city of detroit brownfield redevelopment …contact person: aamir farooqi phone: 313-449-8237...

EXHIBIT A

CITY OF DETROIT

BROWNFIELD REDEVELOPMENT AUTHORITY

BROWNFIELD PLAN FOR THE

PROPOSED STONE SOAP REDEVELOPMENT

PROJECT

Prepared by:

Banyan Investments, LLC

PO Box 15096

Detroit, Michigan 48215

Contact Person: Aamir Farooqi

Phone: 313-449-8237

[email protected]

PM Environmental

4080 West Eleven Mile Road

Berkley, Michigan 48072

Contact Person: Elizabeth Masserang

Phone: 248-414-144

[email protected]

September 3, 2019

mailto:[email protected]




CITY OF DETROIT

BROWNFIELD REDEVELOPMENT AUTHORITY

BROWNFIELD PLAN

TABLE OF CONTENTS

I. INTRODUCTION I-1

II. GENERAL PROVISIONS

A. Description of Eligible Property II-2

B. Basis of Eligibility II-3

C. Summary of Eligible Activities II-3

D. Estimate of Captured Taxable Value and Tax II-5

Increment Revenues; Impact of Tax Increment

Financing on Taxing Jurisdictions

E. Plan of Financing; Maximum Amount II-5

Of Indebtedness

F. Duration of Plan II-6

G. Effective Date of Inclusion II-7

H. Displacement/Relocation of Individuals II-7

On Eligible Property

I. Local Brownfield Revolving Fund (LBRF) II-7

J. Brownfield Redevelopment Fund II-7

K. Developer’s Obligations, Representations and Warrants II-7

III. ATTACHMENTS

A. Site Map A-1

B. Legal Description(s) B-1

C. Project Description C-1

D. Supportive Letters D-1

E. Estimated Cost of Eligible Activities E-1

F. TIF Tables F-1

G. BSE&E Acknowledgement and Other Environmental Documents G-1

H. Eligibility Documentation H-1

I. Incentive Chart I-1

Exhibit A

Proposed Stone Soap Redevelopment

Brownfield Redevelopment Plan

1

I. INTRODUCTION

In order to promote the revitalization of environmentally distressed and blighted areas

within the boundaries of the City of Detroit, Michigan (the “City”), the City has established

the City of Detroit Brownfield Redevelopment Authority (the “DBRA”) pursuant to

Michigan Public Act 381 of 1996, as amended (“Act 381”).

The primary purpose of this Brownfield Plan (“Plan”) is to promote the redevelopment of

and private investment in certain “brownfield” properties within the City. Inclusion of

property within this Plan will facilitate financing of environmental response and other

eligible activities at eligible properties, and will also provide tax incentives to eligible

taxpayers willing to invest in revitalization of eligible sites, commonly referred to as

“brownfields.” By facilitating redevelopment of brownfield properties, this Plan is

intended to promote economic growth for the benefit of the residents of the City and all

taxing units located within and benefited by the DBRA.

This Plan is intended to apply to the eligible property identified in this Plan and, if tax

increment revenues are proposed to be captured from that eligible property, to identify and

authorize the eligible activities to be funded by such tax increment revenues.

This Plan is intended to be a living document, which may be modified or amended in

accordance with the requirements of Act 381, as necessary to achieve the purposes of Act

381. A subsequent change to the identification or designation of developer after the

approval of this Plan by the governing body shall not necessitate an amendment to the Plan,

affect the application of this Plan to the eligible property or impair the rights available to

the DBRA under this Plan. The applicable sections of Act 381 are noted throughout the

Plan for reference purposes.

This Plan describes the project to be completed (see Attachment C) and contains all of the

information required by Section 13(2) of Act 381.

Exhibit A



2

II. GENERAL PROVISIONS

A. Description of the Eligible Property (Section 13 (2)(h)) and the Project

The property comprising the eligible property consists of three (3) parcels. All three parcels

commonly known as, “1450, 1460, and 1490 Franklin Street” are considered a “facility”.

The parcels and all tangible personal property located thereon will comprise the eligible

property and are collectively referred to herein as the “Property.”

Attachment A includes a site map of the Property. The Property is located in the Rivertown

neighborhood east of downtown Detroit and is bounded by Franklin Street to the north,

Riopelle Street to the east, a vacant lot to the south, and an alleyway to the west.

Attachment B provides the individual legal descriptions for the eligible property.

Address Tax ID Owner

1450 Franklin Street 07000027. City of Detroit – Planning &

Development

1460 Franklin Street 07000026. City of Detroit

1490 Franklin Street 07000025. City of Detroit

An entity to be formed on behalf of Banyan Investments, LLC will be the project developer

(“Developer”) and proposed future owner of the Property. The project entails demolition

of the buildings located at 1460 and 1490 Franklin Street and partial demolition, renovation

and expansion of the building located at 1450 Franklin. The proposed redevelopment

includes the partial rehabilitation of 1450 Franklin and new construction that will feature a

theater, wine bar, market, and office space on the first and second floor. The theater is

anticipated to house the highly anticipated Shakespeare in Detroit. The total office,

commercial, and theater space will occupy approximately 23,000 square feet.

Approximately 48 residential units are proposed to occupy floors 3 through 8, totaling

approximately 58,000 square feet. Units are proposed as approximately 42 condos and 6

apartments. The apartments are anticipated to be marketed as affordable units (i.e. 80%

Area Mean Income (AMI)). In addition, the development will provide an on-site parking

garage for residents. It is currently anticipated that construction will begin in the spring of

2020 and eligible activities will be completed in 2022, which is the estimated construction

period. The project description provided herein is a summary of the proposed development

at the time of the adoption of the Plan. The actual development may vary from the project

description provided herein, without necessitating an amendment to this Plan, so long as

such variations arise as a result of changes in market and/or financing conditions affecting

the project and/or are related to the addition or immaterial removal of amenities to the

project. Any material changes, as determined by DBRA in its sole discretion, to the project

description are subject to the approval of the DBRA staff and shall be consistent with the

overall nature of the proposed development, its proposed public purpose, and the purposes

of Act 381.

Attachment C provides a description of the project to be completed at the Property (the

“Project”) and Attachment D includes letters of support for the Project.

Exhibit A



3

B. Basis of Eligibility (Section 13 (2)(h) and Section 2 (o))

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

(a) the Property was previously utilized for industrial, commercial and residential purposes;

(b) it is located within the City of Detroit, a qualified local governmental unit under Act

381; and (c) the Property is determined to be a “facility" as defined by Act 381 and a “site”

under Part 213.

The Property is an open Leaking Underground Storage Tank (LUST) site with one gasoline

release (C-0016-10) reported in January 2010 based on the in-place closure of one 1,000-

gallon and one 2,500-gallon gasoline USTs in the southeastern portion of the subject

building.

Additionally, based on current and previous site investigation activities contaminant

concentrations identified in soil and groundwater on the Property indicate exceedances of

the Part 201/213 Residential and Nonresidential Drinking Water Protection/Drinking

Water (DWP/DW), Groundwater Surface Water Interface Protection/Groundwater Surface

Water Interface (GSIP/GSI), Soil Volatilization to Indoor Air Inhalation (SVII) and Direct

Contact (DC) cleanup criteria/Risked Based Screening Levels (RBSLs).

Groundwater analytical results identified concentrations of various metals collected from

the Property above the Part 201/213 Residential and Nonresidential DW and GSI cleanup

criteria/RBSLs.

A concentration of carbon tetrachloride was identified above the Part 201 Residential and

Nonresidential DWP cleanup criteria. Concentrations of 1,2-dichloropropane were

identified above the Part 201 Residential and Nonresidential DWP cleanup criteria.

Concentrations of tetrachloroethylene (PCE) were identified in the soil samples above the

Part 201 Residential and Nonresidential DWP and/or GSIP cleanup criteria.

Concentrations of trichloroethylene (TCE) were identified in the soil samples above the

Part 201 Residential and Nonresidential DWP, GSIP, and/or SVII cleanup criteria.

Concentrations of mercury were identified in the soil samples above the Part 201

Residential and Nonresidential DWP and/or GSIP cleanup criteria.

Therefore, based on the soil and groundwater concentrations and the open LUST status,

the Property is considered a facility under Part 201 and a site under Part 213.

C. Summary of Eligible Activities and Description of Costs (Section 13 (2)(a),(b))

The “eligible activities” that are intended to be carried out at the Property are considered

“eligible activities” as defined by Section 2 of Act 381, because they include Pre-Approved

Activities, Department Specific Activities, Demolition, Asbestos Activities, Infrastructure

Improvements, Site Preparation and preparation and implementation of Brownfield Plan

and/or 381 Work Plan.

A summary of the eligible activities and the estimated cost of each eligible activity intended

to be paid for with Tax Increment Revenues from the Property are shown in the table

attached hereto as Attachment E. The eligible activities described in Attachment E are not

Exhibit A



4

exhaustive. Subject to the approval of DBRA staff in writing, additional eligible activities

may be carried out at the Property, without requiring an amendment to this Plan, so long

as such eligible activities are permitted by Act 381 and the performance of such eligible

activities does not exceed the total costs stated in Attachment E.

Unless otherwise agreed to in writing by the DBRA, all eligible activities shall commence

within eighteen (18) months after the date the governing body approves this Plan and be

completed within three (3) years after approval of the Michigan Strategic Fund (MSF) work

plan, if applicable, or three (3) years after execution of the Reimbursement Agreement (as

that term is defined below). Any long-term monitoring or operation and maintenance

activities or obligations that may be required will be performed in compliance with the

terms of this Plan and any documents prepared pursuant to this Plan.

The Developer desires to be reimbursed for the costs of eligible activities. Tax increment

revenue generated by the Property will be captured by the DBRA and used to reimburse

the cost of the eligible activities completed on the Property pursuant to the terms of a

Reimbursement Agreement to be executed by the DBRA and the Developer after approval

of this Plan (the “Reimbursement Agreement”), to the extent permitted by Act 381. In the

event this Plan contemplates the capture of tax increment revenue derived from “taxes

levied for school operating purposes” (as defined by Section 2(uu) of Act 381 and

hereinafter referred to as “School Taxes”), the Developer acknowledges and agrees that

DBRA’s obligation to reimburse the Developer for the cost of eligible activities with tax

increment revenue derived from Local Taxes, or Specific Taxes that are considered Local

Taxes, (as these capitalized terms are defined by Act 381) is contingent upon: (i) the

Developer receiving at least the initial applicable work plan approvals by the MSF and the

Department of Environment Great Lakes and Energy (EGLE), as may be required pursuant

to Act 381, or (ii) the Developer providing the DBRA with evidence, satisfactory to DBRA,

that the Developer has the financial means to complete the project without the capture of,

and subsequent reimbursement with, the contemplated School Taxes.

The costs listed in Attachment E are estimated costs and may increase or decrease

depending on the nature and extent of environmental contamination and other 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

of the DBRA from the Property shall be governed by the terms of the 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 Act 381. The Reimbursement Agreement and this Plan will dictate the

total cost of eligible activities subject to payment or reimbursement, provided that the total

cost of eligible activities subject to payment or reimbursement under the Reimbursement

Agreement shall not exceed the estimated costs set forth in Attachment E. As long as the

total costs are not exceeded, line item costs of eligible activities may be adjusted after the

date this Plan is approved by the governing body, to the extent the adjustments do not

violate the terms of the approved EGLE or MSF work plan.

Exhibit A



5

D. Estimate of Captured Taxable Value and Tax Increment Revenues (Section

13(2)(c)); Beginning Date of Capture of Tax Increment Revenues (Section (13)(2)(f);

Impact of Tax Increment Financing on Taxing Jurisdictions (Section 13(2)(g))

This Plan anticipates the capture of tax increment revenues to reimburse the Developer for

the costs of eligible activities under this Plan in accordance with the Reimbursement

Agreement. Subject to Section 13(b)(16) of Act 381, a table of estimated tax increment

revenues to be captured is attached to this Plan as Attachment F.

Tax increments are projected to be captured and applied to (i) reimbursement of eligible

activity costs and payment of DBRA administrative and operating expenses, (ii) make

deposits into the State Brownfield Redevelopment Fund, and (iii) make deposits into the

DBRA’s Local Brownfield Revolving Fund, as follows:

In no event shall the duration of this Plan exceed thirty-five (35) years following the date

of the governing body’s resolution approving this Plan, nor shall the duration of the tax

capture exceed the lesser of the period authorized under subsection (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 (5) years after the date of the governing body’s

resolution approving this Plan.

All School Taxes Totals

Reimbursement of

costs DBRA Admin. Costs State Redev. Fund

Local Brownfield

Revolving Fund

State Education Tax $1,097,668 379,938$ -$ 548,834$ 168,896$

School Operating $3,293,004 2,110,732$ -$ -$ 1,182,273$

Total $4,390,672 2,490,670$ -$ 548,834$ 1,351,169$

City Non-School Taxes

City Operating $3,451,422 1,797,083$ 680,388$ 973,951$

Library $801,047 417,089$ 157,913$ 226,046$

County Non-School Taxes

Wayne County Operating-Summer $977,078 508,744$ 192,614$ -$ 275,720$

Wayne County Operating-Winter $171,204 89,143$ 33,750$ -$ 48,312$

Wayne County Parks-Winter $42,537 22,148$ 8,385$ -$ 12,004$

Wayne County Jail-Winter $162,278 84,495$ 31,990$ -$ 45,793$

Huron Clinton Metropolitan Authority (HCMA) $38,586 20,091$ 7,607$ -$ 10,889$

Wayne County ISD (RESA) $627,876 326,922$ 123,775$ -$ 177,179$

Wayne County Special ISD/RESA $362,484 188,738$ 71,457$ -$ 102,289$ Wayne County Community College $587,369 305,831$ 115,790$ -$ 165,749$

Total Incremental Local Taxes Paid $7,221,883 3,760,283$ 1,423,669$ -$ 2,037,932$

Total Schools and Non-Schools Capturable

Millage $11,612,556 6,250,952$ 1,423,669$ 548,834$ 3,389,100$

Non-Capturable Taxes

City Debt $1,633,780

School Debt $2,359,904

DIA Tax $36,306

Zoo Tax $18,153

Total Debt Millages $4,048,144

Total Mills $15,660,700

Exhibit A



6

E. Plan of Financing (Section 13(2)(d)); Maximum Amount of Indebtedness (Section

13(2)(e))

The eligible activities are to be financed solely by the Developer. The DBRA will

reimburse the Developer for the cost of approved eligible activities, but only from tax

increment revenues generated from the Property. No advances have been or shall be made

by the City or the DBRA for the costs of eligible activities under this Plan.

All 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 are intended to authorize the DBRA to fund such reimbursements and does not

obligate the DBRA or the City to fund any reimbursement or to enter into the

Reimbursement Agreement providing for the reimbursement of any costs for which tax

increment revenues may be captured under this Plan, or which are permitted to be

reimbursed under this Plan. 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 this Plan, will be provided

solely under the Reimbursement Agreement contemplated by this Plan.

Unless otherwise agreed upon by the Developer, the DBRA, and the State of Michigan, the

DBRA shall not incur any note or bonded indebtedness to finance the purposes of this Plan.

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

Activities permitted under this Plan.

F. Duration of Plan (Section 13(2)(f))

Subject to Section 13b(16) of Act 381, the beginning date of capture of tax increment

revenues for each eligible property shall occur in accordance with the TIF table described

in Exhibit F. In no event, however, shall this Plan extend beyond the maximum term

allowed by Section 13(2)(f) of Act 381 for the duration of this Plan.

Furthermore, this Plan, or any subsequent amendment thereto, may be abolished or

terminated in accordance with Section 14(8) of Act 381 in the event of any of the following:

a. The governing body may abolish this Plan (or any subsequent amendment

thereto) when it finds that the purposes for which this Plan was established have been

accomplished.

b. The governing body may terminate this Plan (or any subsequent amendment

thereto) if the project for which eligible activities were identified in this Plan (or any

subsequent amendment thereto) fails to occur with respect to the eligible property for at

least two (2) years following the date of the governing body resolution approving this Plan

(or any subsequent amendment thereto), provided that the governing body first does both

of the following: (i) gives 30 days’ written notice to the Developer at its last known address

by certified mail or other method that documents proof of delivery attempted; and (ii)

provides the Developer with an opportunity to be heard at a public meeting.

Exhibit A



7

Notwithstanding anything in this subsection to the contrary, this Plan (or any subsequent

amendment thereto) shall not be abolished or terminated until the principal and interest on

bonds, if any, issued under Section 17 of Act 381 and all other obligations to which the tax

increment revenues are pledged have been paid or funds sufficient to make the payment

have been identified or segregated.

G. Effective Date of Inclusion in Brownfield Plan

The Property will become a part of this Plan on the date this Plan is approved by the

governing body.

H. Displacement/Relocation of Individuals on Eligible Property (Section 13(2)(i-l))

There are no persons or businesses residing on the eligible property and no occupied

residences will be acquired or cleared, therefore there will be no displacement or relocation

of persons or businesses under this Plan.

I. Local Brownfield Revolving Fund (“LBRF”) (Section 8; Section 13(2)(m))

The DBRA has established a Local Brownfield Revolving Fund (LBRF). The LBRF will

consist of all tax increment revenues authorized to be captured and deposited in the LBRF,

as specified in Section 13(5) of Act 381, under this Plan and any other plan of the DBRA.

