AST ANSING BROWNFIELD REDEVELOPMENT AUTHORITY

EAST LANSING

BROWNFIELD REDEVELOPMENT AUTHORITY

AMENDED BROWNFIELD PLAN #23

100-140 W. Grand River Avenue, 303 Abbot Road,

314, 328, 334, 340, 341 Evergreen Avenue

Albert Avenue Lot 4 and Evergreen Avenue Lot 8

East Lansing, Michigan 48823

Prepared By:

East Lansing Brownfield Redevelopment Authority

410 Abbot Road


Contact Person: Tim Dempsey

[email protected]

Phone: 517-319-6930

Triterra

1375 S. Washington Avenue, Suite 300

Lansing, Michigan 48910

Contact Person: Dave Van Haaren

[email protected]

Phone: 517-853-2152

April 21, 2017

Approved by the City of East Lansing BRA on _______________

Adopted by the City of East Lansing City Council on _______________

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TABLE OF CONTENTS

1.0 PROJECT SUMMARY......................................................................................... 2

2.0 INTRODUCTION AND PURPOSE ........................................................................ 5

3.0 ELIGIBLE PROPERTY INFORMATION .................................................................. 6

4.0 PROPOSED REDEVELOPMENT .......................................................................... 8

5.0 BROWNFIELD CONDITIONS ............................................................................ 10

6.0 BROWNFIELD PLAN ........................................................................................ 12

6.1 Description of Costs to Be Paid With Tax Increment Revenues and Summary of

Eligible Activities ...................................................................................................... 12

6.2 Estimate of Captured Taxable Value, Tax Increment Revenues and Impact of Tax

Increment Financing on Taxing Jurisdictions ........................................................... 13

6.3 Method of Financing Plan Costs and Description of Advances by the Municipality 15

6.4. Maximum Amount of Note or Bonded Indebtedness .......................................... 15

6.5 Duration of Brownfield Plan .................................................................................... 15

6.6 Legal Description, Property Map, Property Characteristics and Personal Property 15

6.7 Estimates of Residents and Displacement of Families ............................................ 16

6.8 Plan for Relocation of Displaced Persons ................................................................ 16

6.9 Provisions for Relocation Costs ................................................................................ 17

6.10 Strategy for Compliance with Michigan’s Relocation Assistance Law ................. 17

6.11 Description of the Proposed Use of Local Site Remediation Revolving Fund ...... 17

6.12 Other Material that the Authority or Governing Body Considers Pertinent ........ 17

FIGURES

Figure 1: Property Location Map

Figure 2: Property Boundary Diagram

Figure 3: Overall Site Plan

Figure 4: Soil Analytical Results Exceeding of MDEQ GRCC – 100 W. Grand River Avenue


Figure 6: Soil Analytical Results Exceeding of MDEQ GRCC – 341 Evergreen Avenue

Figure 7: Soil Boring Map with Analytical Results – Albert Avenue (PM Environmental)

Figure 8: Soil Boring Map with Analytical Results – Evergreen Avenue (PM Environmental)

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TABLES

Table 1: Tax Increment Revenue Capture Estimates

Table 2: Tax Increment Revenue Reimbursement Entity Allocation Table

ATTACHMENTS

Attachment A: Legal Descriptions of the Property

Attachment B: Summary of Known Environmental Conditions

Attachment C: Affidavit of Function Obsolescence

Amended Brownfield Plan #23


314, 328, 334, 340 341 Evergreen Avenue,


April 21, 2017

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1.0 PROJECT SUMMARY

Project Name: 100-140 W. Grand River Avenue, 303 Abbot Road,

314, 328, 334, 340, 341 Evergreen Avenue,


Developer: 100 Grand River LLC and 341 Evergreen LLC

Property Location: 100-140 W. Grand River Avenue, 303 Abbot Road,




Parcel Information: The property consists of thirteen (14) parcels;

Parcel IDs 33-20-01-13-230-004, 33-20-01-13-227-011, 33-

20-01-13-227-012, 33-20-01-13-227-013, 33-20-01-13-227-

017, 33-20-01-13-227-016, 33-20-01-13-230-001, 33-20-01-

13-228-014, 33-20-01-13-228-015, 33-20-01-13-228-008, 33-

20-01-13-228-007, 33-20-01-13-226-001, 33-20-01-13-229-

011 and 33-20-01-13-226-007.

Type of Eligible Property: “Facility”, “Functionally Obsolete” and “Adjacent and

Contiguous”

Project Description: A complete redevelopment of the subject property located in

downtown East Lansing. The project includes a complete

demolition and redevelopment of the complex of vacant,

underutilized, and functionally obsolete building structures

and adjacent thoroughfares located in the immediate

proximity of Michigan State University (MSU) and City Hall

for the City of East Lansing. The Mixed-use Development

includes:

• An 11-story hotel and apartment building with 2

levels of structured / accessory parking located at the

northwest corner of West Grand River Avenue and

Abbot Road. The proposed structure will include 150

guestrooms, meeting rooms, a ballroom with outdoor

entertaining space, ground floor retail, 198 mixed

market residential units. The proposed structure

includes a public plaza at the corner of West Grand

River and Abbot Road for the benefit of building

tenants, customers and the general public.





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The second and third levels of the structure will

include a 226 car screened parking structure

integrated into the building for hotel guests and

building residents. The screened enclosure will

consist of brick masonry, metal panel and louvered

openings. It will provide no visible evidence of the

parking deck.

• A 5-story, 66 unit owner-occupied residential building

with 2 levels of structured / accessory parking at the

basement and ground levels. The building will front

on Valley Court Drive and be located at the site of the

former Evergreen Arms Apartments. This parking

structure integrated into the building will

accommodate 66 cars and 46 bikes.

• Three parking lots accessed from Albert Avenue and

the Albert Avenue extension will accommodate 147

parking spaces. The surface lots will accommodate

both monthly parkers and daily/hourly parking. Daily

and hourly parking will be located across Albert

Avenue from the mixed use building to accommodate

retail customers and the general public. All surface

parking will be owned and operated by the City.

• Relocation and construction of new roadways, public

way improvements, utilities, etc.

• Brownfield eligible activities include Baseline

Environmental Assessment activities, due care

activities, asbestos surveys and abatement, building

and site demolition, site preparation and public

infrastructure improvements.

Total Capital Investment: Property and Building Improvements

Land Costs: $11,250,000

Hard Costs of Construction: $115,188,155

Soft Costs: $27,950,745

TOTAL INVESTMENT: $154,388,920





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Estimated at $154,388,920 of which 1.6% is currently

proposed for Brownfield Reimbursement specific to expenses

associated with the proposed buildings A & C and 6.4% for is

proposed for Brownfield Reimbursement specific to expenses

and interest associated with Site Work and Public

Improvements. The Brownfield Reimbursement to address

existing debt on the DDA’s Evergreen properties does not

include any investment by the Developer.

Estimated Job

Creation/Retention: The redevelopment is anticipated to generate 164 new full-

time equivalent jobs with an estimated annual payroll of 5.3

million dollars.

Additionally, this redevelopment will result in the

creation/retention of construction related jobs. On average,

165 construction related jobs / employees will be employed

each day for the project’s duration and will result in

construction related payroll estimated at 26.3 million dollars.

Duration of Plan: 21 years (starting in 2018).

Reimbursable Costs: $19,626,658

Use of New Tax Increment Revenue (TIR):

Use

Reimburse Developer and City for Eligible Activity Costs $19,626,658

20% Tax Increment Revenue to Taxing Units $5,266,468

State Brownfield Revolving Fund $1,124,213

ELBRA Plan Administration $315,000

Local Site Remediation Revolving Fund (LSRRF) $0

New Taxes to City Debt, School Debt, DDA $2,898,035

Total $29,230,374





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2.0 INTRODUCTION AND PURPOSE

The City of East Lansing Brownfield Redevelopment Authority (Authority or “ELBRA”), duly

established by resolution of the City Council of the City of East Lansing, pursuant to the

Brownfield Redevelopment Financing Act, Michigan Public Act 381 of 1996, MCLA 125.2651

et. seq., as amended (Act 381), is authorized to exercise its powers within the City of East

Lansing, Michigan. The purpose of this Brownfield Plan (the “Plan”), to be implemented by

the ELBRA, is to satisfy the requirements for a Brownfield Plan as specified in Act 381

The Plan will allow the ELBRA to use tax increment financing to reimburse 100 Grand River

LLC, 341 Evergreen LLC (collectively referred to as the “Developer”) and the City of East

Lansing (the “City”) for the costs of eligible activities required to redevelop the eligible

property located at 100-140 W. Grand River Avenue, 303 Abbot Road, 314, 328, 334, 340,

341 Evergreen Avenue, Albert Avenue Lot 4 and Evergreen Avenue Lot 8 in the City of East

Lansing, Michigan, (collectively referred to as the “Property”). The development activities

proposed in this Brownfield Plan will only be economically viable with the support and

approval of the brownfield redevelopment incentives described herein.





