $3,160,000
Specialized Foundations $1,250,000
Clearing and Grubbing $150,000
Compaction and Sub-Base Preparation $10,000
Geotechnical Engineering $50,000
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2023 2ND AMENDMENT\ADELAIDE POINTE_FINAL_2ND AMENDMENT, BROWNFIELD PLAN AMENDMENT_REV 3123.DOCX
March 1, 2023 Fishbeck | Page 6
Relocation of Active Utilities $100,000
Surveying & Staking $100,000
Architectural/Engineering Costs Related to Eligible Activities $1,500,000
Public Infrastructure (Sub-total) $1,900,000
Solar Powered Docks (public) $500,000
Community Building/Clubhouse and Pool (Public) $1,400,000
Non-Environmental Local Only Eligible Costs $5,810,000
Contingency (15%) $871,500
Brownfield Plan/Act 381 Workplan Preparation $10,000
Interest (5%)* $2,462,900
Total EGLE and Non-Environmental Local Only Eligible Costs $12,404,400
*5% Interest capture begins after MSF Non-Environmental Costs are reimbursed
2.2 Summary of Eligible Activities
Eligible activities as defined by Act 381 and included in this amended BPA consist of the following:
Pre-Approved Activities: These activities are permitted to occur prior to amended BPA approval. Preparation of a
Phase I ESA, BEA and Documentation of Due Care Compliance were 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 hazardous 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 Property 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: Prior to select building demolition activities, asbestos, lead paint, and
mold were abated, as applicable, 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 specialized foundations due to unsuitable urban fill
material across the Site, clearing and grubbing in preparation for redevelopment, dredging, compaction and sub-
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2023 2ND AMENDMENT\ADELAIDE POINTE_FINAL_2ND AMENDMENT, BROWNFIELD PLAN AMENDMENT_REV 3123.DOCX
March 1, 2023 Fishbeck | Page 7
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 appropriate associated professional engineering/architectural fees related to the eligible
activities. All the site preparation activities are necessary to support the redevelopment.
Public Infrastructure Improvements: Public Infrastructure improvements will be made by the Developer in the
public right-of-way and on publicly accessible land as outlined in the signed Cooperative Use Agreement between
the City of Muskegon and AP dated September 13, 2022. Public infrastructure activities, including public parks
(Linear Park, East Peninsula Park and the commuter bike path), public roadways (Adelaide Avenue), West Western
Avenue reconstruction, public/transient shopper and dockage and dock slips, new and upgraded water main,
sanitary sewer and storm sewer utilities, solar power infrastructure for the public shopper and transient dockage
and marina upgrades including the breakwater with public access path.
Amended BPA Preparation: This amended BPA was required for authorization of reimbursement to the
Developer, as applicable, from tax increment revenues under Public Act 381 of 1996, as amended.
Amended BPA Implementation: Tracking, submittal, review of invoices for reimbursement, plan compliance, and
data reporting will be conducted.
Contingency: A 15% contingency is included for those activities not already completed.
Interest: A 5% interest on unreimbursed eligible activities is included.
2.3 Estimate of Captured Taxable Value and Tax Increment Revenues
The base year of this amended BPA is 2021, as established in the approved BPA. The 2021 taxable value of the
eligible property was $903,810. After completion of the development (Phases one, two and three), the taxable
value is estimated at $42,875,000. This amended BPA assumes a 1.0% annual increase in the taxable value of the
Eligible Property. Initial capture is anticipated to begin in 2023.
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 amended BPA 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)
school 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
This 2nd Amendment to the BPA does not include a City note or bonded indebtedness. The Developer will be
responsible for the cost of eligible activities.
2.5 Duration of Brownfield Plan
Capture of tax increment revenues for the Developer reimbursement are anticipated to commence in 2023 and
end in 2046. It is projected that the amended BPA will extend 29 years, which assumes five years of additional
capture of tax increment revenues for deposit into a Local Brownfield Revolving Fund, if available.
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2023 2ND AMENDMENT\ADELAIDE POINTE_FINAL_2ND AMENDMENT, BROWNFIELD PLAN AMENDMENT_REV 3123.DOCX
March 1, 2023 Fishbeck | Page 8
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.
2.7 Legal Description, Property Map, Statement of Qualifying Characteristics and
Personal Property
• The legal description is as follows:
1204 W. Western Avenue
CITY OF MUSKEGON PART OF SECTION 25 T10N R17W PRT OF BLKS 578-580 DESC 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 FT TH N
34D 47M W 330 FT M/L TO SHORE OF MUSKEGON LAKE REFERRED TO AS PT B TH RECOM AT POB TH S
88D 15M W ALG NLY LN WESTERN AVE 18.65 FT TH SWLY ALG SD NLY LN WESTERN AVE ALG ARC OF A
430.61 FT RAD CURVE TO LT 158.33 FT (LC SD CURVE BEARS S 77D 43M 00S W 157.44 FT & CENTRAL ANG
SD CURVE IS 21D 04M 00) TO WLY LN NELY 200 FT OF SD BLK 580 TH N 35D 2M 10S W ALG SD WLY LN
SD NELY 200 FT DIST 850 FT M/L TO SHORE OF MUSKEGON LAKE REFERRED TO AS PT C TH NWLY SELY &
NELY ALG SHORE OF MUSKEGON LAKE 1300 FT M/L FROM SD PT C TO SD PT B EXC THAT PRT OF ABOVE
DESC PARCEL THAT LIES WITHIN THE CHESAPEAKE & OHIO RR ROW EXC THAT PART TAKEN BY THE CITY
OF MUSKEGON FOR THE LAKESHORE TRAIL BIKE PATH DESC AS THAT PART OF BLKS 578 & 580 DESC
AS COM @ SE COR LOT 4 BLK 577 TH S 88D 40M 42S W ALG N ROW LN WESTERN AVE 847.60 FT TH N
01D 31M 57S W 256.10 FT TH N 32D 02M 28S E 47 FT TH N 55D 40M 08S E 89.20 FT TH N 35D 29M 57S
W 127.65 FT TH N 02D 27M 17S W 553 FT TH S 55D 37M 53S W 243 FT TH N 34D 22M 07S W 235.92 FT
TO POB TH S 50D 44M 04S W 329.75 FT TH S 20D 19M 09S W 96.30 FT TH S 23D 53M 54S E 405.55
FT TH N 34D 34M 00S W ALG NE LN LAKESHORE YACHT HARBOUR 86.43 FT TH N 23D 53M 54S W 327.11
FT TH N 20D 19M 09S E 107.14 FT TH N 50D 44M 04S E 335.70 FT TH S 33D 32M 57S E 16.08 FT TO
POB TAKEN FOR LAKESHORE TRAIL BIKE PATH ACROSS SD PROPERTY AND 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 TH N 48 DEG W 600 FT M/L TO MUSKEGON
LAKE TO A PT A RECOM AT POB TH S 88 DEG 15 MIN W 847.15 FT TH N 1 DEG 56 MIN 50 SEC W 256.1
FT TH N 31 DEG 37 MIN 35 SEC E 47 FT TH N 55 DEG 15 MIN 15 SEC E 89.2 FT TH N 35 DEG 54 MIN 50
SEC W 127.65 FT TH N 2 DEG 52 MIN 10 SEC W 553 FT TH S 55 DEG 13 MIN W 243 FT TH N 34 DEG 47
MIN W 330 FT M/L TO THE SHORE OF MUSKEGON LAKE TO A PT REFERRED TO AS PT B TH WLY ALG
SHORE LN 1500 FT M/L TO SD PT A EXC THAT PART LYING WITHIN C&O RR R/W RECORDED IN L 702 P
134 ALSO EXC COM AT SW COR LOT 4 BLK 574 FOR POB TH WLY ALG WESTERN AVE 20.5 FT TO SE COR
LOT 5 TH NLY TO SLY LN C&O RR R/W TH SELY ALG SLY LN OF SD R/W TO NW COR LOT 3 BLK 577 TH S
ALG W LN LOT 3 TO NE COR LOT 4 TH WLY ALG NLY LN LOT 4 40 FT TO NW COR SD LOT TH SLY ALG W LN
TO POB EXC THAT PART OF BLK 578 DESCRIBED AS COM AT THE SE COR OF LOT 4 BLK 577 TH S 88D
40M 42S W ALG N R-O-W LINE OF WESTERN AVE 847.60 FT TH N 01D 31M 57S W 256.10 FT TH N 32 D
02M 28S E 47 FT TH N 55D 40M 08S E 89.20 FT TH N 35D 29M 57S W 127.65 FT TH N 02D 27M 17S W
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2023 2ND AMENDMENT\ADELAIDE POINTE_FINAL_2ND AMENDMENT, BROWNFIELD PLAN AMENDMENT_REV 3123.DOCX
March 1, 2023 Fishbeck | Page 9
553 FT TH S 55D 37M 53S W 243 FT TH N 34D 22M 07S W 235.92 FT TO POB TH N 33D 32M 57S W
16.08FT TH N 62D 10M 01S E 211.19 FT TH S 87D 42M 46S E 126.81 FT TH N 71D 39M 34S E 169.45
FT TH S 53D 57M 29S E 104.89 FT TH S 36D 27M 44S E 604.13 FT TH S 01D 31M 44S E 16 FT TH S 38D
27M 16S W 8.34 FT TH N 36D 27M 44S W 610.01FT TH N 53D 57M 29S W 94.21 FT TH S 71D 39M 34S
W 164.14 FT TH N 87D 42M 46S W 125.42 FT TH S 62D 10M 01S W 205.29 FT TO POB
• 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 local citizens and tourists 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.
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2023 2ND AMENDMENT\ADELAIDE POINTE_FINAL_2ND AMENDMENT, BROWNFIELD PLAN AMENDMENT_REV 3123.DOCX
City of Muskegon
Brownfield Redevelopment Authority
Amendment to Brownfield Plan Amendment for the
Adelaide Pointe Project at
1204 West Western Avenue
Muskegon, Michigan
Initial Brownfield Plan Amendment Approved by the City of Muskegon
October 12, 2021
Brownfield Redevelopment Authority
Initial Brownfield Plan Amendment Approved by the City of Muskegon Board October 26, 2021
of Commissioners
Amendment to Brownfield Plan Amendment Approved by the City of
Muskegon Brownfield Redevelopment Authority
Amendment to Brownfield Plan Amendment 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 ............................................................................................................2
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 Resolution(s)
Attachment B Conceptual Renderings
Attachment C Environmental Data Tables and Exceedance Map
Attachment D Reimbursement Agreement
December 7, 2022 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.
On October 26, 2021, the City of Muskegon (the “City”) approved a Brownfield Plan Amendment (BPA) to
incorporate 1148 and 1204 West Western Avenue (“Eligible Property”, “Site”, or “Property”) into the City’s
existing Brownfield Plan. The BPA detailed redevelopment plans for a five-phase redevelopment at the Eligible
Property, including eligible activity costs and related reimbursement through local-only tax increment financing.
This amendment to the BPA has been prepared to add state school tax capture for reimbursement of costs
related to Michigan Strategic Fund (MSF) eligible activities during the first three immediate phases of
redevelopment. Future amendments to this amended BPA may be pursued for phases four and five of the
development. See Attachment A for copies of amended BPA resolutions.
1.1 Proposed Redevelopment and Future Use for the Eligible Property
The Developer, Adelaide Pointe QOZB, LLC, is proposing to redevelop a former industrial site located at 1204
West Western Avenue (1148 & 1204 West Western Avenue are now combined), Muskegon, Michigan. Figures 1
and 2 depict the Eligible Property location and layout.
Redevelopment consists of five phases that are anticipated to be completed by 2030. Phases one through three
are the focus of this amended BPA. Development phasing is described below:
Development Phase Anticipated/Actual Desired/Actual
Start Date Completion Date
Phase I – Revitalize existing buildings for boat Spring/Summer Spring 2022
storage 2021
Phase II – Construction of marina, mixed-use Spring 2023 Fall/Winter 2024
building, boater services building*
Phase III – Construction of 55-unit residential condo Spring 2023 Fall/Winter 2024
building*
Phase IV – Construction of hotel and 50 boat Spring 2024 Fall 2027
storage units and warehouse
Phase V – Construction of residential condos Spring 2025 Fall 2030
Phases one through three include revitalizing the existing site structures for boat storage, business offices, and
lease space (approx. 218,000 sf); creation of a new 280 slip marina and construction of a new three-story, mixed-
use building with ground level retail and office space (approximately 14,700 gross sf), a second-floor restaurant
(approximately 3,700 sf), and third floor deck area (approx. 3,700 sf) (the “Project”). The Project will also create
an approximately 4,300 sf boater services and a 55 unit 4-story (90,000 gross sf) residential condo building. The
Project will create a walkable community that incorporates public access to waterfront activities (e.g., swimming,
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2022 AMENDMENT\ADELAIDE POINTE_FINAL_BROWNFIELD PLAN AMENDMENT_2022_12722.DOCX
November 22, 2022 Fishbeck | Page 2
fishing, boating), inviting greenspace areas, and transient docking. Sustainable development techniques are
proposed throughout the Project, including mass timber construction, solar boardwalks and roof systems, electric
vehicle charging stations, low-impact development stormwater management, and integrated parking. Total
private investment in Phases one through three, not including property acquisition, is approximately $85,000,000.
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.
In addition to environmental activities, this amendment to the BPA includes non-environmental eligible activities
necessary to complete the Project. Non-environmental activities will include demolition, lead/asbestos
abatement, site preparation and public infrastructure improvements. Public infrastructure improvements will
include upgrades to the public utilities (water main, sanitary sewer, and storm sewer), public roadways, marina
and solar docks. Site preparation activities will include specialized foundations, clearing and grubbing, dredging,
compaction and sub-base preparation, cut and fill, excavation for unstable material, geotechnical engineering,
grading/land balancing, relocation of utilities, temporary erosion controls, temporary site control, surveying and
staking, architectural and engineering costs and mass grading.
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
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, mercury, selenium, silver and zinc. Groundwater contaminants with
concentrations identified above Part 201 GRCC consist of benzene, 2-methylnaphthalene, naphthalene, 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.
The location and layout of the Property are depicted in Figures 1 and 2. Environmental data tables and an
exceedance 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
Tax increment revenues will be used to reimburse the Developer and City, as applicable, 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)
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2022 AMENDMENT\ADELAIDE POINTE_FINAL_BROWNFIELD PLAN AMENDMENT_2022_12722.DOCX
November 22, 2022 Fishbeck | Page 3
• 15% contingency
• Brownfield Plan Amendment
• Brownfield Plan Amendment Implementation
• Interest
The table below provides an eligible activity cost summary for the Project.
EGLE Eligible Activities Estimated Cost
Department Specific Activities
Pre-Approved Sub-Total $350,000
BEA activities $52,000
Documentation of due care $33,000
Hazardous materials survey (e.g., asbestos, lead paint, etc.) $20,000
Due care assessment $245,000
EGLE Eligible Activities Total Costs $350,000
Interest (5%) $15,354
EGLE Eligible Costs Sub-Total $365,354
Summary of Eligible Activity Costs - Developer MSF
Estimated Redevelopment
Developer
MSF Eligible Activities Total Cost Completion Phase Related
Cost
Schedule to Activity
Public Infrastructure Improvements Sub-Total $8,100,000 $8,100,000
Public Parks (Linear Park, East Peninsula Park, $2,000,000 $2,000,000 2023-2024 Phase II & III
Commuter Bike Path)
Public Shopper Dock and Public Transient Dock $1,300,000 $1,300,000 2023-2024 Phase II
Marina Basin- (breakwater system/public $4,300,000 $4,300,000 2023-2024 Phase II
access path)
Solar Powered Docks $500,000 $500,000 2023-2024 Phase II
Site Preparation Sub-Total $6,750,000 $6,750,000
Specialized Foundations $905,000 $905,000 2023-2024 Phase II-V
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2022 AMENDMENT\ADELAIDE POINTE_FINAL_BROWNFIELD PLAN AMENDMENT_2022_12722.DOCX
November 22, 2022 Fishbeck | Page 4
Clearing and Grubbing $300,000 $300,000 2023-2024 Phase II & III
Dredging $800,000 $800,000 2023-2024 Phase II & III
Compaction and Sub-Base Preparation $350,000 $350,000 2023-2024 Phase II & III
Cut and Fill $300,000 $300,000 2023-2024 Phase II
Excavation for Unstable Material $70,000 $70,000 2023-2024 Phase II & III
Fill $850,000 $850,000 2023-2024 Phase II & III
Geotechnical Engineering $180,000 $180,000 2023-2024 Phase I, II & III
Grading/Land Balancing $1,550,000 $1,550,000 2023-2024 Phase II & III
Relocation of Active Utilities $350,000 $350,000 2023-2024 Phase II & III
Temporary Erosion Controls $110,000 $110,000 2023-2024 Phase II & III
Temporary Facility $165,000 $165,000 2023-2024 Phase II & III
Temporary Site Control $195,000 $195,000 2023-2024 Phase II & III
Surveying and Staking $125,000 $125,000 2023-2024 Phase II & III
Architectural/Engineering Costs Related to $500,000 $500,000 2023-2024 Phase II & III
Eligible Activities
MSF Eligible Activities Sub-Total $14,850,000 $14,850,000
Contingency (15 %) $2,227,500 $2,227,500 Phase II-V
Interest (5 %)* $7,281,564 $7281,564 Phase I-V
Brownfield Plan and Work Plan Preparation $10,000 $10,000 Phase I
Brownfield Plan and Work Plan $10,000 $10,000 Phase I
Implementation
MSF Eligible Activities Total Costs $24,379,064 $24,379,064
*Interest collected at a 5% rate and capped at less than $8,000,000
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2022 AMENDMENT\ADELAIDE POINTE_FINAL_BROWNFIELD PLAN AMENDMENT_2022_12722.DOCX
November 22, 2022 Fishbeck | Page 5
ELIGIBLE ACTIVITIES COST SUMMARY- City of Muskegon Activities
MSF Eligible Non-Environmental Activities Total Cost City of Estimated Redevelopment
Muskegon Cost Completion Phase Related
Schedule Activity
Public Infrastructure (sub-total)
$6,743,620 $6,743,620
Public Roadways $4,000,000 $4,000,000 2023-2024 Phase II
West Western Avenue Reconfiguration-Roadway $1,023,620 $1,023,620 2023-2024 Phase II
Water Main $850,000 $850,000 2023-2024 Phase II
Sanitary Sewer $600,000 $600,000 2023-2024 Phase II
Storm Sewer $270,000 $270,000 2023-2024 Phase II
Local Only Non-Environmental Activities Total
Costs $6,743,620 $6,743,620
Interest (5%)
$1,357,768 $1,357,768
Total City of Muskegon Bond Eligible Costs
$8,101,388 $8,101,388
LOCAL ONLY ELIGIBLE ACTIVITIES COST SUMMARY (Developer)
Local Only Eligible Activities Estimated Cost
Department Specific Activities
Due Care Sub-Total $3,250,000
Vapor intrusion mitigation $500,000
Soil capping $1,500,000
Dewatering $250,000
Contaminated Soil/Dredge Materials Removal and Disposal $1,000,000
Local Only Department Specific Activities Total Costs $3,250,000
Non-Environmental Activities
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2022 AMENDMENT\ADELAIDE POINTE_FINAL_BROWNFIELD PLAN AMENDMENT_2022_12722.DOCX
November 22, 2022 Fishbeck | Page 6
Asbestos, Lead based Paint and Mold Abatement $250,000
Demolition $500,000
Site Preparation (Sub-total) $3,160,000
Specialized Foundations $1,250,000
Clearing and Grubbing $150,000
Compaction and Sub-Base Preparation $10,000
Geotechnical Engineering $50,000
Relocation of Active Utilities $100,000
Surveying & Staking $100,000
Architectural/Engineering Costs Related to Eligible Activities $1,500,000
Public Infrastructure (Sub-total) $1,900,000
Solar Powered Docks (public) $500,000
Community Building/Clubhouse and Pool (Public) $1,400,000
Non-Environmental Local Only Eligible Costs $5,810,000
Contingency (15%) $871,500
Brownfield Plan/Act 381 Workplan Preparation $10,000
Interest (5%)* $2,462,900
Total EGLE and Non-Environmental Local Only Eligible Costs $12,404,400
*5% Interest capture begins after MSF Non-Environmental Costs are reimbursed
2.2 Summary of Eligible Activities
Eligible activities as defined by Act 381 and included in this amended BPA consist of the following:
Pre-Approved Activities: These activities are permitted to occur prior to amended BPA approval. Preparation of a
Phase I ESA, BEA and Documentation of Due Care Compliance were 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 hazardous 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.