It may also include funds appropriated or otherwise made available from public or private

sources.

The amount of tax increment revenue authorized for capture and deposit in the LBRF is

currently estimated at $3,389,100. All funds, if any, deposited in the LBRF shall be used

in accordance with Section 8 of Act 381.

J. Brownfield Redevelopment Fund (Section 8a; Section 13(2)(m))

The DBRA shall pay to the Department of Treasury at least once annually an amount equal

to fifty percent of the taxes levied under the state education tax, 1993 PA 331, MCL

211.901 to 211.906, that are captured under this Plan for up to the first twenty-five (25)

years of the duration of capture of tax increment revenues for each eligible property

included in this Plan. If the DBRA pays an amount equal to fifty percent of the taxes levied

under the state education tax, 1993 PA 331, MCL 211.901 to 211.906, on a parcel of

eligible property to the Department of Treasury under Section 13b(14) of Act 381, the

percentage of local taxes levied on that parcel and used to reimburse eligible activities for

the Project under this Plan shall not exceed the percentage of local taxes levied on that

parcel that would have been used to reimburse eligible activities for the Project under this

Plan if the fifty percent of the taxes levied under the state education tax, 1993 PA 331,

MCL 211.901 to 211.906, on that parcel were not paid to the Department of Treasury under

Section 13b(14) of Act 381.

K. Developer’s Obligations, Representations and Warrants

The Developer and its affiliates shall comply with all applicable laws, ordinances,

executive orders, or other regulations imposed by the City or any other properly constituted

governmental authority with respect to the Property and shall use the Property in

accordance with this Plan.

Exhibit A



8

The Developer, at its sole cost and expense, shall be solely responsible for and shall fully

comply with all applicable federal, state, and local relocation requirements in implementing

this Plan.

The Developer represents and warrants that a Phase I Environmental Site Assessment

(“ESA”), and if appropriate, a Phase II ESA, baseline environmental assessment, and due

care plan, pursuant to Part 201 of Michigan’s Natural Resources and Environmental

Protection Act (MCL 324.20101 et seq.), have been performed on the Property

(“Environmental Documents”). Attached hereto as Attachment G is the City of Detroit’s

Department of Buildings, Safety Engineering and Environmental acknowledgement of its

receipt of the Phase I ESA, and if appropriate, the Phase II ESA.

The Developer further represents and warrants that the Project does not and will not include

a City of Detroit Land Bank Authority, Wayne County Land Bank Authority or State of

Michigan Land Bank financing component.

Except as otherwise agreed to by the DBRA, any breach of a representation or warranty

contained in this Plan shall render the Plan invalid, subject to the Developer’s reasonable

opportunity to cure as described in the Reimbursement Agreement.

#3708938 v9

Exhibit A



III. ATTACHMENTS

Exhibit A



ATTACHMENT A

Site Map

Parcel Map

SEMCOG, Esri Canada, Esri, HERE, Garmin, INCREMENT P,USGS, EPA, USDA, AAFC, NRCan

September 4, 20180 0.04 0.080.02 mi

0 0.07 0.130.03 km

1:2,257

EMasserang

Polyline

EMasserang

Callout

1450 Franklin (facility)

EMasserang

Callout


EMasserang

Callout


Exhibit A



ATTACHMENT B

Legal Descriptions of Eligible Property to which the Plan Applies

Legal Description 1450 Franklin Street, Detroit, Wayne County, Michigan:

Parcel: 07000027

S FRANKLIN W 1/2 14 EXC S 30 FT PLAT OF GUOIN FARM L11 P596 DEEDS, W C R 7/3

27.16 X 101.96A


Parcel: 07000026

S FRANKLIN W 27.29 FT ON N LINE BG W 27.62 FT ON S LINE 24 EXC S 30 FT SUB OF

RIOPELLE FARM L15 P394-5 CITY RECORDS, WCR 7/2 13 E 1/2 14 EXC S 30 FT PLAT OF

GUOIN FARM L11 P596 DEEDS, W C R 7/3 108.77 IRREG


Parcel: 07000025

S FRANKLIN 22-23 E 22.79 FT ON N LINE BG E 22.46 FT ON S LINE 24 EXC S 30 FT OF

SAID LOTS SUB OF RIOPELLE FARM L15 P394-5 CITY RECORDS, W C R 7/2122.95 IRREG

Exhibit A



ATTACHMENT C

Project Description

Attachment C

Page 1

Stone Soap Development 1450, 1460, and 1490 Franklin Street

PROJECT DESCRIPTION

Development Team and Company Synopsis

Banyan Investments, LLC (Banyan) is the project developer (“Developer”) and proposed owner of the Property. Banyan is a local property development and management firm that restores, renovates and manages real estate in and around Detroit. The group focuses on single family homes, multi-units, and mixed-use buildings in target areas of the city. Banyan is guided by a simple philosophy that good ethics is good business and its success is founded on the belief that we will “do well by doing good.” Since inception, Banyan has grown a rich portfolio of properties in various parts of Greater Detroit, several of which are in historic districts of the city such as the Boston-Edison area, the Historic Indian Village and West Village. These properties speak of a bygone era and reflect Detroit's former grandeur. Banyan seeks to identify and acquire properties that enable the delivery of their mission and intends to ensure each property is carefully restored. Banyan is led by Chief Executive Officer (CEO) Aamir Farooqi, a Chartered Accountant (CPA) and a Member of the Institute of Chartered Accountants in England & Wales. Before starting Banyan Investments, Aamir spent 25 years with Cargill, Incorporated in the United States, South America, Europe and Asia. Cargill, Inc. (headquartered in Minneapolis, Minnesota) is one of the world's largest corporations involved in agriculture and global food and commodities. The development team has selected O’Brien Construction Company, Inc. as the General Contractor and VolumeOne Design Studio as the architect. Project Synopsis The Developer intends to complete a partial rehabilitation and redevelopment of the Property which is composed of three adjoining three and four-story buildings. Located in Detroit’s Rivertown neighborhood east of downtown, the three buildings have been vacant for approximately twenty years. Previous uses include a variety of residential, industrial, and retail purposes, most notably Stone Soap Company, Inc. from which the Development gained its name. The western building (1450 Franklin Street) was constructed between 1884 and 1897. The central building (1460 Franklin Street) totals 32,644 square feet and was constructed in approximately 1907. The eastern building (1490 Franklin Street) totals approximately 40,992 square feet and was constructed between 1927 and 1929.

Attachment C

Page 2

The project entails the demolition of the two eastern buildings (1460 and 1490 Franklin Street) and renovation and expansion of the third building (1450 Franklin Street). When completed, the multistory building will function as residential and commercial space, totaling approximately 132,000 square feet. The addition features a slopping, wedge-like roof, connecting the eight-story section to the original, four-story 1450 Franklin building. The Stone Soap Development will feature commercial spaces on the first and second floors of the existing building, which include a theater, wine bar, market, and office space. The total office, commercial, and theater space will occupy approximately 23,000 square feet. The theater space is anticipated to house Shakespeare in Detroit. Approximately 48 residential units are proposed to occupy floors 3 through 8, totaling approximately 58,000 square feet. The apartment units will be reserved as affordable units at 80% Area Median Income (AMI). In addition, floors one and two will be partially utilized as an internal parking structure to serve residents. Other residential facilities include a gym, pool, rooftop gardens, storage, and bike stations. The redesign of the Stone Soap Development strategically balances the juxtaposition of old and new. The original building’s remaining brick façade and large exterior windows will be restored and replaced to withhold historical accuracy. The contemporary L-shaped addition will be minimalistic and industrial, sporting a galvanized metal panel façade. Floor to ceiling windows will be installed to mimic the original architecture, creating a unifying and contemporary composition. Upon completion, this project will bring a vacant and underutilized property back to productive use, addressing the growing demand for residential and commercial space within Rivertown and will further catalyze economic development in the area.

Attachment C

Page 3

Project Investment Estimates

Capital Cost Total Cost

Acquisition Cost $ 725,000

Renovation/Rehabilitation $ 31,000,000

Soft Costs $ 6,675,000

Total Capital Costs $ 38,400,000 Additional Financing Incentives Associated with the Redevelopment Substantial investment is necessary to rehabilitate the existing building. In efforts to grow this project into a viable, long-term redevelopment, the Developer will also apply for secured a Michigan Community Revitalization Program (CRP) loan, Neighborhood Enterprise Zone (NEZ) tax abatements, and a Public Act 255 Commercial Redevelopment Act Tax Abatement for the project. Cost/Benefit Analysis The proposed project will help meet demand for commercial and housing stock in Detroit’s Rivertown neighborhood. The Stone Soap redevelopment is part of the city’s larger East Riverfront framework plan, designed to return the riverfront back to the citizens of Detroit. The development works under the East Riverfront area plan, transforming a former blighted, industrial Property into a contemporary multiuse building. Investment such as the Stone Soap Development will help create an integrated and vibrant waterfront for all Detroiters. The additional commercial and residential housing within the City will contribute to new income tax for Detroit as a result of the creation of private investment. The project will provide a retail and entertainment destination and increase the density of the Rivertown neighborhood to further catalyze economic development in the surrounding area. Local businesses in the area will benefit from an influx of new jobs into the area and an increase in spinoff consumer spending. On a short-term basis, approximately 200-250 construction jobs will be created during the estimated two-year construction period. On a long-term basis the proposed redevelopment associated with the project will create approximately 2 full time equivalent (FTE) jobs directly by the developer. It is estimated that future tenants will create an additional 10 FTE jobs. The development team will solicit bidders and garner opportunities to employ Detroit residents and Detroit-based businesses. The increase in tenant-based jobs within the building will increase City collected income tax at a 1.2% rate for non-residents and 2.4% rate for Detroiters. Over time, successful redevelopment will have a significant impact on the Rivertown neighborhood

Exhibit A



ATTACHMENT D

Supportive Letters

Exhibit A



ATTACHMENT E

Estimated Cost of Eligible Activities Table

Item/Activity Total Request MSF Act 381 Eligible

Activities

EGLE Act 381 Eligible

Activities

Pre-Approved Activities

Phase I ESAs $ 7,500 $ - $ 7,500

Phase II ESA/BEA/DDCC $ 20,000 $ - $ 20,000

Hazardous Materials Survey $ 15,000 $ - $ 15,000

Pre Approved Activities Sub-Total $ 42,500 $ - $ 42,500

Department Specific Activities

Vapor Barrier Mitigation $ 400,000 $ - $ 400,000

Soil transport, and disposal $ 110,000 $ - $ 110,000

UST Removal $ 70,000 $ - $ 70,000

Sampling, reporting, and oversight $ 60,000 $ - $ 60,000

Department Specific Activities Sub-Total $ 640,000 $ - $ 640,000

Demolition

Building/Site Demolition Activities $ 560,472 560,472 $ -

Sheeting and Shoring Related to Demolition $ 79,500 79,500 $ -

Removal of Abandoned Utilities $ 21,200 21,200 $ -

Backfill Related to Site Demolition Activities $ 151,580 151,580 $ -

Demolition Surveys $ 15,000 15,000 $ -

Demolition Sub-Total $ 827,752 $ 827,752 $ -

Asbestos, Mold, and Lead Activities

Asbestos Abatement $ 176,740 $ 176,740 $ -

Asbestos and Lead Activities Sub-Total $ 176,740 $ 176,740 $ -

Infrastructure Improvements

Multi-level Parking Structure $ 3,076,519 $ 3,076,519 $ -

Sidewalk Improvements $ 21,200 $ 21,200

Curbs and Gutters $ 8,077 $ 8,077 $ -

Stormsewer Repairs/Installations $ 106,000 $ 106,000 $ -

Landscaping $ 31,800 $ 31,800

Infrastructure Sub-Total $ 3,243,596 $ 3,243,596 $ -

Site Preparation

Temporary Construction Access/Roads $ 16,295 $ 16,295 $ -

Temporary Traffic Control $ 19,080 $ 19,080 $ -

Temporary Site Control (fencing, gates, signage and/or lighting) $ 37,100 $ 37,100 $ -

Temporary Facility $ 100,700 $ 100,700

Temporary Sheeting and Shoring $ 53,000 $ 53,000 $ -

Relocation of Active Utilities (Electric, Gas, Water, Sewer) $ 31,800 $ 31,800

Geotechnical Engineering Including Investigating Existing Subsurface Conditions, Soil Sampling, Assessing Risks Posed by Site Conditions, Designing Earthworks and Structure Foundations

$ 7,950 $ 7,950 $ -

Excavation for Unstable Material (urban/historic fill) and relatedbackfill

$ 151,898 $ 151,898 $ -

Site Preparation Sub-Total $ 417,823 $ 417,823 $ -

Preparation of Brownfield Plan and Act 381 Workplan

Brownfield Plan/381 Work Plan $ 30,000 $ 15,000 $ 15,000

Brownfield Plan Implementation $ 30,000 $ 15,000 $ 15,000

Brownfield Plan and Act 381 Workplan Sub-Total $ 60,000 $ 30,000 $ 30,000

Eligible Activities Sub-Total $ 5,408,411 $ 4,695,911 $ 712,500

15% Contingency* $ 795,887 $ 699,887 $ 96,000

Interest $ 182,615 $ - $ -

Developer Eligible Reimbursement Total $ 6,386,913 $ 5,395,798 $ 808,500

TIF Capture for Local Brownfield Revolving Fund (LBRF) 3,389,100$ -$ -$

Administrative Fee 1,423,669$ -$ -$

State Brownfield Fund 548,834$ -$ -$

Total 11,748,516$ 5,395,798$ 808,500$

*15% Contingency excludes preparation of Brownfield Plan/381 Work Plan and Pre-Approved Activities

Table 1: Eligible Activities Cost Estimates

Exhibit A



ATTACHMENT F

TIF Tables

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B C D E F G H I J K L M N O P Q R S T U V W X Y

Stone Soap Brownfield PlanEstimated Tax Increment Revenue - BuildingRev. 09/04/19 Last yr PA 255 NEZ phase out NEZ phase out Last yr NEZ

Year 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036Brownfield

Plan Capture

Year 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17

NEZ Year* 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15

Assumed annual increase in TV 2% PA 255 Year 1 2 3 4 5 6 7 8 9 10 11 12

Condo sales: 2021 (34 approx.) 18,259,627$ NEZ to be split into 2 certficates and terms

Condo sales: 2022 (14) 7,825,554$

Units

Initial Taxable Value $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

Real Property Taxable Value - New Condominiums 34 35% of sale price $0 $5,173,561 $7,494,273 $7,644,158 $7,797,041 $7,952,982 $8,112,042 $8,274,282 $8,439,768 $8,608,563 $8,780,735 $8,956,349 $9,135,476 $9,318,186 $9,504,550 $9,694,641

Real Property Taxable Value-Parking (ASSUMED included in condo assesssment) 51 0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

Real Property Taxable Value -Rehab. Condominiums 8 35% of sale price $0 $100,000 $100,000 $1,217,308 $1,241,655 $1,266,488 $1,291,817 $1,317,654 $1,344,007 $1,370,887 $1,398,305 $1,426,271 $1,454,796 $1,483,892 $1,513,570 $1,543,841 $1,574,718 $1,606,213

Real Property Taxable Value - Rental Apartments (ASSUMED $50,000/UNIT TV) 6 300,000 $0 $300,000 $306,000 $312,120 $318,362 $324,730 $331,224 $337,849 $344,606 $351,498 $358,528 $365,698 $373,012 $380,473 $388,082 $395,844

Real Property Taxable Value-Retail/Commercial (ASSUMED $27.45/FT AVG. TV) 16,495 452,788 $0 $452,788 $461,844 $471,080 $480,502 $490,112 $499,914 $509,913 $520,111 $530,513 $541,123 $551,946 $562,985 $574,244 $585,729 $597,444

Real Property Taxable Value-Theatre 4093 0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

Real Property Taxable Value:Land (.681 acres; $45/foot TCV; $22.50/foot TV) $0 $0 $652,126 $665,168 $678,471 $692,041 $705,882 $719,999 $734,399 $749,087 $764,069 $779,350 $794,937 $810,836 $827,053 $843,594 $860,466 $877,675 $895,229

Total Real Property Taxable Value $0 $0 $752,126 $765,168 $7,822,129 $10,195,812 $10,399,728 $10,607,722 $10,819,877 $11,036,274 $11,257,000 $11,482,140 $11,711,783 $11,946,018 $12,184,939 $12,428,637 $12,677,210 $12,930,754 $13,189,369

Captured Taxable Value 0 $0 $0 $752,126 $765,168 $7,822,129 $10,195,812 $10,399,728 $10,607,722 $10,819,877 $11,036,274 $11,257,000 $11,482,140 $11,711,783 $11,946,018 $12,184,939 $12,428,637 $12,677,210 $12,930,754 $13,189,369

FOR SALE CONDOMINIUMS (34

NEW) and 51 PARKING SPACES

Real Property Taxable Value - New Condominiums 34 0 $0 $0 $0 $5,173,561 $7,494,273 $7,644,158 $7,797,041 $7,952,982 $8,112,042 $8,274,282 $8,439,768 $8,608,563 $8,780,735 $8,956,349 $9,135,476 $9,318,186 $9,504,550 $9,694,641

Real Property Taxable Value-Parking (ASSUMED included in condo assesssment) 51 0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