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3.0 ELIGIBLE PROPERTY INFORMATION

This Brownfield Plan is presented to support the Developer in the redevelopment of 14

parcels of land and various adjacent road right-of-ways located in Downtown East Lansing,

Ingham County, Michigan. The parcels are a mix of privately and publicly owned parcels

commonly referred to as the Park District Planning Area. The location of the Property is

depicted on Figure 1.

A summary of the Property is presented in the table below:

The Property consists of approximately 3 acres of land with a mix of developed and vacant

parcels. The parcels along West Grand River include a 37,192-square foot, four-story

commercial building at 100 W. Grand River Avenue and an 17,369-square foot, two-story

commercial and residential building at 124-140 W. Grand River Avenue. The buildings along

West Grand River have been vacant and/or underutilized for over a decade. The former

bank building located at 303 Abbot Road was demolished by the East Lansing Downtown

Development Authority (DDA) in August 2016. The parcels located at 314 through 340

Evergreen Avenue include a mix of residential and commercial buildings and are all

currently occupied. The former Evergreen Arms Apartment buildings at 341 Evergreen

Avenue were demolished by the Developer in July of 2016. The parcels identified as Albert

Avenue Lot 4 and Evergreen Avenue Lot 8 are surface parking lots owned and operated by

the City of East Lansing.

Eligible Property

Address Tax ID Basis of Eligibility

100 W Grand River Avenue 33-20-01-13-230-004 Facility and Functionally Obsolete

124 W Grand River Avenue 33-20-01-13-227-011 Adjacent and Contiguous



136 W Grand River Avenue 33-20-01-13-227-017 Facility


303 Abbot Road 33-20-01-13-230-001 Adjacent and Contiguous

Albert Avenue Right-of-Way N/A Facility

Evergreen Right-of-Way N/A Facility

314 Evergreen Avenue 33-20-01-13-228-015 Adjacent and Contiguous




341 Evergreen Avenue 33-20-01-13-226-001 Facility

Albert Avenue Lot 4 33-20-01-13-229-011 Facility

Evergreen Avenue Lot 8 33-20-01-13-226-007 Facility





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The Property is situated within the City of East Lansing Downtown Development Authority

(DDA) boundaries and in the immediate proximity of Michigan State University (MSU) and

City Hall. The Property is located within the boundaries of the City of East Lansing, Michigan.

Property layout and boundaries are depicted on Figures 2 and 3. The legal description of the

Property is included in Attachment A.

The Property is considered an “eligible property” as defined by Act 381, Section 2 because:

(a) the Property was previously utilized as a commercial property; (b) it is located within the

City of East Lansing, a qualified local governmental unit (QLGU) under MCL 125.2782(k); (c)

the parcels located at 100 and 136 W. Grand River Avenue, 341 Evergreen Avenue, Albert

Avenue Lot 4, Evergreen Avenue Lot 8 and the adjacent Evergreen Avenue and Albert

Avenue right-of-ways have been determined to meet “facility” status as the term is defined

by Part 201 of Michigan’s Natural Resources and Environmental Protection Act, P.A. 451, as

amended; (d) the parcel located at 100 W. Grand River Avenue has been determined to be

“functionally obsolete” as defined in Section 2(s) of Act 381; and (d) the remaining parcels

of the Property are adjacent and contiguous to the aforementioned qualifying parcels. Refer

to Attachment B, Summary of Known Environmental Conditions and Attachment C, Affidavit

of Functional Obsolescence and Attachment D Letter of Blighted Conditions. Figures

depicting environmental impact are provided as Figure 4 through 8.





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4.0 PROPOSED REDEVELOPMENT

The Project includes a complete redevelopment of the subject Property including the

demolition of all existing structures and the construction of a multi-story mixed-use

building, two low-rise residential buildings and a parking structure.

The Mixed-use Development Project includes an 11-story hotel and apartment building with

2 levels of parking located at the northwest corner of West Grand River Avenue and Abbot

Road (“Building A”). The proposed structure will include 150 guestrooms, meeting rooms, a

ballroom with outdoor entertaining space, ground floor retail, 198 mixed market residential

units. The proposed structure includes a plaza at the corner of West Grand River and Abbot

Road for the benefit of building tenants, customers and the general public. The second and

third levels of the structure will include a 226 car screened parking structure integrated into

the building for hotel guests and building residents. The screened enclosure will consist of

brick masonry, metal panel and louvered openings. It will provide no visible evidence of the

parking deck.

The proposed Project includes a 5-story, 66-unit owner-occupied residential building with 2

levels of structured / accessory parking at the basement and ground levels (“Building C”).

The building will front on Valley Court and be located at the location of the former

Evergreen Arms Apartments. This parking structure integrated into the building will

accommodate 66 cars and 46 bikes.

Three parking lots accessed from Albert Avenue and the Albert Avenue extension will be

constructed to accommodate 147 parking spaces. The surface lots will accommodate both

monthly parkers and daily/hourly parking. Daily and hourly parking will be located across

Albert Avenue from the mixed use building to accommodate retail customers and the

general public. All surface parking will be owned and operated by the City.

The Development Project includes significant public way improvements within street right-

of-ways and underground infrastructure improvements to correct awkward street

alignments and improve capacity of water and sewer lines and redevelopment of Evergreen

Avenue as a pedestrian/bicycle thoroughfare. According to the City, the underground

infrastructure is over 80 years old and will need to be replaced or upgraded in the next 10 to

20 years. Public way infrastructure improvements include the closure of portions of

Evergreen Avenue and realignment Albert Avenue. Underground infrastructure

improvements include new water, electric, storm water, and sanitary service.

The total anticipated investment into the redevelopment project is estimated at

$154,388,920 including $115,188,155 in hard costs for construction. The development will

result in the complete redevelopment of deteriorating, functionally obsolete and

contaminated property in the city of East Lansing. This development will improve the

appearance of the area and put the property back to productive use.





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The redevelopment is anticipated to generate 164 new full-time equivalent jobs with an

estimated annual payroll of 5.3 million dollars.

Additionally, this redevelopment will result in the creation/retention of construction related

jobs. On average, 165 construction related jobs / employees will be employed each day for

the project’s duration and will result in construction related payroll estimated at 26.3

million dollars.





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5.0 BROWNFIELD CONDITIONS

The parcel located at 100 W. Grand River Avenue contained a residential house from at

least 1906 to 1926. By 1927 the dwelling was razed, the current four-story commercial

building, and a former north-adjoining building (the “Abbot Building”) were constructed.

The Abbot building was razed in 1985, and converted into a parking-lot. This parcel has been

used for a bank, State Theater, retail, salons, photography studios, commercial offices, drug

store, dry cleaning, printing, and residential purposes. The building has been vacant since at

least 2004.

The parcel located at 124-140 W. Grand River Avenue contained a residential house and an

outbuilding from at least 1906 until 1917. The buildings were razed in 1917, and the current

two-story commercial building was constructed. Sometime between 1913 and 1926 a

residential house (215 Evergreen Avenue) was constructed in the north portion of this

parcel, and was razed prior to 1995. By 1951 a residential house (211 Evergreen Avenue)

was built north of the commercial building on this parcel; the dwelling was converted into a

store by 1953, and razed by 2005. This parcel has been used for commercial offices, retail,

multiple restaurants, dance and fitness studios, dry cleaning, and residential purposes. The

building has been vacant since at least 2010.