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2022 AMENDMENT\ADELAIDE POINTE_FINAL_BROWNFIELD PLAN AMENDMENT_2022_12722.DOCX
November 22, 2022 Fishbeck | Page 7
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 Property 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: Prior to select building demolition activities, asbestos, lead paint, and
mold were abated, as applicable, 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 specialized foundations due to unsuitable urban fill
material across the Site, clearing and grubbing in preparation for redevelopment, 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 appropriate associated professional engineering/architectural fees related to the eligible
activities. All the site preparation activities are necessary to support the redevelopment.
Public Infrastructure Improvements: Public Infrastructure improvements will be made by both the Developer and
City of Muskegon in the public right-of-way and publicly accessible land as outlined in the signed Cooperative Use
Agreement between the City of Muskegon and AP dated September 13, 2022. Public infrastructure activities,
including public parks (Linear Park, East Peninsula Park and the commuter bike path), public roadways (Adelaide
Avenue), West Western Avenue reconstruction, public/transient shopper and dockage and dock slips, new and
upgraded water main, sanitary sewer and storm sewer utilities, solar power infrastructure for the public shopper
and transient dockage and marina upgrades including the breakwater with public access path.
Amended BPA Preparation: This amended BPA was required for authorization of reimbursement to the
Developer and City, as applicable, from tax increment revenues under Public Act 381 of 1996, as amended.
Amended BPA Implementation: Tracking, submittal, review of invoices for reimbursement, plan compliance, and
data reporting will be conducted.
Contingency: A 15% contingency is included for those activities not already completed.
Interest: A 5% interest on unreimbursed eligible activities is included.
2.3 Estimate of Captured Taxable Value and Tax Increment Revenues
The base year of this amended BPA is 2021, as established in the approved BPA. The 2021 taxable value of the
eligible property was $903,810. After completion of the development (Phases one, two and three), the taxable
value is estimated at $42,875,000. This amended BPA assumes a 1.0% annual increase in the taxable value of the
Eligible Property. Initial capture is anticipated to begin in 2023.
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.
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2022 AMENDMENT\ADELAIDE POINTE_FINAL_BROWNFIELD PLAN AMENDMENT_2022_12722.DOCX
November 22, 2022 Fishbeck | Page 8
Method of Financing and Description of Advances Made by the Municipality
The cost of the eligible activities included in this amended BPA will be paid for by the Developer and the City. The
Developer and City will seek reimbursement for eligible activity costs through capture of available local and state
(as applicable) school 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 may finance eligible public infrastructure improvements and other eligible activities, as
applicable, via municipal bonds with tax increment financing as the pay back mechanism subject to the terms
outlined in the Reimbursement/Development Agreement (Attachment D). The estimated total bond amount will
not exceed $10,500,000 with interest added at 5 %.
2.5 Duration of Brownfield Plan
Capture of tax increment revenues for the City reimbursement is anticipated to commence in 2023 and end in
2031. Developer reimbursement will follow with an estimated start date of 2023. The anticipated end date for
Developer reimbursement is 2046. It is projected that the amended BPA will extend 29 years, which assumes five
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.
2.7 Legal Description, Property Map, Statement of Qualifying Characteristics and
Personal Property
• The legal description is as follows:
1204 W. Western Avenue
CITY OF MUSKEGON PART OF SECTION 25 T10N R17W PRT OF BLKS 578-580 DESC 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 FT TH N
34D 47M W 330 FT M/L TO SHORE OF MUSKEGON LAKE REFERRED TO AS PT B TH RECOM AT POB TH S
88D 15M W ALG NLY LN WESTERN AVE 18.65 FT TH SWLY ALG SD NLY LN WESTERN AVE ALG ARC OF A
430.61 FT RAD CURVE TO LT 158.33 FT (LC SD CURVE BEARS S 77D 43M 00S W 157.44 FT & CENTRAL ANG
SD CURVE IS 21D 04M 00) TO WLY LN NELY 200 FT OF SD BLK 580 TH N 35D 2M 10S W ALG SD WLY LN
SD NELY 200 FT DIST 850 FT M/L TO SHORE OF MUSKEGON LAKE REFERRED TO AS PT C TH NWLY SELY &
NELY ALG SHORE OF MUSKEGON LAKE 1300 FT M/L FROM SD PT C TO SD PT B EXC THAT PRT OF ABOVE
DESC PARCEL THAT LIES WITHIN THE CHESAPEAKE & OHIO RR ROW EXC THAT PART TAKEN BY THE CITY
OF MUSKEGON FOR THE LAKESHORE TRAIL BIKE PATH DESC AS THAT PART OF BLKS 578 & 580 DESC
AS COM @ SE COR LOT 4 BLK 577 TH S 88D 40M 42S W ALG N ROW LN WESTERN AVE 847.60 FT TH N
01D 31M 57S W 256.10 FT TH N 32D 02M 28S E 47 FT TH N 55D 40M 08S E 89.20 FT TH N 35D 29M 57S
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2022 AMENDMENT\ADELAIDE POINTE_FINAL_BROWNFIELD PLAN AMENDMENT_2022_12722.DOCX
November 22, 2022 Fishbeck | Page 9
W 127.65 FT TH N 02D 27M 17S W 553 FT TH S 55D 37M 53S W 243 FT TH N 34D 22M 07S W 235.92 FT
TO POB TH S 50D 44M 04S W 329.75 FT TH S 20D 19M 09S W 96.30 FT TH S 23D 53M 54S E 405.55
FT TH N 34D 34M 00S W ALG NE LN LAKESHORE YACHT HARBOUR 86.43 FT TH N 23D 53M 54S W 327.11
FT TH N 20D 19M 09S E 107.14 FT TH N 50D 44M 04S E 335.70 FT TH S 33D 32M 57S E 16.08 FT TO
POB TAKEN FOR LAKESHORE TRAIL BIKE PATH ACROSS SD PROPERTY AND 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 TH N 48 DEG W 600 FT M/L TO MUSKEGON
LAKE TO A PT A RECOM AT POB TH S 88 DEG 15 MIN W 847.15 FT TH N 1 DEG 56 MIN 50 SEC W 256.1
FT TH N 31 DEG 37 MIN 35 SEC E 47 FT TH N 55 DEG 15 MIN 15 SEC E 89.2 FT TH N 35 DEG 54 MIN 50
SEC W 127.65 FT TH N 2 DEG 52 MIN 10 SEC W 553 FT TH S 55 DEG 13 MIN W 243 FT TH N 34 DEG 47
MIN W 330 FT M/L TO THE SHORE OF MUSKEGON LAKE TO A PT REFERRED TO AS PT B TH WLY ALG
SHORE LN 1500 FT M/L TO SD PT A EXC THAT PART LYING WITHIN C&O RR R/W RECORDED IN L 702 P
134 ALSO EXC COM AT SW COR LOT 4 BLK 574 FOR POB TH WLY ALG WESTERN AVE 20.5 FT TO SE COR
LOT 5 TH NLY TO SLY LN C&O RR R/W TH SELY ALG SLY LN OF SD R/W TO NW COR LOT 3 BLK 577 TH S
ALG W LN LOT 3 TO NE COR LOT 4 TH WLY ALG NLY LN LOT 4 40 FT TO NW COR SD LOT TH SLY ALG W LN
TO POB EXC THAT PART OF BLK 578 DESCRIBED AS COM AT THE SE COR OF LOT 4 BLK 577 TH S 88D
40M 42S W ALG N R-O-W LINE OF WESTERN AVE 847.60 FT TH N 01D 31M 57S W 256.10 FT TH N 32 D
02M 28S E 47 FT TH N 55D 40M 08S E 89.20 FT TH N 35D 29M 57S W 127.65 FT TH N 02D 27M 17S W
553 FT TH S 55D 37M 53S W 243 FT TH N 34D 22M 07S W 235.92 FT TO POB TH N 33D 32M 57S W
16.08FT TH N 62D 10M 01S E 211.19 FT TH S 87D 42M 46S E 126.81 FT TH N 71D 39M 34S E 169.45
FT TH S 53D 57M 29S E 104.89 FT TH S 36D 27M 44S E 604.13 FT TH S 01D 31M 44S E 16 FT TH S 38D
27M 16S W 8.34 FT TH N 36D 27M 44S W 610.01FT TH N 53D 57M 29S W 94.21 FT TH S 71D 39M 34S
W 164.14 FT TH N 87D 42M 46S W 125.42 FT TH S 62D 10M 01S W 205.29 FT TO POB
• 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
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2022 AMENDMENT\ADELAIDE POINTE_FINAL_BROWNFIELD PLAN AMENDMENT_2022_12722.DOCX
November 22, 2022 Fishbeck | Page 10
marina with transient boat slips will provide local citizens and tourists 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.
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\2022 AMENDMENT\ADELAIDE POINTE_FINAL_BROWNFIELD PLAN AMENDMENT_2022_12722.DOCX
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
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\ADELAIDE POINTE_FINAL_BROWNFIELD PLAN AMENDMENT_2021_1005.DOCX
October 5, 2021 Fishbeck | Page 2
2020, these past industrial uses have resulted in widespread contamination across the Property. Known
contaminants in the soil with concentrations exceeding Michigan Department of Environment, Great Lakes, and
Energy (EGLE) Part 201 Generic Residential Cleanup Criteria (GRCC) include tetrachloroethylene (PCE), arsenic,
cadmium, chromium (total), copper, and selenium. Groundwater contaminants with concentrations identified
above Part 201 GRCC consist of benzene, cadmium, chromium (total), copper, lead, mercury, and zinc.
The Developer is not a liable party and completed a Baseline Environmental Assessment (BEA) in accordance with
Part 201 of the Natural Resources and Environmental Protect Act, 1995 PA 451, as amended (NREPA).
Given the known contamination, the Property is a “facility” pursuant to Part 201 of NREPA. As such, it is
considered an “eligible property” as defined by the Michigan Redevelopment Financing Act, Act 381 of 1996.
Maps depicting the location and layout of the Property are attached as Figures 1 and 2. Environmental data
tables and map are provided in Attachment C.
2.0 Information Required by Section 13(2) of the Statute
2.1 Description of Costs to Be Paid for With Tax Increment Revenues
Act 381 provides pre-approval for certain activities that have been conducted at the Property. Additional activities
require BRA approval for reimbursement from local, school operating, and state education taxes. Tax increment
revenues will be used to reimburse the Developer and the City of Muskegon for the following eligible activities.
• Pre-approved BEA, documentation of due care, asbestos/lead paint survey, and additional due care
assessment
• Due care activities
• Asbestos, lead paint, and mold abatement
• Select building and site demolition
• Site preparation
• Infrastructure improvements (public)- Developer & City
• 15% contingency
• Brownfield Plan Amendment
• Brownfield Plan Amendment Implementation
• Interest
The table below provides an eligible activity cost summary for the Project.
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\ADELAIDE POINTE_FINAL_BROWNFIELD PLAN AMENDMENT_2021_1005.DOCX
October 5, 2021 Fishbeck | Page 3
ELIGIBLE ACTIVITIES COST SUMMARY
EGLE Eligible Activities Estimated Cost
Department Specific Activities
$350,000
1. Pre-Approved Sub-Total
$52,000
a. BEA activities
$33,000
b. Documentation of due care
$20,000
c. Hazardous materials survey (e.g., asbestos, lead paint, etc.)
d. Due care assessment
$245,000
EGLE Eligible Activities Total Costs $350,000
Interest (5%) $15,354
EGLE Eligible Costs Sub-Total $365,354
Local Only Eligible Activities Estimated Cost
Department Specific Activities
2. Due Care Sub-Total $3,250,000
a. Vapor intrusion mitigation $500,000
b. Soil capping $1,500,000
c. Dewatering $250,000
d. Contaminated Soil/Dredge Materials Removal and Disposal $1,000,000
Local Only Department Specific Activities Total Costs $3,250,000
Non-Environmental Activities
3. Asbestos, lead paint, and mold abatement Sub-Total $1,250,000
4. Demolition (select interior and site grounds) Sub-Total $1,500,000
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\ADELAIDE POINTE_FINAL_BROWNFIELD PLAN AMENDMENT_2021_1005.DOCX
October 5, 2021 Fishbeck | Page 4
5. Site preparation Sub-Total $5,545,000
a. Clearing and grubbing $300,000
b. Dredging $800,000
c. Compaction and sub-base preparation $350,000
d. Cut and fill $300,000
e. Excavation for unstable material $70,000
f. Fill $850,000
g. Geotechnical engineering $180,000
h. Grading/land balancing $1,250,000
i. Relocation of active utilities $350,000
j. Temporary erosion control $110,000
k. Temporary facility $165,000
l. Temporary site control $195,000
m. Surveying and staking $125,000
n. Architectural/engineering costs related to eligible activities $500,000
6. Infrastructure improvements (Public) $13,000,000
a. Marina basin (breakwater system/gangway/dockage) $10,000,000
b. Parks (Linear Park, East Peninsula Park, Commuter Bike $2,000,000
Path)
c. East Basin Launch Well $1,000,000
Local Only Non-Environmental Activities Total Costs $21,295,000
EGLE and Local Only Eligible Costs Sub-Total $24,910,354
Contingency (15%)* $3,681,750
Brownfield Plan Amendment Preparation $10,000
Brownfield Plan Amendment Implementation $10,000
Interest (5%) $25,554,653
Total EGLE and Local Only Eligible Costs $54,166,757
*Not applied to previously completed Department Specific Activities
ELIGIBLE ACTIVITIES COST SUMMARY- City of Muskegon Bond
Local Only Activities Total Costs
1. Public Infrastructure (sub-total) $10,000,000
a. Roadways (Adelaide Point Ave, East Circle Drive, West $6,840,000
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\ADELAIDE POINTE_FINAL_BROWNFIELD PLAN AMENDMENT_2021_1005.DOCX
October 5, 2021 Fishbeck | Page 5
Circle Drive, Adelaide Point Drive, South Circle Drive)
b. West Western Reconfiguration $1,035,000
c. East Basin Launch Well $1,615,000
2. Site Preparation (sub-total)
a. Mass Grade Site $510,000
Local Only Non-Environmental Activities Total Costs $10,000,000
Interest (5%) $2,608,621
Total City of Muskegon Bond Eligible Costs $12,608,621
2.2 Summary of Eligible Activities
Eligible activities as defined by Act 381 and included in this Plan Amendment consist of the following:
Pre-Approved Activities: These activities are permitted to occur prior to Plan Amendment approval. Preparation
of a Phase I ESA, BEA and Documentation of Due Care Compliance are necessary to protect the new Property
owner/Developer from liability for environmental contamination. A Hazardous Materials Investigation was
conducted to evaluate potential asbestos, lead paint, and other materials, as required by regulatory agencies
prior to select building demolition activities. Due care assessment will be conducted to verify compliance with
applicable due care obligations. Pre-approved activities can be reimbursed from state school and local tax
increment revenues.
Due Care Activities: Due care activities will include implementation of vapor intrusion mitigation systems, as
applicable, to prevent unacceptable exposures to potential indoor air inhalation concerns. Soil capping will be
completed to protect against direct contact concerns related to known contamination. Contaminated
soils/dredge materials which cannot be utilized on the Site will be hauled to an appropriate Type 2 landfill for
disposal. During construction activities, dewatering may be necessary. Contaminated groundwater will be
properly managed to comply with due care. Due care costs will include environmental oversight and
management.
Asbestos, Lead Paint, and Mold Abatement: As applicable, and prior to select building demolition activities,
asbestos, lead paint, and mold must be abated in accordance with applicable regulatory guidelines.
Demolition: Select building and Site demolition will be necessary to facilitate safe redevelopment and reuse of the
Property.
Site Preparation: Site preparation is expected to include clearing and grubbing, dredging, compaction and sub-base
preparation, cut and fill, excavation for unstable material, fill, geotechnical engineering, grading, land balancing,
relocation of active utilities, temporary erosion control, temporary facility, temporary site control, surveying,
staking and associated professional fees.
Public Infrastructure Improvements: Infrastructure improvements will include marina launch and basin
enhancements, sidewalks, bike paths, boardwalks, fishing docks, roadways, curb and gutter, lighting, landscaping,
irrigation, low-impact design stormwater management, utilities, and other streetscape improvements. Costs will
include oversight, management, and associated professional fees.
Plan Amendment Preparation: This Plan Amendment was required for authorization of reimbursement to the
Developer from tax increment revenues under Public Act 381 of 1996, as amended.
Plan Amendment Implementation: Tracking, submittal, review of invoices for reimbursement, plan compliance,
and data reporting will be conducted.
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\ADELAIDE POINTE_FINAL_BROWNFIELD PLAN AMENDMENT_2021_1005.DOCX
October 5, 2021 Fishbeck | Page 6
Contingency: A 15% contingency is included for those activities not already completed.
2.3 Estimate of Captured Taxable Value and Tax Increment Revenues
For the purposes of this Plan Amendment, the taxable value base year is 2021. The 2021 taxable value of the
eligible property is $903,810. After completion of the development, the taxable value is estimated at
$87,500,000. This Plan Amendment assumes a 1.0% annual increase in the taxable value of the eligible property.
Initial capture is anticipated to begin in 2022.
The estimated captured taxable value for the redevelopment by year and in aggregate for each taxing jurisdiction
is depicted in tabular form (Table 1: Tax Increment Revenue Capture). Actual taxable values and tax increment
revenues may vary year to year based on economic and market conditions, tax incentives, building additions, and
property improvements, among other factors.
A summary of the estimated reimbursement schedule by year and in aggregate is presented as Table 2: Tax
Increment Revenue Reimbursement Allocation.
Method of Financing and Description of Advances Made by the Municipality
The cost of the eligible activities included in this Plan Amendment will be paid for by the Developer and the City of
Muskegon. The Developer and City of Muskegon will seek reimbursement for eligible activity costs through
capture of available local and state (as applicable) tax increment revenues as permitted by Act 381. Additionally,
as necessary personal property taxes may be utilized as well for reimbursement. Refer to Attachment D for a copy
of the Reimbursement Agreement.
2.4 Maximum Amount of Note or Bonded Indebtedness
The City of Muskegon plans to utilize bond proceeds to pay for certain eligible site preparation and public
infrastructure costs incurred by the City, which will be repaid via tax increment revenues generated by
redevelopment of the Site, and subject to the Reimbursement/Development Agreement. Refer to the table in
Section 2.1 for additional information relative to the costs and breakdown of costs associated with the bond.
Refer to Table 2 for the reimbursement schedule.
2.5 Duration of Brownfield Plan
Capture of tax increment revenues for City reimbursement is anticipated to commence in 2023 and end in 2029.
Developer reimbursement will follow with an estimated start date of 2029. The anticipated end date for
Developer reimbursement is 2048. It is projected that the Plan Amendment will extend 30 years, which assumes
four years of additional capture of tax increment revenues for deposit into a Local Brownfield Revolving Fund, if
available.
2.6 Estimated Impact of Tax Increment Financing on Revenues of Taxing
Jurisdiction
The estimated amount of tax increment revenues to be captured for this redevelopment from each taxing
jurisdiction by year and in aggregate is presented in Tables 1 and 2.