Total Real Property Taxable Value New and Parking $0 $0 $5,173,561 $7,494,273 $7,644,158 $7,797,041 $7,952,982 $8,112,042 $8,274,282 $8,439,768 $8,608,563 $8,780,735 $8,956,349 $9,135,476 $9,318,186 $9,504,550 $9,694,641

NEZ - 15 Year abatement on Local and School Property Taxes

All School Taxes (on Captured Taxable Value) Full Millages

Ad Valorem

Captured by

DBRA (non-

DDA)

NEZ Adjusted

Rates

NEZ Captured

by DBRA (non-

DDA)

School Operating 18.0000 18.0000 5.4397 5.4397 $0 $0 $28,143 $40,766 $41,582 $42,413 $43,262 $44,127 $45,010 $45,910 $46,828 $47,764 $48,720 $49,694 $167,727 $171,082 $174,504

State Education Tax 6.0000 6.0000 1.8132 1.8132 $0 $0 $9,381 $13,589 $13,861 $14,138 $14,421 $14,709 $15,003 $15,303 $15,609 $15,921 $16,240 $16,565 $55,909 $57,027 $58,168

Schools Incremental Taxes Total 24.0000 24.0000 7.2529 7.2529 $0 $0 $37,523 $54,355 $55,442 $56,551 $57,682 $58,836 $60,013 $61,213 $62,437 $63,686 $64,960 $66,259 $223,636 $228,109 $232,671


City Operating 19.9520 19.9520 6.0296 6.0296 $0 $0 $31,194 $45,187 $46,091 $47,013 $47,953 $48,912 $49,891 $50,888 $51,906 $52,944 $54,003 $55,083 $116,198 $142,226 $169,249

Library 4.6307 4.6307 1.3994 1.3994 $0 $0 $7,240 $10,488 $10,697 $10,911 $11,130 $11,352 $11,579 $11,811 $12,047 $12,288 $12,534 $12,784 $26,969 $33,010 $39,281


Wayne County Operating-Summer 5.6483 5.6483 1.7069 1.7069 $0 $0 $8,831 $12,792 $13,048 $13,309 $13,575 $13,847 $14,124 $14,406 $14,694 $14,988 $15,288 $15,594 $32,895 $40,263 $47,913

Wayne County Operating-Winter 0.9897 0.9897 0.2991 0.2991 $0 $0 $1,547 $2,241 $2,286 $2,332 $2,379 $2,426 $2,475 $2,524 $2,575 $2,626 $2,679 $2,732 $5,764 $7,055 $8,395

Wayne County Parks-Winter 0.2459 0.2459 0.0743 0.0743 $0 $0 $384 $557 $568 $579 $591 $603 $615 $627 $640 $653 $666 $679 $1,432 $1,753 $2,086

Wayne County Jail-Winter 0.9381 0.9381 0.2835 0.2835 $0 $0 $1,467 $2,125 $2,167 $2,210 $2,255 $2,300 $2,346 $2,393 $2,441 $2,489 $2,539 $2,590 $5,463 $6,687 $7,958

Huron Clinton Metropolitan Authority (HCMA) 0.2129 0.2129 0.0643 0.0643 $0 $0 $333 $482 $492 $502 $512 $522 $532 $543 $554 $565 $576 $588 $1,984 $2,024 $2,064

Wayne County ISD (RESA) 3.4643 3.4643 1.0469 1.0469 $0 $0 $5,416 $7,846 $8,003 $8,163 $8,326 $8,493 $8,663 $8,836 $9,013 $9,193 $9,377 $9,564 $32,281 $32,927 $33,585

Wayne County Special RESA ENH 2.0000 2.0000 0.6044 0.6044 $0 $0 $3,127 $4,530 $4,620 $4,713 $4,807 $4,903 $5,001 $5,101 $5,203 $5,307 $5,413 $5,522 $18,636 $19,009 $19,389

Wayne County Community College 3.2408 3.2408 0.9794 0.9794 $0 $0 $5,067 $7,340 $7,487 $7,636 $7,789 $7,945 $8,104 $8,266 $8,431 $8,600 $8,772 $8,947 $30,198 $30,802 $31,418

Total Incremental Local Taxes Paid 41.3227 41.3227 12.4879 12.4879 $0 $0 $64,607 $93,588 $95,460 $97,369 $99,316 $101,303 $103,329 $105,395 $107,503 $109,653 $111,846 $114,083 $271,820 $315,756 $361,340

Total Schools and Non-Schools Capturable Millage 65.3227 65.32270 19.74083 19.74083 $0 $0 $102,130 $147,943 $150,902 $153,920 $156,998 $160,138 $163,341 $166,608 $169,940 $173,339 $176,806 $180,342 $495,457 $543,865 $594,011


City Debt 9.0000 0 2.7198 $0 $0 $14,071 $20,383 $20,791 $21,207 $21,631 $22,063 $22,505 $22,955 $23,414 $23,882 $24,360 $24,847 $83,864 $85,541 $87,252

School Debt 13.0000 0 3.9287 $0 $0 $20,325 $29,442 $30,031 $30,632 $31,245 $31,869 $32,507 $33,157 $33,820 $34,497 $35,186 $35,890 $121,136 $123,559 $126,030

DIA Tax 0.2000 0 0.0604 $0 $0 $313 $453 $462 $471 $481 $490 $500 $510 $520 $531 $541 $552 $1,864 $1,901 $1,939

Zoo Tax 0.1000 0 0.0302 $0 $0 $156 $226 $231 $236 $240 $245 $250 $255 $260 $265 $271 $276 $932 $950 $969

Total Noncapturable Debt Millages 22.3000 0 6.7392 0.0000 $0 $0 $34,865 $50,505 $51,515 $52,546 $53,596 $54,668 $55,762 $56,877 $58,015 $59,175 $60,358 $61,565 $207,796 $211,951 $216,190

Total Mills 87.6227 65.3227 26.4800 19.7408 $0 $0 $139,654 $202,299 $206,344 $210,471 $214,681 $218,974 $223,354 $227,821 $232,377 $237,025 $241,765 $246,601 $719,093 $771,974 $826,682

Captured NEZ Specific Tax* 26.4800 26.4800 19.7408 $0 $0 $102,130 $147,943 $150,902 $153,920 $156,998 $160,138 $163,341 $166,608 $169,940 $173,339 $176,806 $180,342 $495,457 $543,865 $594,011

NEZ Specific Tax Capture - schools $0 $0 $37,523 $54,355 $55,442 $56,551 $57,682 $58,836 $60,013 $61,213 $62,437 $63,686 $64,960 $66,259 $223,636 $228,109 $232,671

NEZ Specific Tax Capture - non-schools $0 $0 $64,607 $93,588 $95,460 $97,369 $99,316 $101,303 $103,329 $105,395 $107,503 $109,653 $111,846 $114,083 $271,820 $315,756 $361,340

FOR SALE CONDOMINIUMS (8 REHAB)


Real Property Taxable Value -Rehab. Condominiums 8 0 $0 $100,000 $100,000 $1,217,308 $1,241,655 $1,266,488 $1,291,817 $1,317,654 $1,344,007 $1,370,887 $1,398,305 $1,426,271 $1,454,796 $1,483,892 $1,513,570 $1,543,841 $1,574,718 $1,606,213

NEZ Base Taxable Values-Rehab. Condominiums $0 $0 $100,000 $100,000 $100,000 $100,000 $100,000 $100,000 $100,000 $100,000 $100,000 $100,000 $100,000 $100,000 $100,000 $100,000 $100,000 $100,000


Ad Valorem

Captured by

DBRA (non-

DDA)

NEZ Rehab

Rates

(Rehab.)

NEZ (Rehab)

Captured by

DBRA (non-

DDA)

School Operating 18.0000 18.0000 18.0000 18.0000 $1,800 $1,800 $1,800 $1,800 $1,800 $1,800 $1,800 $1,800 $1,800 $1,800 $1,800 $1,800 $1,800 $27,244 $27,789 $28,345 $28,912 31492598.5

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B

Stone Soap Brownfield PlanEstimated Tax Increment Revenue - BuildingRev. 09/04/19

Assumed annual increase in TV

Condo sales: 2021 (34 approx.)

Condo sales: 2022 (14)

Initial Taxable Value

Real Property Taxable Value - New Condominiums

Real Property Taxable Value-Parking (ASSUMED included in condo assesssment)

Real Property Taxable Value -Rehab. Condominiums

Real Property Taxable Value - Rental Apartments (ASSUMED $50,000/UNIT TV)

Real Property Taxable Value-Retail/Commercial (ASSUMED $27.45/FT AVG. TV)

Real Property Taxable Value-Theatre

Real Property Taxable Value:Land (.681 acres; $45/foot TCV; $22.50/foot TV)

Total Real Property Taxable Value

Captured Taxable Value

FOR SALE CONDOMINIUMS (34

NEW) and 51 PARKING SPACES

Real Property Taxable Value - New Condominiums

Real Property Taxable Value-Parking (ASSUMED included in condo assesssment)

Total Real Property Taxable Value New and Parking


All School Taxes (on Captured Taxable Value)

School Operating

State Education Tax

Schools Incremental Taxes Total


City Operating

Library


Wayne County Operating-Summer

Wayne County Operating-Winter

Wayne County Parks-Winter

Wayne County Jail-Winter

Huron Clinton Metropolitan Authority (HCMA)

Wayne County ISD (RESA)

Wayne County Special RESA ENH

Wayne County Community College

Total Incremental Local Taxes Paid

Total Schools and Non-Schools Capturable Millage


City Debt

School Debt

DIA Tax

Zoo Tax

Total Noncapturable Debt Millages

Total Mills

Captured NEZ Specific Tax*

NEZ Specific Tax Capture - schools

NEZ Specific Tax Capture - non-schools

FOR SALE CONDOMINIUMS (8 REHAB)


Real Property Taxable Value -Rehab. Condominiums

NEZ Base Taxable Values-Rehab. Condominiums


School Operating

Z AA AB AC AD AE AF AG

2037 2038 2039 2040 2041 2042 2043 Totals

18 19 20 21 22 23 24

$0 $0 $0 $0 $0 $0 $0

$9,888,533 $10,086,304 $10,288,030 $10,493,791 $10,703,667 $10,917,740 $11,136,095

$0 $0 $0 $0 $0 $0 $0

$1,638,337 $1,671,104 $1,704,526 $1,738,616 $1,773,389 $1,808,856 $1,845,033

$403,761 $411,836 $420,072 $428,474 $437,043 $445,784 $454,700

$609,393 $621,581 $634,012 $646,692 $659,626 $672,819 $686,275

$0 $0 $0 $0 $0 $0 $0

$913,133 $931,396 $950,024 $969,024 $988,405 $1,008,173 $1,028,336

$13,453,157 $13,722,220 $13,996,664 $14,276,598 $14,562,130 $14,853,372 $15,150,440

$13,453,157 $13,722,220 $13,996,664 $14,276,598 $14,562,130 $14,853,372 $15,150,440

$9,888,533 $10,086,304 $10,288,030 $10,493,791 $10,703,667 $10,917,740 $11,136,095

$0 $0 $0 $0 $0 $0 $0

$9,888,533 $10,086,304 $10,288,030 $10,493,791 $10,703,667 $10,917,740 $11,136,095

$177,994 $181,553 $185,185 $188,888 $192,666 $196,519 $200,450 $2,360,786

$59,331 $60,518 $61,728 $62,963 $64,222 $65,506 $66,817 $786,929

$237,325 $242,071 $246,913 $251,851 $256,888 $262,026 $267,266 $3,147,715

$197,296 $201,242 $205,267 $209,372 $213,560 $217,831 $222,187 $2,475,494

$45,791 $46,707 $47,641 $48,594 $49,565 $50,557 $51,568 $574,542

$0

$55,853 $56,970 $58,110 $59,272 $60,458 $61,667 $62,900 $700,799

$9,787 $9,982 $10,182 $10,386 $10,593 $10,805 $11,021 $122,795

$2,432 $2,480 $2,530 $2,580 $2,632 $2,685 $2,738 $30,509

$9,276 $9,462 $9,651 $9,844 $10,041 $10,242 $10,447 $116,392

$2,105 $2,147 $2,190 $2,234 $2,279 $2,324 $2,371 $27,923

$34,257 $34,942 $35,641 $36,354 $37,081 $37,822 $38,579 $454,360

$19,777 $20,173 $20,576 $20,988 $21,407 $21,835 $22,272 $262,310

$32,047 $32,688 $33,341 $34,008 $34,688 $35,382 $36,090 $425,046

$408,621 $416,793 $425,129 $433,632 $442,304 $451,150 $460,174 $5,190,170

$645,946 $658,865 $672,042 $685,483 $699,192 $713,176 $727,440 $8,337,885

$88,997 $90,777 $92,592 $94,444 $96,333 $98,260 $100,225 $1,180,393

$128,551 $131,122 $133,744 $136,419 $139,148 $141,931 $144,769 $1,705,012

$1,978 $2,017 $2,058 $2,099 $2,141 $2,184 $2,227 $26,231

$989 $1,009 $1,029 $1,049 $1,070 $1,092 $1,114 $13,115

$220,514 $224,925 $229,423 $234,012 $238,692 $243,466 $248,335 $2,924,752

$883,271 $900,936 $918,955 $937,334 $956,080 $975,202 $994,706 $11,485,600

$3,535,742

$1,383,375

$2,152,367

$1,638,337 $1,671,104 $1,704,526 $1,738,616 $1,773,389 $1,808,856 $1,845,033

$29,490 $30,080 $30,681 $31,295 $31,921 $32,559 $33,211 $354,928 31492598.5

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Year 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036Brownfield

Plan Capture

Year 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17

NEZ Year* 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15


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64

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State Education Tax 6.0000 6.0000 6.0000 6.0000 $600 $600 $600 $600 $600 $600 $600 $600 $600 $600 $600 $600 $600 $9,081 $9,263 $9,448 $9,637

Schools Incremental Taxes Total 24.0000 24.0000 24.0000 24.0000 $2,400 $2,400 $2,400 $2,400 $2,400 $2,400 $2,400 $2,400 $2,400 $2,400 $2,400 $2,400 $2,400 $36,326 $37,052 $37,793 $38,549


City Operating 19.9520 19.9520 19.9520 19.9520 $1,995 $1,995 $1,995 $1,995 $1,995 $1,995 $1,995 $1,995 $1,995 $1,995 $1,995 $1,995 $1,995 $1,995 $19,252 $23,564 $28,041

Library 4.6307 4.6307 4.6307 4.6307 $463 $463 $463 $463 $463 $463 $463 $463 $463 $463 $463 $463 $463 $463 $4,468 $5,469 $6,508


Wayne County Operating-Summer 5.6483 5.6483 5.6483 5.6483 $565 $565 $565 $565 $565 $565 $565 $565 $565 $565 $565 $565 $565 $565 $5,450 $6,671 $7,938

Wayne County Operating-Winter 0.9897 0.9897 0.9897 0.9897 $99 $99 $99 $99 $99 $99 $99 $99 $99 $99 $99 $99 $99 $99 $955 $1,169 $1,391

Wayne County Parks-Winter 0.2459 0.2459 0.2459 0.2459 $25 $25 $25 $25 $25 $25 $25 $25 $25 $25 $25 $25 $25 $25 $237 $290 $346

Wayne County Jail-Winter 0.9381 0.9381 0.9381 0.9381 $94 $94 $94 $94 $94 $94 $94 $94 $94 $94 $94 $94 $94 $94 $905 $1,108 $1,318

Huron Clinton Metropolitan Authority (HCMA) 0.2129 0.2129 0.2129 0.2129 $21 $21 $21 $21 $21 $21 $21 $21 $21 $21 $21 $21 $21 $21 $329 $335 $342

Wayne County ISD (RESA) 3.4643 3.4643 3.4643 3.4643 $346 $346 $346 $346 $346 $346 $346 $346 $346 $346 $346 $346 $346 $346 $5,348 $5,455 $5,564

Wayne County Special RESA ENH 2.0000 2.0000 2.0000 2.0000 $200 $200 $200 $200 $200 $200 $200 $200 $200 $200 $200 $200 $200 $200 $3,088 $3,149 $3,212

Wayne County Community College 3.2408 3.2408 3.2408 3.2408 $324 $324 $324 $324 $324 $324 $324 $324 $324 $324 $324 $324 $324 $324 $5,003 $5,103 $5,205

Total Incremental Local Taxes Paid 41.3227 41.3227 41.3227 41.3227 $4,132 $4,132 $4,132 $4,132 $4,132 $4,132 $4,132 $4,132 $4,132 $4,132 $4,132 $4,132 $4,132 $4,132 $45,035 $52,315 $59,867

Total Schools and Non-Schools Capturable Millage 65.3227 65.32270 65.32270 65.32270 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $40,458 $82,087 $90,108 $98,416


City Debt 9.0000 0 9.0000 0.0000 $900 $900 $900 $900 $900 $900 $900 $900 $900 $900 $900 $900 $900 $900 $13,895 $14,172 $14,456

School Debt 13.0000 0 13.0000 0.0000 $1,300 $1,300 $1,300 $1,300 $1,300 $1,300 $1,300 $1,300 $1,300 $1,300 $1,300 $1,300 $1,300 $1,300 $20,070 $20,471 $20,881