The parcel located at 303 Abbot Road contained a residential dwelling from at least 1906

through approximately 1937. The residence was demolished circa 1938, at which time a

two-story commercial building was constructed on the Property. From 1938 until 2007, the

parcel was used for various commercial operations, including multiple banks and a

multitude of corporate offices. The building remained vacant from 2007 until its demolition

in 2016.

The parcel located at 341 Evergreen contained two residential dwellings and two detached,

single-car garages/ sheds from at least 1926 until they were razed sometime prior to 1963.

In 1963-1964, two apartment buildings were constructed on the Property. The buildings

were razed in July 2016.

The buildings at 100-140 W. Grand River Avenue contain asbestos containing building

materials (e.g. pipe insulation, boiler wrap insulation, cement board paneling, floor tile,

roofing and roof flashing, roofing tar and fabric, fire doors, mastic, and building caulking)

that will require abatement prior to interior demolition and renovation.

The presence of contaminants in subsurface soils at levels greater than the Michigan

Department of Environmental Quality (DEQ) Part 201 residential generic cleanup criteria is

documented at 100 W. Grand River Avenue, 136 W. Grand River Avenue, 341 Evergreen

Avenue, Albert Avenue Lot 4, Evergreen Avenue Lot 8 and within right-of-ways immediately

adjacent to the subject parcels. A summary of known environmental conditions is included





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in Attachment B. Maps depicting environmental impact within the boundary of the Property

is provided as Figures 4-8.

Additionally, on April 18, 2008, the City of East Lansing Assessing Department formally

determined the parcel located at 100 W. Grand River Avenue is “functionally obsolete” as

the term is defined in Section 2(s), of Act 381. The Assessing Department determined the

building suffers functional obsolescence and “should be razed from the site for future

development.” The Affidavit of Functional Obsolescence is provided in Attachment C.





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6.0 BROWNFIELD PLAN

6.1 Description of Costs to Be Paid With Tax Increment Revenues and Summary of

Eligible Activities

The Developer and City will be reimbursed for the costs of eligible activities necessary to

prepare the Property for redevelopment. The activities included in the Plan are considered

“eligible activities” as defined by Sec 2 of Act 381.

Brownfield eligible activities include Baseline Environmental Assessment activities, DEQ

department specific due care activities, asbestos surveys and abatement, building and site

demolition, site preparation, public infrastructure improvements, eligible property

acquisition costs by the City of East Lansing DDA (a QLGU) and preparation of the

Brownfield Plan and Act 381 Work Plan.

The costs of eligible activities included in, and authorized by, this Plan will be reimbursed

with incremental local and state tax revenues generated by the Property redevelopment

and captured by the ELBRA, subject to any limitations and conditions described in this Plan

and the terms of a Reimbursement Agreement between the Developer and the Authority

(the “Reimbursement Agreement”).

The total cost of activities eligible for reimbursement from tax increment revenues is

projected to be $19,626,658.

The Brownfield Plan includes three primary categories for Brownfield reimbursement to be

funded through the capture and reimbursement of 80% of tax increment revenues. The

remaining 20% will be captured annually and dispersed to respective taxing units. Refer to

Table 2, Tax Increment Revenue Reimbursement Entity Allocation Table, to review the

allocation and schedule for reimbursement of tax increment revenues.

The three categories for the Brownfield reimbursement are:

Buildings A & C

Brownfield eligible expenses related to Buildings A &C total $15,326,784 and represent 13%

of the total estimated construction cost of $115,188,155. Eligible activities in this category

include environmental work, site preparation, special foundation premium, excavation,

earth retention, infrastructure improvements including structured parking, and associated

soft costs. The Developer will fund this work and be reimbursed for eligible expenses at a

total reimbursement limit of $2,500,000. This amount represents 15% of the eligible

expenses and 2.2% of the total estimated construction costs. It will be reimbursed at a rate

of 80% of the total available tax increment. No interest expenses will be reimbursed for

eligible activities related to Buildings A & C. Refer to Table 2 to review the allocation and

schedule for reimbursement of tax increment revenues.





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Site Preparation, Rights of Way and Infrastructure Improvements.

Brownfield eligible expenses in this category include building demolition and abatement

activities, all proposed street, sidewalk, parking and utility demolition and construction, etc.

This activity also includes re-configuration of the street network including the alignment of

Albert Avenue and the traffic signal at the Abbot Road intersection and extension of Albert

Avenue to Valley Court, the new combination storm sewer serving the Oakwood

neighborhood, new water mains, surface parking lots, street and parking lot lighting,

landscaping and site furnishings. The developer will fund and be reimbursed for this work.

100% of Developer costs incurred including soft costs specific to this work shall be

reimbursed from the 80% tax increment at a total reimbursement limit of $9,876,658. This

includes $6,414,114 in eligible activities costs and 5% statutory interest on the Developer

funded amount.

Eligible Property Acquisition Costs - Existing DDA/City Evergreen Debt

The existing DDA/City debt on the 314 through 344 Evergreen Avenue parcels will be paid

off through capture from the 80% tax increment. Ownership of the parcel will remain with

the DDA. The Developer is not providing any funding for this activity. Reimbursement to the

DDA/City will be limited to $7,250,000 to cover both principal and interest.

The costs listed herein are estimated and may increase or decrease depending on the

nature and extent of unknown conditions encountered on the Property. The actual cost of

those eligible activities encompassed by this Plan that will qualify for reimbursement from

tax increment revenues captured by the ELBRA shall be governed by the terms of a

Reimbursement Agreement. No costs of eligible activities will be qualified for

reimbursement except to the extent permitted in accordance with the terms and conditions

of the Reimbursement Agreement and Section 2 of Act 381 of 1996, as amended (MCL

125.2652). The Reimbursement Agreement and this Plan will dictate the total cost of eligible

activities subject to payment. As long as the total cost limit described in this Plan is not

exceeded, line item costs of eligible activities may be adjusted after the date this Plan is

approved by the City of East Lansing City Council.

6.2 Estimate of Captured Taxable Value, Tax Increment Revenues and Impact of

Tax Increment Financing on Taxing Jurisdictions

The costs of eligible activities included in, and authorized by, this Plan will be reimbursed

with incremental local and school tax revenues generated by the Property redevelopment

and captured by the ELBRA. This Plan does include the capture of the School Operating or

State Education Tax.

The 2016 taxable value of the Property was $1,748,996 which is the initial taxable value for

this Plan. Taxable values were obtained from the City of East Lansing on November 7, 2016.





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A summary of initial taxable values is presented in the table below:

The increase in projected taxable values are phased over 4 years with a final taxable value of

$20,616,500 in 2021. This projected future taxable value is based on an estimate provided

by the City of East Lansing Assessor’s Office. The actual taxable value will be determined by

the City’s Assessor after the development is completed.

It is estimated that the ELBRA will capture tax increment revenues from 2018 through 2038

to reimburse the cost of the eligible activities and capture for ELBRA administration of the

Plan.

The total impact of incremental tax capture on taxing jurisdictions is estimated at

$21,065,871 based on $19,626,658 of Developer/City Reimbursement, $315,000 for ELBRA

administration of the Plan and $1,124,213 in tax capture for deposits into the State

Brownfield Revolving Fund.

The captured incremental taxable value and associated tax increment revenue will be based

on the actual increased taxable value from all taxable improvements on the Property as

determined by the City Assessor and the actual millage rates levied by the various taxing

jurisdictions during each year of the plan. The actual tax increment captured will be based

on taxable value set through the property assessment process by the local unit of

government and the millage rates set each year by the taxing jurisdictions.

2017 Taxable Values

Address Tax ID Taxable Value

100 W Grand River Avenue 33-20-01-13-230-004 $437,608






303 Abbot Road 33-20-01-13-230-001 $0

314 Evergreen Avenue 33-20-01-13-228-015 $462,443





Albert Avenue Lot 4 33-20-01-13-229-011 $0

Evergreen Avenue Lot 8 33-20-01-13-226-007 $0

TOTAL $1,748,996





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6.3 Method of Financing Plan Costs and Description of Advances by the

Municipality

The Developer is ultimately responsible for financing the costs of eligible activities included

in this Plan. Neither the ELBRA nor the County of Ingham will advance any funds to finance

the eligible activities described in this Plan. All Plan financing commitments and activities

and cost reimbursements authorized under this Plan shall be governed by the

Reimbursement Agreement. The inclusion of eligible activities and estimates of costs to be

reimbursed in this Plan is intended to authorize the ELBRA to fund such reimbursements.