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\ADELAIDE POINTE_FINAL_BROWNFIELD PLAN AMENDMENT_2021_1005.DOCX
October 5, 2021 Fishbeck | Page 7
2.7 Legal Description, Property Map, Statement of Qualifying Characteristics and
Personal Property
• The legal description is as follows:
1148 W. Western Avenue
COM AT SE COR LOT 4 BLK 577 FOR POB TH N 1 DEG 41 MIN W 158.40 FT TH N 76 DEG 43 MIN W 103.55
FT TH NWLY ON THE ARC OF A 492.47 FT RAD CURVE TO THE RT 110.31 FT (LONG CORD BEARS N 70D
18M W 110.07 FT CENTRAL ANGLE IS 12D 50M 00S) TH N 63 DEG 53 MIN W 67 FT TH N 2 DEG 4 MIN W
33.8 FT TO RR R/W TH CON'T N 2 DEG 4 MIN W 367.7 FT TH N 37 DEG W 730 FT
1204 W. Western Avenue
PART OF SECTION 25 T10N R17W PRT OF BLKS 578-580DESC AS FOLS COM AT SE COR LOT 4 BLK 577
TH S 88D 15M W ALG SLY LN SD BLK 577 EXTND (ALSO BEING NLY LN WESTERN AVE) 847.15 FT FOR POB
TH N 01D 56M 50S W 256.10 FT TH N 31D 37M 35S E 47 FT TH N 55D 15M 15S E 89.20 FT TH N 35D 54M
50S W 127.65 FT TH N 02D 52M 10S W 553 FT TH S 55D 13 M W 243 FTCOM 375 FT N OF SW COR OF SW
¼ OF NW ¼, TH N TO A POINT745 FT S OF NW COR, TH E 225 FT, TH S TO A POINT DUE E OF POB; TH W
225 FT TO POB. SEC 16, T10N RSW. 1.03 AC M/L.
• The Property layout is depicted on Figure 2.
• The Property is considered an “eligible property” as defined by Act 381 because the Property is a facility
pursuant to Part 201. Facility verification is included in Attachment C.
• New personal property added to the Property is included as part of the Eligible Property to the extent it is
taxable.
2.8 Estimates of Residents and Displacement of Individuals/Families
No residents or families will be displaced because of the Project.
2.9 Plan for Relocation of Displaced Persons
Not applicable.
2.10 Provisions for Relocation Costs
Not applicable.
2.11 Strategy for Compliance with Michigan’s Relocation Assistance Law
Not applicable.
2.12 Other Material that the Authority or Governing Body Considers Pertinent
The Project will significantly improve the Muskegon Lake shoreline through revitalization of Property once used
for industrial purposes. Existing structures will be revitalized, and environmental exposure risks mitigated. A new
marina with transient boat slips will provide boaters with opportunities to access the vibrant Muskegon
downtown and other nearby recreational activities. Construction of new boat storage and residential
condominiums will expand Muskegon Lake access and increase long-term tax revenues for the City of Muskegon
and the State of Michigan. The Development will also create numerous job opportunities for the community.
Z:\2020\201515\WORK\REPT\BROWNFIELD PLAN AMENDMENT\ADELAIDE POINTE_FINAL_BROWNFIELD PLAN AMENDMENT_2021_1005.DOCX
Attachment B
Conceptual Renderings
Attachment C
Environmental Data Tables and Map
LEGEND
!
( Sample Points
!
H Soil Gas Sample Location
!
H Soil Sample Location
Approximate Property Boundary
Bold values are below Statewide Default
Background Level but exceed an applicable
criterion or screening level.
Hard copy is
intended to be
8.5"x11" when
plotted. Scale(s)
SS-08 (0.5-1.5') indicated and
08/20/21 graphic quality may
Chromium, Total 62,000 not be accurate for
any other size.
Selenium 3,700
SS-09 (0.5-1.5')
08/20/21 SS-10 (0.5-1.5')
Selenium 4,400 08/20/21
Chromium, Total 28,000
SB-07(2-3') Selenium 1,300
12/30/20
SB-04 (4-5') APNSB-04 (4.5-6.5')
Arsenic 19,000
12/30/20 10/21/22
Cadmium 13,000
Chromium, Total 30,000 Chromium, Total 22,000
Chromium, Total 190,000
Selenium 600 Mercury, Total 940
PLOT INFO: \\corp.ftch.com\AllProjects\2020\201515\CAD\GIS\ProProj\EGLEGrantSubmittal\EGLEGrantSubmittal.aprx Layout: FIG03_Soil Sample Exceedance Map Date: 5/4/2023 8:11 AM User: ahavens
1204 West Western Ave.
Copper 430,000
SS-11 (0.5-1.5')
Selenium 560 !
H SS-8 08/20/21
Chromium, Total 76,000
SS-07 (0.5-1.5')
Selenium 2,700
08/20/21
Selenium 730 !
H SS-10
Muskegon, Michigan
SS-06 (0.5-1.5')
08/20/21 SS-13 (0.5-1.5')
Chromium, Total 62,000 !
H SS-7 !
H SB-07 !
H SS-9 !
H SB-04 08/20/21
Copper
Selenium
98,000
3,600
!
H SS-5 ( !
APNSB/TW-4 ! H SS-11 Arsenic
Cadmium
13,000
5,200
SS-12 (0.5-1.5')
SS-05 (0.5-1.5') !
H SS-6 SS-02 (0.5-1.5') 08/20/21
Chromium, Total
Copper
1,600,000
380,000
08/20/21
APNSB/TW-3 !
( 08/20/21 Chromium, Total 100,000 Mercury 140
Arsenic 12,000 Selenium 640 !
H SS-12 Selenium <560 Selenium 1,200
Chromium, Total 570,000
Silver 2,900
Copper 400,000 !
H SS-3 SS-2 !
H SS-13 Zinc 1,900,000
Selenium 10,000 !
H SB-06 !
H
SS-03 (0.5-1.5')
!
H SS-4 !
H SB-03
08/20/21 H SS-1
! APNSB/TW-2 !
(
SB-03 (3-4') APNSB-03 (1-3')
10/21/22
Chromium, Total 39,000 12/30/20
Selenium 2,600 SS-01 (0.5-1.5') Chromium, Total 27,000 Arsenic 9,100
SB-06 (1-2')
!
H SB-05 08/20/21 Selenium 1,100 Chromium, Total 140,000
Chromium, Total 27,000 Copper 77,000
12/30/20
Selenium 640 Mercury, Total 280
Chromium, Total 14,000 !
H SB-02 Selenium 36,000
Selenium 960 Zinc 290,000
SS-04 (0.5-1.5') SG-03 !
H !
H SB-01 APNSB/TW-5 !
(
08/20/21 re !
S h oSG-04 H
SG-01 !
H i ga n
ch
Chromium, Total 19,000
Selenium 670 SB-05(2-3')
Mi SB-02 (4-5') APNSB-02 (6-8')
APNSB-05 (4-6') 12/30/20 10/21/22
12/30/20
10/21/22 Cadmium 4,900
Arsenic 5,900 Chromium, Total 50,000
Arsenic 9,100 Chromium, Total 49,000
Cadmium 8,100
Chromium, Total 38,000 Copper 76,000 APNSB/TW-1 !
( Mic
Chromium, Total 24,000 higa
Copper 89,000 Selenium 770
Selenium 1,000 n Sh
ore
SG-02 !
H
W We
SB-01 (4-5')
ste rn Av APNSB-01
e 10/21/22
(2-4')
12/30/20
Tetrachloroethene 170 Chromium, Total 20,000
Chromium, Total 6,700
Selenium 1,400
e
or
SOIL SAMPLE
Sh
PROJECT NO.
n
ga
201515
EXCEEDANCE
L a k e shMAP
hi
o re C Esri Community Maps
Mi c hi g an A v Contributors,
e © OpenStreetMap,
ic
t Microsoft, Esri, HERE, Garmin, SafeGraph, GeoTechnologies, Inc, M iFIGURE
chi ganNO.Ave
M
METI/NASA, USGS, EPA, NPS, US Census Bureau, USDA, Maxar
NORTH 0 150
FEET
300 3
©Copyright 2023 All Rights Reserved
LEGEND
!
( Sample Points
@
A Groundwater Sample Location
Approximate Property Boundary
J - Estimated value
Bold values are below Statewide Default
Background Level but exceed an applicable
criterion or screening level.
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.
APNTW-04 (9.5-14.5')
PLOT INFO: \\corp.ftch.com\AllProjects\2020\201515\CAD\GIS\ProProj\EGLEGrantSubmittal\EGLEGrantSubmittal.aprx Layout: FIG04_Groundwater Sample Exceedance Map Date: 5/4/2023 8:11 AM User: ahavens
10/21/22
2-Methylnaphthalene 28
Naphthalene 12
1204 West Western Ave.
Chromium, Total 22 J
Copper 60
Lead 88
Mercury, Total 0.31
Zinc 660
TW-03
Muskegon, Michigan
12/30/20
Benzene 9.7
APNSB/TW-4 ! Cadmium 7.2
(
Chromium, Total 33
Copper 150
APNSB/TW-3 !
( Lead 180
Mercury 0.65
Zinc 190
APNTW-03 (7-12')
@
TW-03 A
10/21/22
2-Methylnaphthalene 43 APNSB/TW-2 !
(
Naphthalene 22
Chromium, Total 93
Copper 140
Lead 150
Selenium 5.5 J
Silver 6.3 J
Zinc 280
APNSB/TW-5 !
(
S h or e
i ga n
APNTW-02 (6-11') ch
10/21/2022 Mi
Naphthalene 57 @
TW-01 A
Chromium, Total 47 J APNSB/TW-1 !
( Mic
Copper 74 higa
n Sh
Lead 200 ore
@
TW-02 A
W We ste rn Ave
e
or
GROUNDWATER SAMPLEMaxar, Microsoft, Esri Community Maps Contributors, ©
Sh
PROJECT NO.
n
ga
201515
EXCEEDANCE
L a k e shMAP
hi
ore C OpenStreetMap,
M ic h i gMicrosoft,
a n Av e Esri, HERE, Garmin, SafeGraph,
ic
t GeoTechnologies, Inc, METI/NASA, USGS, EPA, NPS, US Census M iFIGURE
ch iganNO.Av e
M
Bureau, USDA
NORTH 0 150
FEET
300 4
©Copyright 2023 All Rights Reserved
Fishbeck | 1 of 1
Table 1 - Soil Data Summary
Baseline Environmental Assessment
Leestma Management, LLC, 1148 & 1204 West Western Ave., Muskegon, Muskegon County, MI
December 2020
Sample Location: SB-01 SB-01 SB-02 SB-03 SB-04 SB-05 SB-06 SB-07 FB-01
Statewide Finite VSIC Finite VSIC
Depth Interval (ft): (4-5) (4-5) (4-5) (3-4) (4-5) (2-3) (1-2) (2-3) Drinking Water Soil Volatilization to Infinite Particulate Direct Soil Saturation
Default GSIP for 5 Meter for 2 Meter
Investigative/Field Duplicate/QC: Investigative Duplicate Investigative Investigative Investigative Investigative Investigative Investigative QC Protection Indoor Air Inhalation Source Soil Inhalation Contact Concentration
Background Criteria (1) Source Source
Laboratory ID: 20L0979-01 20L0979-02 20L0979-03 20L0979-04 20L0979-05 20L0979-06 20L0979-07 20L0979-08 20L0979-09 Criteria (1) Criteria (1) VSIC (1) Criteria (1) Criteria (1) SL (1)
Levels (1) Thickness (1) Thickness (1)
Collection Date: 12/30/20 12/30/20 12/30/20 12/30/20 12/30/20 12/30/20 12/30/20 12/30/20 12/30/20
Volatile Organic Compounds CAS Number
Tetrachloroethene 127-18-4 170 150 58 U 57 U 50 U 50 U 61 U 50 U 50 U NA 100 1,200 (X) 11,000 1.70E+05 4.80E+05 1.10E+06 2.70E+09 2.00E+05 (C) 88,000
Polynuclear Aromatic Compounds CAS Number
Benzo(a)pyrene 50-32-8 330 U 330 U 350 330 UJ 330 U 330 U 330 UJ 430 -- NA NLL NLL NLV NLV NLV NLV 1.50E+06 2,000 NA
Benzo(b)fluoranthene 205-99-2 330 U 400 550 330 UJ 330 U 330 U 330 UJ 520 -- NA NLL NLL ID ID ID ID ID 20,000 NA
Metals, Total CAS Number
Arsenic (B) 7440-38-2 4,000 J 3,600 5,900 2,000 U 3,500 4,900 2,000 U 19,000 -- 5,800 4,600 4,600 NLV NLV NLV NLV 7.20E+05 7,600 NA
Barium (B) 7440-39-3 15,000 18,000 10,000 15,000 23,000 16,000 11,000 100,000 -- 75,000 1.30E+06 4.40E+05 (G) NLV NLV NLV NLV 3.30E+08 3.70E+07 NA
Cadmium (B) 7440-43-9 1,700 1,600 8,100 2,400 3,600 4,900 720 13,000 -- 1,200 6,000 3,600 (G,X) NLV NLV NLV NLV 1.70E+06 5.50E+05 NA
Chromium, Total (B, H) 7440-47-3 6,700 5,900 24,000 27,000 30,000 49,000 14,000 190,000 -- 18,000 (total) 30,000 3,300 NLV NLV NLV NLV 2.60E+05 2.50E+06 NA
Copper (B) 7440-50-8 38,000 J 20,000 34,000 34,000 53,000 76,000 12,000 430,000 -- 32,000 5.80E+06 75,000 (G) NLV NLV NLV NLV 1.30E+08 2.00E+07 NA
Lead (B) 7439-92-1 22,000 20,000 34,000 27,000 19,000 20,000 12,000 66,000 -- 21,000 7.00E+05 5.10E+06 (G,X) NLV NLV NLV NLV 1.00E+08 4.00E+05 NA
Mercury (Total) (B) 7439-97-6 50 U 50 U 50 U 57 50 U 64 50 U 50 U -- 130 1,700 50 (M); 1.2 48,000 52,000 52,000 52,000 2.00E+07 1.60E+05 NA
Selenium (B) 7782-49-2 1,400 1,400 1,000 1,100 600 770 960 560 -- 410 4,000 400 NLV NLV NLV NLV 1.30E+08 2.60E+06 NA
Silver (B) 7440-22-4 490 U 470 U 490 U 490 U 490 U 460 U 470 U 430 U -- 1,000 4,500 100 (M); 27 NLV NLV NLV NLV 6.70E+06 2.50E+06 NA
Zinc (B) 7440-66-6 15,000 14,000 23,000 47,000 40,000 62,000 33,000 74,000 -- 47,000 2.40E+06 1.70E+05 (G) NLV NLV NLV NLV ID 1.70E+08 NA
Solids, Total (%) -- 90 91 88 89 89 90 87 92 -- -- -- -- -- -- -- -- -- -- --
Results expressed in µg/Kg dry weight (except for FB-01, which is µg/Kg wet weight).
Bolded values exceed Statewide Default Background Level and an applicable criterion or screening level.
Italicized values are below Statewide Default Background Level but exceed an applicable criterion or screening level.
Underlined parameters are classified as Polynuclear Aromatic Compounds.
Data Qualifiers:
J Estimated value
U Not detected
Footnotes/Abbreviations:
(1)
Part 201 Residential Soil Generic Cleanup Criteria and Screening Levels/Part 213 Risk-based Screening Levels, December 30, 2013 (GSI Criteria Updated June 25, 2018).
(2)
EGLE Volatilization to Indoor Air Pathway Screening Levels, September 4, 2020.
(B) Background, as defined in R 299.5701(b), may be substituted if higher than the calculated criterion.
(C) Value is screening level based on the chemical-specific generic soil saturation concentration (Csat).
(G) Criterion dependent on receiving surface water (SW) hardness; calculated criteria based on water hardness of 150 mg/L.
(H) Data provided for total chromium only; evaluated against hexavalent chromium criteria.
(J) Hazardous substance may be present in several isomer forms. Isomer-specific concentrations must be added together for comparison to criteria.
(JT) Hazardous substance may be present in several isomer forms. The VIAP SL may be used for the individual isomer provided that it is the sole isomer detected; however, when multiple isomers are detected in a medium, the isomer-specific concentrations must be added together and compared to the most restrictive VIAP SL of the detected isomers.
(M) Calculated criterion is below the target detection limit (TDL); first number is the criterion (TDL), the second is the risk-based value.
(M*) The VIAP SL may be below TDL. In accordance with Sec. 20120a(10) when the TDL for a hazardous substance is greater than the developed VIAP SL, the TDL is used to evaluate the risk posed from the pathway.
(W) Concentrations of trihalomethanes must be added together to determine compliance with criterion.
(X) Criterion is not protective for SW used as a drinking water (DW) source.
(DD) Hazardous substance causes developmental effects. Residential VIAP SLs are protective of both prenatal exposure using a pregnant female receptor and postnatal exposure using a child receptor. Prenatal developmental effects may occur after an acute (i.e. short- term) or full-term exposure.
(EE) The acceptable air concentration (AAC) for the volatile hazardous substances is not derived using standard equations. The hazardous substance may cause adverse human health effects for less than chronic exposures (i.e. short-term or acute). The AAC for these hazardous substances is the acute or intermediate minimum risk level (MRL) developed by the Agency for Toxic Substances and Disease
Registry (ATSDR), a USEPA Integrated Risk Information System (IRIS) acute reference concentration, or an acute initial threshold screening level (ITSL) by the EGLE’s Air Quality Division.
(MM) Hazardous substance is a carcinogen with a mutagenic mode of action. The cancer potency values used in calculating VIAP SLs are modified using age-dependent adjustment factors for those carcinogenic chemicals identified as mutagenic.
DATA Insufficient physical chemical parameters to calculate a VIAP SL for specified media. If detections are present in specified media, health-based soil vapor value should be used to evaluate risk.
GSIP groundwater surface water interface protection
ID Insufficient data to develop criterion.
NA not available
NLL Not likely to leach under most soil conditions.
NLV Not likely to volatilize under most conditions.
SL screening level
VIAP volatilization to indoor air pathway
VSIC volatile soil inhalation criteria
\\ftch\allprojects\2020\201515\WORK\Rept\BEA\TBL01_DataSummary-Soil-Res_2020_0114.xlsx 1/19/2021
Fishbeck | 1 of 1
Table 2 - Groundwater Data Summary
Baseline Environmental Assessment
Leestma Management, LLC, 1148 & 1204 West Western Ave., Muskegon, Muskegon County, MI
December 2020
Monitoring Location: TW-01 TW-02 TW-03 TW-03 TB-01
Residential Flammability
Field Duplicate: Duplicate Residential GSI Water
(1) (1) Groundwater (1) and Explosivity
Laboratory ID: 20L0979-10 20L0979-11 20L0979-12 20L0979-14 20L0979-15 DWC Criteria (1) Solubility (1)
VIAIC SL
Collection Date: 12/30/20 12/30/20 12/30/20 12/30/20 12/30/20
Volatile Organic Compounds CAS Number
Benzene 71-43-2 1U 1U 9.7 9.9 1U 5.0 200 (X) 5,600 1.75E+06 68,000
Polychlorinated Biphenyls CAS Number
Total PCBs (J) 1336-36-3 0.2 U 0.2 U 0.2 UJ 0.2 UJ -- 0.50 0.20 (M); 2.60E-05 45 (S) 44.7 ID
Metals, Total CAS Number
Arsenic (B) 7440-38-2 5U 5U 7.7 7.9 -- 10 10 NLV NA ID
Barium (B) 7440-39-3 100 U 100 U 220 240 -- 2,000 670 (G) NLV NA ID
Cadmium (B) 7440-43-9 1U 1U 7.2 7.3 -- 5.0 3.0 (G,X) NLV NA ID
Chromium, Total (B, H) 7440-47-3 10 U 10 U 33 34 -- 100 11 NLV NA ID
Copper (B) 7440-50-8 5U 5U 150 150 -- 1,000 (E) 13 (G) NLV NA ID
Lead (B) 7439-92-1 3U 3U 180 180 -- 4.0 (L) 34 (G,X) NLV NA ID
Mercury (B) 7439-97-6 0.2 U 0.2 U 0.65 0.61 -- 2.0 0.0013 56 (S) 56 ID
Selenium (B) 7782-49-2 5U 5U 5U 5U -- 50 5.0 NLV NA ID
Silver (B) 7440-22-4 1U 1U 1U 1U -- 34 0.20 (M); 0.060 NLV NA ID
Zinc (B) 7440-66-6 50 U 50 U 190 190 -- 2,400 170 (G) NLV NA ID
Results expressed in µg/L.
Bolded values exceed an applicable criterion and/or screening level.
Underlined compounds classified as polynuclear aromatic compounds.