DIA Tax 0.2000 0 0.2000 0.0000 $20 $20 $20 $20 $20 $20 $20 $20 $20 $20 $20 $20 $20 $20 $309 $315 $321

Zoo Tax 0.1000 0 0.1000 0.0000 $10 $10 $10 $10 $10 $10 $10 $10 $10 $10 $10 $10 $10 $10 $154 $157 $161

Total Debt Millages 22.3000 0 22.3000 0.0000 $2,230 $2,230 $2,230 $2,230 $2,230 $2,230 $2,230 $2,230 $2,230 $2,230 $2,230 $2,230 $2,230 $2,230 $34,428 $35,116 $35,819

Total Mills 87.6227 65.3227 87.6227 65.3227 $8,762 $8,762 $8,762 $8,762 $8,762 $8,762 $8,762 $8,762 $8,762 $8,762 $8,762 $8,762 $8,762 $42,688 $116,515 $125,224 $134,235

Captured NEZ Specific Tax* 17.2800 17.2800 65.3227 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $98,870 $100,848 $102,865 $104,922

NEZ Specific Tax Capture - schools $2,400 $2,400 $2,400 $2,400 $2,400 $2,400 $2,400 $2,400 $2,400 $2,400 $2,400 $2,400 $2,400 $36,326 $37,052 $37,793 $38,549

NEZ Specific Tax Capture - non-schools $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $6,532 $40,458 $82,087 $90,108 $98,416

RENTAL APARTMENTS (6)


Real Property Taxable Value - Rental Apartments (ASSUMED $50,000/UNIT TV) 6 300,000 $0 $300,000 $306,000 $312,120 $318,362 $324,730 $331,224 $337,849 $344,606 $351,498 $358,528 $365,698 $373,012 $380,473 $388,082 $395,844


Ad Valorem

Captured by

DBRA (non-

DDA)

NEZ Adjusted

Rates

(NonPR)

NEZ (NonPR)

Captured by

DBRA (non-

DDA)

School Operating 18.0000 18.0000 5.4397 5.4397 $0 $0 $1,632 $1,665 $1,698 $1,732 $1,766 $1,802 $1,838 $1,875 $1,912 $1,950 $1,989 $2,029 $6,849 $6,985 $7,125

State Education Tax 6.0000 6.0000 1.8132 1.8132 $0 $0 $544 $555 $566 $577 $589 $601 $613 $625 $637 $650 $663 $676 $2,283 $2,328 $2,375

Schools Incremental Taxes Total 24.0000 24.0000 7.2529 7.2529 $0 $0 $2,176 $2,219 $2,264 $2,309 $2,355 $2,402 $2,450 $2,499 $2,549 $2,600 $2,652 $2,705 $9,131 $9,314 $9,500


City Operating 19.9520 19.9520 6.0296 6.0296 $0 $0 $1,809 $1,845 $1,882 $1,920 $1,958 $1,997 $2,037 $2,078 $2,119 $2,162 $2,205 $2,249 $4,744 $5,807 $6,911

Library 4.6307 4.6307 1.3994 1.3994 $0 $0 $420 $428 $437 $446 $454 $464 $473 $482 $492 $502 $512 $522 $1,101 $1,348 $1,604

County Non-School Taxes $300 $306 $312 $318 $325 $331 $338 $345 $351 $359 $366 $373

Wayne County Operating-Summer 5.6483 5.6483 1.7069 1.7069 $0 $0 $512 $522 $533 $543 $554 $565 $577 $588 $600 $612 $624 $637 $1,343 $1,644 $1,956

Wayne County Operating-Winter 0.9897 0.9897 0.2991 0.2991 $0 $0 $90 $92 $93 $95 $97 $99 $101 $103 $105 $107 $109 $112 $235 $288 $343


Wayne County Jail-Winter 0.9381 0.9381 0.2835 0.2835 $0 $0 $85 $87 $88 $90 $92 $94 $96 $98 $100 $102 $104 $106 $223 $273 $325


Wayne County ISD (RESA) 3.4643 3.4643 1.0469 1.0469 $0 $0 $314 $320 $327 $333 $340 $347 $354 $361 $368 $375 $383 $391 $824 $1,008 $1,200

Wayne County Special RESA ENH 2.0000 2.0000 0.6044 0.6044 $0 $0 $181 $185 $189 $192 $196 $200 $204 $208 $212 $217 $221 $225 $476 $582 $693

Wayne County Community College 3.2408 3.2408 0.9794 0.9794 $0 $0 $294 $300 $306 $312 $318 $324 $331 $338 $344 $351 $358 $365 $771 $943 $1,122

Total Incremental Local Taxes Paid 41.3227 41.3227 12.4879 12.4879 $0 $0 $4,046 $4,127 $4,210 $4,294 $4,380 $4,468 $4,557 $4,648 $4,741 $4,836 $4,933 $5,031 $9,826 $12,027 $14,313

Total Schools and Non-Schools Capturable Millage 65.3227 65.32270 19.74083 19.74083 $0 $0 $6,222 $6,347 $6,474 $6,603 $6,735 $6,870 $7,007 $7,147 $7,290 $7,436 $7,585 $7,737 $18,958 $21,341 $23,813


City Debt 9.0000 0 2.7198 0.0000 $0 $0 $816 $832 $849 $866 $883 $901 $919 $937 $956 $975 $995 $1,015 $3,424 $3,493 $3,563

School Debt 13.0000 0 3.9287 0.0000 $0 $0 $1,179 $1,202 $1,226 $1,251 $1,276 $1,301 $1,327 $1,354 $1,381 $1,409 $1,437 $1,465 $4,946 $5,045 $5,146

DIA Tax 0.2000 0 0.0604 0.0000 $0 $0 $18 $18 $19 $19 $20 $20 $20 $21 $21 $22 $22 $23 $76 $78 $79

Zoo Tax 0.1000 0 0.0302 0.0000 $0 $0 $9 $9 $9 $10 $10 $10 $10 $10 $11 $11 $11 $11 $38 $39 $40

Total Debt Millages 22.3000 0 6.7392 0.0000 $0 $0 $2,022 $2,062 $2,103 $2,145 $2,188 $2,232 $2,277 $2,322 $2,369 $2,416 $2,465 $2,514 $8,485 $8,654 $8,827

Total Mills 87.6227 65.3227 26.4800 19.7408 $0 $0 $8,244 $8,409 $8,577 $8,749 $8,924 $9,102 $9,284 $9,470 $9,659 $9,852 $10,049 $10,250 $27,442 $29,996 $32,640

NEZ Specific Tax* 0.0000 0.0000 19.7408 $0 $0 $6,222 $6,347 $6,474 $6,603 $6,735 $6,870 $7,007 $7,147 $7,290 $7,436 $7,585 $7,737 $18,958 $21,341 $23,813

NEZ Specific Tax Capture - schools $0 $0 $2,176 $2,219 $2,264 $2,309 $2,355 $2,402 $2,450 $2,499 $2,549 $2,600 $2,652 $2,705 $9,131 $9,314 $9,500

NEZ Specific Tax Capture - non-schools $0 $0 $4,046 $4,127 $4,210 $4,294 $4,380 $4,468 $4,557 $4,648 $4,741 $4,836 $4,933 $5,031 $9,826 $12,027 $14,313Note: rental apartment taxes without

abatement $0 $0 $0 $26,287 $26,813 $27,349 $27,896 $28,454 $29,023 $29,603 $30,195 $30,799 $31,415 $32,043 $32,684 $33,338 $34,005 $34,685

Note: tax savings from rental apt. NEZ $0 $0 $0 $20,065 $20,466 $20,875 $21,293 $21,719 $22,153 $22,596 $23,048 $23,509 $23,979 $24,459 $24,948 $14,380 $12,663 $10,872

RETAILPA255 - 12 Year abatement of All Increase in Property Taxes on Retail

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State Education Tax



City Operating

Library













City Debt

School Debt

DIA Tax

Zoo Tax

Total Debt Millages

Total Mills

Captured NEZ Specific Tax*


NEZ Specific Tax Capture - non-schools

RENTAL APARTMENTS (6)


Real Property Taxable Value - Rental Apartments (ASSUMED $50,000/UNIT TV)


School Operating

State Education Tax



City Operating

Library













City Debt

School Debt

DIA Tax

Zoo Tax

Total Debt Millages

Total Mills

NEZ Specific Tax*


NEZ Specific Tax Capture - non-schoolsNote: rental apartment taxes without

abatement

Note: tax savings from rental apt. NEZ

RETAILPA255 - 12 Year abatement of All Increase in Property Taxes on Retail


2037 2038 2039 2040 2041 2042 2043 Totals

18 19 20 21 22 23 24

$9,830 $10,027 $10,227 $10,432 $10,640 $10,853 $11,070 $118,309

$39,320 $40,106 $40,909 $41,727 $42,561 $43,413 $44,281 $473,237

$32,688 $33,342 $34,009 $34,689 $35,383 $36,090 $36,812 $341,802

$7,587 $7,738 $7,893 $8,051 $8,212 $8,376 $8,544 $79,330

$9,254 $9,439 $9,628 $9,820 $10,017 $10,217 $10,421 $96,762

$1,621 $1,654 $1,687 $1,721 $1,755 $1,790 $1,826 $16,955

$403 $411 $419 $428 $436 $445 $454 $4,213

$1,537 $1,568 $1,599 $1,631 $1,664 $1,697 $1,731 $16,071

$349 $356 $363 $370 $378 $385 $393 $3,897

$5,676 $5,789 $5,905 $6,023 $6,144 $6,266 $6,392 $63,413

$3,277 $3,342 $3,409 $3,477 $3,547 $3,618 $3,690 $36,609

$5,310 $5,416 $5,524 $5,635 $5,747 $5,862 $5,979 $59,322

$67,701 $69,055 $70,436 $71,844 $73,281 $74,747 $76,242 $297,241

$107,021 $109,161 $111,344 $113,571 $115,843 $118,159 $120,523 $770,478

$14,745 $15,040 $15,341 $15,648 $15,960 $16,280 $16,605 $164,742

$21,298 $21,724 $22,159 $22,602 $23,054 $23,515 $23,985 $237,960

$328 $334 $341 $348 $355 $362 $369 $3,661

$164 $167 $170 $174 $177 $181 $185 $1,830

$36,535 $37,266 $38,011 $38,771 $39,547 $40,337 $41,144 $408,193

$143,556 $146,427 $149,355 $152,342 $155,389 $158,497 $161,667 $1,178,671

$492,425

$180,920

$395,989

$403,761 $411,836 $420,072 $428,474 $437,043 $445,784 $454,700

$7,268 $7,413 $7,561 $7,713 $7,867 $8,024 $8,185 $96,876

$2,423 $2,471 $2,520 $2,571 $2,622 $2,675 $2,728 $32,292

$9,690 $9,884 $10,082 $10,283 $10,489 $10,699 $10,913 $129,169

$8,056 $8,217 $8,381 $8,549 $8,720 $8,894 $9,072 $101,613

$1,870 $1,907 $1,945 $1,984 $2,024 $2,064 $2,106 $23,583

$4,024

$2,281 $2,326 $2,373 $2,420 $2,469 $2,518 $2,568 $28,766

$400 $408 $416 $424 $433 $441 $450 $5,040

$99 $101 $103 $105 $107 $110 $112 $1,252

$379 $386 $394 $402 $410 $418 $427 $4,778

$86 $88 $89 $91 $93 $95 $97 $1,084

$1,399 $1,427 $1,455 $1,484 $1,514 $1,544 $1,575 $17,643

$808 $824 $840 $857 $874 $892 $909 $10,186

$1,309 $1,335 $1,361 $1,389 $1,416 $1,445 $1,474 $16,505

$16,684 $17,018 $17,359 $17,706 $18,060 $18,421 $18,789 $214,474

$26,375 $26,902 $27,440 $27,989 $28,549 $29,120 $29,702 $343,643

$3,634 $3,707 $3,781 $3,856 $3,933 $4,012 $4,092 $48,438

$5,249 $5,354 $5,461 $5,570 $5,682 $5,795 $5,911 $69,966

$81 $82 $84 $86 $87 $89 $91 $1,076

$40 $41 $42 $43 $44 $45 $45 $538

$9,004 $9,184 $9,368 $9,555 $9,746 $9,941 $10,140 $120,019

$35,379 $36,086 $36,808 $37,544 $38,295 $39,061 $39,842 $463,662

$147,565

$9,690 $9,884 $10,082 $10,283 $10,489 $10,699 $10,913 $129,169

$16,684 $17,018 $17,359 $17,706 $18,060 $18,421 $18,789 $214,474

$35,379 $36,086 $36,808 $37,544 $38,295 $39,061 $39,842 $717,603

$307,023

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Year 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036Brownfield

Plan Capture

Year 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17

NEZ Year* 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15


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Real Property Taxable Value-Retail/Commercial (ASSUMED $27.45/FT AVG. TV) 15,389 452,788 $0 $452,788 $461,844 $471,080 $480,502 $490,112 $499,914 $509,913 $520,111 $530,513 $541,123 $551,946 $562,985 $574,244 $585,729 $597,444

Full Millages

Ad Valorem

Captured by

DBRA (non-

DDA) PA 255 Rates

Captured by

DBRA

All School Taxes

School Operating 18.0000 18.0000 0.0000 0.0000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $10,134 $10,336 $10,543 $10,754

State Education Tax 6.0000 6.0000 0.0000 0.0000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $3,378 $3,445 $3,514 $3,585

Total 24.0000 24.0000 0.0000 0.0000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $13,512 $13,782 $14,058 $14,339


City Operating 19.9520 19.9520 0.0000 0.0000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $11,233 $11,457 $11,686 $11,920

Library 4.6307 4.6307 0.0000 0.0000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $2,607 $2,659 $2,712 $2,767


Wayne County Operating-Summer 5.6483 5.6483 0.0000 0.0000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $3,180 $3,244 $3,308 $3,375

Wayne County Operating-Winter 0.9897 0.9897 0.0000 0.0000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $557 $568 $580 $591


Wayne County Jail-Winter 0.9381 0.9381 0.0000 0.0000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $528 $539 $549 $560


Wayne County ISD (RESA) 3.4643 3.4643 0.0000 0.0000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $1,950 $1,989 $2,029 $2,070

Wayne County Special ISD/RESA 2.0000 2.0000 0.0000 0.0000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $1,126 $1,148 $1,171 $1,195

Wayne County Community College 3.2408 3.2408 0.0000 0.0000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $1,825 $1,861 $1,898 $1,936

Total Incremental Local Taxes Paid 41.3227 41.3244 0.0000 0.0000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $23,264 $23,729 $24,204 $24,688

Total Schools and Non-Schools Capturable Millage 65.3227 65.3244 0.0000 0.0000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $36,776 $37,511 $38,261 $39,027


City Debt 9.0000 0.0000 0.0000 0.0000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $5,067 $5,168 $5,272 $5,377

School Debt 13.0000 0.0000 0.0000 0.0000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $7,319 $7,465 $7,614 $7,767

DIA Tax 0.2000 0.0000 0.0000 0.0000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $113 $115 $117 $119

Zoo Tax 0.1000 0.0000 0.0000 0.0000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $56 $57 $59 $60

Total Debt Millages 22.3000 0.0000 0.0000 0.0000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $12,555 $12,806 $13,062 $13,323

Total Mills 87.6227 65.3244 0.0000 0.0000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $49,330 $50,317 $51,323 $52,350

Note: Retail taxes without abatement $0 $0 $0 $39,674 $40,468 $41,277 $42,103 $42,945 $43,804 $44,680 $45,574 $46,485 $47,415 $48,363 $49,330 $50,317 $51,323 $52,350

Note: tax savings from retail PA 255 $0 $0 $0 $39,674 $40,468 $41,277 $42,103 $42,945 $43,804 $44,680 $45,574 $46,485 $47,415 $48,363 $0 $0 $0 $0

LAND

Real Property Taxable Value:Land (.681 acres; $45/foot TCV; $22.50/foot TV) $0 $0 $652,126 $665,168 $678,471 $692,041 $705,882 $719,999 $734,399 $749,087 $764,069 $779,350 $794,937 $810,836 $827,053 $843,594 $860,466 $877,675 $895,229

Full Millages

All School Taxes

School Operating 18.0000 $11,738 $11,973 $12,212 $12,457 $12,706 $12,960 $13,219 $13,484 $13,753 $14,028 $14,309 $14,595 $14,887 $15,185 $15,488 $15,798 $16,114

State Education Tax 6.0000 $3,913 $3,991 $4,071 $4,152 $4,235 $4,320 $4,406 $4,495 $4,584 $4,676 $4,770 $4,865 $4,962 $5,062 $5,163 $5,266 $5,371

Total 24.0000 $15,651 $15,964 $16,283 $16,609 $16,941 $17,280 $17,626 $17,978 $18,338 $18,704 $19,078 $19,460 $19,849 $20,246 $20,651 $21,064 $21,485


City Operating 19.9520 $13,011 $13,271 $13,537 $13,808 $14,084 $14,365 $14,653 $14,946 $15,245 $15,550 $15,861 $16,178 $16,501 $16,831 $17,168 $17,511 $17,862

Library 4.6307 $3,020 $3,080 $3,142 $3,205 $3,269 $3,334 $3,401 $3,469 $3,538 $3,609 $3,681 $3,755 $3,830 $3,906 $3,985 $4,064 $4,146