The amount and source of any tax increment revenues that will be used for purposes

authorized by this Plan, and the terms and conditions for such use and upon any

reimbursement of the expenses permitted by the Plan, will be provided solely under the

Reimbursement Agreement contemplated by this Plan.

Reimbursements under the Reimbursement Agreement shall not exceed the cost of eligible

activities and reimbursement limits described in this Plan.

6.4. Maximum Amount of Note or Bonded Indebtedness

Not applicable.

6.5 Duration of Brownfield Plan

The duration of this Brownfield Plan for the Property is anticipated to be 21 years total tax

capture after the first year of tax capture anticipated as 2018 under this Plan. In no event

shall the duration of the Plan exceed 35 years following the date of the resolution approving

the Plan, nor shall the duration of the tax capture exceed the lesser of the period authorized

under subsection (4) and (5) of Section 13 of Act 381 or 30 years. Further, in no event shall

the beginning date of the capture of tax increment revenues be later than five years after

the date of the resolution approving the Plan.

6.6 Legal Description, Property Map, Property Characteristics and Personal

Property

The boundary subject to this Brownfield Plan consists of 14 parcels of land and various

adjacent road right-of-ways located in East Lansing, Ingham County, Michigan.

The Property is situated within an area of downtown commercial development located in

the immediate proximity of Michigan State University (MSU) and City Hall. The Property is





April 21, 2017

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located within the boundaries of the City of East Lansing, Michigan. The general Property

location is depicted on Figures 1. Property layout and boundaries are depicted on Figures 2

and 3. A legal description for each parcel is included in Attachment A. The subject Property

includes all tangible personal property that now or in the future comes to be owned or

installed on the Property by the Developer.

6.7 Estimates of Residents and Displacement of Families

The parcels located at 328, 334, 340 and 344 Evergreen are occupied for residential use and

the parcel at 314 Evergreen is occupied for both residential and commercial use. All parcels

are rental properties owned by the City of East Lansing DDA. 314 and 334 Evergreen will be

occupied through at least May 2018 at which time the leases expire. The commercial space

of 314 Evergreen has a month to month lease. 328, 340 and 344 Evergreen will be occupied

through at least August of 2018 at which time the leases will expire. All residents of the

property are transient residents that moved into the property subsequent to purchase by

the DDA with the understanding that the property was purchased for redevelopment. As

such, the current residents will not meet the definition of displaced persons.

6.8 Plan for Relocation of Displaced Persons

Persons occupying residential parcels located along Evergreen Avenue will be notified of

expiration of leases in accordance with existing lease agreements. All residents of the

property are transient residents that moved into the property subsequent to purchase by

the DDA with the understanding that the property was purchased for redevelopment. As

such, the current residents will not meet the definition of displaced persons. The following

provision is contained in all leases: ALTERATION OF LEASE BY LESSOR: Lessees understand

and agree that the leased Premises has been acquired for redevelopment by the East

Lansing Downtown Development Authority (DDA) and the lease may be terminated upon 90

days written notice to vacate if the DDA determines that the property is needed for the

project and the leased premises will not be available for lease after the expiration of this

lease, that this lease may not be renewed or extended from month-to-month beyond the

expiration of the initial term described in paragraph one and that Lessee will not be eligible

for any moving expenses or relocation benefits at the end of the lease. Lessee also

acknowledges and agrees that access to the leased Premises from Evergreen Street may be

limited from time to time on or after September 2015, due to construction activities in

connection with the Park District Project and that vehicular access and parking on Evergreen

Street may be restricted.





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6.9 Provisions for Relocation Costs

No persons will be displaced outside of the terms of existing lease agreements and,

therefore, no relocation costs will be incurred. A provision for relocation costs is not

applicable and is not needed for this Plan.

6.10 Strategy for Compliance with Michigan’s Relocation Assistance Law

All residents of the property are transient residents that moved into the property

subsequent to purchase by the DDA with the understanding that the property was

purchased for redevelopment. As such, the current residents will not meet the definition of

displaced persons. The following provision is contained in all leases: ALTERATION OF LEASE

BY LESSOR: Lessees understand and agree that the leased Premises has been acquired for

redevelopment by the East Lansing Downtown Development Authority (DDA) and the lease

may be terminated upon 90 days written notice to vacate if the DDA determines that the

property is needed for the project and the leased premises will not be available for lease

after the expiration of this lease, that this lease may not be renewed or extended from

month-to-month beyond the expiration of the initial term described in paragraph one and

that Lessee will not be eligible for any moving expenses or relocation benefits at the end of

the lease. Lessee also acknowledges and agrees that access to the leased Premises from

Evergreen Street may be limited from time to time on or after September 2015, due to

construction activities in connection with the Park District Project and that vehicular access

and parking on Evergreen Street may be restricted. Therefore, no relocation assistance

strategy is needed for this Plan.

6.11 Description of the Proposed Use of Local Site Remediation Revolving Fund

The ELBRA has not established, managed, or maintained a Local Site Remediation Revolving

Fund (LSRRF). Therefore, the ELBRA will not capture incremental local taxes to fund the

LSRRF and no LSRRF monies will be used to finance or reimburse eligible activities described

in this Brownfield Plan.

6.12 Other Material that the Authority or Governing Body Considers Pertinent

The Developer is relying on additional financial support through an amendment of an

existing Large Brownfield Michigan Business Tax (MBT) Credit awarded to the site (100-140

W. Grand River, 303 Abbot Road, 314-340 Evergreen Avenue) by the Michigan Department

of Economic Development (MEDC) in May 2011; MEDC Project No. 0808.

FIGURES

Figure 1: Property Location Map

Figure 2: Property Boundary Diagram

Figure 3: Overall Site Plan



Figure 6: Soil Analytical Results Exceeding of MDEQ GRCC – 341 Evergreen Avenue

Figure 7: Soil Boring Map with Analytical Results – Albert Avenue (PM Environmental)

Figure 8: Soil Boring Map with Analytical Results – Evergreen Avenue (PM Environmental)

100-140 W. GRAND RIVER AVENUE, 303 ABBOT ROAD, 314, 328, 334, 340, 341 EVERGREEN AVENUEEAST LANSING, MI 48823

W. GRAND

RIVERAVENUE

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33-20-01-13-230-001

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Evergreen Avenue Lot 8

33-20-01-13-226-007

328 Evergreen Avenue

33-20-01-13-228-014


33-20-01-13-228-008


33-20-01-13-228-007


33-20-01-13-226-001

Parcel BoundariesParcel Boundaries

Approximate Property BoundaryApproximate Property Boundary

Albert Avenue Lot 4

33-20-01-13-229-011

ALBERT AVENUE

124 W. Grand River Avenue

33-20-01-13-227-011128 W. Grand River Avenue

33-20-01-13-227-012


33-20-01-13-227-013


33-20-01-13-227-016


33-20-01-13-228-015

W. GRAND RIVER AVENUE

AB

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ALBERT AVENUE

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ALBERT AVENUE

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LINDEN ST.