Data Qualifiers:
J Estimated value
U Not detected above the given limit
Footnotes/Abbreviations:
(1)
Part 201 Groundwater Generic Cleanup Criteria/Part 213 Tier 1 Risk-based Screening Levels, January 10, 2018 (GSI Criteria Updated June 25, 2018).
(2)
EGLE Volatilization to Indoor Air Pathway Screening Levels, September 4, 2020.
(B) Background, as defined in R 299.5701(b), may be substituted if higher than the calculated criterion.
(E) Aesthetic drinking water (DW) value. Notice of aesthetic impact may be employed as an institutional control if concentration exceeds the aesthetic DWC but not the health-based DW value.
(G) Criterion dependent on receiving surface water (SW) hardness; calculated criteria based on water hardness of 150 mg/L.
(H) Data provided for total Chromium only; compare to hexavalent Chromium criteria.
(J) Substance present in several isomer forms; isomer concentrations must be added together for comparison to criteria.
(JT) Substance present in several isomer forms. The VIAP SL may be used for the individual isomer provided that it is sole isomer detected; however, when multiple isomers are detected in a medium,
(L) Concentrations up to the State action level of 15 µg/L may still allow for DW use if soil concentrations are below 400 mg/Kg.
(M) Calculated criterion is below the target detection limit (TDL); first number is the criterion (TDL), the second is the risk-based value.
(M*) The VIAP SL may be below target detection limits (TDL). In accordance with Sec. 20120a(10) when the TDL for a hazardous substance is greater than the developed VIAP SL, the TDL is used to
(S) Criterion defaults to the hazardous substance-specific water solubility limit.
(W) Concentrations of trihalomethanes must be added together to determine compliance with the DWC.
(X) Criterion is not protective for SW used as a DW source.
(AA) Use 10,000 µg/L where GW enters a structure through the use of a water well, sump or other device. Use 28,000 µg/L for all other uses.
(CC) Insufficient chemical-physical input parameters have been identified to allow the development of a VIAP SL using standard equations. The VIAP SL for GW is developed based solely on the approach that the department uses for shallow GW. If GW detections
are present, soil vapor may be the most appropriate media to evaluate risk.
(DD) Hazardous substance causes developmental effects. Residential VIAP SLs are protective of both prenatal exposure using a pregnant female receptor and postnatal exposure using a child receptor. Prenatal developmental effects may occur after an acute (i.e. short- term) or full-term exposure.
(EE*) The acceptable air concentration (AAC) for the volatile hazardous substance is not derived using standard equations. The hazardous substance may cause adverse human health effects for less than chronic exposures (i.e. short-term or acute). The AAC for this
hazardous substance is the acute or intermediate minimum risk level (MRL) developed by the Agency for Toxic Substances and Disease Registry (ATSDR), a USEPA Integrated Risk Information System (IRIS) acute reference concentration, or an acute initial
(FF*) The AAC for the volatile hazardous substances are based on toxicity values that have been identified to have the potential to cause adverse human health effects for less than chronic exposures (i.e. short-term or acute). The short-term exposure for shallow
groundwater VIAP SLs are based on modification of the standard equations by the department to develop applicable shallow groundwater VIAP SLs.
(MM) Hazardous substance is a carcinogen with a mutagenic mode of action. The cancer potency values used in calculating VIAP SLs are modified using age-dependent adjustment factors for those carcinogenic chemicals identified as mutagenic.
DWC drinking water criterion
GSI groundwater surface water interface
ID Insufficient data to develop criterion.
NA not available
NLV Not likely to volatilize under most conditions.
SL screening level
TX The Remediation and Redevelopment Division Toxicology Unit has not identified an inhalation toxicity value for the hazardous substance at the date of publication of these values.
VIAIC volatilization to indoor air inhalation criteria
VIAP volatilization to indoor air pathway
\\ftch\allprojects\2020\201515\WORK\Rept\BEA\TBL02_DataSummary-GW-Res_2021_0114.xlsx 1/19/2021
Table 1 - Soil Data Summary
Direct Contact Evaluation
1148 & 1204 West Western Ave., Muskegon, Muskegon County, Michigan
August 2021
Sample Location: Soil Residential Nonresidential AP-SS-1 AP-SS-2 AP-SS-3 AP-SS-4 AP-SS-5 AP-SS-6 AP-SS-7
GSIP
Laboratory ID: SDBL (1) Csat DWP SVIAI Inf. Source Finite VSIC - Finite VSIC - PSI DC Soil DWP Inf. Source Finite VSIC - Finite VSIC - PSI DC Soil 21H0909-01 21H0909-02 21H0909-03 21H0909-04 21H0909-05 21H0909-06 21H0909-07
Criteria (1) SVIAI Criteria (1)
Collection Date: SL (1) Criteria (1) Criteria (1) VSIC (1) 5 MST (1)
2 MST (1) Criteria (1) Criteria (1) VIAP SL (2) Criteria (1) VSIC (1) 5 MST (1) 2 MST (1) Criteria (1) Criteria (1) VIAP SL (2) 08/20/21 08/20/21 08/20/21 08/20/21 08/20/21 08/20/21 08/20/21
Polynuclear Aromatic Compounds CAS Number
2-Methylnaphthalene 91-57-6 NA 4,200 NA 57,000 2.70E+06 1.50E+06 1.50E+06 1.50E+06 6.70E+08 8.10E+06 1,700 1.70E+05 4.90E+06 1.80E+06 1.80E+06 1.80E+06 2.90E+08 2.60E+07 30,000 330 UJ 330 UJ 330 U 330 U 330 U 330 U 440 UJ
Acenaphthene 83-32-9 NA 8,700 NA 3.00E+05 1.90E+08 8.10E+07 8.10E+07 8.10E+07 1.40E+10 4.10E+07 2.00E+05 8.80E+05 3.50E+08 9.70E+07 9.70E+07 9.70E+07 6.20E+09 1.30E+08 3.60E+06 330 UJ 330 UJ 330 U 330 U 330 U 330 U 330 UJ
Acenaphthylene 208-96-8 NA ID NA 5,900 1.60E+06 2.20E+06 2.20E+06 2.20E+06 2.30E+09 1.60E+06 DATA 17,000 3.00E+06 2.70E+06 2.70E+06 2.70E+06 1.00E+09 5.20E+06 DATA 330 UJ 330 UJ 330 U 330 U 330 U 330 U 330 UJ
Anthracene 120-12-7 NA ID NA 41,000 1.00E+09 1.40E+09 1.40E+09 1.40E+09 6.70E+10 2.30E+08 1.30E+07 41,000 1.00E+09 1.60E+09 1.60E+09 1.60E+09 2.90E+10 7.30E+08 2.20E+08 330 UJ 330 UJ 330 U 330 U 330 U 330 U 330 UJ
Benzo(a)anthracene 56-55-3 NA NLL NA NLL NLV NLV NLV NLV ID 20,000 1.60E+05 (MM) NLL NLV NLV NLV NLV ID 80,000 1.10E+07 330 UJ 330 UJ 330 U 330 U 330 U 330 U 330 UJ
Benzo(a)pyrene 50-32-8 NA NLL NA NLL NLV NLV NLV NLV 1.50E+06 2,000 NA NLL NLV NLV NLV NLV 1.90E+06 8,000 NA 330 UJ 330 UJ 330 U 330 U 330 U 330 U 330 UJ
Benzo(b)fluoranthene 205-99-2 NA NLL NA NLL ID ID ID ID ID 20,000 NA NLL ID ID ID ID ID 80,000 NA 330 UJ 330 UJ 330 U 330 U 330 U 330 U 330 UJ
Benzo(g,h,i)perylene 191-24-2 NA NLL NA NLL NLV NLV NLV NLV 8.00E+08 2.50E+06 NA NLL NLV NLV NLV NLV 3.50E+08 7.00E+06 NA 330 UJ 330 UJ 330 U 330 U 330 U 330 U 330 UJ
Benzo(k)fluoranthene 207-08-9 NA NLL NA NLL NLV NLV NLV NLV ID 2.00E+05 NA NLL NLV NLV NLV NLV ID 8.00E+05 NA 330 UJ 330 UJ 330 U 330 U 330 U 330 U 330 UJ
Chrysene 218-01-9 NA NLL NA NLL ID ID ID ID ID 2.00E+06 NA NLL ID ID ID ID ID 8.00E+06 NA 330 UJ 330 UJ 330 U 330 U 330 U 330 U 330 UJ
Dibenzo(a,h)anthracene 53-70-3 NA NLL NA NLL NLV NLV NLV NLV ID 2,000 NA NLL NLV NLV NLV NLV ID 8,000 NA 330 UJ 330 UJ 330 U 330 U 330 U 330 U 330 UJ
Fluoranthene 206-44-0 NA 5,500 NA 7.30E+05 1.00E+09 7.40E+08 7.40E+08 7.40E+08 9.30E+09 4.60E+07 NA 7.30E+05 1.00E+09 8.90E+08 8.80E+08 8.80E+08 4.10E+09 1.30E+08 NA 330 UJ 330 UJ 330 U 330 U 330 U 330 U 330 UJ
Fluorene 86-73-7 NA 5,300 NA 3.90E+05 5.80E+08 1.30E+08 1.30E+08 1.30E+08 9.30E+09 2.70E+07 4.70E+05 8.90E+05 1.00E+09 1.50E+08 1.50E+08 1.50E+08 4.10E+09 8.70E+07 8.30E+06 330 UJ 330 UJ 330 U 330 U 330 U 330 U 330 UJ
Indeno(1,2,3-cd)pyrene 193-39-5 NA NLL NA NLL NLV NLV NLV NLV ID 20,000 NA NLL NLV NLV NLV NLV ID 80,000 NA 330 UJ 330 UJ 330 U 330 U 330 U 330 U 330 UJ
Naphthalene 91-20-3 NA 730 NA 35,000 2.50E+05 3.00E+05 3.00E+05 3.00E+05 2.00E+08 1.60E+07 67 (M*) 1.00E+05 4.70E+05 3.50E+05 3.50E+05 3.50E+05 8.80E+07 5.20E+07 1,900 330 UJ 330 UJ 330 U 330 U 330 U 330 U 330 UJ
Phenanthrene 85-01-8 NA 2,100 NA 56,000 2.80E+06 1.60E+05 1.60E+05 1.60E+05 6.70E+06 1.60E+06 1,700 1.60E+05 5.10E+06 1.90E+05 1.90E+05 1.90E+05 2.90E+06 5.20E+06 29,000 330 UJ 330 UJ 330 U 330 U 330 U 330 U 330 UJ
Pyrene 129-00-0 NA ID NA 4.80E+05 1.00E+09 6.50E+08 6.50E+08 6.50E+08 6.70E+09 2.90E+07 2.50E+07 4.80E+05 1.00E+09 7.80E+08 7.80E+08 7.80E+08 2.90E+09 8.40E+07 4.40E+08 330 UJ 330 UJ 330 U 330 U 330 U 330 U 330 UJ
Metals, Total CAS Number
Arsenic (B) 7440-38-2 5,800 4,600 NA 4,600 NLV NLV NLV NLV 7.20E+05 7,600 NA 4,600 NLV NLV NLV NLV 9.10E+05 37,000 NA 5,500 J 2,000 U 2,000 U 2,000 U 12,000 5,100 2,000 U
Barium (B) 7440-39-3 75,000 4.40E+05 (G) NA 1.30E+06 NLV NLV NLV NLV 3.30E+08 3.70E+07 NA 1.30E+06 NLV NLV NLV NLV 1.50E+08 1.30E+08 NA 14,000 15,000 11,000 15,000 16,000 22,000 8,200
Cadmium (B) 7440-43-9 1,200 3,600 (G,X) NA 6,000 NLV NLV NLV NLV 1.70E+06 5.50E+05 NA 6,000 NLV NLV NLV NLV 2.20E+06 2.10E+06 NA 200 U 200 U 470 250 360 1,700 200 U
Chromium, Total (B, H) 7440-47-3 18,000 (total) 3,300 NA 30,000 NLV NLV NLV NLV 2.60E+05 2.50E+06 NA 30,000 NLV NLV NLV NLV 2.40E+05 9.20E+06 NA 27,000 6,800 39,000 19,000 570,000 62,000 13,000
Copper (B) 7440-50-8 32,000 75,000 (G) NA 5.80E+06 NLV NLV NLV NLV 1.30E+08 2.00E+07 NA 5.80E+06 NLV NLV NLV NLV 5.90E+07 7.30E+07 NA 56,000 J 10,000 31,000 15,000 400,000 98,000 15,000
Lead (B) 7439-92-1 21,000 5.10E+06 (G,X) NA 7.00E+05 NLV NLV NLV NLV 1.00E+08 4.00E+05 NA 7.00E+05 NLV NLV NLV NLV 4.40E+07 9.00E+05 NA 10,000 5,700 20,000 14,000 39,000 32,000 12,000
Mercury (Total) (B) 7439-97-6 130 50 (M); 1.2 NA 1,700 48,000 52,000 52,000 52,000 2.00E+07 1.60E+05 22 (M*) 1,700 89,000 62,000 62,000 62,000 8.80E+06 5.80E+05 390 (M*) 50 U 50 U 50 U 50 U 50 U 50 U 50 U
Selenium (B) 7782-49-2 410 400 NA 4,000 NLV NLV NLV NLV 1.30E+08 2.60E+06 NA 4,000 NLV NLV NLV NLV 5.90E+07 9.60E+06 NA 640 630 2,600 670 10,000 3,600 730
Silver (B) 7440-22-4 1,000 100 (M); 27 NA 4,500 NLV NLV NLV NLV 6.70E+06 2.50E+06 NA 13,000 NLV NLV NLV NLV 2.90E+06 9.00E+06 NA 460 U 460 U 480 U 520 U 390 U 470 U 430 U
Zinc (B) 7440-66-6 47,000 1.70E+05 (G) NA 2.40E+06 NLV NLV NLV NLV ID 1.70E+08 NA 5.00E+06 NLV NLV NLV NLV ID 6.30E+08 NA 20,000 14,000 99,000 50,000 94,000 140,000 26,000
Solids, Total (%) -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- 93 91 95 95 97 91 95
Results expressed in µg/Kg dry weight.
Bolded values exceed an applicable criterion.
Italicized values are below Statewide Default Background Level but exceed an applicable criterion or screening level.
Data Qualifiers:
J Estimated value
U Not detected
Footnotes/Abbreviations:
(1)
Part 201 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.
(G) Criterion dependent on receiving surface water hardness; calculated criteria based on water hardness of 150 mg/L.
(H) Data provided for total chromium only; evaluated against hexavalent Chromium criteria.
(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.
(X) Criterion is not protective for surface water used as a drinking water source.
(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.
Csat saturation concentration
DC direct contact
DWP drinking water protection
GSIP groundwater surface water interface protection
ID Insufficient data to develop criterion.
MST meter source thickness
NA not available
NLL Not likely to leach under most soil conditions.
NLV Not likely to volatilize under most conditions.
PSI particulate soil inhalation
SDBL statewide default background levels
SL screening level
SVIAI soil volatilization to indoor air inhalation
VIAP volatilization to indoor air pathway
VSIC volatile soil inhalation criteria
Table 1 - Soil Data Summary
Direct Contact Evaluation
1148 & 1204 West Western Ave., Muskegon, Muskegon County, Michigan
August 2021
Sample Location: Soil Residential Nonresidential AP-SS-8 AP-SS-9 AP-SS-10 AP-SS-11 AP-SS-12 AP-SS-13
GSIP
Laboratory ID: SDBL (1) Csat DWP SVIAI Inf. Source Finite VSIC - Finite VSIC - PSI DC Soil DWP Inf. Source Finite VSIC - Finite VSIC - PSI DC Soil 21H0909-08 21H0909-09 21H0909-10 21H0909-11 21H0909-12 21H0909-13
Criteria (1) SVIAI Criteria (1)
Collection Date: SL (1) Criteria (1) Criteria (1) VSIC (1) 5 MST (1)
2 MST (1) Criteria (1) Criteria (1) VIAP SL (2) Criteria (1) VSIC (1) 5 MST (1) 2 MST (1) Criteria (1) Criteria (1) VIAP SL (2) 08/20/21 08/20/21 08/20/21 08/20/21 08/20/21 08/20/21
Polynuclear Aromatic Compounds CAS Number
2-Methylnaphthalene 91-57-6 NA 4,200 NA 57,000 2.70E+06 1.50E+06 1.50E+06 1.50E+06 6.70E+08 8.10E+06 1,700 1.70E+05 4.90E+06 1.80E+06 1.80E+06 1.80E+06 2.90E+08 2.60E+07 30,000 430 U 330 U 430 U 430 UJ 330 UJ 330 U
Acenaphthene 83-32-9 NA 8,700 NA 3.00E+05 1.90E+08 8.10E+07 8.10E+07 8.10E+07 1.40E+10 4.10E+07 2.00E+05 8.80E+05 3.50E+08 9.70E+07 9.70E+07 9.70E+07 6.20E+09 1.30E+08 3.60E+06 330 U 330 U 330 U 330 UJ 330 UJ 330 U
Acenaphthylene 208-96-8 NA ID NA 5,900 1.60E+06 2.20E+06 2.20E+06 2.20E+06 2.30E+09 1.60E+06 DATA 17,000 3.00E+06 2.70E+06 2.70E+06 2.70E+06 1.00E+09 5.20E+06 DATA 330 U 330 U 330 U 330 UJ 330 UJ 330 U
Anthracene 120-12-7 NA ID NA 41,000 1.00E+09 1.40E+09 1.40E+09 1.40E+09 6.70E+10 2.30E+08 1.30E+07 41,000 1.00E+09 1.60E+09 1.60E+09 1.60E+09 2.90E+10 7.30E+08 2.20E+08 330 U 330 U 330 U 330 UJ 330 UJ 330 U
Benzo(a)anthracene 56-55-3 NA NLL NA NLL NLV NLV NLV NLV ID 20,000 1.60E+05 (MM) NLL NLV NLV NLV NLV ID 80,000 1.10E+07 330 U 330 U 330 U 330 UJ 330 UJ 330 U
Benzo(a)pyrene 50-32-8 NA NLL NA NLL NLV NLV NLV NLV 1.50E+06 2,000 NA NLL NLV NLV NLV NLV 1.90E+06 8,000 NA 330 U 330 U 330 U 330 UJ 330 UJ 330 U
Benzo(b)fluoranthene 205-99-2 NA NLL NA NLL ID ID ID ID ID 20,000 NA NLL ID ID ID ID ID 80,000 NA 330 U 330 U 330 U 330 UJ 330 UJ 330 U
Benzo(g,h,i)perylene 191-24-2 NA NLL NA NLL NLV NLV NLV NLV 8.00E+08 2.50E+06 NA NLL NLV NLV NLV NLV 3.50E+08 7.00E+06 NA 330 U 330 U 330 U 330 UJ 330 UJ 330 U
Benzo(k)fluoranthene 207-08-9 NA NLL NA NLL NLV NLV NLV NLV ID 2.00E+05 NA NLL NLV NLV NLV NLV ID 8.00E+05 NA 330 U 330 U 330 U 330 UJ 330 UJ 330 U
Chrysene 218-01-9 NA NLL NA NLL ID ID ID ID ID 2.00E+06 NA NLL ID ID ID ID ID 8.00E+06 NA 330 U 330 U 330 U 330 UJ 330 UJ 330 U
Dibenzo(a,h)anthracene 53-70-3 NA NLL NA NLL NLV NLV NLV NLV ID 2,000 NA NLL NLV NLV NLV NLV ID 8,000 NA 330 U 330 U 330 U 330 UJ 330 UJ 330 U
Fluoranthene 206-44-0 NA 5,500 NA 7.30E+05 1.00E+09 7.40E+08 7.40E+08 7.40E+08 9.30E+09 4.60E+07 NA 7.30E+05 1.00E+09 8.90E+08 8.80E+08 8.80E+08 4.10E+09 1.30E+08 NA 330 U 330 U 330 U 330 UJ 330 UJ 330 U
Fluorene 86-73-7 NA 5,300 NA 3.90E+05 5.80E+08 1.30E+08 1.30E+08 1.30E+08 9.30E+09 2.70E+07 4.70E+05 8.90E+05 1.00E+09 1.50E+08 1.50E+08 1.50E+08 4.10E+09 8.70E+07 8.30E+06 330 U 330 U 330 U 330 UJ 330 UJ 330 U
Indeno(1,2,3-cd)pyrene 193-39-5 NA NLL NA NLL NLV NLV NLV NLV ID 20,000 NA NLL NLV NLV NLV NLV ID 80,000 NA 330 U 330 U 330 U 330 UJ 330 UJ 330 U
Naphthalene 91-20-3 NA 730 NA 35,000 2.50E+05 3.00E+05 3.00E+05 3.00E+05 2.00E+08 1.60E+07 67 (M*) 1.00E+05 4.70E+05 3.50E+05 3.50E+05 3.50E+05 8.80E+07 5.20E+07 1,900 330 U 330 U 330 U 330 UJ 330 UJ 330 U
Phenanthrene 85-01-8 NA 2,100 NA 56,000 2.80E+06 1.60E+05 1.60E+05 1.60E+05 6.70E+06 1.60E+06 1,700 1.60E+05 5.10E+06 1.90E+05 1.90E+05 1.90E+05 2.90E+06 5.20E+06 29,000 330 U 330 U 330 U 330 UJ 330 UJ 330 U
Pyrene 129-00-0 NA ID NA 4.80E+05 1.00E+09 6.50E+08 6.50E+08 6.50E+08 6.70E+09 2.90E+07 2.50E+07 4.80E+05 1.00E+09 7.80E+08 7.80E+08 7.80E+08 2.90E+09 8.40E+07 4.40E+08 330 U 330 U 330 U 330 UJ 330 UJ 330 U
Metals, Total CAS Number
Arsenic (B) 7440-38-2 5,800 4,600 NA 4,600 NLV NLV NLV NLV 7.20E+05 7,600 NA 4,600 NLV NLV NLV NLV 9.10E+05 37,000 NA 2,900 2,000 U 2,000 U 2,200 2,400 13,000
Barium (B) 7440-39-3 75,000 4.40E+05 (G) NA 1.30E+06 NLV NLV NLV NLV 3.30E+08 3.70E+07 NA 1.30E+06 NLV NLV NLV NLV 1.50E+08 1.30E+08 NA 17,000 4,300 7,500 9,400 10,000 16,000
Cadmium (B) 7440-43-9 1,200 3,600 (G,X) NA 6,000 NLV NLV NLV NLV 1.70E+06 5.50E+05 NA 6,000 NLV NLV NLV NLV 2.20E+06 2.10E+06 NA 400 200 U 200 U 570 240 5,200
Chromium, Total (B, H) 7440-47-3 18,000 (total) 3,300 NA 30,000 NLV NLV NLV NLV 2.60E+05 2.50E+06 NA 30,000 NLV NLV NLV NLV 2.40E+05 9.20E+06 NA 62,000 11,000 28,000 76,000 100,000 1,600,000
Copper (B) 7440-50-8 32,000 75,000 (G) NA 5.80E+06 NLV NLV NLV NLV 1.30E+08 2.00E+07 NA 5.80E+06 NLV NLV NLV NLV 5.90E+07 7.30E+07 NA 48,000 12,000 68,000 38,000 59,000 380,000
Lead (B) 7439-92-1 21,000 5.10E+06 (G,X) NA 7.00E+05 NLV NLV NLV NLV 1.00E+08 4.00E+05 NA 7.00E+05 NLV NLV NLV NLV 4.40E+07 9.00E+05 NA 25,000 4,200 8,300 16,000 18,000 240,000
Mercury (Total) (B) 7439-97-6 130 50 (M); 1.2 NA 1,700 48,000 52,000 52,000 52,000 2.00E+07 1.60E+05 22 (M*) 1,700 89,000 62,000 62,000 62,000 8.80E+06 5.80E+05 390 (M*) 50 U 50 U 50 U 50 U 50 U 140
Selenium (B) 7782-49-2 410 400 NA 4,000 NLV NLV NLV NLV 1.30E+08 2.60E+06 NA 4,000 NLV NLV NLV NLV 5.90E+07 9.60E+06 NA 3,700 4,400 1,300 2,700 560 U 1,200
Silver (B) 7440-22-4 1,000 100 (M); 27 NA 4,500 NLV NLV NLV NLV 6.70E+06 2.50E+06 NA 13,000 NLV NLV NLV NLV 2.90E+06 9.00E+06 NA 520 U 500 U 460 U 520 U 470 U 2,900
Zinc (B) 7440-66-6 47,000 1.70E+05 (G) NA 2.40E+06 NLV NLV NLV NLV ID 1.70E+08 NA 5.00E+06 NLV NLV NLV NLV ID 6.30E+08 NA 74,000 15,000 24,000 66,000 67,000 1,900,000
Solids, Total (%) -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- 97 94 97 96 86 88
Results expressed in µg/Kg dry weight.