Wayne County Operating-Summer 5.6483 $3,683 $3,757 $3,832 $3,909 $3,987 $4,067 $4,148 $4,231 $4,316 $4,402 $4,490 $4,580 $4,671 $4,765 $4,860 $4,957 $5,057

Wayne County Operating-Winter 0.9897 $645 $658 $671 $685 $699 $713 $727 $741 $756 $771 $787 $802 $819 $835 $852 $869 $886

Wayne County Parks-Winter 0.2459 $160 $164 $167 $170 $174 $177 $181 $184 $188 $192 $195 $199 $203 $207 $212 $216 $220

Wayne County Jail-Winter 0.9381 $612 $624 $636 $649 $662 $675 $689 $703 $717 $731 $746 $761 $776 $791 $807 $823 $840

Huron Clinton Metropolitan Authority (HCMA) 0.2129 $139 $142 $144 $147 $150 $153 $156 $159 $163 $166 $169 $173 $176 $180 $183 $187 $191

Wayne County ISD (RESA) 3.4643 $2,259 $2,304 $2,350 $2,397 $2,445 $2,494 $2,544 $2,595 $2,647 $2,700 $2,754 $2,809 $2,865 $2,922 $2,981 $3,041 $3,101

Wayne County Special ISD/RESA 2.0000 $1,304 $1,330 $1,357 $1,384 $1,412 $1,440 $1,469 $1,498 $1,528 $1,559 $1,590 $1,622 $1,654 $1,687 $1,721 $1,755 $1,790

Wayne County Community College 3.2408 $2,113 $2,156 $2,199 $2,243 $2,288 $2,333 $2,380 $2,428 $2,476 $2,526 $2,576 $2,628 $2,680 $2,734 $2,789 $2,844 $2,901

Total Incremental Local Taxes Paid 41.3227 $26,948 $27,487 $28,036 $28,597 $29,169 $29,752 $30,347 $30,954 $31,573 $32,205 $32,849 $33,506 $34,176 $34,860 $35,557 $36,268 $36,993

Total Schools and Non-Schools Capturable Millage 65.3227 $42,599 $43,451 $44,320 $45,206 $46,110 $47,032 $47,973 $48,932 $49,911 $50,909 $51,927 $52,966 $54,025 $55,106 $56,208 $57,332 $58,479


City Debt 9.0000 $5,869 $5,987 $6,106 $6,228 $6,353 $6,480 $6,610 $6,742 $6,877 $7,014 $7,154 $7,298 $7,443 $7,592 $7,744 $7,899 $8,057

School Debt 13.0000 $8,478 $8,647 $8,820 $8,997 $9,176 $9,360 $9,547 $9,738 $9,933 $10,132 $10,334 $10,541 $10,752 $10,967 $11,186 $11,410 $11,638

DIA Tax 0.2000 $130 $133 $136 $138 $141 $144 $147 $150 $153 $156 $159 $162 $165 $169 $172 $176 $179

Zoo Tax 0.1000 $65 $67 $68 $69 $71 $72 $73 $75 $76 $78 $79 $81 $83 $84 $86 $88 $90

Total Debt Millages 22.3000 $14,542 $14,833 $15,130 $15,433 $15,741 $16,056 $16,377 $16,705 $17,039 $17,380 $17,727 $18,082 $18,443 $18,812 $19,188 $19,572 $19,964

Total Mills 87.6227 $57,141 $58,284 $59,450 $60,638 $61,851 $63,088 $64,350 $65,637 $66,950 $68,289 $69,655 $71,048 $72,469 $73,918 $75,396 $76,904 $78,442

TOTALS OF ABOVE

All School Taxes

School Operating 18.0000 18.0000 18.0000 18.0000 $0 $13,538 $13,773 $43,787 $56,688 $57,786 $58,905 $60,047 $61,212 $62,401 $63,613 $64,849 $66,110 $67,396 $104,286 $228,190 $232,754 $237,409

State Education Tax 6.0000 6.0000 6.0000 6.0000 $0 $4,513 $4,591 $14,596 $18,896 $19,262 $19,635 $20,016 $20,404 $20,800 $21,204 $21,616 $22,037 $22,465 $34,762 $76,063 $77,585 $79,136

Total 24.0000 24.0000 24.0000 24.0000 $18,051 $18,364 $58,383 $75,584 $77,047 $78,540 $80,063 $81,616 $83,201 $84,817 $86,465 $88,146 $89,861 $139,048 $304,253 $310,338 $316,545


City Operating 19.9520 19.9520 0.0000 0.0000 $15,006 $15,267 $48,535 $62,835 $64,052 $65,293 $66,559 $67,850 $69,168 $70,511 $71,881 $73,279 $74,705 $87,392 $168,819 $200,795 $233,983

Library 4.6307 4.6307 0.0000 0.0000 $3,483 $3,543 $11,265 $14,584 $14,866 $15,154 $15,448 $15,748 $16,053 $16,365 $16,683 $17,007 $17,338 $20,283 $39,182 $46,603 $54,306


Wayne County Operating-Summer 5.6483 5.6483 0.0000 0.0000 $4,248 $4,322 $13,740 $17,788 $18,133 $18,484 $18,843 $19,208 $19,581 $19,961 $20,349 $20,745 $21,148 $24,740 $47,792 $56,844 $66,239

Wayne County Operating-Winter 0.9897 0.9897 0.0000 0.0000 $744 $757 $2,408 $3,117 $3,177 $3,239 $3,302 $3,366 $3,431 $3,498 $3,566 $3,635 $3,706 $4,335 $8,374 $9,960 $11,606

Wayne County Parks-Winter 0.2459 0.2459 0.0000 0.0000 $185 $188 $598 $774 $789 $805 $820 $836 $852 $869 $886 $903 $921 $1,077 $2,081 $2,475 $2,884

Wayne County Jail-Winter 0.9381 0.9381 0.0000 0.0000 $706 $718 $2,282 $2,954 $3,012 $3,070 $3,129 $3,190 $3,252 $3,315 $3,380 $3,445 $3,512 $4,109 $7,938 $9,441 $11,001

Huron Clinton Metropolitan Authority (HCMA) 0.2129 0.2129 0.0000 0.0000 $160 $163 $518 $670 $683 $697 $710 $724 $738 $752 $767 $782 $797 $933 $2,669 $2,732 $2,797

Wayne County ISD (RESA) 3.4643 3.4643 0.0000 0.0000 $2,606 $2,651 $8,427 $10,910 $11,121 $11,337 $11,557 $11,781 $12,010 $12,243 $12,481 $12,724 $12,971 $15,174 $43,423 $44,460 $45,521

Wayne County Special ISD/RESA 2.0000 2.0000 0.0000 0.0000 $1,504 $1,530 $4,865 $6,299 $6,421 $6,545 $6,672 $6,801 $6,933 $7,068 $7,205 $7,346 $7,488 $8,760 $25,069 $25,667 $26,280

Wayne County Community College 3.2408 3.2408 0.0000 0.0000 $2,437 $2,480 $7,884 $10,206 $10,404 $10,606 $10,811 $11,021 $11,235 $11,453 $11,676 $11,903 $12,134 $14,195 $40,622 $41,592 $42,584

Total Incremental Local Taxes Paid 41.3227 41.3227 0.0000 0.0000 $31,080 $31,619 $100,522 $130,138 $132,659 $135,229 $137,851 $140,525 $143,253 $146,036 $148,874 $151,769 $154,721 $180,997 $385,968 $440,569 $497,201 31492598.5

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6

7

B


129

130

131

132

133

134

135

136

137

138

139

140

141

142

143

144

145

146

147

148

149

150

151

152

153

154

155

156

157

158

159

160

161

162

163

164

165

166

167

168

169

170

171

172

173

174

175

176

177

178

179

180

181

182

183

184

185

186

187

188

189

190

191

192

193

194

195

196

197

198

199

200

201

202

203

204

205

206

207

208

Real Property Taxable Value-Retail/Commercial (ASSUMED $27.45/FT AVG. TV)

All School Taxes

School Operating

State Education Tax

Total


City Operating

Library








Wayne County Special ISD/RESA





City Debt

School Debt

DIA Tax

Zoo Tax

Total Debt Millages

Total Mills

Note: Retail taxes without abatement

Note: tax savings from retail PA 255

LAND

Real Property Taxable Value:Land (.681 acres; $45/foot TCV; $22.50/foot TV)

All School Taxes

School Operating

State Education Tax

Total


City Operating

Library













City Debt

School Debt

DIA Tax

Zoo Tax

Total Debt Millages

Total Mills

TOTALS OF ABOVE

All School Taxes

School Operating

State Education Tax

Total


City Operating

Library












2037 2038 2039 2040 2041 2042 2043 Totals

18 19 20 21 22 23 24

$609,393 $621,581 $634,012 $646,692 $659,626 $672,819 $686,275

$10,969 $11,188 $11,412 $11,640 $11,873 $12,111 $12,353 $123,314

$3,656 $3,729 $3,804 $3,880 $3,958 $4,037 $4,118 $41,105

$14,625 $14,918 $15,216 $15,521 $15,831 $16,148 $16,471 $164,419

$12,159 $12,402 $12,650 $12,903 $13,161 $13,424 $13,693 $136,687

$2,822 $2,878 $2,936 $2,995 $3,055 $3,116 $3,178 $31,724

$3,442 $3,511 $3,581 $3,653 $3,726 $3,800 $3,876 $38,695

$603 $615 $627 $640 $653 $666 $679 $6,780

$150 $153 $156 $159 $162 $165 $169 $1,685

$572 $583 $595 $607 $619 $631 $644 $6,427

$130 $132 $135 $138 $140 $143 $146 $1,459

$2,111 $2,153 $2,196 $2,240 $2,285 $2,331 $2,377 $23,733

$1,219 $1,243 $1,268 $1,293 $1,319 $1,346 $1,373 $13,702

$1,975 $2,014 $2,055 $2,096 $2,138 $2,180 $2,224 $22,202

$25,182 $25,685 $26,199 $26,723 $27,258 $27,803 $28,359 $283,094

$39,807 $40,603 $41,415 $42,244 $43,089 $43,950 $44,829 $447,513

$5,485 $5,594 $5,706 $5,820 $5,937 $6,055 $6,176 $61,657

$7,922 $8,081 $8,242 $8,407 $8,575 $8,747 $8,922 $89,060

$122 $124 $127 $129 $132 $135 $137 $1,370

$61 $62 $63 $65 $66 $67 $69 $685

$13,589 $13,861 $14,138 $14,421 $14,710 $15,004 $15,304 $152,773

$53,397 $54,465 $55,554 $56,665 $57,798 $58,954 $60,133 $600,286

$53,397 $54,465 $55,554 $56,665 $57,798 $58,954 $60,133 $1,083,073

$0 $0 $0 $0 $0 $0 $0 $482,788

$913,133 $931,396 $950,024 $969,024 $988,405 $1,008,173 $1,028,336

$16,436 $16,765 $17,100 $17,442 $17,791 $18,147 $18,510 $357,100

$5,479 $5,588 $5,700 $5,814 $5,930 $6,049 $6,170 $119,033

$21,915 $22,354 $22,801 $23,257 $23,722 $24,196 $24,680 $476,133

$18,219 $18,583 $18,955 $19,334 $19,721 $20,115 $20,517 $395,825

$4,228 $4,313 $4,399 $4,487 $4,577 $4,669 $4,762 $91,868

$5,158 $5,261 $5,366 $5,473 $5,583 $5,694 $5,808 $112,056

$904 $922 $940 $959 $978 $998 $1,018 $19,635

$225 $229 $234 $238 $243 $248 $253 $4,878

$857 $874 $891 $909 $927 $946 $965 $18,611

$194 $198 $202 $206 $210 $215 $219 $4,224

$3,163 $3,227 $3,291 $3,357 $3,424 $3,493 $3,562 $68,728

$1,826 $1,863 $1,900 $1,938 $1,977 $2,016 $2,057 $39,678

$2,959 $3,018 $3,079 $3,140 $3,203 $3,267 $3,333 $64,294

$37,733 $38,488 $39,258 $40,043 $40,844 $41,660 $42,494 $819,796

$59,648 $60,841 $62,058 $63,299 $64,565 $65,857 $67,174 $1,295,929

$8,218 $8,383 $8,550 $8,721 $8,896 $9,074 $9,255 $178,550

$11,871 $12,108 $12,350 $12,597 $12,849 $13,106 $13,368 $257,905

$183 $186 $190 $194 $198 $202 $206 $3,968

$91 $93 $95 $97 $99 $101 $103 $1,984

$20,363 $20,770 $21,186 $21,609 $22,041 $22,482 $22,932 $442,407

$80,011 $81,611 $83,244 $84,909 $86,607 $88,339 $90,106 $1,738,336

$242,157 $247,000 $251,940 $256,979 $262,118 $267,361 $272,708 $3,293,004

$80,719 $82,333 $83,980 $85,660 $87,373 $89,120 $90,903 $1,097,668

$322,876 $329,333 $335,920 $342,638 $349,491 $356,481 $363,611 $4,390,672

$268,417 $273,786 $279,261 $284,847 $290,544 $296,354 $302,282 $3,451,422

$62,298 $63,543 $64,814 $66,111 $67,433 $68,782 $70,157 $801,047

$75,987 $77,507 $79,057 $80,639 $82,251 $83,896 $85,574 $977,078

$13,315 $13,581 $13,852 $14,130 $14,412 $14,700 $14,994 $171,204

$3,308 $3,374 $3,442 $3,511 $3,581 $3,652 $3,725 $42,537

$12,620 $12,873 $13,130 $13,393 $13,661 $13,934 $14,213 $162,278

$2,864 $2,921 $2,980 $3,039 $3,100 $3,162 $3,226 $38,586

$46,606 $47,538 $48,489 $49,458 $50,448 $51,457 $52,486 $627,876

$26,906 $27,444 $27,993 $28,553 $29,124 $29,707 $30,301 $362,484

$43,599 $44,471 $45,360 $46,268 $47,193 $48,137 $49,100 $587,369

$555,921 $567,039 $578,380 $589,948 $601,747 $613,781 $626,057 $7,221,883 31492598.5

9/4/20194

5

6

7


Year 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036Brownfield

Plan Capture

Year 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17

NEZ Year* 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15


209

210

211

212

213

214

215

218

219

220

221

222

223

224

225

226

227

228

229

230

231

232

233

234

235

236

237

238

239

240

241

242

243

244

245

246

247

248

249

250

251

252

253

254

255

Total Schools and Non-Schools Capturable Millage 65.3227 65.3227 24.0000 24.0000 $49,131 $49,983 $158,905 $205,722 $209,706 $213,769 $217,914 $222,142 $226,454 $230,852 $235,339 $239,915 $244,583 $320,045 $690,221 $750,908 $813,745


City Debt 9.0000 0.0000 $6,769 $6,887 $21,893 $28,344 $28,893 $29,453 $30,024 $30,606 $31,200 $31,806 $32,424 $33,055 $33,698 $39,421 $114,095 $116,377 $118,704

School Debt 13.0000 0.0000 $9,778 $9,947 $31,624 $40,941 $41,734 $42,543 $43,368 $44,209 $45,067 $45,942 $46,835 $47,746 $48,675 $56,941 $164,804 $168,100 $171,462

DIA Tax 0.2000 0.0000 $150 $153 $487 $630 $642 $655 $667 $680 $693 $707 $721 $735 $749 $876 $2,535 $2,586 $2,638

Zoo Tax 0.1000 0.0000 $75 $77 $243 $315 $321 $327 $334 $340 $347 $353 $360 $367 $374 $438 $1,268 $1,293 $1,319

Total Debt Millages 22.3000 0.0000 $16,772 $17,063 $54,247 $70,230 $71,590 $72,977 $74,392 $75,835 $77,307 $78,809 $80,340 $81,903 $83,496 $97,676 $282,702 $288,356 $294,123

Total Mills 87.6227 24.0000 $65,903 $67,046 $213,152 $275,952 $281,296 $286,746 $292,306 $297,977 $303,761 $309,661 $315,679 $321,818 $328,079 $417,721 $972,923 $1,039,263 $1,107,868

DBRA Administrative Fee1 $7,370 $7,497 $23,836 $30,858 $31,456 $32,065 $32,687 $33,321 $33,968 $34,628 $35,301 $35,987 $36,687 $48,007 $100,000 $100,000 $100,000

50% SET to State Brownfield Redevelopment Fund $2,256 $2,296 $7,298 $9,448 $9,631 $9,818 $10,008 $10,202 $10,400 $10,602 $10,808 $11,018 $11,233 $17,381 $38,032 $38,792 $39,568

Adjusted Annual Captured Non-School Taxes $23,710 $24,121 $76,686 $99,280 $101,203 $103,164 $105,164 $107,204 $109,285 $111,408 $113,573 $115,781 $118,034 $132,990 $285,968 $340,569 $397,201

Adjusted Annual Captured School Taxes (SET)3

$2,256 $2,296 $7,298 $9,448 $9,631 $9,818 $10,008 $10,202 $10,400 $10,602 $10,808 $11,018 $11,233 $17,381 $38,032 $38,792 $39,568Adjusted Annual Captured School Taxes (School