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RETAILRAMP UP

2016 Solomon Cordwell Buenz

OVERALL SITE PLAN

100 W.GRAND RIVER AVE. EAST LANSING, MI

100 GRAND RIVER LLC. & 341 EVERGREEN LLC.

0 32' 64'03.01.2017

03.20.2017 R1

#2016029

FIGURE 3

DIAGRAM CREATED BY: AMS DATE: 11/10/2016

SOIL ANALYTICAL RESULTS

IN EXCEEDANCE OF PART 201 MDEQ GRCC

PROJECT NUMBER: 16-1611

100 W. GRAND RIVER AVENUE

& 303 ABBOT ROAD

EAST LANSING, MICHIGAN 48823

FIGURE 4

B102

Approximate Facility Boundary

B101

B108

B109

B110

W. GRAND

RIVERAVENUE

ALBERT AVENUE

AB

BO

TR

OA

D

SG-3 SG-4

EV

ER

GR

EE

NA

VE

NU

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Constituent �g/kg

B110 @ 4’’-1’ (9/15/16)

Copper

Zinc

Mercury

110,000

185,000

115

Silver 5,640

303 Abbot Road

33-20-01-13-230-001

303 Abbot Road

33-20-01-13-230-001


33-20-01-13-230-004


33-20-01-13-230-004

Approximate Boring/Sample LocationsApproximate Boring/Sample Locations

Approximate Soil Gas Sample LocationsApproximate Soil Gas Sample Locations

Approximate Facilty BoundaryApproximate Facilty Boundary

Other Property BoundariesOther Property Boundaries

DIAGRAM CREATED BY: AMS DATE: 11/10/2016

SOIL ANALYTICAL RESULTS

IN EXCEEDANCE OF PART 201 MDEQ GRCC


136 W. GRAND RIVER AVENUE

& ADJACENT PROPERTIES

EAST LANSING, MICHIGAN 48823

FIGURE 5

B103

B101

B108

B104

B105

W. GRAND

RIVERAVENUE

ALBERT AVENUE

AB

BO

TR

OA

D

SG-1

SG-2

EV

ER

GR

EEN

AV

EN

UE

Constituent �g/kg

B107 @ 1-2’ (9/15/16)

Barium

Zinc

Lead

477,000

915,000

473,000

Mercury 149

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B106

B107

Constituent �g/kg

B105 @ 2-3’ (9/15/16)

Mercury 340

13

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Approximate Facility BoundaryApproximate Facility Boundary

Approximate Boring/Sample LocationsApproximate Boring/Sample Locations

Approximate Soil Gas Sample LocationsApproximate Soil Gas Sample Locations

Other Property BoundariesOther Property Boundaries

DIAGRAM CREATED BY: RD DATE: 11/10/2016

BORING LOCATIONS & ANALYTICAL RESULTS

EXCEEDING MDEQ PART 201 GRCC


341-345 EVERGREEN AVENUE

EAST LANSING, MICHIGAN

FIGURE 6

EV

ER

GR

EE

NA

VE

NU

E

B6

B5

B4

B1

B2

B3

Approximate Facility Boundary

Arsenic 5,200

Constituent �g/kg

B1 .5-2.5’ (8/15/16)

Selenium 850

Constituent �g/kg

Arsenic 5,500

Constituent �g/kg

B5 3-5’ (8/15/16)

B6 .5-2.5’ (8/15/16)

Selenium 410


33-20-01-13-226-001


33-20-01-13-226-001

FIGURE 7

FIGURE 8

TABLES

Table 1: Tax Increment Revenue Capture Estimates

Table 2: Tax Increment Revenue Reimbursement Entity Allocation Table

Table 1

Tax Increment Revenue Capture Estimates

100 Grand River LLC and 341 Evergreen LLC

East Lansing, MI

April 21, 2017

2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030

Plan Year 1 2 3 4 5 6 7 8 9 10 11 12 13

Initial Taxable Value (TV) 1,748,996$ 1,748,996$ 1,748,996$ 1,748,996$ 1,748,996$ 1,748,996$ 1,748,996$ 1,748,996$ 1,748,996$ 1,748,996$ 1,748,996$ 1,748,996$ 1,748,996$ 1,748,996$

Projected Annual Increase in TV 1% 1% 1% 1% 1% 1% 1% 1% 1% 1% 1% 1% 1%

Projected TV 3,500,000$ 8,000,000$ 13,000,000$ 20,616,500$ 20,822,665$ 21,030,892$ 21,241,201$ 21,453,613$ 21,668,149$ 21,884,830$ 22,103,678$ 22,324,715$ 22,547,962$

Total Captured TV -$ 1,751,004$ 6,251,004$ 11,251,004$ 18,867,504$ 19,073,669$ 19,281,896$ 19,492,205$ 19,704,617$ 19,919,153$ 20,135,834$ 20,354,682$ 20,575,719$ 20,798,966$

Annual TIF Revenue by Taxing Jurisdiction Millage Rate

State Capture

School Operating 18.0000 31,518$ 112,518$ 202,518$ 339,615$ 343,326$ 347,074$ 350,860$ 354,683$ 358,545$ 362,445$ 366,384$ 370,363$ 374,381$

State Education Tax (SET) 6.0000 10,506$ 37,506$ 67,506$ 113,205$ 114,442$ 115,691$ 116,953$ 118,228$ 119,515$ 120,815$ 122,128$ 123,454$ 124,794$

State Millage: 24.0000 34.15%

Local Capture

City Operating 17.5891 30,799$ 109,950$ 197,895$ 331,862$ 335,489$ 339,151$ 342,850$ 346,586$ 350,360$ 354,171$ 358,021$ 361,908$ 365,835$

City Solid Waste/Recycling 1.8250 3,196$ 11,408$ 20,533$ 34,433$ 34,809$ 35,189$ 35,573$ 35,961$ 36,352$ 36,748$ 37,147$ 37,551$ 37,958$

City Library 2.0000 3,502$ 12,502$ 22,502$ 37,735$ 38,147$ 38,564$ 38,984$ 39,409$ 39,838$ 40,272$ 40,709$ 41,151$ 41,598$

Lansing Community College (LCC) 3.8072 6,666$ 23,799$ 42,835$ 71,832$ 72,617$ 73,410$ 74,211$ 75,019$ 75,836$ 76,661$ 77,494$ 78,336$ 79,186$

East Lansing Public Schools - Building & Site 1.2860 2,252$ 8,039$ 14,469$ 24,264$ 24,529$ 24,797$ 25,067$ 25,340$ 25,616$ 25,895$ 26,176$ 26,460$ 26,747$

Intermediate School District (ISD) Operating 0.1894 332$ 1,184$ 2,131$ 3,574$ 3,613$ 3,652$ 3,692$ 3,732$ 3,773$ 3,814$ 3,855$ 3,897$ 3,939$

ISD Special Education 4.5062 7,890$ 28,168$ 50,699$ 85,021$ 85,950$ 86,888$ 87,836$ 88,793$ 89,760$ 90,736$ 91,722$ 92,718$ 93,724$

ISD Vocational Education 1.2925 2,263$ 8,079$ 14,542$ 24,386$ 24,653$ 24,922$ 25,194$ 25,468$ 25,746$ 26,026$ 26,308$ 26,594$ 26,883$

County Operating 6.3842 11,179$ 39,908$ 71,829$ 120,454$ 121,770$ 123,099$ 124,442$ 125,798$ 127,168$ 128,551$ 129,948$ 131,360$ 132,785$

County -Animal Control 0.2400 420$ 1,500$ 2,700$ 4,528$ 4,578$ 4,628$ 4,678$ 4,729$ 4,781$ 4,833$ 4,885$ 4,938$ 4,992$

County - Potter Park Zoo 0.4100 718$ 2,563$ 4,613$ 7,736$ 7,820$ 7,906$ 7,992$ 8,079$ 8,167$ 8,256$ 8,345$ 8,436$ 8,528$

County - Public Transportation 0.1200 210$ 750$ 1,350$ 2,264$ 2,289$ 2,314$ 2,339$ 2,365$ 2,390$ 2,416$ 2,443$ 2,469$ 2,496$

County - Special Transportation 0.4800 840$ 3,000$ 5,400$ 9,056$ 9,155$ 9,255$ 9,356$ 9,458$ 9,561$ 9,665$ 9,770$ 9,876$ 9,984$

County - 911 System 0.8431 1,476$ 5,270$ 9,486$ 15,907$ 16,081$ 16,257$ 16,434$ 16,613$ 16,794$ 16,977$ 17,161$ 17,347$ 17,536$

County - Juvenile Justice 0.6000 1,051$ 3,751$ 6,751$ 11,321$ 11,444$ 11,569$ 11,695$ 11,823$ 11,951$ 12,082$ 12,213$ 12,345$ 12,479$

County - Farmland Preservation 0.1400 245$ 875$ 1,575$ 2,641$ 2,670$ 2,699$ 2,729$ 2,759$ 2,789$ 2,819$ 2,850$ 2,881$ 2,912$

County - Health Services 0.3500 613$ 2,188$ 3,938$ 6,604$ 6,676$ 6,749$ 6,822$ 6,897$ 6,972$ 7,048$ 7,124$ 7,202$ 7,280$