Bolded values exceed an applicable criterion.
Italicized values are below Statewide Default Background Level but exceed an applicable criterion or screening level.
Data Qualifiers:
J Estimated value
U Not detected
Footnotes/Abbreviations:
(1)
Part 201 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.
(G) Criterion dependent on receiving surface water hardness; calculated criteria based on water hardness of 150 mg/L.
(H) Data provided for total chromium only; evaluated against hexavalent Chromium criteria.
(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.
(X) Criterion is not protective for surface water used as a drinking water source.
(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.
Csat saturation concentration
DC direct contact
DWP drinking water protection
GSIP groundwater surface water interface protection
ID Insufficient data to develop criterion.
MST meter source thickness
NA not available
NLL Not likely to leach under most soil conditions.
NLV Not likely to volatilize under most conditions.
PSI particulate soil inhalation
SDBL statewide default background levels
SL screening level
SVIAI soil volatilization to indoor air inhalation
VIAP volatilization to indoor air pathway
VSIC volatile soil inhalation criteria
Fishbeck | 1 of 2
Table 1 - Soil Data Summary
Leestma Management, LLC, 1148 & 1204 West Western Ave., Muskegon, Muskegon County, Michigan
October 2022
Sample Location: APNSB-01 APNSB-02 APNSB-03 APNSB-04 APNSB-05 Field Blank Soil
Statewide Finite VSIC Finite VSIC Particulate
Depth Interval (ft): (2-4) (6-8) (1-3) (4.5-6.5) (4-6) Drinking Water Volatilization to Infinite Direct Soil Saturation
Default GSIP for 5 Meter for 2 Meter Soil Soil
Investigative/Field Duplicate/QC: Investigative Investigative Investigative Investigative Investigative QC Protection (1) Indoor Air Source Contact Concentration (2)
Background Criteria Source Source Inhalation VIAP SL
Laboratory ID: 22102086-07 22102086-08 22102086-09 22102086-10 22102086-11 22102086-12 (1) Criteria (1) Inhalation VSIC (1) (1) (1) (1) Criteria (1) SL (1)
Levels (1) Thickness Thickness Criteria
Collection Date: 10/21/22 10/21/22 10/21/22 10/21/22 10/21/22 10/21/22 Criteria
Volatile Organic Compounds CAS Number
1,1,1,2-Tetrachloroethane 630-20-6 20 U 21 U 23 U 22 U 20 U 30 U NA 1,500 ID 6,200 36,000 54,000 1.00E+05 4.20E+08 4.80E+05 (C) 4.40E+05 3.2 (M*)
1,1,1-Trichloroethane 71-55-6 20 U 21 U 23 U 22 U 20 U 30 U NA 4,000 1,800 2.50E+05 3.80E+06 1.20E+07 2.80E+07 6.70E+10 5.00E+08 (C) 4.60E+05 450 (EE)
1,1,2,2-Tetrachloroethane 79-34-5 20 U 21 U 23 U 22 U 20 U 30 U NA 170 1,600 (X) 4,300 10,000 10,000 14,000 5.40E+07 53,000 8.70E+05 2.7 (M*)
1,1,2-Trichloro-1,2,2-trifluoroethane 76-13-1 20 U 21 U 23 U 22 U 20 U 30 U NA 9.00E+06 (C) 1,700 5.10E+06 (C) 1.80E+08 8.80E+08 2.10E+09 5.10E+12 1.00E+09 (C,D) 5.50E+05 860
1,1,2-Trichloroethane 79-00-5 20 U 21 U 23 U 22 U 20 U 30 U NA 100 6,600 (X) 4,600 17,000 21,000 44,000 1.90E+08 1.80E+05 9.20E+05 0.37 (M*)
1,1-Dichloroethane 75-34-3 20 U 21 U 23 U 22 U 20 U 30 U NA 18,000 15,000 2.30E+05 2.10E+06 5.90E+06 1.40E+07 3.30E+10 2.70E+07 (C) 8.90E+05 2.6 (M*)
1,1-Dichloroethene 75-35-4 20 U 21 U 23 U 22 U 20 U 30 U NA 140 2,600 62 1,100 5,300 13,000 6.20E+07 2.00E+05 5.70E+05 12 (M*)
1,2,3-Trichloropropane 96-18-4 20 U 21 U 23 U 22 U 20 U 30 U NA 840 NA 4,000 9,200 9,200 11,000 2.00E+07 1.30E+06 (C) 8.30E+05 2.6 (M*)
1,2,4-Trichlorobenzene 120-82-1 68 U 70 U 76 U 72 U 68 U 100 U NA 4,200 5,900 (X) 9.60E+06 (C) 2.80E+07 2.80E+07 2.80E+07 2.50E+10 9.90E+05 (DD) 1.10E+06 53 (M*)
1,2,4-Trimethylbenzene 95-63-6 20 U 21 U 23 U 22 U 20 U 30 U NA 2,100 570 4.30E+06 (C) 2.10E+07 5.00E+08 5.00E+08 8.20E+10 3.20E+07 (C) 1.10E+05 150 (JT)
1,2-Dibromo-3-chloropropane (DBCP) 96-12-8 68 U 70 U 76 U 72 U 68 U 100 U NA 10 (M); 4.0 ID 220 260 260 260 5.60E+05 4,400 (C) 1,200 DATA
1,2-Dibromoethane (EDB) 106-93-4 20 U 21 U 23 U 22 U 20 U 30 U NA 20 (M); 1.0 110 (X) 670 1,700 1,700 3,300 1.40E+07 92 8.90E+05 0.074 (M*)
1,2-Dichlorobenzene 95-50-1 20 U 21 U 23 U 22 U 20 U 30 U NA 14,000 280 1.10E+07 (C) 3.90E+07 3.90E+07 5.20E+07 1.00E+11 1.90E+07 (C) 2.10E+05 1,500
1,2-Dichloroethane 107-06-2 68 U 70 U 76 U 72 U 68 U 100 U NA 100 7,200 (X) 2,100 6,200 11,000 26,000 1.20E+08 91,000 1.20E+06 0.82 (M*)
1,2-Dichloropropane 78-87-5 20 U 21 U 23 U 22 U 20 U 30 U NA 100 4,600 (X) 4,000 25,000 50,000 1.10E+05 2.70E+08 1.40E+05 5.50E+05 2.1 (M*)
1,3,5-Trimethylbenzene 108-67-8 68 U 70 U 76 U 72 U 68 U 100 U NA 1,800 1,100 2.60E+06 (C) 1.60E+07 3.80E+08 3.80E+08 8.20E+10 3.20E+07 (C) 94,000 100 (JT)
1,3-Dichlorobenzene 541-73-1 20 U 21 U 23 U 22 U 20 U 30 U NA 170 680 26,000 79,000 79,000 1.10E+05 2.00E+08 2.00E+05 (C) 1.70E+05 10 (M*)
1,3-Dichloropropene, cis- 10061-01-5 20 U 21 U 23 U 22 U 20 U 30 U -- -- -- -- -- -- -- -- -- -- --
1,3-Dichloropropene, trans- 10061-02-6 20 U 21 U 23 U 22 U 20 U 30 U -- -- -- -- -- -- -- -- -- -- --
1,3-Dichloropropene (Total) 542-75-6 40 U 42 U 46 U 44 U 40 U 60 U NA 170 180 (X) 1,000 18,000 68,000 1.60E+05 7.80E+08 10,000 6.20E+05 3.1 (J,M*)
1,4-Dichlorobenzene 106-46-7 20 U 21 U 23 U 22 U 20 U 30 U NA 1,700 360 19,000 77,000 77,000 1.10E+05 4.50E+08 4.00E+05 NA 23 (M*)
2-Butanone (MEK) 78-93-3 140 U 140 U 150 U 140 U 140 U 200 U NA 2.60E+05 44,000 5.40E+07 (C) 2.90E+07 2.90E+07 3.50E+07 6.70E+10 1.20E+08 (C,DD) 2.70E+07 31,000 (DD*)
2-Hexanone 591-78-6 20 U 21 U 23 U 22 U 20 U 30 U NA 20,000 ID 9.90E+05 1.10E+06 1.10E+06 1.40E+06 2.70E+09 3.20E+07 (C) 2.50E+06 210 (M*)
2-Methylnaphthalene 91-57-6 68 U 70 U 36 J 44 J 68 U 100 U NA 57,000 4,200 2.70E+06 1.50E+06 1.50E+06 1.50E+06 6.70E+08 8.10E+06 NA 1,700
4-Methyl-2-pentanone (MIBK) 108-10-1 20 U 21 U 23 U 22 U 20 U 30 U NA 36,000 ID 3.70E+07 (C) 4.50E+07 4.50E+07 6.70E+07 1.40E+11 5.60E+07 (C) 2.70E+06 3,300
Acetone 67-64-1 140 170 76 U 170 180 340 NA 15,000 34,000 2.90E+08 (C) 1.30E+08 1.30E+08 1.90E+08 3.90E+11 2.30E+07 1.10E+08 2.60E+05 (EE)
Acrylonitrile 107-13-1 68 U 70 U 76 U 72 U 68 U 100 U NA 100 (M); 52 100 (M); 40 6,600 5,000 5,100 10,000 4.60E+07 16,000 8.30E+06 1.2 (M*)
Benzene 71-43-2 20 U 21 U 23 U 22 U 20 U 30 U NA 100 4,000 (X) 1,600 13,000 34,000 79,000 3.80E+08 1.80E+05 4.00E+05 1.7 (M*)
Bromochloromethane 74-97-5 20 U 21 U 23 U 22 U 20 U 30 U -- -- -- -- -- -- -- -- -- --- --
Bromodichloromethane 75-27-4 20 U 21 U 23 U 22 U 20 U 30 U NA 1,600 (W) ID 1,200 9,100 9,700 19,000 8.40E+07 1.10E+05 1.50E+06 0.61 (M*)
Bromoform 75-25-2 20 U 21 U 23 U 22 U 20 U 30 U NA 1,600 (W) ID 1.50E+05 9.00E+05 9.00E+05 9.00E+05 2.80E+09 8.20E+05 8.70E+05 45 (M*)
Bromomethane 74-83-9 68 U 70 U 76 U 72 U 68 U 100 U NA 200 100 860 11,000 57,000 1.40E+05 3.30E+08 3.20E+05 2.20E+06 0.90 (M*)
Carbon disulfide 75-15-0 20 U 21 U 23 U 22 U 20 U 30 U NA 16,000 ID 76,000 1.30E+06 7.90E+06 1.90E+07 4.70E+10 7.20E+06 (C,DD) 2.80E+05 52 (M*)
Carbon tetrachloride 56-23-5 20 U 21 U 23 U 22 U 20 U 30 U NA 100 760 (X) 190 3,500 12,000 28,000 1.30E+08 96,000 3.90E+05 0.31 (M*)
Chlorobenzene 108-90-7 20 U 21 U 23 U 22 U 20 U 30 U NA 2,000 500 1.20E+05 7.70E+05 9.90E+05 2.10E+06 4.70E+09 4.30E+06 (C) 2.60E+05 82
Chloroethane 75-00-3 68 U 70 U 76 U 72 U 68 U 100 U NA 8,600 22,000 (X) 2.90E+06 (C) 3.00E+07 1.20E+08 2.80E+08 6.70E+11 2.60E+06 (C) 9.50E+05 330
Chloroform 67-66-3 20 U 21 U 23 U 22 U 20 U 30 U NA 1,600 (W) 7,000 7,200 45,000 1.20E+05 2.70E+05 1.30E+09 1.20E+06 1.50E+06 0.26 (M*)
Chloromethane 74-87-3 68 U 70 U 76 U 72 U 68 U 100 U NA 5,200 ID 2,300 40,000 4.10E+05 1.00E+06 4.90E+09 1.60E+06 (C) 1.10E+06 6.9 (M*)
cis-1,2-Dichloroethene 156-59-2 20 U 21 U 23 U 22 U 20 U 30 U NA 1,400 12,000 22,000 1.80E+05 4.20E+05 9.90E+05 2.30E+09 2.50E+06 (C) 6.40E+05 2.1 (M*)
Dibromochloromethane 124-48-1 20 U 21 U 23 U 22 U 20 U 30 U NA 1,600 (W) ID 3,900 24,000 24,000 33,000 1.30E+08 1.10E+05 6.10E+05 0.40 (M*,MM)
Dibromomethane 74-95-3 20 U 21 U 23 U 22 U 20 U 30 U NA 1,600 NA ID ID ID ID ID 2.50E+06 (C) 2.00E+06 3.5 (M*)
Dichlorodifluoromethane 75-71-8 68 U 70 U 76 U 72 U 68 U 100 U NA 95,000 ID 9.00E+05 5.30E+07 5.50E+08 1.40E+09 3.30E+12 5.20E+07 (C) 1.00E+06 12 (M*)
Diethyl ether 60-29-7 20 U 21 U 23 U 22 U 20 U 30 U NA 200 ID 2.80E+07 (C) 8.50E+07 1.50E+08 3.40E+08 8.00E+11 1.10E+08 (C) 7.40E+06 350
Ethylbenzene 100-41-4 20 U 21 U 23 U 22 U 20 U 30 U NA 1,500 360 87,000 7.20E+05 1.00E+06 2.20E+06 1.00E+10 2.20E+07 (C) 1.40E+05 12 (M*)
Hexachloroethane 67-72-1 68 U 70 U 76 U 72 U 68 U 100 U NA 430 1,800 (X) 40,000 5.50E+05 9.30E+05 9.30E+05 2.30E+08 2.30E+05 NA 3.2 (M*)
Iodomethane 74-88-4 340 U 350 U 380 U 360 U 340 U 500 U -- -- -- -- -- -- -- -- -- -- --
Isopropyl benzene (Cumene) 98-82-8 20 U 21 U 23 U 22 U 20 U 30 U NA 91,000 3,200 4.00E+05 (C) 1.70E+06 1.70E+06 2.80E+06 5.80E+09 2.50E+07 (C) 3.90E+05 3.8 (M*)
Methyl-tert-butyl ether (MTBE) 1634-04-4 20 U 21 U 23 U 22 U 20 U 30 U NA 800 1.40E+05 (X) 9.90E+06 (C) 2.50E+07 3.90E+07 8.70E+07 2.00E+11 1.50E+06 5.90E+06 74 (M*)
Methylene chloride 75-09-2 170 U 170 U 190 U 180 U 170 U 250 U NA 100 30,000 (X) 45,000 2.10E+05 5.90E+05 1.40E+06 6.60E+09 1.30E+06 2.30E+06 130
n-Propylbenzene 103-65-1 20 U 21 U 23 U 22 U 20 U 30 U NA 1,600 ID ID ID ID ID 1.30E+09 2.50E+06 1.00E+07 1,800 (DD*)
Naphthalene 91-20-3 68 U 70 U 76 U 89 68 U 100 U NA 35,000 730 2.50E+05 3.00E+05 3.00E+05 3.00E+05 2.00E+08 1.60E+07 NA 67 (M*)
Styrene 100-42-5 20 U 21 U 23 U 22 U 20 U 30 U NA 2,700 2,100 (X) 2.50E+05 9.70E+05 9.70E+05 1.40E+06 5.50E+09 4.00E+05 5.20E+05 150
Tetrachloroethene (PCE) 127-18-4 20 U 21 U 23 U 22 U 20 U 30 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 6.2 (M*,EE)
Toluene 108-88-3 20 U 21 U 23 U 22 U 20 U 30 U NA 16,000 5,400 3.30E+05 (C) 2.80E+06 5.10E+06 1.20E+07 2.70E+10 5.00E+07 (C) 2.50E+05 3,700
trans-1,2-Dichloroethene 156-60-5 20 U 21 U 23 U 22 U 20 U 30 U NA 2,000 30,000 (X) 23,000 2.80E+05 8.30E+05 2.00E+06 4.70E+09 3.80E+06 (C) 1.40E+06 12 (M*)
trans-1,4-Dichloro-2-butene 110-57-6 20 U 21 U 23 U 22 U 20 U 30 U -- -- -- -- -- -- -- -- -- -- --
Trichloroethene (TCE) 79-01-6 20 U 21 U 23 U 22 U 20 U 30 U NA 100 4,000 (X) 1,000 11,000 25,000 57,000 1.30E+08 1.10E+05 (DD) 5.00E+05 0.33 (M*,DD*)
Trichlorofluoromethane 75-69-4 20 U 21 U 23 U 22 U 20 U 30 U NA 52,000 NA 2.80E+06 (C) 9.20E+07 6.30E+08 1.50E+09 3.80E+12 7.90E+07 (C) 5.60E+05 19 (M*)
Vinyl acetate 108-05-4 170 U 170 U 190 U 180 U 170 U 250 U NA 13,000 NA 7.90E+05 1.70E+06 2.60E+06 5.80E+06 1.30E+10 5.80E+06 (C) 2.40E+06 160 (M*)
Vinyl chloride 75-01-4 20 U 21 U 23 U 22 U 20 U 30 U NA 40 260 (X) 270 4,200 30,000 73,000 3.50E+08 3,800 4.90E+05 0.082 (M*,MM)
Xylenes, meta- & para- 179601-23-1 41 U 42 U 46 U 43 U 41 U 60 U -- -- -- -- -- -- -- -- -- -- --
Xylene, ortho- 95-47-6 20 U 21 U 23 U 22 U 20 U 30 U -- -- -- -- -- -- -- -- -- -- --
Xylenes, Total 1330-20-7 61 U 63 U 68 U 65 U 61 U 90 U NA 5,600 980 6.30E+06 (C) 4.60E+07 6.10E+07 1.30E+08 2.90E+11 4.10E+08 (C) 1.50E+05 280 (J)
Z:\2020\201515\WORK\Rept\Phase II ESA_October 2022\TBL01_DataSummary-Soil_2022_10.xlsx 11/22/2022
Fishbeck | 2 of 2
Table 1 - Soil Data Summary
Leestma Management, LLC, 1148 & 1204 West Western Ave., Muskegon, Muskegon County, Michigan
October 2022
Sample Location: APNSB-01 APNSB-02 APNSB-03 APNSB-04 APNSB-05 Field Blank Soil
Statewide Finite VSIC Finite VSIC Particulate
Depth Interval (ft): (2-4) (6-8) (1-3) (4.5-6.5) (4-6) Drinking Water Volatilization to Infinite Direct Soil Saturation
Default GSIP for 5 Meter for 2 Meter Soil Soil
Investigative/Field Duplicate/QC: Investigative Investigative Investigative Investigative Investigative QC Protection (1) Indoor Air Source Contact Concentration (2)
Background Criteria Source Source Inhalation VIAP SL
Laboratory ID: 22102086-07 22102086-08 22102086-09 22102086-10 22102086-11 22102086-12 (1) Criteria (1) Inhalation VSIC (1) (1) (1) (1) Criteria (1) SL (1)
Levels (1) Thickness Thickness Criteria
Collection Date: 10/21/22 10/21/22 10/21/22 10/21/22 10/21/22 10/21/22 Criteria
Polynuclear Aromatic Compounds CAS Number
2-Methylnaphthalene 91-57-6 4.4 U 47 U 4.6 U 4.5 U 62 U -- NA 57,000 4,200 2.70E+06 1.50E+06 1.50E+06 1.50E+06 6.70E+08 8.10E+06 NA 1,700
Acenaphthene 83-32-9 4.4 U 47 U 4.6 U 30 62 U -- NA 3.00E+05 8,700 1.90E+08 8.10E+07 8.10E+07 8.10E+07 1.40E+10 4.10E+07 NA 2.00E+05
Acenaphthylene 208-96-8 4.4 U 47 U 4.6 U 4.5 U 62 U -- NA 5,900 ID 1.60E+06 2.20E+06 2.20E+06 2.20E+06 2.30E+09 1.60E+06 NA DATA
Anthracene 120-12-7 4.4 U 47 U 4.6 U 210 62 U -- NA 41,000 ID 1.00E+09 1.40E+09 1.40E+09 1.40E+09 6.70E+10 2.30E+08 NA 1.30E+07
Benzo(a)anthracene 56-55-3 8.3 47 U 4.6 U 230 65 -- NA NLL NLL NLV NLV NLV NLV ID 20,000 NA 1.60E+05 (MM)
Benzo(a)pyrene 50-32-8 7.2 47 U 4.6 U 180 70 -- NA NLL NLL NLV NLV NLV NLV 1.50E+06 2,000 NA NA
Benzo(b)fluoranthene 205-99-2 8.8 47 U 4.6 U 210 130 -- NA NLL NLL ID ID ID ID ID 20,000 NA NA
Benzo(g,h,i)perylene 191-24-2 4.9 47 U 4.6 U 120 89 -- NA NLL NLL NLV NLV NLV NLV 8.00E+08 2.50E+06 NA NA
Benzo(k)fluoranthene 207-08-9 5.7 47 U 4.6 U 110 61 J -- NA NLL NLL NLV NLV NLV NLV ID 2.00E+05 NA NA
Chrysene 218-01-9 13 63 5.0 260 130 -- NA NLL NLL ID ID ID ID ID 2.00E+06 NA NA
Dibenzo(a,h)anthracene 53-70-3 4.4 U 47 U 4.6 U 19 62 U -- NA NLL NLL NLV NLV NLV NLV ID 2,000 NA NA
Fluoranthene 206-44-0 18 60 6.6 700 98 -- NA 7.30E+05 5,500 1.00E+09 7.40E+08 7.40E+08 7.40E+08 9.30E+09 4.60E+07 NA NA
Fluorene 86-73-7 4.4 U 47 U 4.6 U 49 62 U -- NA 3.90E+05 5,300 5.80E+08 1.30E+08 1.30E+08 1.30E+08 9.30E+09 2.70E+07 NA 4.70E+05
Indeno(1,2,3-cd)pyrene 193-39-5 4.4 47 U 4.6 U 150 71 -- NA NLL NLL NLV NLV NLV NLV ID 20,000 NA NA
Naphthalene 91-20-3 4.4 U 47 U 4.6 U 4.5 U 62 U -- NA 35,000 730 2.50E+05 3.00E+05 3.00E+05 3.00E+05 2.00E+08 1.60E+07 NA 67 (M*)
Phenanthrene 85-01-8 4.4 U 47 U 4.6 U 620 62 U -- NA 56,000 2,100 2.80E+06 1.60E+05 1.60E+05 1.60E+05 6.70E+06 1.60E+06 NA 1,700