Oper)3 $13,538 $13,773 $43,787 $56,688 $57,786 $58,905 $60,047 $61,212 $62,401 $63,613 $64,849 $66,110 $67,396 $104,286 $228,190 $232,754 $237,409

Adjusted Annual Total Incremental Taxes $39,505 $40,190 $127,771 $165,416 $168,619 $171,886 $175,219 $178,618 $182,086 $185,622 $189,230 $192,909 $196,663 $254,657 $552,189 $612,115 $674,177

Reimbursed MSF Expenses4

$35,127 $35,736 $113,611 $147,085 $149,933 $152,838 $155,801 $158,824 $161,907 $165,052 $168,259 $171,531 $174,868 $226,436 $490,996 $544,281 $599,465

-Paid from School Taxes $9,637 $9,805 $31,171 $40,354 $41,136 $41,933 $42,746 $43,575 $44,421 $45,284 $46,164 $47,062 $47,977 $62,125 $134,710 $149,330 $164,470

-Paid from Non-School Taxes $25,489 $25,931 $82,441 $106,730 $108,797 $110,905 $113,055 $115,249 $117,486 $119,768 $122,096 $124,470 $126,891 $164,311 $356,285 $394,951 $434,995

Unreimbursed MSF Costs $5,395,798 $5,395,798 $5,360,671 $5,324,935 $5,211,324 $5,064,239 $4,914,306 $4,761,468 $4,605,667 $4,446,843 $4,284,936 $4,119,884 $3,951,624 $3,780,093 $3,605,225 $3,378,789 $2,887,793 $2,343,512 $1,744,047

Interest Accrued on MSF Expenses 5%Balance of Accrued and Unpaid Interest on MSF Expenses

Interest Paid on MSF Expenses

-Interest Paid on MSF Expenses from School Taxes

-Interest Paid on MSF Expenses from Non-School Taxes

Remaining Balance of Accrued and Unpaid Interest on MSF Expenses

Reimbursed EGLE/Dept. Specific Expenses4

$4,378 $4,454 $14,160 $18,331 $18,686 $19,048 $19,418 $19,794 $20,179 $20,571 $20,970 $21,378 $21,794 $28,221 $61,193 $67,834 $74,712

- Paid from School Taxes5

$1,201 $1,222 $3,885 $5,029 $5,127 $5,226 $5,327 $5,431 $5,536 $5,644 $5,753 $5,865 $5,979 $7,743 $16,789 $18,611 $20,498

-Paid from Non-school Taxes $3,177 $3,232 $10,275 $13,302 $13,560 $13,822 $14,090 $14,364 $14,642 $14,927 $15,217 $15,513 $15,815 $20,478 $44,404 $49,223 $54,214

Unreimbursed EGLE/Dept. Specific Costs $672,539 $672,539 $668,161 $663,707 $649,548 $631,216 $612,530 $593,482 $574,064 $554,269 $534,091 $513,520 $492,550 $471,172 $449,377 $421,156 $359,963 $292,128 $217,416

Interest Accrued on EGLE Expenses 5%

Balance of Accrued and Unpaid Interest on EGLE expenses

Interest Paid on EGLE Expenses

-Interest Paid on EGLE Expenses from School Taxes

-Interest Paid on EGLE Expenses from Non-School Taxes

Remaining Balance of Accrued and Unpaid Interest on EGLE Expenses

Remaining Funds

Deposit to Local Brownfield Revolving Fund

LBRF from school taxes CAP= $1,480,400

LBRF from local taxes CAP= $6,068,337

4 Brownfield plan eligible expense ratio 5Tax ratio

EGLE/Dept Spec. $692,722 $0 School Tax $0 $4,390,672

MSF** $5,558,168 $1 Non-school Tax $1 $11,612,556 TOTAL SCHOOL LOCALNEZ factor; non-

local op taxes 0.625 0.75 0.875

*Personal property tax is captured but not included in this table. TOTAL $6,250,890 EGLE/Dept Spec. $692,722 $190,056 $502,666 MEGA $0

Local Site Remediation Revolving Fund (LSRRF)

school/local reimbursement breakdown2 Adjusted for DBRA administrative fee-which is

$100,000 annually but is taken from non-school taxes only.

3 Adjusted for State Brownfield

Redevelopment Fund. 25 years

maximum. Eligible activity school/local reimbursement breakdown

31492598.5

9/4/20194

5

6

7

B


209

210

211

212

213

214

215

218

219

220

221

222

223

224

225

226

227

228

229

230

231

232

233

234

235

236

237

238

239

240

241

242

243

244

245

246

247

248

249

250

251

252

253

254

255



City Debt

School Debt

DIA Tax

Zoo Tax

Total Debt Millages

Total Mills

DBRA Administrative Fee1

50% SET to State Brownfield Redevelopment Fund

Adjusted Annual Captured Non-School Taxes

Adjusted Annual Captured School Taxes (SET)3

Adjusted Annual Captured School Taxes (School

Oper)3

Adjusted Annual Total Incremental Taxes

Reimbursed MSF Expenses4

-Paid from School Taxes

-Paid from Non-School Taxes

Unreimbursed MSF Costs

Interest Accrued on MSF ExpensesBalance of Accrued and Unpaid Interest on MSF Expenses

Interest Paid on MSF Expenses

-Interest Paid on MSF Expenses from School Taxes

-Interest Paid on MSF Expenses from Non-School Taxes

Remaining Balance of Accrued and Unpaid Interest on MSF Expenses

Reimbursed EGLE/Dept. Specific Expenses4

- Paid from School Taxes5

-Paid from Non-school Taxes

Unreimbursed EGLE/Dept. Specific Costs

Interest Accrued on EGLE Expenses

Balance of Accrued and Unpaid Interest on EGLE expenses

Interest Paid on EGLE Expenses

-Interest Paid on EGLE Expenses from School Taxes

-Interest Paid on EGLE Expenses from Non-School Taxes

Remaining Balance of Accrued and Unpaid Interest on EGLE Expenses

Remaining Funds

Deposit to Local Brownfield Revolving Fund

LBRF from school taxes CAP=

LBRF from local taxes CAP=

*Personal property tax is captured but not included in this table.

2 Adjusted for DBRA administrative fee-which is

$100,000 annually but is taken from non-school taxes only.


2037 2038 2039 2040 2041 2042 2043 Totals

18 19 20 21 22 23 24

$878,797 $896,372 $914,300 $932,586 $951,238 $970,262 $989,668 $11,612,556

$121,078 $123,500 $125,970 $128,489 $131,059 $133,680 $136,354 $1,633,780

$174,891 $178,389 $181,957 $185,596 $189,308 $193,094 $196,956 $2,359,904

$2,691 $2,744 $2,799 $2,855 $2,912 $2,971 $3,030 $36,306

$1,345 $1,372 $1,400 $1,428 $1,456 $1,485 $1,515 $18,153

$300,005 $306,006 $312,126 $318,368 $324,735 $331,230 $337,855 $4,048,144

$1,178,802 $1,202,378 $1,226,426 $1,250,954 $1,275,973 $1,301,493 $1,327,522 $15,660,700

$100,000 $100,000 $100,000 $100,000 $100,000 $100,000 $100,000 $1,423,669

$40,359 $41,167 $41,990 $42,830 $43,686 $44,560 $45,451 $548,834

$455,921 $467,039 $478,380 $489,948 $501,747 $513,781 $526,057 $5,798,214

$40,359 $41,167 $41,990 $42,830 $43,686 $44,560 $45,451 $548,834

$242,157 $247,000 $251,940 $256,979 $262,118 $267,361 $272,708 $3,293,004

$738,437 $755,206 $772,310 $789,756 $807,551 $825,702 $844,216 $9,640,053

$656,604 $671,514 $415,929 $0 $0 $0 $0 $5,395,798

$180,147 $184,238 $114,115 $0 $0 $0 $0 $1,480,400

$476,457 $487,276 $301,814 $0 $0 $0 $0 $3,915,398

$1,087,443 $415,929 $0 $0 $0 $0 $0

$87,202 $54,372 $20,796 $0 $0 $0 $0 $162,371

$87,202 $141,574 $162,371 $0 $0 $0 $0

$0 $0 $162,371 $0 $0 $162,371

$0 $0 $44,548 $0 $0 $0 $0 $44,548

$0 $0 $117,823 $0 $0 $0 $0 $117,823

$87,202 $141,574 $0 $0 $0 $0 $0 $0

$81,833 $83,692 $51,891 $0 $0 $0 $672,539

$22,452 $22,962 $14,237 $0 $184,519

$59,381 $60,730 $37,654 $0 $0 $488,020

$135,583 $51,891 $0 $0 $0 $0

$10,871 $6,779 $2,595 $0 $0 $20,245

$10,871 $17,650 $20,245 $0 $0

$0 $0 $20,245 $0 $0 $0 $0 $20,245

$0 $0 $5,554 $0 $0 $0 $5,554

$0 $0 $14,690 $0 $0 $0 $14,690

$10,871 $17,650 $0 $0 $0 $0

$0 $121,874 $789,756 $807,551 $825,702 $844,216 $3,389,100

$0 $0 $121,874 $789,756 $807,551 $825,702 $844,216 $3,389,100

$115,475 $299,809 $305,805 $311,921 $318,159 $1,351,169

$6,399 $489,948 $501,747 $513,781 $526,057 $2,037,932

1 1 1 1 1 1 1

Local Site Remediation Revolving Fund (LSRRF)

school/local reimbursement breakdown

31492598.5

Stone Soap Brownfield Plan

Rev. 09/04/19

Prepared by Richard Barr

Developer Maximum

Reimbursement Proportionality

School & Local

Taxes

Local-Only

Taxes Total Estimated Capture 11,612,556$

State 42.2966% 1,715,022$ 1,715,022$ Administrative Fees 1,423,669$

Local 57.7034% 4,535,931$ 4,535,931$ 24 State Brownfield Redevelopment Fund 548,834$

TOTAL 6,250,952$ Local Brownfield Revolving Fund 3,389,100$

EGLE 11.0915% 693,321$ 693,321$

MSF 88.9085% 5,557,631$ 5,557,631$

6,250,952$

2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036

Total School Incremental Revenue 18,051$ 18,364$ 58,383$ 75,584$ 77,047$ 78,540$ 80,063$ 81,616$ 83,201$ 84,817$ 86,465$ 88,146$ 89,861$ 139,048$ 304,253$ 310,338$ 316,545$

State Brownfield Redevelopment Fund (50% of SET) 2,256$ 2,296$ 7,298$ 9,448$ 9,631$ 9,818$ 10,008$ 10,202$ 10,400$ 10,602$ 10,808$ 11,018$ 11,233$ 17,381$ 38,032$ 38,792$ 39,568$

School TIR Available for Reimbursement 15,795$ 16,069$ 51,085$ 66,136$ 67,416$ 68,723$ 70,055$ 71,414$ 72,801$ 74,215$ 75,657$ 77,128$ 78,629$ 121,667$ 266,221$ 271,546$ 276,977$

Total Local Incremental Revenue 31,080$ 31,619$ 100,522$ 130,138$ 132,659$ 135,229$ 137,851$ 140,525$ 143,253$ 146,036$ 148,874$ 151,769$ 154,721$ 180,997$ 385,968$ 440,569$ 497,201$

BRA Administrative Fee (15%) (capped $100,000) 7,370$ 7,497$ 23,836$ 30,858$ 31,456$ 32,065$ 32,687$ 33,321$ 33,968$ 34,628$ 35,301$ 35,987$ 36,687$ 48,007$ 100,000$ 100,000$ 100,000$

Local TIR Available for Reimbursement 23,710$ 24,121$ 76,686$ 99,280$ 101,203$ 103,164$ 105,164$ 107,204$ 109,285$ 111,408$ 113,573$ 115,781$ 118,034$ 132,990$ 285,968$ 340,569$ 397,201$

Total School & Local TIR Available 39,505$ 40,190$ 127,771$ 165,416$ 168,619$ 171,886$ 175,219$ 178,618$ 182,086$ 185,622$ 189,230$ 192,909$ 196,663$ 254,657$ 552,189$ 612,115$ 674,177$

Beginning Developer Reimbursement Balance $6,250,952 6,250,952$ 6,211,448$ 6,171,258$ 6,043,487$ 5,878,071$ 5,709,452$ 5,537,565$ 5,362,346$ 5,183,728$ 5,001,642$ 4,816,019$ 4,626,790$ 4,433,880$ 4,237,218$ 3,982,560$ 3,430,371$ 2,818,256$

MSF Non-Environmental Costs $5,557,631 35,156$ 35,766$ 113,706$ 147,207$ 150,057$ 152,965$ 155,931$ 158,956$ 162,042$ 165,189$ 168,399$ 171,674$ 175,014$ 226,624$ 491,404$ 544,733$ 599,964$

School Tax Reimbursement 9,646$ 9,813$ 31,197$ 40,388$ 41,170$ 41,968$ 42,781$ 43,611$ 44,458$ 45,322$ 46,202$ 47,101$ 48,017$ 62,177$ 134,822$ 149,454$ 164,607$

Local Tax Reimbursement 25,511$ 25,953$ 82,509$ 106,819$ 108,887$ 110,997$ 113,149$ 115,345$ 117,584$ 119,867$ 122,197$ 124,573$ 126,997$ 164,447$ 356,582$ 395,279$ 435,357$

Total MSF Reimbursement Balance $5,557,631 5,522,475$ 5,486,709$ 5,373,003$ 5,225,796$ 5,075,739$ 4,922,774$ 4,766,843$ 4,607,887$ 4,445,845$ 4,280,656$ 4,112,257$ 3,940,583$ 3,765,569$ 3,538,945$ 3,047,541$ 2,502,807$ 1,902,844$

-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$

EGLE/Department Specific Environmental Costs 693,321$ 4,349$ 4,424$ 14,065$ 18,209$ 18,562$ 18,921$ 19,288$ 19,662$ 20,044$ 20,433$ 20,831$ 21,236$ 21,649$ 28,033$ 60,785$ 67,382$ 74,214$

School Tax Reimbursement 1,193$ 1,214$ 3,859$ 4,996$ 5,093$ 5,191$ 5,292$ 5,395$ 5,499$ 5,606$ 5,715$ 5,826$ 5,940$ 7,691$ 16,677$ 18,487$ 20,361$

Local Tax Reimbursement 3,156$ 3,210$ 10,206$ 13,213$ 13,469$ 13,730$ 13,996$ 14,268$ 14,545$ 14,827$ 15,115$ 15,409$ 15,709$ 20,342$ 44,108$ 48,895$ 53,852$

Total EGLE/Dept Specific Reimb Balance 693,321$ 688,973$ 684,549$ 670,483$ 652,274$ 633,713$ 614,791$ 595,503$ 575,841$ 555,797$ 535,363$ 514,533$ 493,297$ 471,648$ 443,616$ 382,830$ 315,448$ 241,235$

New Developer Reimbursement Balance 6,250,952$ 6,211,448$ 6,171,258$ 6,043,487$ 5,878,071$ 5,709,452$ 5,537,565$ 5,362,346$ 5,183,728$ 5,001,642$ 4,816,019$ 4,626,790$ 4,433,880$ 4,237,218$ 3,982,560$ 3,430,371$ 2,818,256$ 2,144,078$

Accrued Interest 0% -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$

Interest Paid -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$

Cumulative Accrued Interest Balance -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$

Total EGLE Reimbursement Balance 688,973$ 684,549$ 670,483$ 652,274$ 633,713$ 614,791$ 595,503$ 575,841$ 555,797$ 535,363$ 514,533$ 493,297$ 471,648$ 443,616$ 382,830$ 315,448$ 241,235$

*subject to Act 381 cap.

Local Only Costs -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$

Local Tax Reimbursement

Total Local Only Reimbursement Balance -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$

Total Annual Developer Reimbursement 39,505$ 40,190$ 127,771$ 165,416$ 168,619$ 171,886$ 175,219$ 178,618$ 182,086$ 185,622$ 189,230$ 192,909$ 196,663$ 254,657$ 552,189$ 612,115$ 674,177$

LOCAL BROWNFIELD REVOLVING FUNDLBRF Deposits *

State Tax Capture -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$

Local Tax Capture -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$

Total LBRF Capture -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$

* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from EGLE school taxes & Local TIR only.

Accrued MSF interest $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

Accrued EGLE interest $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

Total accrued interest $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

MSF interest paid $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

-from school taxes $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

-from local taxes $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

EGLE interest paid $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

-from school taxes $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

-from local taxes $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

Total interest paid $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

Interest paid with school taxes $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

Interest paid with local taxes $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

Estimated Total

Years of Plan:

DEVELOPER

Beginning

Balance

31492598.5

Stone Soap Brownfield Plan

Rev. 09/04/19

Prepared by Richard Barr

Total School Incremental Revenue

State Brownfield Redevelopment Fund (50% of SET)

School TIR Available for Reimbursement

Total Local Incremental Revenue

BRA Administrative Fee (15%) (capped $100,000)

Local TIR Available for Reimbursement

Total School & Local TIR Available

Beginning Developer Reimbursement Balance

MSF Non-Environmental Costs

School Tax Reimbursement


Total MSF Reimbursement Balance

EGLE/Department Specific Environmental Costs

School Tax Reimbursement


Total EGLE/Dept Specific Reimb Balance

New Developer Reimbursement Balance

Accrued Interest

Interest Paid

Cumulative Accrued Interest Balance

Total EGLE Reimbursement Balance

*subject to Act 381 cap.