County - Parks/Trails 0.5000 876$ 3,126$ 5,626$ 9,434$ 9,537$ 9,641$ 9,746$ 9,852$ 9,960$ 10,068$ 10,177$ 10,288$ 10,399$

Capital Region Airport Authority (CRAA) 0.6990 1,224$ 4,369$ 7,864$ 13,188$ 13,332$ 13,478$ 13,625$ 13,774$ 13,923$ 14,075$ 14,228$ 14,382$ 14,538$

Capital Area Transportation Authority (CATA) 3.0070 5,265$ 18,797$ 33,832$ 56,735$ 57,355$ 57,981$ 58,613$ 59,252$ 59,897$ 60,548$ 61,207$ 61,871$ 62,542$

Local Millage: 46.2687 65.85%

Total Millage: 70.2687 100.00%

Non-Capturable Millages - New Tax Revenue

City Debt 0.7966 1,395$ 4,980$ 8,963$ 15,030$ 15,194$ 15,360$ 15,527$ 15,697$ 15,868$ 16,040$ 16,215$ 16,391$ 16,568$

Downtown Development Authority 1.7319 3,033$ 10,826$ 19,486$ 32,677$ 33,034$ 33,394$ 33,759$ 34,126$ 34,498$ 34,873$ 35,252$ 35,635$ 36,022$

East Lansing Public Schools - Debt 5.2050 9,114$ 32,536$ 58,561$ 98,205$ 99,278$ 100,362$ 101,457$ 102,563$ 103,679$ 104,807$ 105,946$ 107,097$ 108,259$

Cumulative Debt Millage 7.7335 13,541$ 61,884$ 148,893$ 294,805$ 442,311$ 591,428$ 742,171$ 894,556$ 1,048,601$ 1,204,322$ 1,361,735$ 1,520,857$ 1,681,706$

1 of 2

Table 1

Tax Increment Revenue Capture Estimates

100 Grand River LLC and 341 Evergreen LLC

East Lansing, MI

April 21, 2017

Plan Year

Initial Taxable Value (TV)

Projected Annual Increase in TV

Projected TV

Total Captured TV

Annual TIF Revenue by Taxing Jurisdiction Millage Rate

State Capture

School Operating 18.0000

State Education Tax (SET) 6.0000

State Millage: 24.0000

Local Capture

City Operating 17.5891

City Solid Waste/Recycling 1.8250

City Library 2.0000

Lansing Community College (LCC) 3.8072

East Lansing Public Schools - Building & Site 1.2860

Intermediate School District (ISD) Operating 0.1894

ISD Special Education 4.5062

ISD Vocational Education 1.2925

County Operating 6.3842

County -Animal Control 0.2400

County - Potter Park Zoo 0.4100

County - Public Transportation 0.1200

County - Special Transportation 0.4800

County - 911 System 0.8431

County - Juvenile Justice 0.6000

County - Farmland Preservation 0.1400

County - Health Services 0.3500

County - Parks/Trails 0.5000

Capital Region Airport Authority (CRAA) 0.6990

Capital Area Transportation Authority (CATA) 3.0070

Local Millage: 46.2687

Total Millage: 70.2687

Non-Capturable Millages - New Tax Revenue

City Debt 0.7966

Downtown Development Authority 1.7319

East Lansing Public Schools - Debt 5.2050

Cumulative Debt Millage 7.7335

2031 2032 2033 2034 2035 2036 2037 2038

14 15 16 17 18 19 20 21

1,748,996$ 1,748,996$ 1,748,996$ 1,748,996$ 1,748,996$ 1,748,996$ 1,748,996$ 1,748,996$

1% 1% 1% 1% 1% 1% 1% 1%

22,773,442$ 23,001,176$ 23,231,188$ 23,463,500$ 23,698,135$ 23,935,116$ 24,174,468$ 24,416,212$

21,024,446$ 21,252,180$ 21,482,192$ 21,714,504$ 21,949,139$ 22,186,120$ 22,425,472$ 5,246,500$

TOTALS

378,440$ 382,539$ 386,679$ 390,861$ 395,085$ 399,350$ 403,658$ 94,437$ 6,745,281$

126,147$ 127,513$ 128,893$ 130,287$ 131,695$ 133,117$ 134,553$ 31,479$ 2,248,427$

369,801$ 373,807$ 377,852$ 381,939$ 386,066$ 390,234$ 394,444$ 92,281$ 6,591,301$

38,370$ 38,785$ 39,205$ 39,629$ 40,057$ 40,490$ 40,926$ 9,575$ 683,897$

42,049$ 42,504$ 42,964$ 43,429$ 43,898$ 44,372$ 44,851$ 10,493$ 749,476$

80,044$ 80,911$ 81,787$ 82,671$ 83,565$ 84,467$ 85,378$ 19,974$ 1,426,702$

27,037$ 27,330$ 27,626$ 27,925$ 28,227$ 28,531$ 28,839$ 6,747$ 481,913$

3,982$ 4,025$ 4,069$ 4,113$ 4,157$ 4,202$ 4,247$ 994$ 70,975$

94,740$ 95,767$ 96,803$ 97,850$ 98,907$ 99,975$ 101,054$ 23,642$ 1,688,644$

27,174$ 27,468$ 27,766$ 28,066$ 28,369$ 28,676$ 28,985$ 6,781$ 484,349$

134,224$ 135,678$ 137,147$ 138,630$ 140,128$ 141,641$ 143,169$ 33,495$ 2,392,401$

5,046$ 5,101$ 5,156$ 5,211$ 5,268$ 5,325$ 5,382$ 1,259$ 89,937$

8,620$ 8,713$ 8,808$ 8,903$ 8,999$ 9,096$ 9,194$ 2,151$ 153,643$

2,523$ 2,550$ 2,578$ 2,606$ 2,634$ 2,662$ 2,691$ 630$ 44,969$

10,092$ 10,201$ 10,311$ 10,423$ 10,536$ 10,649$ 10,764$ 2,518$ 179,874$

17,726$ 17,918$ 18,112$ 18,307$ 18,505$ 18,705$ 18,907$ 4,423$ 315,941$

12,615$ 12,751$ 12,889$ 13,029$ 13,169$ 13,312$ 13,455$ 3,148$ 224,843$

2,943$ 2,975$ 3,008$ 3,040$ 3,073$ 3,106$ 3,140$ 735$ 52,463$

7,359$ 7,438$ 7,519$ 7,600$ 7,682$ 7,765$ 7,849$ 1,836$ 131,158$

10,512$ 10,626$ 10,741$ 10,857$ 10,975$ 11,093$ 11,213$ 2,623$ 187,369$

14,696$ 14,855$ 15,016$ 15,178$ 15,342$ 15,508$ 15,675$ 3,667$ 261,942$

63,221$ 63,905$ 64,597$ 65,296$ 66,001$ 66,714$ 67,433$ 15,776$ 1,126,837$

26,332,339$

16,748$ 16,929$ 17,113$ 17,298$ 17,485$ 17,673$ 17,864$ 4,179$ 298,516$

36,412$ 36,807$ 37,205$ 37,607$ 38,014$ 38,424$ 38,839$ 9,086$ 649,008$

109,432$ 110,618$ 111,815$ 113,024$ 114,245$ 115,479$ 116,725$ 27,308$ 1,950,510$

1,844,298$ 2,008,652$ 2,174,785$ 2,342,714$ 2,512,457$ 2,684,034$ 2,857,461$ 2,898,035$ 2,898,035$

29,230,374$

2 of 2

Table 2

Tax Increment Revenue Reimbursement Entity Allocation Table

100 W Grand River LLC and 341 Evergreen LLC

East Lansing, MI

April 21, 2017

A B C D E = A-B-C-D

Period Year

Local / State

Annual Total Tax

Capture

20% Allocation

Capture for State

Brownfield

Redevelopment

Fund (3 mills of

SET) (25-Yrs)

Capture for BRA

Administrative

Costs

Total State &

Local TIR

Available for

Reimbursement

to Developer

1 2018 $123,041 $24,608 $5,253 $15,000 $78,180 $0 $0 $0 $0 $78,180 $0 $78,180 $0 $0