Pyrene 129-00-0 18 77 8.7 580 120 -- NA 4.80E+05 ID 1.00E+09 (D) 6.50E+08 6.50E+08 6.50E+08 6.70E+09 2.90E+07 NA 2.50E+07
Metals, Total CAS Number
Arsenic (B) 7440-38-2 3,900 3,700 9,100 4,400 9,100 -- 5,800 4,600 4,600 NLV NLV NLV NLV 7.20E+05 7,600 NA NA
Barium (B) 7440-39-3 9,500 18,000 J 9,200 7,000 14,000 -- 75,000 1.30E+06 4.40E+05 (G) NLV NLV NLV NLV 3.30E+08 3.70E+07 NA NA
Cadmium (B) 7440-43-9 76 J 790 1,000 120 J 150 U -- 1,200 6,000 3,600 (G,X) NLV NLV NLV NLV 1.70E+06 5.50E+05 NA NA
Chromium, Total (B, H) 7440-47-3 20,000 50,000 140,000 22,000 38,000 -- 18,000 (total) 30,000 3,300 NLV NLV NLV NLV 2.60E+05 2.50E+06 NA NA
Copper (B) 7440-50-8 19,000 32,000 77,000 48,000 89,000 -- 32,000 5.80E+06 75,000 (G) NLV NLV NLV NLV 1.30E+08 2.00E+07 NA NA
Lead (B) 7439-92-1 16,000 38,000 65,000 6,900 4,600 -- 21,000 7.00E+05 5.10E+06 (G,X) NLV NLV NLV NLV 1.00E+08 4.00E+05 NA NA
Mercury (Total) (B) 7439-97-6 19 U 24 280 940 19 U -- 130 1,700 50 (M); 1.2 48,000 52,000 52,000 52,000 2.00E+07 1.60E+05 NA 22 (M*)
Selenium (B) 7782-49-2 350 U 390 U 36,000 390 U 380 U -- 410 4,000 400 NLV NLV NLV NLV 1.30E+08 2.60E+06 NA NA
Silver (B) 7440-22-4 350 U 62 J 410 69 J 380 U -- 1,000 4,500 100 (M); 27 NLV NLV NLV NLV 6.70E+06 2.50E+06 NA NA
Zinc (B) 7440-66-6 19,000 30,000 290,000 15,000 7,000 -- 47,000 2.40E+06 1.70E+05 (G) NLV NLV NLV NLV ID 1.70E+08 NA NA
Solids, Total (%) -- 93.4 91.1 89.0 90.3 92.8 -- -- -- -- -- -- -- -- -- -- -- --
Results expressed in µg/Kg dry 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).
(D) Calculated criterion exceeds 100 percent; hence it is reduced to 100 percent or 1.00E+09 parts per billion (ppb).
(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 direct contact criteria are protective of both prenatal and postnatal exposure.
(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
Z:\2020\201515\WORK\Rept\Phase II ESA_October 2022\TBL01_DataSummary-Soil_2022_10.xlsx 11/22/2022
Fishbeck | 1 of 3
Table 2 - Groundwater Data Summary
Leestma Management, LLC, 1148 & 1204 West Western Ave., Muskegon, Muskegon County, Michigan
October 2022
Monitoring Location: APNTW-01 APNTW-02 APNTW-03 APNTW-04 APNTW-05 Trip Blank
Residential Flammability Residential GW- Residential GW-
Depth Interval (ft): (6.5-11.5) (6-11) (7-12) (9.5-14.5) (7.5-12.5) Residential GSI Water
(1) (1)
Groundwater (1)
and Explosivity Shallow Not in Contact VIAP
Laboratory ID: 22102086-01 22102086-02 22102086-03 22102086-04 22102086-05 22102086-06 DWC Criteria (1) Solubility (1) (2) (2)
Collection Date: VIAIC SL VIAP SL SL
10/21/22 10/21/22 10/21/22 10/21/22 10/21/22 10/21/22
Volatile Organic Compounds CAS Number
1,1,1,2-Tetrachloroethane 630-20-6 1U 1U 1U 1U 1U 1U 77 ID 15,000 1.10E+06 ID 3.1 89
1,1,1-Trichloroethane 71-55-6 1U 1U 1U 1U 1U 1U 200 (A) 89 6.60E+05 1.33E+06 ID 180 (FF*) 17,000 (EE*)
1,1,2,2-Tetrachloroethane 79-34-5 1U 1U 1U 1U 1U 1U 8.5 78 (X) 12,000 2.97E+06 ID 2.4 71
1,1,2-Trichloro-1,2,2-trifluoroethane 76-13-1 1U 1U 1U 1U 1U 1U 1.70E+05 (S) 32 1.70E+05 (S) 1.70E+05 ID 840 2,700
1,1,2-Trichloroethane 79-00-5 1U 1U 1U 1U 1U 1U 5.0 (A) 330 (X) 17,000 4.42E+06 NA 0.47 (M*) 14
1,1-Dichloroethane 75-34-3 1U 1U 1U 1U 1U 1U 880 740 1.00E+06 5.06E+06 3.80E+05 4.7 130
1,1-Dichloroethene 75-35-4 1U 1U 1U 1U 1U 1U 7.0 (A) 130 200 2.25E+06 97,000 18 330
1,2,3-Trichloropropane 96-18-4 1U 1U 1U 1U 1U 1U 42 NA 8,300 1.90E+06 NA 1.9 57
1,2,4-Trichlorobenzene 120-82-1 1U 1U 1U 1U 1U 1U 70 (A) 99 (X) 3.00E+05 (S) 3.00E+05 NA 3.8 (M*) 110
1,2,4-Trimethylbenzene 95-63-6 1U 1U 3.8 1U 1U 1U 63/1,000 (E) 17 56,000 (S) 55,890 56,000 (S) 25 (JT) 670 (JT)
1,2-Dibromo-3-chloropropane (DBCP) 96-12-8 1U 1U 1U 1U 1U 1U 0.20 (A) ID 220 1,230 NA 0.00045 (M*,MM) 0.00045 (CC*,M*,MM)
1,2-Dibromoethane (EDB) 106-93-4 1U 1U 1U 1U 1U 1U 0.050 (A) 5.7 (X) 2,400 4.20E+06 ID 0.13 3.8
1,2-Dichlorobenzene 95-50-1 1U 1U 1U 1U 1U 1U 600 (A) 13 1.60E+05 (S) 1.56E+05 NA 370 11,000
1,2-Dichloroethane 107-06-2 1U 1U 1U 1U 1U 1U 5.0 (A) 360 (X) 9,600 8.52E+06 2.50E+06 1.4 41
1,2-Dichloropropane 78-87-5 1U 1U 1U 1U 1U 1U 5.0 (A) 230 (X) 16,000 2.80E+06 5.50E+05 2.6 74
1,3,5-Trimethylbenzene 108-67-8 1U 1U 1.4 1U 1U 1U 72/1,000 (E) 45 61,000 (S) 61,150 ID 18 (JT) 470 (JT)
1,3-Dichlorobenzene 541-73-1 1U 1U 1U 1U 1U 1U 6.6 28 18,000 1.11E+05 ID 2.6 75
1,3-Dichloropropene, cis- 10061-01-5 1U 1U 1U 1U 1U 1U -- -- -- -- -- -- --
1,3-Dichloropropene, trans- 10061-02-6 1U 1U 1U 1U 1U 1U -- -- -- -- -- -- --
1,3-Dichloropropene (Total) (Calc.) 542-75-6 2U 2U 2U 2U 2U 2U 8.5 9.0 (X) 3,900 2.80E+06 1.30E+05 3.3 (J) 95 (J)
1,4-Dichlorobenzene 106-46-7 1U 1U 1U 1U 1U 1U 75 (A) 17 16,000 73,800 NA 5.9 170
2-Butanone (MEK) 78-93-3 2.2 J 5U 5U 5U 5U 2.0 J 13,000 2,200 2.40E+08 (S) 2.40E+08 ID 2,600 (DD) 4.30E+06 (DD)
2-Hexanone 591-78-6 5U 5U 5U 5U 5U 5U 1,000 ID 4.20E+06 1.60E+07 NA 660 20,000
2-Methylnaphthalene 91-57-6 25 U 77 43 28 5U 1.5 J 260 19 25,000 (S) 24,600 ID 66 2,000
4-Methyl-2-pentanone (MIBK) 108-10-1 1U 1U 1U 1U 1U 1U 1,800 ID 2.00E+07 (S) 2.00E+07 ID 660 20,000
Acetone 67-64-1 10 U 10 U 10 U 10 U 10 U 10 U 730 1,700 1.00E+09 (D,S) 1.00E+09 1.50E+07 50,000 (FF*) 50,000
Acrylonitrile 107-13-1 1U 1U 1U 1U 1U 1U 2.6 2.0 (M); 1.2 34,000 7.50E+07 6.40E+06 4.6 140
Benzene 71-43-2 1U 1U 3.7 1U 1U 1U 5.0 (A) 200 (X) 5,600 1.75E+06 68,000 1.0 28
Bromochloromethane 74-97-5 1U 1U 1U 1U 1U 1U -- -- -- -- -- -- --
Bromodichloromethane 75-27-4 1U 1U 1U 1U 1U 1U 80 (A,W) ID 4,800 6.74E+06 ID 1.2 34
Bromoform 75-25-2 1U 1U 1U 1U 1U 1U 80 (A,W) ID 4.70E+05 3.10E+06 ID 89 2,700
Bromomethane 74-83-9 1U 1U 1U 1U 1U 1U 10 5.0 (M); 4.2 4,000 1.45E+07 ID 2.1 (M*) 55
Carbon Disulfide 75-15-0 1U 1U 1.1 1U 1U 1U 800 ID 2.50E+05 1.19E+06 13,000 92 2,100
Carbon Tetrachloride 56-23-5 1U 1U 1U 1U 1U 1U 5.0 (A) 38 (X) 370 7.93E+05 ID 0.41 (M*) 7.7
Chlorobenzene 108-90-7 1U 1U 1U 1U 1U 1U 100 (A) 25 2.10E+05 4.72E+05 1.60E+05 33 940
Chloroethane 75-00-3 1U 1U 1U 1U 1U 4.6 430 1,100 (X) 5.70E+06 (S) 5.74E+06 1.10E+05 620 15,000
Chloroform 67-66-3 1U 1U 1U 1U 1U 1U 80 (A,W) 350 28,000 7.92E+06 ID 0.49 (M*) 14
Chloromethane 74-87-3 1U 1U 1U 1U 1U 1U 260 ID 8,600 6.34E+06 36,000 15 380
cis-1,2-Dichloroethene 156-59-2 1U 1U 1U 1U 1U 1U 70 (A) 620 93,000 3.50E+06 5.30E+05 3.4 95
Dibromochloromethane 124-48-1 1U 1U 1U 1U 1U 1U 80 (A,W) ID 14,000 2.60E+06 ID 0.78 (M*,MM) 23 (MM)
Dibromomethane 74-95-3 1U 1U 1U 1U 1U 1U 80 NA ID 1.10E+07 ID 8.8 260
Dichlorodifluoromethane 75-71-8 1U 1U 1U 1U 1U 1U 1,700 ID 2.20E+05 3.00E+05 ID 13 49
Diethyl Ether 60-29-7 1U 1U 1U 1U 1U 1U 10/3,700 (E) ID 6.10E+07 (S) 6.10E+07 6.50E+05 1,200 36,000
Ethylbenzene 100-41-4 1U 1U 1U 1U 1U 1U 74/700 (E) 18 1.10E+05 1.69E+05 43,000 2.8 74
Hexachloroethane 67-72-1 1U 1U 1U 1U 1U 1U 7.3 6.7 (X) 27,000 50,000 ID 1.5 (M*) 43
Z:\2020\201515\WORK\Rept\Phase II ESA_October 2022\TBL02_DataSummary-GW_2022_10.xlsx 11/22/2022
Fishbeck | 2 of 3
Table 2 - Groundwater Data Summary
Leestma Management, LLC, 1148 & 1204 West Western Ave., Muskegon, Muskegon County, Michigan
October 2022
Monitoring Location: APNTW-01 APNTW-02 APNTW-03 APNTW-04 APNTW-05 Trip Blank
Residential Flammability Residential GW- Residential GW-
Depth Interval (ft): (6.5-11.5) (6-11) (7-12) (9.5-14.5) (7.5-12.5) Residential GSI Water
(1) (1)
Groundwater (1)
and Explosivity Shallow Not in Contact VIAP
Laboratory ID: 22102086-01 22102086-02 22102086-03 22102086-04 22102086-05 22102086-06 DWC Criteria (1) Solubility (1) (2) (2)
Collection Date: VIAIC SL VIAP SL SL
10/21/22 10/21/22 10/21/22 10/21/22 10/21/22 10/21/22
Iodomethane 74-88-4 5U 5U 5U 5U 5U 5U -- -- -- -- -- -- --
Isopropylbenzene (Cumene) 98-82-8 1U 1U 1U 1U 1U 1U 800 28 56,000 (S) 56,000 29,000 0.60 (M*) 15
Methyl tert-Butyl Ether (MTBE) 1634-04-4 1U 1U 1U 1U 1U 1U 40/240 (E) 7,100 (X) 4.70E+07 (S) 4.68E+07 ID 250 7,400
Methylene Chloride 75-09-2 5U 5U 5U 5U 5U 5U 5.0 (A) 1,500 (X) 2.20E+05 1.70E+07 ID 79 (FF*) 8,400
n-Propylbenzene 103-65-1 1U 1U 1U 1U 1U 1U 80 ID ID NA ID 43 (DD) 6,100 (DD)
Naphthalene 91-20-3 25 U 57 22 12 5U 5U 520 11 31,000 (S) 31,000 NA 4.2 (M*) 130
Styrene 100-42-5 1U 1U 1U 1U 1U 1U 100 (A) 80 (X) 1.70E+05 3.10E+05 1.40E+05 33 960
Tetrachloroethene (PCE) 127-18-4 1U 1U 1U 1U 1U 1U 5.0 (A) 60 (X) 25,000 2.00E+05 ID 1.5 (FF*) 130 (EE*)
Toluene 108-88-3 1U 1U 2.0 1U 1U 1U 790/1,000 (E) 270 5.30E+05 (S) 5.26E+05 61,000 300 (FF*) 41,000
trans-1,2-Dichloroethene 156-60-5 1U 1U 1U 1U 1U 1U 100 (A) 1,500 (X) 85,000 6.30E+06 2.30E+05 16 390
trans-1,4-Dichloro-2-butene 110-57-6 2U 2U 2U 2U 2U 2U -- -- -- -- -- -- --
Trichloroethene (TCE) 79-01-6 1U 1U 1U 1U 1U 1U 5.0 (A) 200 (X) 2,200 1.10E+06 ID 0.073 (M*,DD) 10 (DD)
Trichlorofluoromethane 75-69-4 1U 1U 1U 1U 1U 1U 2,600 NA 1.10E+06 (S) 1.10E+06 ID 22 190
Vinyl Acetate 108-05-4 5U 5U 5U 5U 5U 5U 640 NA 4.10E+06 2.00E+07 1.80E+06 690 21,000
Vinyl Chloride 75-01-4 1U 1U 1U 1U 1U 1U 2.0 (A) 13 (X) 1,100 2.76E+06 33,000 0.12 (M*,MM) 2.1 (MM)
Xylenes, meta- & para- 179601-23-1 2.4 2U 2U 2U 2U 2U -- -- -- -- -- -- --
Xylene, ortho- 95-47-6 1U 1U 1.0 1U 1U 1U -- -- -- -- -- -- --
Xylenes, Total 1330-20-7 2.4 J 3U 1.0 J 3U 3U 3U 280/10,000 (E) 49 1.90E+05 (S) 1.86E+05 70,000 75 (J) 2,000 (J)
Polynuclear Aromatic Compounds CAS Number
2-Methylnaphthalene 91-57-6 5U 5U 120 U 3.9 J 5U -- 260 19 25,000 (S) 24,600 ID 66 2,000
Acenaphthene 83-32-9 1U 0.074 J 24 U 0.37 J 1U -- 1,300 38 4,200 (S) 4,240 ID 3,900 (S) 3,900 (S)
Acenaphthylene 208-96-8 1U 1U 24 U 0.10 J 1U -- 52 ID 3,900 (S) 3,930 ID 65 65 (CC*)
Anthracene 120-12-7 1U 0.087 J 24 U 0.045 J 1U -- 43 (S) ID 43 (S) 43.4 ID 43 (S) 43 (S)
Benzo(a)anthracene 56-55-3 1U 0.36 J 24 U 0.14 J 1U -- 2.1 ID NLV 9.4 ID 9.4 (S,MM) 9.4 (S,MM)
Benzo(a)pyrene 50-32-8 1U 0.43 J 24 U 0.18 J 1U -- 5.0 (A) ID NLV 1.62 ID NA NA
Benzo(b)fluoranthene 205-99-2 1U 0.65 J 24 U 0.31 J 1U -- 1.5 (S,AA) ID ID 1.5 ID NA NA
Benzo(g,h,i)perylene 191-24-2 1U 0.31 J 24 U 0.13 J 1U -- 1.0 (M); 0.26 (S) ID NLV 0.26 ID NA NA
Benzo(k)fluoranthene 207-08-9 1U 0.28 J 24 U 1U 1U -- 1.0 (M); 0.80 (S) NA NLV 0.80 ID NA NA
Chrysene 218-01-9 1U 0.54 J 24 U 0.27 J 1U -- 1.6 (S) ID ID 1.6 ID NA NA
Dibenzo(a,h)anthracene 53-70-3 2U 2U 48 U 2U 2U -- 2.0 (M); 0.21 ID NLV 2.49 ID NA NA
Fluoranthene 206-44-0 1U 0.79 J 24 U 0.26 J 1U -- 210 (S) 1.6 210 (S) 206 ID NA NA
Fluorene 86-73-7 1U 1U 24 U 0.65 J 1U -- 880 12 2,000 (S) 1,980 ID 1,700 (S) 1,700 (S)
Indeno(1,2,3-cd)pyrene 193-39-5 2U 0.32 J 48 U 2U 2U -- 2.0 (M); 0.022 (S) ID NLV 0.022 ID NA NA
Naphthalene 91-20-3 1U 1U 24 U 2.5 1U -- 520 11 31,000 (S) 31,000 NA 4.2 (M*) 130
Phenanthrene 85-01-8 1U 0.21 J 24 U 0.76 J 1U -- 52 2.0 (M); 1.7 1,000 (S) 1,000 ID 9.5 290
Pyrene 129-00-0 1U 0.89 J 24 U 0.39 J 1U -- 140 (S) ID 140 (S) 135 ID 140 (S) 140 (S)
Metals, Total CAS Number
Arsenic 7440-38-2 1.0 J 8.2 J 28 J 8.6 J 6.1 -- 10 (A) 10 NLV NA ID NA NA
Barium (B) 7440-39-3 37 210 250 180 70 -- 2,000 (A) 674 (G) NLV NA ID NA NA
Cadmium (B) 7440-43-9 1U 2.4 J 10 U 2.5 J 1U -- 5.0 (A) 3.0 (G,X) NLV NA ID NA NA
Chromium, Total (B,H) 7440-47-3 2.7 J 47 J 93 22 J 2.2 J -- 100 (A) 11 NLV NA ID NA NA
Copper (B) 7440-50-8 1.6 J 71 140 60 1.3 J -- 1,000/1,400 (E) 13 (G) NLV NA ID NA NA
Lead (B) 7439-92-1 0.58 J 200 150 88 0.54 J -- 4.0 (L) 34 (G,X) NLV NA ID NA NA
Mercury (Total) (B) 7439-97-6 0.2 U 0.2 U 0.2 U 0.31 0.2 U -- 2.0 (A) 0.0013 56 (S) 56 ID 0.088 2.5
Selenium (B) 7782-49-2 5U 50 U 5.5 J 50 U 0.54 J -- 50 (A) 5.0 NLV NA ID NA NA
Silver (B) 7440-22-4 0.84 U 8.4 U 6.3 J 8.4 U 0.84 U -- 34 0.20 (M); 0.060 NLV NA ID NA NA
Zinc (B) 7440-66-6 3.9 J 96 J 280 660 12 J -- 2,400 167 (G) NLV NA ID NA NA
Z:\2020\201515\WORK\Rept\Phase II ESA_October 2022\TBL02_DataSummary-GW_2022_10.xlsx 11/22/2022
Attachment D
Reimbursement Agreement
SECOND AMENDMENT TO DEVELOPMENT AND
REIMBURSEMENT AGREEMENT
ADELAIDE POINTE
This FIRST AMENDMENT TO DEVELOLPMENT AND REIMBURSEMENT AGREEMENT
(“Agreement”) is made __________, 2022 (“Effective Date”) between the City of Muskegon
Brownfield Redevelopment Authority (“Authority”), a Michigan public body corporate, with an
address of 933 Terrace Street, Muskegon, MI 49440 (“Authority”), City of Muskegon, a Michigan
Municipal Corporation (“City”), with an address of 933 Terrace St., Muskegon, MI 49440, and Adelaide
Pointe Qozb, LLC (“APQ”), with an address of 1204 W. Western Avenue, Muskegon, MI 49441.
Authority, City and APQ are at times referred to as a “Party” or together as “Parties”.
Background
APQ owns approximately 30 acres of waterfront brownfield property which is located at the west
end of West Western Avenue within the City of Muskegon.
The City owns certain property adjacent to, and to the east of, the APQ Property commonly known
as Hartshorn Marina which the City has previously used for public small boat slip rentals and related
activities. The APQ Property and the City Property may be collectively referred to as the “Property”.
APQ and the City have entered into a “Cooperative Use and Development Agreement” which
substantiates APQ’s and the City’s desire to a) utilize each other’s specified property for beneficial use b)
cooperate in the pursuit of funding for improvements to each other’s Property c) assist one another with
applications and approvals for improvements and d) make improvements as specified in the APQ PUD
approved by the City Commission on September 13, 2022.
APQ intends to develop the Property for mixed uses including boat storage, boat dockage, in-out
boat service, marinas, residential condominiums, commercial uses, and open space and recreational areas
(“Development”). The specific improvements to be included in the Development will be defined in the
Cooperative Use Agreement, addendums to this Agreement and the Planned Unit Development Agreement