Local Only Costs


Total Local Only Reimbursement Balance

Total Annual Developer Reimbursement

LOCAL BROWNFIELD REVOLVING FUNDLBRF Deposits *

State Tax Capture

Local Tax Capture

Total LBRF Capture

* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from EGLE school taxes & Local TIR only.

Accrued MSF interest

Accrued EGLE interest

Total accrued interest

MSF interest paid

-from school taxes

-from local taxes

EGLE interest paid

-from school taxes

-from local taxes

Total interest paid

Interest paid with school taxes

Interest paid with local taxes

DEVELOPER

2037 2038 2039 2040 2041 2042 2043 TOTAL

322,876$ 329,333$ 335,920$ 342,638$ 349,491$ 356,481$ 363,611$ 4,390,672$

40,359$ 41,167$ 41,990$ 42,830$ 43,686$ 44,560$ 45,451$ 548,834$

282,516$ 288,167$ 293,930$ 299,809$ 305,805$ 311,921$ 318,159$ 3,841,838$

555,921$ 567,039$ 578,380$ 589,948$ 601,747$ 613,781$ 626,057$ 7,221,883$

100,000$ 100,000$ 100,000$ 100,000$ 100,000$ 100,000$ 100,000$ 1,423,669$

455,921$ 467,039$ 478,380$ 489,948$ 501,747$ 513,781$ 526,057$ 5,798,214$

738,437$ 755,206$ 772,310$ 789,756$ 807,551$ 825,702$ 844,216$ 9,640,053$

2,144,078$ 1,405,641$ 650,436$ (0)$ ($0)

657,150$ 672,072$ 573,622$ -$ -$ -$ -$ 5,395,798$

180,297$ 184,391$ 157,380$ -$ -$ -$ -$ 1,480,400$

476,853$ 487,681$ 416,242$ -$ -$ -$ -$ 3,915,398$

1,245,694$ 573,622$ 0$ 0$ 0$ 0$ 0$ -$

-$ -$

81,288$ 83,133$ 76,814$ -$ -$ -$ -$ 672,539$

22,302$ 22,809$ 21,075$ -$ -$ -$ -$ 184,519$

58,985$ 60,325$ 55,739$ -$ -$ -$ -$ 488,020$

159,947$ 76,814$ -$ -$ -$ -$ -$ -$

1,405,641$ 650,436$ (0)$ ($0)

98,073$ 61,151$ 23,391$ -$ -$ -$ -$ 182,615$

(0)$ (0)$ 182,615$ -$ -$ -$ -$ 182,615$

98,073$ 159,224$ -$ -$ -$ -$ -$ -$

159,947$ 76,814$ -$ -$ -$

-$ -$ -$

-$ -$ -$

738,437$ 755,206$ 650,436$ -$ -$ 6,250,952$

-$ -$ 115,475$ 299,809$ 305,805$ 311,921$ 318,159$ 1,351,169$

-$ -$ 6,399$ 489,948$ 501,747$ 513,781$ 526,057$ 2,037,932$

-$ -$ 121,874$ 789,756$ 807,551$ 825,702$ 844,216$ 3,389,100$

$87,051 $54,193 $20,589 $0 $0 $0 $0 $161,833

$11,023 $6,958 $2,802 $0 $0 $0 $0 $20,782

$98,073 $61,151 $23,391 $0 $0 $0 $0 $182,615

$0 $0 $161,833 $0 $0 $0 $0 $161,833

$0 $0 $44,401 $0 $0 $0 $0 $44,401

$0 $0 $117,432 $0 $0 $0 $0 $117,432

$0 $0 $20,782 $0 $0 $0 $0 $20,782

$0 $0 $5,702 $0 $0 $0 $0 $5,702

$0 $0 $15,081 $0 $0 $0 $0 $15,081

$0 $0 $182,615 $0 $0 $0 $0 $182,615

$0 $0 $50,103 $0 $0 $0 $0 $50,103

$0 $0 $132,513 $0 $0 $0 $0 $132,513

31492598.5

Exhibit A



ATTACHMENT G

BSE&E Acknowledgement and Other Environmental Documents

Exhibit A



ATTACHMENT H

Eligibility Documentation

1

Ginny Dougherty

From: Elizabeth Masserang

Sent: Friday, August 23, 2019 2:59 PM

To: Ginny Dougherty

Subject: Fwd: Stone Soap Project - Detroit Brownfield

For the attachment on eligibility on Stone Soap

Elizabeth Masserang PM Environmental, Inc. 248-414-1441 Begin forwarded message:

From: "Owens, Paul (EGLE)" <[email protected]> Date: August 23, 2019 at 2:02:36 PM EDT To: Elizabeth Masserang <[email protected]> Cc: "Bakun, Michelle (EGLE)" <[email protected]> Subject: RE: Stone Soap Project - Detroit Brownfield

Hi Elizabeth, All three parcels (1450, 1460 and 1490 Franklin) are considered to be facilities as defined by Part 201 of Act 451.

Paul Owens

Warren District Supervisor

Remediation and Redevelopment Division (RRD) Michigan Department of Environment, Great Lakes, and Energy

586-235-6990 [email protected]

Follow Us | Michigan.gov/EGLE

From: Elizabeth Masserang <[email protected]> Sent: Thursday, August 22, 2019 11:59 AM To: Owens, Paul (EGLE) <[email protected]> Cc: Bakun, Michelle (EGLE) <[email protected]> Subject: FW: Stone Soap Project - Detroit Brownfield Hi Paul, In Michelle’s absence would you be able to assist in confirming the attached parcels meet the definition of a facility based on the reports completed? Figures are also attached for ease of reference. Please let me know if you’d need anything further.

2

Thank you, Elizabeth Masserang | Regional Manager – Economic Incentives PM ENVIRONMENTAL, INC. 4080 West Eleven Mile Road | Berkley, MI 48072 | www.pmenv.com p: 248-414-1441 | f: 877-884-6775 | [email protected]

Environmental & Engineering Services Nationwide

From: Elizabeth Masserang Sent: Thursday, August 22, 2019 11:49 AM To: [email protected] Subject: RE: Stone Soap Project - Detroit Brownfield Hi Michelle, We spoke on this project a month or so ago. I’m finalizing the Brownfield Plan. Can you please confirm the status of the attached parcels as meeting the definition of a “facility” for eligibility purposes? I’ve attached links to the reports here documenting the contamination found:

Phase I ESA

Phase II and BEA We’re looking to send this in to DEGC tomorrow, so you’re assistance is appreciated! Thank you, Elizabeth Masserang | Regional Manager – Economic Incentives PM ENVIRONMENTAL, INC. 4080 West Eleven Mile Road | Berkley, MI 48072 | www.pmenv.com p: 248-414-1441 | f: 877-884-6775 | [email protected]

Environmental & Engineering Services Nationwide

E N V I R O N M E N T A L & E N G I N E E R I N G S E R V I C E S N A T I O N W I D E | W W W . P M E N V . C O M | 1 . 8 0 0 . 3 1 3 . 2 9 6 6

Michigan Locations Berkley Bay City Grand Rapids Chesterfield Lansing

Corporate Headquarters Lansing, Michigan 3340 Ranger Road, Lansing, MI 48906

f: 877.884.6775

t: 517.321.3331

February 7, 2019 District Clerk Michigan Department of Environmental Quality Southeastern Michigan District Office 27700 Donald Court Warren, Michigan 48092 Re: Baseline Environmental Assessment for the Industrial Warehouse Property Located at 1450-1490 Franklin Street, Detroit, Michigan Parcel IDS: 07000027, 07000026, and 07000025 PM Environmental, Inc. Project No. 01-10433-0-0002 Dear District Clerk: Enclosed is a copy of the Baseline Environmental Assessment prepared for the above referenced subject property in accordance with Section 20126(1)(c) of Part 201, Environmental Remediation, and Section 21323a(1)(b)(i) of Part 213, Leaking Underground Storage Tanks, of the Natural Resources and Environmental Protection Act (NREPA), P.A. 451 of 1994, as amended. If you have any questions regarding the information in this report, please contact our office at (800) 313-2966. Sincerely, PM ENVIRONMENTAL, INC.

Tonia Hack Jennifer Ritchie, CPG Staff Geologist Regional Manager – Site Investigation Services Enclosure

E N V I R O N M E N T A L & E N G I N E E R I N G S E R V I C E S N A T I O N W I D E | W W W . P M E N V . C O M | 1 . 8 0 0 . 3 1 3 . 2 9 6 6

Michigan Locations Berkley Bay City Grand Rapids Chesterfield Lansing

Corporate Headquarters Lansing, Michigan 3340 Ranger Road, Lansing, MI 48906

f: 877.884.6775

t: 517.321.3331

February 7, 2019 Mr. Aamir Farooqi Banyan Investments, LLC PO Box 15096 Detroit, Michigan 48215 RE: Baseline Environmental Assessment for the Industrial Warehouse Property Located at 1450-1490 Franklin Street, Detroit, Michigan Parcel IDs: 07000027, 07000026, and 07000025 PM Environmental, Inc. Project No. 01-10433-0-0002 Dear Mr. Farooqi: Enclosed is a copy of the Baseline Environmental Assessment prepared for the above referenced subject property in accordance with Section 20126(1)(c) of Part 201, Environmental Remediation, and Section 21323a(1)(b)(i) of Part 213, Leaking Underground Storage Tanks, of the Natural Resources and Environmental Protection Act (NREPA), P.A. 451 of 1994, as amended. THIS BASELINE ENVIRONMENTAL ASSESSMENT WAS PERFORMED FOR THE EXCLUSIVE USE OF BANYAN INVESTMENTS, LLC, WHO MAY RELY ON THE REPORT’S

CONTENTS. If you have any questions regarding the information in this report, please contact our office at (800) 313-2966. Sincerely, PM ENVIRONMENTAL, INC.

Tonia Hack Jennifer Ritchie, CPG Staff Geologist Regional Manager – Site Investigation Services Enclosure

Baseline Environmental Assessment of the Industrial Warehouse Property Located at 1450-1490 Franklin Street, Detroit, Michigan

Parcel IDs: 07000027, 07000026, and 07000025 PM Environmental, Inc. Project No. 01-10433-0-0002; February 7, 2019

PM Environmental, Inc.

Table of Contents Page i

TABLE OF CONTENTS 1.0 INTRODUCTION AND DISCUSSION .............................................................................. 1

1.1 Owner/Operator Information ........................................................................................ 2 1.2 Intended Use of the Subject Property .......................................................................... 2 1.3 Summary of All Appropriate Inquiry Phase I Environmental Assessment ..................... 2

1.3.1 Phase I ESA Exceptions or Deletions ................................................................. 3 1.3.2 Phase I ESA Data Gaps ...................................................................................... 3

1.4 Summary of Previous Site Investigations ..................................................................... 3 1.5 Summary of Current Site Investigation ........................................................................ 8

1.5.1 Subsurface Investigations Techniques and QA/QC Procedures .........................10 1.6 Geology and Hydrogeology ........................................................................................11

2.0 Location of Contaminated Media on the Subject Property ...............................................11 2.1.1 Soil Analytical Results ........................................................................................12 2.1.2 Soil Gas Analytical Results ................................................................................12

2.2 Subject Property Facility/Site/Property Status .............................................................13 3.0 PROPERTY INFORMATION ..........................................................................................13

3.1 Legal Description of Subject Property .........................................................................13 3.2 Map of Subject Property .............................................................................................13 3.3 Location and Analytical Summary Maps .....................................................................13 3.4 Subject Property Location Map ...................................................................................13 3.5 Subject Property Address ...........................................................................................13 3.6 Subject Spatial Data ...................................................................................................13

4.0 FACILITY/SITE/PROPERTY STATUS OF SUBJECT PROPERTY ................................14 4.1 Summary Data Tables ................................................................................................14 4.2 Laboratory Reports and Chain of Custody Documentation .........................................14

5.0 IDENTIFICATION OF BEA AUTHOR..............................................................................14 6.0 AAI REPORT OR ASTM PHASE I ESA ..........................................................................15 7.0 REFERENCES ...............................................................................................................16




Table of Contents Page ii

FIGURES Figure 1: Property Vicinity Map Figure 2: Generalized Diagram of the Subject Property and Adjoining Properties Figure 3A: 2009/2010 Soil Boring Location Map with Soil Analytical Results Figure 3B: 2019 Soil Boring/Soil Gas Sample Location Map with Soil Analytical Results Figure 4: Soil Boring/Soil Gas Sample Location Map with Soil Gas Analytical Results TABLES Table 1: Summary of Soil Analytical Results – Volatile Organic Compounds, Polynuclear

Aromatic Hydrocarbons, Polychlorinated Biphenyls, and Metals Table 2: Summary of Soil Gas Analytical Results – Volatile Organic Compounds APPENDICES Appendix A: Phase I ESA, January 25, 2019, PM Appendix B: Analytical Figures and Tables from 2010 and 2013 Previous Site Investigations Appendix C: Soil Boring Logs, January 2019, PM Appendix D: Laboratory Analytical Reports, August 2013, ECT and January 2019, PM Appendix E: Assessing Information Appendix F: Professional Qualification Statements




Page 1

1.0 INTRODUCTION AND DISCUSSION PM Environmental, Inc. (PM) has completed a Baseline Environmental Assessment (BEA) for the Industrial Warehouse Property (Parcel IDs #07000027, #07000026, and #07000025) located at 1450-1490 Franklin Street in Detroit, Wayne County, Michigan (hereafter referred to as the “subject property”) in accordance with Section 20126(1)(c) of Part 201, Environmental Remediation, and Section 21323a(1)(b)(i) of Part 213, Leaking Underground Storage Tanks, of the Natural Resources and Environmental Protection Act (NREPA), P.A. 451 of 1994, as amended. The subject property consists of three parcels of land totaling 0.66 acres and is located on the southwest corner of the Franklin Street and Riopelle Street intersection in Detroit, Wayne County, Michigan (Figure 1). The subject property is developed with three connected buildings between three and four-stories with a partial basement containing a total of 64,145 square feet that is currently unoccupied with no current business operations. The western portion of the subject building (1450 Franklin Street) contains four stories and a full basement totaling 26,737 square feet. The fourth floor was inaccessible due to unsafe conditions (floor/roof collapse). The central portion of the subject building (1460 Franklin Street) contains two stories and a partial crawl space totaling 12,724 square feet. No access point to the crawl space was observed; therefore, PM could not access that portion of the subject building. The eastern portion of the subject building (1490 Franklin Street) contains three stories totaling 24,684 square feet and is slab on grade. Portions of the building slab appear to have been removed, resulting in exposed soil. In general, interior finish materials include wood floors, painted and unpainted brick walls, poured concrete floors, walls, and ceilings, concrete block walls, plaster walls and ceilings, wood deck ceilings, and one-foot by one-foot glue-on ceiling tiles. The observed materials were in generally poor condition. The concrete floors were in fair condition, with residual staining, but no significant cracking, pitting, or damage observed. Asphalt and concrete pavement are present throughout the remainder of the subject property. Standard and other historical sources document that the subject property was developed prior to 1884 with ten dwellings and several detached garages. All former dwellings, except two located in the central portion, were demolished between 1884 and 1897, when a northwestern building, northeastern building, additional dwelling, and western portion of the current building were constructed. The remaining dwellings and former northeastern building were demolished between 1897 and 1922, when an additional western building was constructed as an addition to the previously identified northeastern building and another building was constructed in the eastern portion of the property. The concrete pad in the southwestern portion was constructed in 1922. The eastern building and a portion of the northern addition to the western building were demolished between 1922 and 1927, when an addition was constructed to the eastern portion of the current building to join the three buildings into one. A third story was constructed to the eastern portion in 1929. The northwestern building was demolished between 1950 and 1952. Historical occupants consisted of residential tenants prior to 1884 until 1922; storefront operations in at least 1897; blacksmith operations in 1897; Detroit Screw Works and exterior steel storage in 1922; various chemical and dye storage, warehouse, mixing, and production operations; and Stone Soap Co. consisting of liquid and powder soap manufacturing operations from approximately 1972 to 1997.




Page 2

The subject property is an open Leaking Underground Storage Tank (LUST) site with one gasoline release (C-0016-10) reported in January 2010 based on the in-place closure of one 1,000-gallon and one 2,500-gallon gasoline USTs in the southeastern portion of the subject building. The responsible part is identified as Former Stone Soap Co., and LUST closure activities have not been conducted.

1.1 Owner/Operator Information Banyan Investments, LLC purchased the subject property on January 2, 2019.

1.2 Intended Use of the Subject Property

Banyan Investments, LLC intends to redevelop the subject property for mixed residential and general commercial use. The subject property is currently zoned SD-4 Special Development District/Riverfront Mixed Use. The intended use and zoning are consistent with a mixed Residential/Nonresidential property use. Municipal water, sanitary sewer, storm sewer, natural gas, electrical, and telecommunications utilities and connected to or are available to the subject property. No water wells are present on the property.