2 2019 $439,250 $87,850 $18,753 $15,000 $317,647 $145,827 $0 $0 $0 $171,820 $0 $317,647 $0 ($0)

3 2020 $790,593 $158,119 $33,753 $15,000 $583,722 $583,722 $0 $0 $0 $0 $0 $583,722 $0 $0

4 2021 $1,325,795 $265,159 $56,603 $15,000 $989,033 $989,033 $0 $0 $0 $0 $0 $989,033 $0 $0

5 2022 $1,340,282 $268,056 $57,221 $15,000 $1,000,005 $781,418 $0 $102,607 $0 $115,979 $0 $1,000,005 $0 $0

6 2023 $1,354,914 $270,983 $57,846 $15,000 $1,011,085 $0 $0 $474,617 $0 $536,469 $0 $1,011,085 $0 $0

7 2024 $1,369,692 $273,938 $58,477 $15,000 $1,022,277 $0 $0 $479,870 $0 $542,407 $0 $1,022,277 $0 $0

8 2025 $1,384,618 $276,924 $59,114 $15,000 $1,033,580 $0 $0 $485,176 ($0) $548,404 $0 $1,033,580 ($0) $0

9 2026 $1,399,693 $279,939 $59,757 $15,000 $1,044,997 $0 $0 $490,535 ($0) $554,462 $0 $1,044,997 ($0) $0

10 2027 $1,414,919 $282,984 $60,408 $15,000 $1,056,528 $0 $0 $495,948 $0 $560,580 $0 $1,056,528 $0 $0

11 2028 $1,430,297 $286,059 $61,064 $15,000 $1,068,174 $0 $0 $501,415 $0 $566,759 $0 $1,068,174 $0 $0

12 2029 $1,445,829 $289,166 $61,727 $15,000 $1,079,936 $0 $0 $506,936 $0 $573,000 $0 $1,079,936 $0 $0

13 2030 $1,461,516 $292,303 $62,397 $15,000 $1,091,816 $0 $0 $512,513 ($0) $579,303 $0 $1,091,816 ($0) $0

14 2031 $1,477,360 $295,472 $63,073 $15,000 $1,103,815 $0 $0 $518,145 $0 $585,670 $0 $1,103,815 $0 $0

15 2032 $1,493,363 $298,673 $63,757 $15,000 $1,115,934 $0 $0 $523,834 $0 $592,100 $0 $1,115,934 $0 $0

16 2033 $1,509,526 $301,905 $64,447 $15,000 $1,128,174 $0 $0 $529,580 ($0) $598,594 $0 $1,128,174 ($0) $0

17 2034 $1,525,850 $305,170 $65,144 $15,000 $1,140,536 $0 $0 $535,383 $0 $605,154 $0 $1,140,536 $0 $0

18 2035 $1,542,337 $308,467 $65,847 $15,000 $1,153,023 $0 $0 $257,555 $854,347 $41,120 $0 $298,675 $854,347 $0

19 2036 $1,558,990 $311,798 $66,558 $15,000 $1,165,634 $0 $0 $0 $1,165,634 $0 $0 $0 $1,165,634 $0

20 2037 $1,575,809 $315,162 $67,276 $15,000 $1,178,371 $0 $0 $0 $1,178,371 $0 $0 $0 $1,178,371 $0

21 2038 $368,665 $73,733 $15,740 $15,000 $264,192 $0 $0 $0 $264,192 $0 $0 $0 $264,192 $0

22 2039 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

$26,332,339 $5,266,468 $1,124,213 $315,000 $19,626,658 $2,500,000 $0 $6,414,114 $3,462,544 $7,250,000 $0 $16,164,114 $3,462,544 ($0)

100.00% 20.00% 4.27% 1.20% 74.53% 12.74% 0.00% 32.68% 17.64% 36.94% 0.00% 82.36% 17.64% 0.00%

TOTALSBUILDINGS A & CSITE WORK / PUBLIC

IMPROVEMENTSPARCEL B - DDA

100.00%

TIF Eligible Activities: $2,500,000 $6,414,114 $7,250,000 $16,164,114

% of Total Eligible Activities: 15.47% 39.68% 44.85%

0.00% 100.00%

Total Interest Allocation: $0 $3,462,544 $0 $3,462,544

5.0% Interest

% of Total Interest Allocation: 0.00% 100.00%

TIF Eligible

Activity

Reimbursement

0.0% Interest

TIF Eligible

Activity

Reimbursement

TIF Eligible

Activity

Reimbursement

0.0% Interest

TIF Eligible

Activity

Reimbursement

Interest Earned /

Paid

TIF Available

After

Reimbursement

$19,626,658

% of Tax Capture:

TIF Eligible Activities and Interest Subtotals: $2,500,000 $9,876,658 $7,250,000

TOTALS:

ATTACHMENT A

Legal Description of the Property

1

ATTACHMENT A



314, 328, 334, 340 and 341 Evergreen Avenue

Albert Ave Lot 4 and Evergreen Avenue Lot 8


Address/Tax ID Legal Description*

100 W Grand River Avenue

33-20-01-13-230-004 LOTS 21 AND 22, ALSO S 22' OF LOT 23 OAKWOOD


33-20-01-13-227-011

PART OF LOT 14-COM AT SE COR OF LOT 14-W'LY ALONG N LINE OF GD RIVER

AVE 23 1/2 FT -N'LY AT RT ANGLES TO GD RIVER AVE 90 FT E'LY PLL TO GD RIVER

AVE TO EVERGREEN AVE-S'LY ALONG EVERGREEN AVE. TO BEG OAKWOOD


33-20-01-13-227-012

PART OF LOT 14-COM. 23 1/2 FT. NW OF SE COR. OF LOT 14-NE AT RT ANG TO

GD RIVER AVE 90 FT-NW PLL.TO GD. RIVER AVE. 21 1/2 FT- SW AT RT ANG TO

GD RIVER AVE 90 FT SE ALONG N. LINE OF GR.RIVER AVE. 21 1/2 FT. TO BEG

OAKWOOD


33-20-01-13-227-013

PART OF LOT 14-COM. 45 FT. NW OF SE COR OF LOT 14-NE AT RT ANG TO GD

RIVER AVE 90 FT. NW PLL. TO GD. RIVER AVE. 21 1/2 FT - SW AT RT ANG TO GD

RIVER AVE 90 FT SE ALONG N. LINE OF GD. RIVER AVE. 21 1/2 FT. TO BEG.

OAKWOOD


33-20-01-13-227-017

COM AT THE SE COR OF LOT 14 OAKWOOD PART OF THE NE 1/4 OF SEC 13 CITY

OF EAST LANSING TH W'LY PLL WITH GRAND RIVER AVE 66.5 FT TO POB TH

CONT W'LY PLL WITH GRAND RIVER AVE 43 FT TH N'LY PLL WITH E LOT LN OF

LOT 13 OAKWOOD 90 FT TH W'LY PLL WITH GRAND RIVER AVE 22.5FT TH N'LY

PLL WITH W LOT LN OF LOT 13 OAKWOOD 75 FT THE'LY PLL WITH GRAND RIVER

AVE 63.822 FT TH S'LY ALONG THE W'LY LN OF EVERGREEN AVE TO A PT 92.75

FT N OF THE SE COR OF LOT 14 OAKWOOD TH W'LY PLL TO GRAND RIVER AVE

58.5 FT M OR L TH S'LY PLL WITH W'LY LOT LN OF LOT 14 OAKWOOD 90 FT TO

POB


33-20-01-13-227-016

PART OF LOT 13-COM. 109 1/2 FT NW OF SE COR OF LOT 14 -NE AT RT ANG TO

SAID GRAND RIVER AVE. 90 FT-NW PLL TOGD RIVER AVE 22 1/2 FT-SW AT RT

ANG TO SAID GRAND RIVER AVE 90 FT SE ALONG N.LINE OF GD RIVER AVE. TO

BEG. OAKWOOD

303 Abbot Road

33-20-01-13-230-001 N 44 FT OF LOT 23 & S 16 FT OF LOT 24 OAKWOOD


33-20-01-13-228-015

LOTS 26 AND 28 OAKWOOD SUB EXC COM AT NW COR OF LOT 28 TH E 100' TH

S45' TH W TO EVERGREEN AVE, TH N'LY ALG SAID AVE TO POB SEC 13 T4N, R1W.