(“PUD”) to be submitted to the City (“Development Agreements”).
Authority, City and APQ entered into a Development and Reimbursement Agreement effective
____, 202___, which was approved by the Authority on November 9, 2021 and by the City on November
23, 2021. Pursuant to that Agreement, APQ and City were to perform “eligible activities” and be
reimbursed, as defined and provided for in that Agreement.
The Parties agree as follows and that to the extent this Agreement and the
Development and Reimbursement Agreement vary, this Agreement shall control:
1. Background. The Parties agree the Background paragraphs are true and correct and are
incorporated into the body of this Agreement.
2. Improvements. APQ will develop both the APQ Property and the City Property as a
mixed-use development including boat storage, boat dockage, in-out boat service, marinas,
residential condominiums, commercial uses, and open space and recreational areas.
1
3. Indemnity and Insurance. APQ holds the City harmless and will indemnify the City for
any liability, including attorney fees, resulting from the engineering, design and
construction of the Project. City and APQ will name the other on their respective general
liability insurance policies.
4. Changes, Standards and Dedication. All improvements must be made according to the
plans and specifications of the APQ PUD approved by the City. All construction of Public
Improvements must be completed to the standards established by the City of Muskegon
(“City Standard”). The City will accept a dedication of all or any portion of the Public
Improvements only if built to City Standards.
5. Addendum Presentation. APQ shall, from time to time, present addendums to the City
that detail discrete development projects that improve the Property according to the PUD.
To the extent the addendums addresses “eligible expenses” and expenses to be reimbursed
by the Authority, the addendums shall also be provided to the Authority for purposes of
Amending the Development and Reimbursement Agreement and the Brownfield Plan.
These addendum shall detail Authority, City and APQ obligations to one another and shall
include but not be limited to:
a. Architectural and/or Engineering drawings
b. Construction schedules
c. Construction budgets
d. Itemization of relevant Brownfield Reimbursements that will be paid to APQ by City
e. Proof of financing
6. Addendum Approvals. Upon receiving necessary Authority and City approvals of each
Addendum all parties shall be obligated to perform under the obligations detailed in the
addendum. Approvals by Authority and City shall not be unreasonably withheld if they
are compliant with improvements approved in APQ’s PUD.
7. Funding for Brownfield Reimbursements.
a. Brownfield Tax Increment Financing. APQ has submitted to the Authority an
amendment to the current brownfield plan. Pursuant to the Brownfield Redevelopment
Financing Act, Act 381 of the Public Acts of Michigan of 1996 as amended (“Act
381”) the Authority adopted the brownfield plan amendment on October 12, 2021 (the
“Brownfield Plan Amendment”) to add the APQ Property.
i. The Property is included in the Brownfield Plan Amendment as an “eligible
property” because it is a “facility” as defined by Part 201 of the Natural
Resources and Environmental Protection Act (“Part 201”).
ii. Neither the City nor APQ is a liable party, under Part 201, for remediation of
any existing contamination on the Property.
iii. APQ has and will continue to conduct Eligible Activities (as defined in Act
381) on the Property to address environmental and other brownfield
conditions, in addition to the construction of roads, water mains and sewer
mains, in a collaborative effort to position the Property for redevelopment.
Actual expenditures by the Parties to undertake eligible environmental
activities on the Property are estimated to be $35 million dollars not including
2
interest. Eligible demolition and site preparation costs incurred by these same
parties is estimated to exceed $13 million dollars. These efforts are aimed at
facilitating the redevelopment of the Property as a transformational mixed-use
project, including residential and various commercial uses (the “Project”).
iv. The Project will include demolition activities, performance of baseline
environmental assessment activities, due care and other environmental
response activities, site preparation activities, demolition activities,
construction of infrastructure improvements, Brownfield Plan Amendment
and work plan preparation, contingency, interest and other Eligible Activities,
all as described in the Brownfield Plan Amendment and eligible for
reimbursement under Act 381.
v. The cost of Eligible Activities may be incurred by the City and APQ, The total
cost of the Eligible Activities in the Brownfield Plan Amendment, including
contingencies, is estimated to be $35 million dollars (the “Total Eligible
Brownfield TIF Costs”). To accommodate the lapse in time from when costs
of Eligible Activities are incurred to when tax increment revenues become
available for reimbursement of those costs, interest at the rate of 5% per annum
is also included in the Brownfield Plan Amendment in the estimated total
amount of $28 million dollars (collectively, the interest plus the costs of
Eligible Activities are referred to as the “Total Eligible Brownfield TIF
Costs”).
vi. The Eligible Activities will facilitate redevelopment of the Property which will
improve the environmental and aesthetic condition of the Property, increase
employment within the City, increase tax base within the City, and otherwise
enhance the economic vitality, environmental health and quality of life in the
City.
vii. Act 381 permits the Authority to capture and use the school tax (where
applicable), if permitted by the state, and local property tax revenues (both real
and personal property) generated from the incremental increase in property
value of a redeveloped brownfield site constituting an “eligible property”
under Act 381 to pay or to reimburse the cost of Eligible Activities conducted
on the “eligible property” (the “Brownfield TIF Revenue”).
viii. In accordance with Act 381, the parties desire to establish a procedure for using
the available Brownfield TIF Revenue generated from the Property to
reimburse APQ for completion of Eligible Activities on the Property in
amounts not to exceed the Total Eligible Brownfield TIF Costs.
ix. During the Term (defined below) of this Agreement, the Authority shall
reimburse APQ for the cost of Eligible Activities conducted on the Property
from the Brownfield TIF Revenue collected from the Property in accordance
with the Brownfield Plan Amendment, unless modified by later addendums or
amendments. The amount reimbursed to the APQ for the Eligible Activities
shall not exceed the lesser of (a) the cost of Eligible Activities incurred by the
Property Owner plus interest, or (b) the Total Eligible Brownfield TIF Costs
plus interest. The Authority shall capture Brownfield TIF Revenue from the
Property and reimburse APQ for the cost of Eligible Activities incurred until
3
the earlier of being fully reimbursed or December 31, 2056 (“Term”). If the
Term ends before the full reimbursement of all Total Eligible Brownfield TIF
Costs, the last reimbursement payment by the Authority shall be the summer
and winter tax increment collected during the final year of this Agreement.
x. Reimbursement payments shall be made on a semi-annual basis as incremental
local and school taxes are captured and available.
xi. During the term of this Agreement, the Authority shall capture all approved
and authorized Brownfield TIF Revenue from the Property and use those
revenues as provided in this Agreement.
xii. Intentionally left blank.
xiii. Reimbursement Process.
1. APQ shall periodically submit to the Authority a “Request for Cost
Reimbursement” of Eligible Activities paid for by APQ during the
term of this Agreement. All costs for the Eligible Activities must be
consistent with the approved Brownfield Plan Amendment. APQ must
include documentation sufficient for the Authority to determine
whether the costs incurred were for Eligible Activities, including
detailed construction draws or invoices and proof of payment or lien
waivers. Copies of all invoices for Eligible Activities must note what
Eligible Activities they support.
2. Within forty-five (45) days after a Request for Cost Reimbursement
has been reviewed and approved by the City’s or Authority’s agent or
employee as required in Section 7.a and reviewed and approved by the
Authority or designate as to whether it is an “eligible expense”, the
Authority shall pay to APQ the amounts for which submissions have
been made pursuant to this Agreement. The Authority’s obligation to
pay APQ is limited to available Brownfield TIF Revenue from the
Property.
3. All requests for Cost reimbursement submitted by APQ for each
approved Addendum between City, APQ, and the City of Muskegon
Brownfield Redevelopment Authority and all requests for cost
reimbursement submitted by future owners of all or a portion of the
APQ Property pursuant to a separate Development and
Reimbursement Agreement(s), shall be reimbursed in the order in
which they are received by the City of Muskegon Brownfield
Redevelopment Authority from the portion of the Brownfield TIF
revenue, as described above.
4. The Parties shall cooperate with the Authority’s review by providing
information and documentation to supplement the Request for Cost
Reimbursement which may be reasonably requested by the Authority
during its review period.
4
5. All or any portion of any Request for Cost Reimbursement that is not
paid within 45 days after receipt by the Authority shall accrue simple
interest at the rate of five percent (5%) per annum from the date the
Request for Cost Reimbursement is submitted to the Authority for
payment until the earlier of the date of full reimbursement, including
interest. The payment of interest shall be subject to the following
limitations (i) to the extent there is not sufficient Brownfield TIF
Revenue captured and collected in a fiscal year and permitted to be
used to pay interest accruing in such fiscal year, any unpaid interest
shall not be paid, but shall carry over to the next fiscal year, (ii) interest
carried over to subsequent fiscal years shall not accrue interest (i.e.,
no interest on interest), and (iii) interest on School Taxes captured
shall only be payable to the extent permitted by the Michigan Strategic
Fund (“MSF”) and/or the Michigan Department of Environment,
Great Lakes and Energy (“MEGLE”).
6. The Authority shall have no obligation to reimburse the City or any
other entity for Eligible Costs or interest from Brownfield TIF
Revenue captured after 35 years after the date of the adoption of the
Development and Reimbursement Agreement.
xiv. Allocation of Base Value and Priority of Reimbursements.
1. The initial taxable value of the Property as of the date of this
Agreement is $903,810, as set forth in the Brownfield Plan
Amendment (“Base Value”). If the Property is divided into two or
more separate taxable parcels in connection with the development of
the Project, the Base Value shall be allocated to each resulting parcel
based upon the relative number of square feet of each parcel. The Base
Value allocated to a separate undeveloped parcel in this manner shall
be the base value of that parcel for purposes of calculating Brownfield
TIF Revenue, regardless of when any Development and
Reimbursement Agreement is entered into in connection with the
redevelopment of that parcel. Brownfield TIF Revenue generated
from any separate parcel divided from the Property after the date of
this Agreement shall be available for reimbursement of the
Authority’s Administrative Fee and payment of all requests for cost
reimbursement submitted by owners of all or any portion of the
Property.
2. Notwithstanding any provision in this Agreement to the contrary, the
Authority’s annual TIF Management Administrative Fee, as described
in the Brownfield Plan Amendment, shall be paid to the Authority
each year to the extent that Brownfield TIF Revenue has been captured
and collected during that year, prior to the payment of any Request for
Cost Reimbursement.
xv. Adjustments.
5
1. Until the cost of eligible activities is fully reimbursed, APQ agrees to
waive any appeal of any tax assessment or reassessment of any portion
of the Property; provided, however, that this waiver shall not be
binding on any person or entity who acquires title to all or any portion
of the Property after the date of this Agreement.
2. If, due to an appeal of any tax assessment or reassessment of any
portion of the Property, or for any other reason the Authority is
required to reimburse any Brownfield TIF Revenue previously paid to
APQ or any future owner 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
APQ. If all amounts due APQ under this Agreement have been fully
paid or the Authority is no longer obligated to make any further
payments to APQ, the Authority shall invoice APQ for the amount of
such reimbursement and APQ shall pay the Authority such invoiced
amount within 45 days of receipt of the invoice. Amounts invoiced
and paid to the Authority by APQ pursuant to this Section shall be
reinstated as Eligible Activities for which APQ shall have the
opportunity to be reimbursed in accordance with the terms, conditions
and limitations of this Agreement.
xvi. 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 Property Owner’s rights and the Authority’s obligations
under this Agreement shall be modified accordingly as required by law, or by
agreement of the parties.