33-20-01-13-228-014

COM AT THE NW COR OF LOT 28 OF OAKWOOD SUBD TH E 100 FT TH S 45 FT TH

W TO EVERGREEN AVE TH N'LY ALONG SAID AVE TO PLACE OF BEG SEC 13

T4NR2W


33-20-01-13-228-008 LOT 30 OAKWOOD


33-20-01-13-228-007 LOT 32 OAKWOOD


33-20-01-13-226-001

THAT PART OF LOTS 17, 18, & 19 LYING N OF A LINE DRAWN DUE W FROM A PT

28 1/2 FT S OF NE COR OF LOT 17. OAKWOOD

2

ATTACHMENT A



314, 328, 334, 340 and 341 Evergreen Avenue

Albert Ave Lot 4 and Evergreen Avenue Lot 8


* Per City of East Lansing Assessing Records

Address/Tax ID Legal Description*

Albert Avenue Lot 4

33-20-01-13-229-011

PART OF LOT 25 - BEG. AT NE COR OF LOT 25 - W 165 FT - S 50 FT - E 165 FT - N

50 FT TO BEG OAKWOOD

Evergreen Avenue Lot 8

33-20-01-13-226-007

COMBINED DESCRIPTION:(NEW 2010) 33-20-01-13-226-007 ALL OF LOT 20 AND

THOSE PARTS OF LOTS 15, 16, 17, &18, PLAT OF OAKWOOD, CITY OF EAST

LANSING, INGHAM COUNTY, MICHIGAN, DESCRIBED AS BEGINNING AT A POINT

ON THE WESTERLY LINE OF EVERGREEN AVENUE, SAID POINT BEING 28.50 FEET

SOUTHEASTERLY ALONG SAID WESTERLY LINE OF EVERGREEN AVENUE FROM

THE NORTHEAST CORNER OF LOT 17 OF SAID OAKWOOD PLAT, THENCE

SOUTHERLY ALONG SAID WESTERLY LINE OF EVERGREEN AVENUE TO A POINT

40.00 FEET SOUTHEASTERLY ALONG SAID WESTERLY LINE OF EVERGREEN

AVENUE FROM THE CORNER BETWEEN LOTS 15 AND 16, THENCE N89º55’W TO

THE NORTHERLY LINE OF THE ALLEY, THENCE N70º03’W ALONG SAID

NORTHERLY LINE OF THE ALLEY 52.00 FEET TO THE LOT CORNER COMMON TO

LOTS 16, 17 AND 20 OF SAID OAKWOOD PLAT, THENCE NORTHERLY ALONG THE

EAST LOT LINE OF SAID LOT 20 TO A POINT DUE WEST FROM THE POINT OF

BEGINNING, THENCE DUE EAST TO THE POINT OF BEGINING. ALSO N ½ OF THE

ADJACENT VACATED ALLEY.

ATTACHMENT B

Summary of Environmental Conditions

ATTACHMENT B

Summary of Known Environmental Conditions





The parcel located at 100 W. Grand River Avenue contained a residential house from at least 1906 to

1926. By 1927 the dwelling was razed, the current four-story commercial building, and a former north-

adjoining building (the “Abbot Building”) were constructed. The Abbot building was razed in 1985, and

converted into a parking-lot. This parcel has been used for a bank, State Theater, retail, salons,

photography studios, commercial offices, drug store, dry cleaning, printing, and residential purposes.

The building has been vacant since at least 2004.

The parcel located at 124-140 W. Grand River Avenue contained a residential house and an outbuilding

from at least 1906 until 1917. The buildings were razed in 1917, and the current two-story commercial

building was constructed. Sometime between 1913 and 1926 a residential house (215 Evergreen

Avenue) was constructed in the north portion of this parcel, and was razed prior to 1995. By 1951 a

residential house (211 Evergreen Avenue) was built north of the commercial building on this parcel; the

dwelling was converted into a store by 1953, and razed by 2005. This parcel has been used for

commercial offices, retail, multiple restaurants, dance and fitness studios, dry cleaning, and residential

purposes. The building has been vacant since at least 2010.

The parcel located at 303 Abbot Road contained a residential dwelling from at least 1906 through

approximately 1937. The residence was demolished circa 1938, at which time a two-story commercial

building was constructed on the Property. From 1938 until 2007, the parcel was used for various

commercial operations, including multiple banks and a multitude of corporate offices. The building

remained vacant from 2007 until its demolition in 2016.

The parcel located at 341 Evergreen contained two residential dwellings and two detached, single-car

garages/ sheds from at least 1926 until they were razed sometime prior to 1963. In 1963-1964, two

apartment buildings were constructed on the Property. The buildings were razed in July 2016.

The buildings at 100-140 W. Grand River Avenue asbestos containing building materials (e.g. pipe

insulation, boiler wrap insulation, cement board paneling, floor tile, roofing and roof flashing, roofing tar

and fabric, fire doors, mastic, and building caulking) that will require abatement prior to interior

demolition and renovation.

The following known environmental assessments and hazardous material surveys were conducted to

evaluate current conditions of the Property:

• Phase II Environmental Site Assessment Letter Report, Northwest corner of Abbot and Grand

River Avenue, East Lansing, dated April 10, 2008 prepared by PM Environmental, Inc. (PM);

• Phase II Environmental Site Assessment Letter Report, Northwest corner of Abbot Road and

Albert Avenue, East Lansing, dated June 27, 2008 prepared by PM;

• Asbestos-Containing Materials & Hazardous Materials Inspection, 124-140 W. Grand River

Avenue, East Lansing, dated July 19, 2016, prepared by Triterra;

• Asbestos-Containing Materials & Hazardous Materials Inspection, 100 W. Grand River Avenue,

East Lansing, dated July 26, 2016, prepared by Triterra;

• Phase I Environmental Site Assessment (ESA), 341 Evergreen Avenue, East Lansing, dated August

22, 2016, prepared by Triterra;

• Phase I ESA, 100-140 W. Grand River Avenue, East Lansing, dated August 25, 2016, prepared by

Triterra;

• Baseline Environmental Assessment (including a Phase II investigation), 341 Evergreen Avenue,

East Lansing, dated August 23, 2016, prepared by Triterra;

• Baseline Environmental Assessment (including a Phase II investigation), 100 W. Grand River

Avenue, East Lansing, dated August 25, 2016, prepared by Triterra;

• Baseline Environmental Assessment (including a Phase II investigation), 136 W. Grand River

Avenue, East Lansing, dated August 25, 2016, prepared by Triterra;

The aforementioned asbestos survey identified a significant amount of asbestos containing building

materials with the structure located on the Property. ACM documented at the Property included pipe

insulation, boiler wrap insulation, cement board paneling, floor tile, roofing and roof flashing, roofing tar

and fabric, fire doors, mastic, and building caulking that will require abatement prior to interior

demolition and renovation

In 2008, PM conducted Phase II ESAs at the City Parking Lot #10, within the right-of-way Albert Avenue

and at the parking lot (Evergreen Avenue Lot 8) and road right-of-way at an between Valley Court and

Evergreen Avenue. The investigation identified heavy metals (i.e. arsenic, selenium), polynuclear nuclear

aromatic hydrocarbons (PAHs) and volatile organic compounds (VOCs) in shallow soil samples within

adjacent road right-of-ways that are also within the boundary of the Property area. Concentrations

within this area were above the residential generic cleanup criteria established under Part 201 of

Michigan’s Natural Resources and Environmental Protection Act (NREPA), P.A. 451, as amended.

In 2016, Triterra conducted Phase II ESAs at 100-140 W. Grand River Avenue and 341 Evergreen Avenue.

The investigation identified heavy metals (i.e. arsenic, barium, copper, lead, mercury, silver, and zinc) at

100 W. Grand River Avenue, 136 W. Grand River Avenue, 341 Evergreen Avenue in subsurface soils

above the residential generic cleanup criteria established under Part 201. Environmental impact at the

Project area is believed to be from urban fill and the historical use of the subject parcels.

ATTACHMENT C

Affidavit of Functional Obsolescence

AST ANSING BROWNFIELD REDEVELOPMENT AUTHORITY

Documents