8. Notices. All notices, approvals, consents and other communications required under this
Agreement shall be in writing and shall be deemed given: (i) when delivered in person; (ii)
when sent by fax or email: (iii) when sent by a nationally-recognized receipted overnight
delivery service with delivery fees prepaid; or (iv) when sent by united states first-class,
registered, or certified mail, postage prepaid. The notice shall be effective immediately
upon personal delivery or upon transmission of the fax or email; one day after depositing
with a nationally recognized overnight delivery service; and five days after sending by first
class, registered, or certified mail. Notices shall be sent to the parties as follows:
To: City of Muskegon To: APQ
933 Terrace Street 1204 W. Western Ave.
Muskegon, MI 49440 Muskegon, MI 49440
Attn: City Manager Attn: Ryan Leestma
w/copy to: w/copy to:
Parmenter Law Jaffe, Raitt Heuer & Weiss, P.C.
601 Terrace Street 27777 Franklin Rd. Suite 2500
6
Muskegon, Michigan 49440 Southfield, Michigan 48034
Attn: City Attorney Attn: Kenneth J. Clarkson
9. Recording. This Agreement shall not be recorded; however, upon the request of either
party hereto, the other party shall join in the execution of a memorandum or "short form"
of this Agreement for the purposes of recordation.
10. Force Majeure. Notwithstanding anything herein to the contrary, if due to a Force
Majeure Event (defined below), APQ, Authority and/or City is prevented from timely
performing under this Agreement or any third‐party providing services or required
information in connection with this Agreement (e.g.: lender, appraiser, title company,
surveyor, environmental consultants, governmental jurisdictions, etc.) closes its offices,
suspends operations or otherwise prevents APQ and/or the City from timely performing
under the Agreement as originally contemplated, then the applicable outstanding dates,
deadlines or time periods herein, shall each be extended for the duration of the Force
Majeure Event and shall resume on such date that APQ and the City, as applicable, are
once again able to perform their obligations under this Agreement. To invoke the tolling
of time periods as set forth herein for a Force Majeure Event, the applicable party must
send written notice to the other party specifying the reason for invocation and the date on
which the tolling of time begins and a subsequent notice shall be delivered to confirm the
date the Force Majeure Event ended. The term "Force Majeure Event" as used herein shall
mean the following: Act of God; strike, lockout, or other labor or industrial disturbance;
war; blockade; public riot; fire; storm; flood; explosion; or other delay caused by
unforeseeable circumstances beyond the reasonable control of APQ or the City as
applicable, including widespread sickness (including sickness causing quarantine and other
"stay at home" or "shelter in place" orders, and including, but not limited to, the
Coronavirus Disease 2019.
11. Severability. If any term, provision or condition contained in this Agreement shall, to any
extent, be invalid or unenforceable, the remainder of this Agreement (or the application of
such term, provision or condition to persons or circumstances other than those in respect
of which it is invalid or unenforceable) shall not be affected thereby, and each term,
provision or condition of this Agreement shall be valid and enforceable to the fullest extent
permitted by law.
12. Miscellaneous. This Agreement may be amended or modified only by the written
agreement of APQ, Authority, and City. Each exhibit attached to this Agreement is
incorporated and made a part of this Agreement as though more fully set forth in this
Agreement. If the deadline for performing any act would otherwise fall on a weekend day
or a holiday, such deadline shall automatically be extended to the next succeeding business
day. This Agreement shall be interpreted under and governed by the laws of the State of
Michigan. All representations and warranties made in this Agreement by APQ, Authority,
and City shall survive the termination of this Agreement for a period of one year.
13. Counterparts; Electronic Signatures. This Agreement may be executed in any number
of counterparts, each of which shall be deemed to be an original, but all of which together
shall be deemed to be one and the same instrument. Electronically imaged signatures may
be used in place of original signatures on this Agreement. APQ, Authority and City intend
to be bound by the signatures on the electronically imaged document, are aware that the
7
other party will rely on such signatures, and hereby waive any defenses to the enforcement
of the terms of this Agreement based on the form of signature.
14. Binding Effect. This Agreement shall be binding upon and enforceable by the parties and
their respective legal representatives, successors, and assigns.
15. Assignment or Delegation. No party shall assign or delegate all or any portion of its rights
or obligations contained in this Agreement without the express or prior written approval of
the other parties, in which approval may be withheld in each other party’s sole discretion.
16. Estoppel. If requested by APQ, City will provide an estoppel certificate to such party as
requested by APQ which certificate shall provide, if true, that the Development
Agreement and the exhibits represent the entire agreement between APQ and City and
that no defaults exist under the Development Agreement and no events have occurred
that would, with notice or the expiration of a period of time, constitute a default.
[Signature Page Follows]
8
AUTHORITY:
CITY OF MUSKEGON BROWNFIELD REDEVELOPMENT AUTHORITY,
a Michigan public body
BY________________________
Name:
Title: Chair
Date: ____________________, 2023
BY: ________________________
Name:
Title: Secretary
Date: ____________________, 2023
CITY:
CITY OF MUSKEGON,
a municipal corporation
BY________________________
Name: Kenneth D. Johnson
Title: Mayor
Date: ____________________, 2023
BY: ________________________
Name: Ann Meisch
Title: Clerk
Date: ____________________, 2023
APQ:
ADELAIDE POINTE QOZB, LLC,
A Michigan limited liability company
By
Name: Ryan M. Leestma
Title: Owner
3-2-23
Date: ____________________, 2023
9
Motion passes.
Agenda Item IV. B Brownfield Development EGLE Brownfield Grant and
Loan Project Proposal – Discussion only
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.
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.
A motion from the board to sign the letter approving the stewardship was made by K. Reid and
supported 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 J. Riegler: Yes
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 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 $3800 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.
Motion: I move to accept the March 31, 2023 DDA and events financial statements made by B.
Tarrant and supported by B. Hastings
All in favor, motion passes.
Agenda Item B: Project Updates for Discussion only
• Boys and Girls Club renovations: construction continues on the $7.5 million+ renovation
• Adelaide Pointe/Hartshorn Village: Land and utility work underway on $250 million
residential-recreation-commercial development, developer seeking $850k for a EGLE
brownfield grant
• Shaw Walker building (formerly Watermark Center): $220 million, 500-unit residential
project moves ahead, Parkland seeks $1 million grant/loan from EGLE
• Muskegon Museum of Art expansion: $13+ million project expected to begin
construction mid-May with an 18-month construction schedule.
• Harbor 31: Construction continues on the $130 million development with an aggressive
2023 plans for Harbor Terrace Senior Living, Viridian Shores, Meadows at Harbor 31
along with marina, apartments, offices, waterfront restaurant and a hotel.
• New downtown restaurants: Carlisle’s near completion on façade grant work, The Early
Owl construction continues.
• The Leonard: Still seeking commercial uses for the first floor … Dylan and Marley
buildings to come
• Lakeview Lofts II and III: Received $3 million from the city’s RAP grant
880 First: Received $3 million for the city’s RAP grant with anticipation of a brownfield
plan amendment.
• IndiGrow: the DDA’s only cannabis business has plans to launch tours of its operations
for only the second such offering in Michigan.
• 611 Clay: boutique hotel with VBRO-style rooms expected to be open for summer
season.
PUBLIC PARTICIPATION
None.
OTHER BUSINESS
None.
ADJOURNMENT
Motion to Adjourn by J. Seyferth and supported by M. Kleaveland at 11:21 AM. All in favor.
DDA Agenda Item V.A
Muskegon Downtown Development Authority
Agenda Item V.A for 5-9-23
Acceptance of financial statement April 30, 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 Apr. 30, 2023.
Staff comments:
There hasn’t been much of a change in financial condition of the DDA since last month. The
DDA FY total as of April 30, 2023 is at $401,545.45. The total expenses are at $176,688.04. The
fund balance at the end of the year will be $374,209.91
Event revenue increased to $94,796.68 and sponsorships to 41,006.94. This brings you to a
total of $140,128.62 in total. All other items stayed relatively the same from the previous
month. The events fund balance is at $154,612.73. A significant increase from what we seen
last month.
The total financial revenues that include the DDA, Events, and BID increased to $546,880.04.
The total expenses are at 276,509.78. The fund balance at the end of the year also increased to
$654,931.52
Staff recommendation: To accept the April 30, 2023 DDA and events financial statements.
Suggested motion: I move to accept the April 30, 2023 DDA and events financial statements.
DDA FINANCIAL FOR 04/30/2023
FY2022-23 BUDGET FY TOTALS
Revenues FY 2021-22 BUDGET FY2021-22 ACTUAL (updated) APRIL 30, 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 $ - $ 502.45
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 $ 401,545.45
Expenses FY 2021-22 FY2021-22 ACTUAL FY 2022-23 FY 2022-23
Business Dev. Manager Wages $ - $ 78,601.09 $ 65,794.61
Trans to GF - Marketing, Events, Overhead $ - $ -
FICA (7.65%) $ - $ 5,862.50 $ - $ 5,084.73
Workers Comp (2%) $ - $ 401.46 $ - $ 354.44
Insurance $ - $ 4,213.07 $ - $ 1,458.54
Residency Bonus (4%) $ - $ - $ -
Life Insurance (0.24%) $ - $ 321.11 $ - $ 278.21
401(k) (6%) $ - $ 7,001.64 $ - $ 6,093.71
Total Salaries/Benefits $ 95,500.00 $ 96,400.87 $ 98,365.00 $ 79,064.24
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 $ 1,759.45
Marketing/Promotions $ 32,000.00 $ 23,136.50 $ 25,000.00 $ 10,906.48
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 $ 37,873.80
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 $ 176,688.04
Net Rev/Expenses $ 36,787.00 $ 58,886.05 $ 9,424.00 $ 224,857.41
Fund Balance at Beginning of Year $ 90,466.45 $ 149,352.50
Fund Balance at End of Year $ 149,352.50 $ 374,209.91
\\muskdata\data\Planning\COMMON\DDA - BRA\DDA - BRA 2023 -- current year\050923 DDA-BRA Meeting\DDA Items\DDA April 2023
EVENTS FINANCIAL FOR 04/30/2023
FY TOTALS
Revenues FY 2021-22 BUDGET FY2021-22 ACTUAL FY2022-23 BUDGET APRIL 30, 2023
Tax Increment $ - $ - $ - $ -
Reimbursement - State $ - $ - $ -
Event Revenue* $ 161,750.00 $ 208,579.11 $ 262,886.00 $ 94,796.68
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 $ - $ 41,006.94
Former Mall Brownfield Income (GF) $ - $ - $ -
Total $ 253,750.00 $ 638,764.63 $ 267,886.00 $ 140,128.62
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 $ - $ 4,841.76
Taste of Muskegon $ 65,375.00 $ 338,866.41 $ 96,300.00 $ 20,585.66
Lakeshore Art Festival $ 159,279.00 $ 179,784.98 $ 163,568.00 $ 64,355.32
Projects and Events $ 224,654.00 $ 530,114.98 $ 259,868.00 $ 89,782.74
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 $ 89,782.74
Net Rev/Expenses $ 29,096.00 $ 108,649.65 $ 8,018.00 $ 50,345.88
Fund Balance at Beginning of Year $ (4,382.80) $ 104,266.85
Fund Balance at End of Year $ 104,266.85 $ 154,612.73
\\muskdata\data\Planning\COMMON\DDA - BRA\DDA - BRA 2023 -- current year\050923 DDA-BRA Meeting\DDA Items\DDA April 2023
BID FINANCIAL FOR 04/30/2023
FY TOTALS
Revenues FY 2021-22 BUDGET FY2021-22 ACTUAL FY2022-23 BUDGET APRIL 30, 2023
Tax Increment $ - $ - $ - $ -
Reimbursement - State $ - $ - $ - $ -
Event Revenue* $ - $ - $ - $ -
Trans From Capital Projects Fund $ - $ - $ - $ -
Interest Income $ - $ 641.09 $ - $ 439.31
Fundraising Revenue** $ - $ - $ - $ -
BID Income (or $50,000 levy)** $ 112,000.00 $ 117,192.67 $ 112,000.00 $ 4,766.66
Sponsorship $ - $ - $ - $ -
Former Mall Brownfield Income (GF) $ - $ - $ -
Total $ 112,000.00 $ 117,833.76 $ 112,000.00 $ 5,205.97
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 $ - $ - $ - $ -
Bid Expenses $ - $ 2,000.00 $ - $ -
Streetscape/Wayfinding / Walkability $ - $ - $ - $ -
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 $ - $ - $ - $ -
Financial Incentives $ - $ - $ - $ -
Downtown Park(s)**** $ - $ - $ - $ -
Marketing/Promotions $ - $ - $ - $ -
Blight $ - $ - $ - $ -
Office Space and Misc Operating $ 17,000.00 $ 17,073.90 $ 17,000.00 $ 1,034.00
Total Recurring Costs $ 112,000.00 $ 119,880.22 $ 100,000.00 $ 10,039.00
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 $ 112,000.00 $ 119,880.22 $ 100,000.00 $ 10,039.00
Net Rev/Expenses $ - $ (2,046.46) $ 12,000.00 $ (4,833.03)
Fund Balance at Beginning of Year $ 132,988.37 $ 130,941.91
Fund Balance at End of Year $ 130,941.91 $ 126,108.88
\\muskdata\data\Planning\COMMON\DDA - BRA\DDA - BRA 2023 -- current year\050923 DDA-BRA Meeting\DDA Items\DDA April 2023
TOTAL FINANCIAL FOR 04/30/2023
FY TOTALS
Revenues FY 2021-22 BUDGET FY2021-22 ACTUAL FY2022-23 BUDGET APRIL 30, 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 $ 94,796.68
Trans From Capital Projects Fund $ - $ - $ - $ -
Interest Income $ - $ 1,184.83 $ - $ 941.76
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 $ - $ 41,006.94
Former Mall Brownfield Income (GF) $ - $ - $ - $ -
Total $ 693,037.00 $ 1,095,588.13 $ 797,925.00 $ 546,880.04
Expenses FY 2021-22 FY2021-22 ACTUAL FY 2022-23 FY 2022-23
Business Dev. Manager Wages $ - $ 78,601.09 $ - $ 65,794.61
Trans to GF - Marketing, Events, Overhead $ - $ - $ - $ -
FICA (7.65%) $ - $ 5,862.50 $ - $ 5,084.73
Workers Comp (2%) $ - $ 401.46 $ - $ 354.44
Insurance $ - $ 4,213.07 $ - $ 1,458.54
Residency Bonus (4%) $ - $ - $ - $ -
Life Insurance (0.24%) $ - $ 321.11 $ - $ 278.21
401(k) (6%) $ - $ 7,001.64 $ - $ 6,093.71
Total Salaries/Benefits $ 95,500.00 $ 96,400.87 $ 98,365.00 $ 79,064.24
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 $ 1,759.45
Marketing/Promotions $ 32,000.00 $ 23,136.50 $ 25,000.00 $ 10,906.48
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 $ 47,912.80
Watermark Assistance $ - $ - $ 25,000.00 $ 25,000.00
Social Bowl $ - $ - $ 34,750.00 $ 34,750.00
Morris Street Lot $ - $ 11,463.59 $ - $ 4,841.76
Taste of Muskegon $ 65,375.00 $ 338,866.41 $ 96,300.00 $ 20,585.66
Lakeshore Art Festival $ 159,279.00 $ 179,784.98 $ 163,568.00 $ 64,355.32
Projects and Events $ 224,654.00 $ 530,114.98 $ 319,618.00 $ 149,532.74
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 $ 276,509.78
Net Rev/Expenses $ 65,883.00 $ 165,489.24 $ 29,442.00 $ 270,370.26
Fund Balance at Beginning of Year $ 219,072.02 $ 384,561.26
Fund Balance at End of Year $ 384,561.26 $ 654,931.52
\\muskdata\data\Planning\COMMON\DDA - BRA\DDA - BRA 2023 -- current year\050923 DDA-BRA Meeting\DDA Items\DDA April 2023
DDA Agenda Item V.B
Muskegon Brownfield Development Authority
Agenda Item V-B for 5-9-23
Parkland Properties of Michigan, 965 W. Western Ave., 920 & 930 Washington Ave.
DISCUSSION ONLY- EGLE Brownfield Grant and Loan Project Proposal
Requesting party: Parkland Properties of Michigan
Discussion Item:
The City of Muskegon Downtown Development Authority (DDA) has submitted a project
proposal for an EGLE Brownfield Loan/Grant with Parkland Properties of Michigan as the
Developer.
Background: There are considerable costs related to the environmental activities for the former
Shaw Walker Furniture Company. The developer is seeking $2,000,000 from the EGLE
Brownfield Redevelopment Program ($1M grant+ $1M loan). These funds will offset some of
the environmental costs for the activities that are described below.
• Vapor mitigation systems for the existing building
• Vapor mitigation system performance monitoring and reporting
• Asbestos and hazardous materials abatement
• Consultant oversight and reporting
Proposed schedule for eligible activities:
• The project is expected to begin in the fall of 2023 with vapor system pilot testing and
the start of asbestos / hazardous materials abatement.
Outcomes of the Project:
The project will result in adaptive reuse of nearly 630,000 square feet of dilapidated former
industrial space into a lively mixed-use development. The project is projected to result in over
$120 million in tax capture over 20 years between property taxes and new income taxes.
Staff comments:
The applicant for the EGLE Brownfield Loan/ Grant is the City of Muskegon Downtown
Development Authority. The applicant project contact will be Peter Wills. The applicant signing
authority will be the Jonathan Seyferth. The project consultant is Jackie Freiberg, Environmental
Resources Group.
The project contact 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 DDA.
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. This step has been completed.
• 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. If
pre-vetting goes well, the full vetting will be on May 23, 2023.
• A resolution adopted by the city, verifying that the city is willing to accept the loan, will
be required with the application.
• A Development / Reimbursement Agreement will be required with the application.
Suggested motion: No suggested motion
DDA Agenda Item V.C
Muskegon Downtown Development
Authority Agenda Item V.C for 5-9-23
Direction for 2023-24 Budget
Requesting party: City Economic Development
Outline of request: Staff is asking the DDA board members to offer any suggestions for a draft
2023-24 budget for the fiscal year beginning July 1.
Background: Your expenditure categories have been staff wages-benefits, streetscape-
decorations, landscaping, downtown parks, marketing-promotions, Trinity Health Arena bond
payment, and miscellaneous office expenses. In addition, the DDA has been the fiduciary for
the Lakeshore Art Festival and Taste of Muskegon. Based on member direction, staff will
provide a draft budget at the June 13 meeting.
Staff comments: None
Staff recommendation: None.
Suggested motion: None
DDA Agenda Item V.D
Muskegon Downtown Development Authority
Agenda Item V.D for 5-9-23
Approval of a DDA façade grant –Drs. Gundersen & Zuker
Requesting party: City Economic Development
Outline of request: After staff and DDA committee recommended approval, staff is asking for
approval of a façade grant for $11,000 for Drs. Gundersen & Zuker, PLLC, 442 W. Western. Ave.
Background: The façade program has requests more than $10,000 to be reviewed by staff, DDA
committee (which is Brad Hastings currently) and approved by the DDA board. The request is
for improvements which will included the following:
• Repaint the front of the building including the exterior window frames/trim on the
second floor
• Repair the side and rear of the building where the edges of boards are deteriorating
• Replace trim boards where necessary and repaint the side and rear of the building
Staff comments:
The DDA has approved three applicants (Carlisle’s, No Name Saloon, and The Early Owl) thus far
each at $15,000. This leaves the available fund at $17,500. If Drs. Gundersen/Zucker’s
application is approved, the fund balance would be $6,500 authorized through June 30 of this
fiscal year.
Staff recommendation: Development Services Division and Brad Hasting are recommending
approval of Drs. Gundersen & Zuker, PLLC façade grant at $11,000.
Suggested motion: I move to approve a $11,000 façade grant for Drs. Gundersen & Zuker, PLLC,
require the business to obtain all city approvals for the historic district, form-based code and
building permits, and direct staff to execute the grant award.
Sign up for City of Muskegon Emails