1.3 Summary of All Appropriate Inquiry Phase I Environmental Site Assessment PM performed a Phase I Environmental Site Assessment (ESA) for the subject property dated January 25, 2019, in conformance with the scope and limitations of ASTM Practice E 1527-13 (i.e., the ‘ASTM Standard’). A copy of the Phase I ESA, including photographs of the subject property, is included in Appendix A. PM’s January 2019 Phase I ESA identified the following onsite recognized environmental conditions (RECs):

• The subject property is an open LUST site with one release (C-0016-10) reported in 2010. Additionally, historical operations at the subject property consisting of chemical mixing and soap factory operations with known bulk chemical storage. Previous site assessment activities completed between 1997 and 2013 to assess the release and historical operations document that soil and groundwater contamination exist on-site above the current Michigan Department of Environmental Quality (MDEQ) Part 201 generic cleanup criteria and Part 213 Risk Based Screening Levels (RBSLs). Based on these analytical results and its open LUST status, the subject property meets the definition of a “site” and would also be classified as a “facility”, in accordance with Part 201 and Part 213. Additionally, based on the concentrations of contaminants identified, the potential for vapor intrusion exists at the subject property.

• PM recommends the further assessment of the previously reported release (C-0127-07), located south of the subject property, identified during 2013 previous site assessments. Although the previously identified suspect underground storage tanks (USTs) and known release were not located within the subject property boundaries; the suspect USTs were




Page 3

likely installed associated with historical operations on the subject property. The potential exists for contamination from the known release to also exist on the subject property.

• PM observed four sumps throughout the subject building. The westernmost basement sump was adequately assessed during previous site investigations; however, the remaining three were not assessed during the previous site assessment since they were not observed (likely due to interior limitations such as storage). The structural integrity of the three sumps is unknown, and based on the age of the subject building (at least 90 and up to 135 years), the potential exists for failure of the systems (i.e., cracks, leaks) to have occurred over time. The historical waste management practices associated with the sumps and former high risk operations (discussed above) are unknown and may be a source of subsurface contamination.

No adjoining and/or nearby RECs were identified.

1.3.1 Phase I ESA Exceptions or Deletions During the completion of the January 2019 Phase I ESA, there were no exceptions or deletions from the Federal All Appropriate Inquiry Rule under 40 CFR 312, or the ASTM Standard. To the best of PM’s knowledge, no special terms or conditions applied to the preparation of the Phase I ESA.

1.3.2 Phase I ESA Data Gaps PM did not identify any significant data gaps during the completion of the January 2019 Phase I ESA.

1.4 Summary of Previous Site Investigations PM reviewed the following previous environmental reports for the subject property. Due to the size and volume, only relevant portions of the 2013 site investigations are included in Appendix C of PM’s January 2019 Phase I ESA (Appendix A). The BEAs listed below are available on file with the MDEQ. In addition, relevant figures and tables from 2013 site investigations are included Appendix B.

Name of Report Date of Report Company that Prepared

Report

Phase I ESA 2-12-1997 ASTI

Phase II ESA 2-26-1997 Atwell-Hicks, Inc. (AH)

Phase I ESA 8-23-2006 ESA1

Phase II ESA 11-14-2006 ESA1

BEA 3-23-2007 ESA1

BEA 9-8-2008 EI

Phase I ESA 11-16-2009 PM

Phase II ESA/BEA 2-12-2010 PM

Phase I ESA 3-5-2013 Environmental Testing & Consulting, Inc. (ETC)

Ground Penetrating Radar (GPR) and Electromagnetic Induction Survey

7-2013 ETC




Page 4

Name of Report Date of Report Company that Prepared

Report

Phase II ESA (Interior Areas) 10-2013 Hands & Associates, Inc.

(HANDS) and ETC

Phase II ESA (Exterior Areas) 10-2013 HANDS and ETC

Phase I ESA and Phase II ESA (ASTI and Atwell, 1997) At the time of the 1997 site investigations, the subject property was occupied by Stone Soap Co. (liquid and powder soap manufacturing company). The 1997 Phase I ESA identified RECs associated with the following:

• Suspect asbestos containing materials (ACMs);

• Current and potential orphan USTs;

• Onsite aboveground storage tank (AST); and

• Current and former high risk operations.

Suspect ACMs are not considered RECs, but non-ASTM considerations, and therefore are not discussed further in site investigation summaries discussed in this report. AH conducted a subsurface investigation to assess the above RECs, as well as a suspect gasoline UST and two onsite drains. Site investigation activities consisted of the advancement of nine soil borings (SB-1 through SB-6, B1, B2, and F1), the installation of two temporary groundwater monitoring wells (TW1 and TW2), and the collection of soil and groundwater samples for laboratory analysis of volatile organic compounds (VOCs), polynuclear aromatic hydrocarbons (PNAs), and Michigan 10 Metals (arsenic, barium, cadmium, chromium, copper, lead, mercury, selenium, silver, zinc). No geophysical survey was conducted to verify the presence of orphan USTs. Soil analytical results identified concentrations of cis-1,2-dichloroethylene (DCE), tetrachloroethylene (PCE), and/or trichloroethylene (TCE) in the soil sample collected from SB-6 (8.0 feet below ground surface [bgs]) above the Part 201 Residential and Nonresidential Drinking Water Protection (DWP) cleanup criteria. Concentrations of fluoranthene, naphthalene, and phenanthrene were identified in the soil sample collected from F1 (3.0 feet bgs) above the Part 201 Groundwater Surface Water Interface Protection (GSIP) cleanup criteria. Concentrations of arsenic were identified in the soil samples collected from SB-3 (7.0 feet bgs), SB-4 (7.0 feet bgs), B1 (4.0 feet bgs), and B2 (4.0 feet bgs) above the Part 201 Residential and Nonresidential DWP, GSIP, and/or Residential Direct Contact (DC) cleanup criteria, but below the Nonresidential DC cleanup criteria. Concentrations of total chromium were identified in the soil samples collected from SB-6 (8.0 feet bgs) and B2 (4.0 feet bgs) above the Part 201 GSIP cleanup criteria. Concentrations of selenium were identified in each of the soil samples collected from the subject property above the Part 201 GSIP cleanup criteria. No other concentrations of target analytes were identified in the soil samples collected from the subject property above laboratory method detection limits (MDLs), Statewide Default Background Levels (SDBLs, applicable to metals only), and/or the most restrictive Part 201 Residential cleanup criteria. The cis-1,2-DCE, PCE, and TCE concentrations identified in soil may be indicative of a vapor intrusion condition.




Page 5

Concentrations of fluorene, naphthalene, phenanthrene, and 2-methylnaphthalene were identified in the groundwater sample collected from TW2 above the Part 201 Groundwater Surface Water Interface (GSI) cleanup criteria. Concentrations of arsenic, cadmium, total chromium, copper, lead, and zinc were identified in the groundwater sample collected from TW2 above the Part 201 Residential and Nonresidential Drinking Water (DW) and/or GSI cleanup criteria. No other concentrations of target analytes were identified in the groundwater samples collected from the subject property above laboratory MDLs and/or the most restrictive Part 201 Residential cleanup criteria. Based on the limited, perched, discontinuous nature of groundwater encountered, lack of potable water wells at the subject property, and lack of surface water bodies at the subject property, AH concluded that the groundwater ingestion and drinking water pathways were not complete. Based upon this information, AH determined the subject property did not meet the definition of a “facility” as defined by Part 201. Phase I ESA, Phase II ESA, and BEAs (ESA1 and EI, 2006-2008) At the time of the site investigations conducted between 2006 and 2008, the subject property was occupied by the current building, which was vacant. The 2006 Phase I ESA identified the following RECs:

• Former and historical long term high risk operations;

• Current and potential orphan USTs; and

• General hazardous material storage and an onsite AST. Subsequent site investigation activities included the completion of a geophysical survey using GPR, advancement of six soil borings (SB1 through SB6), installation of two temporary groundwater monitoring wells (GW-1 and GW-2), and collection of soil and groundwater samples for laboratory analysis of gasoline VOCs, PNAs, cadmium, chromium, and lead. All of the soil borings were advanced south of the subject building. Review of reasonably ascertainable information indicated that site investigation activities were conducted on a south adjoining easement parcel and not the subject property parcel. Additionally, a 2009 survey documented that the subject property consists of the subject building footprint and small area between the subject building and west adjoining building (Figure 2). Three anomalies consistent with orphan USTs were identified south of the subject building. Soil analytical results identified concentrations of various gasoline range VOCs in the soil sample collected from SB4 (9.0-10.0 feet bgs) above the Part 201/213 Residential and Nonresidential DWP cleanup criteria/RBSLs. No other concentrations of target analytes were identified in the soil samples collected from the subject property above laboratory MDLs, SDBLs (applicable to metals only), and/or the most restrictive Part 201/213 Residential cleanup criteria/RBSLs. Concentrations of benzene and 2-methylnaphthalene were identified in the groundwater sample collected from GW-2 above the Part 201/213 Residential and Nonresidential DW and/or GSI cleanup criteria/RBSLs. Concentrations of various PNAs were identified in the groundwater sample collected from GW-2 above the Part 201/213 Residential and Nonresidential DW and/or GSI cleanup criteria/RBSLs and Water Solubility screening levels. Concentrations of cadmium, chromium, and lead were identified in each of the groundwater samples collected from the subject




Page 6

property above the Part 201/213 Residential and Nonresidential DW and GSI cleanup criteria/RBSLs. No other concentrations of target analytes were identified in the groundwater samples collected from the subject property above laboratory MDLs and/or most restrictive Part 201/213 Residential cleanup criteria/RBSLs. Based on these analytical results, BEAs were submitted on behalf of various previous owners in 2007 (BEA ID: 3530) and 2008 (BEA ID: 4069). Additionally, based on these analytical results, the MDEQ assigned the subject property a facility ID (50005619) and reported a release (C-0127-07); however, this release and facility status are not identified in the regulatory database reviewed as part of the January 2019 Phase I ESA, and are not listed on the MDEQ LUST database. Based upon this information, the assessments conducted south of the subject property should not be considered associated with the subject property. Phase I ESA and BEA (PM, 2009-2010) At the time of the 2009 Phase I ESA, the subject property was occupied by the current building, which was vacant. PM identified multiple RECs associated with the following:

• Unknown historical heat source;

• Historical and former high risk onsite operations associated with Eaton Chemical, Detroit Screw Works, and Stone Soap Co., including the storage, use, and/or mixing of various oils, acids, chemicals, and dyes;

• Multiple potential orphan USTs;

• Onsite AST;

• Onsite floor drains and sumps with unknown historical waste management practices;

• Suspect former pits;

• Elevator shafts and associated leaking;

• Long term high risk operation at the northwest adjoining property (1424-1461 Franklin Street);

• Open LUST status and documented contamination at the southeast adjoining property (no current address), with contamination not delineated towards the subject property; and

• Former long term high risk operations at the west adjoining property (1440 Franklin Street).

Subsequent site investigation activities completed in December 2009 and January 2010 included the completion of a geophysical survey using GPR, advancement of 16 soil borings (SB-1 though SB-16), and collection of 16 soil samples for laboratory analysis of VOCs, PNAs, polychlorinated biphenyls (PCBs), and Michigan 10 Metals, or some combination thereof. Groundwater was not encountered to a depth of 20.0 feet bgs (maximum depth explored). The 2009/2010 soil boring locations and analytical results are depicted on Figure 3A. PM’s January 2010 laboratory analytical reports are available on file with the MDEQ. PM encountered debris piles, miscellaneous storage, elevator shafts, and a crawl space as limitations during the GPR survey in December 2009. Two anomalies consistent with orphan USTs were identified in the southeastern portion of the subject building. No other anomalies consistent with orphan USTs were identified. In January 2010, PM oversaw site investigation activities that consisted of the exposure of the top of the anomalies discussed above, which confirmed the presence of two orphan USTs. Due to their location, it was determined that the USTs, consisting of one 1,000-gallon and 1 one 2,500-gallon gasoline USTs, would have to be




Page 7

closed in place (Figure 2). The USTs were opened and approximately 1,250 gallons of gasoline and/or water were removed from the USTs, which was transported offsite by a licensed waste hauler. The USTs were then cleaned and filled with concrete. The onsite AST was determined to be empty. Soil analytical results identified concentrations of various petroleum and/or chlorinated VOCs in the soil samples collected from SB-1 (3.0-4.0 feet bgs), SB-2 (1.0-2.0 feet bgs), SB-4 (1.0-2.0 feet bgs), SB-5 (2.0-3.0 feet bgs), SB-6 (7.0-8.0 feet bgs), SB-7 (4.0-5.0 feet bgs), SB-9 (2.0-3.0 feet bgs), SB-11 (3.5-4.5 feet bgs), SB-13 (3.0-4.0 feet bgs), SB-15 (7.0-8.0 feet bgs), and/or SB-16 (8.0-9.0 feet bgs) above the Part 201/213 Residential and Nonresidential DWP, GSIP, and Soil Volatilization to Indoor Air Inhalation (SVII) cleanup criteria/RBSLs. Concentrations of phenanthrene, naphthalene, and 2-methylnaphthalene were identified in the soil samples collected from SB-6 (7.0-8.0 feet bgs), SB-9 (2.0-3.0 feet bgs), SB-15 (7.0-8.0 feet bgs), and/or SB-16 (8.0-9.0 feet bgs) above the Part 201/213 GSIP cleanup criteria/RBSLs. Concentrations of mercury, selenium, and/or zinc were identified in the soil samples collected from SB-1 (3.0-4.0 feet bgs), SB-2 (1.0-2.0 feet bgs), and/or SB-4 (1.0-2.0 feet bgs) above the Part 201 Residential and Nonresidential DWP and GSIP cleanup criteria. No other concentrations of target analytes were identified in the soil samples collected from the subject property above laboratory MDLs, SDBLs (metals) and/or the most restrictive Part 201/213 Residential cleanup criteria/RBSLs. Based on these analytical results, a release was reported to the MDEQ on January 25, 2010 (C-0016-10). Additionally, a BEA was submitted on behalf of the former owner (BEA ID: 4415). Closure is not currently being pursued. Phase I ESA, GPR, and Phase II ESA (ETC, 2013) At the time of the 2013 Phase I ESA, the subject property was occupied by the current building, which was vacant at that time. The 2013 Phase I ESA RECs associated with the following:

• Potential orphan USTs;

• Open LUST status;

• Historical long term high risk operations; and

• Documented facility status. Subsequent site investigations included the completion of a geophysical survey using electromagnetic induction (EM), advancement of nine soil borings (GP-1 through GP-5 and HA-1 through HA-4), installation of two temporary monitoring wells (GP-1 and GP-2), and collection of nine soil samples and two groundwater samples for laboratory analysis of VOCs, semi-volatile organic compounds (SVOCs), and Michigan 10 Metals, or some combination thereof. Four anomalies potentially indicative of orphan USTs were identified south of the subject building. However, additional investigation was recommended to verify the source of the anomalies, which were potentially identified as buried rail road tracks or utility lines/vaults. Soil analytical results identified concentrations of various petroleum and chlorinated VOCs in the soil samples collected from GP-1 (5.0 feet bgs), GP-2 (3.0 feet bgs), HA-1 (3.0 feet bgs), HA-2 (3.0 feet bgs), HA-3 (3.0 feet bgs), and HA-4 (3.0 feet bgs) above the Part 201/213 Residential and Nonresidential DWP and/or GSIP cleanup criteria/RBSLs. Concentrations of various PNAs




Page 8

were identified in the soil samples collected from HA-2 (3.0 feet bgs), HA-3 (3.0 feet bgs), and/or HA-4 (3.0 feet bgs) above the Part 201/213 GSIP and Residential and Nonresidential DC cleanup criteria/RBSLs. Concentrations of various metals were identified in all of the soil samples collected from the subject property above the Part 201/213 Residential and Nonresidential DWP, GSIP, and/or DC cleanup criteria/RBSLs. Groundwater analytical results identified concentrations of various metals in both of the groundwater samples collected from the subject property above the Part 201/213 Residential and Nonresidential DW and GSI cleanup criteria/RBSLs. The soil and groundwater sample locations and analytical results are depicted on ETC’s Figure 2 – Phase II Boring Locations and listed in ETC’s Soil Sample Results table included in Appendix B. Based on these analytical results, ETC recommended additional investigation of the anomalies identified south of the subject building, and completion of a BEA and Due Care Plan.

1.5 Summary of Current Site Investigation On January 14, and 15, 2019, PM completed a subsurface investigation at the subject property that consisted of the advancement of seven soil borings (SB-17 through SB-23) to a maximum depth of 10.0 feet bgs, the installation of seven temporary sub-slab soil gas sampling points (SG-1 through SG-7), and the collection of 14 soil samples and seven soil gas samples for laboratory analysis of VOCs, PNAs, PCBs, cadmium, chromium, lead and mercury, or some combination thereof. It should be noted that the crawl space in the central portion of the subject building was inaccessible and, therefore, PM could not investigate the sump in that area. Groundwater was not encountered to the maximum explored depth of 10.0 feet bgs; therefore, no groundwater samples were collected for laboratory analysis. Figures 3B and 4 depict the soil borings and soil gas sample locations advanced by PM. Boring logs, which depict site-specific geology, PID readings, and soil and soil gas sample intervals are included within Appendix C. The table below summarizes the site investigation activities including total boring depth, sample depth, analysis, objective of the soil borings, and sample justification:

Description of Soil Boring/Soil Gas Sample Locations

Location (feet bgs)

Sample Interval

(feet bgs) Analysis Objectives

Soil and Soil Gas Sample Selection (justification)

SB-17 (10.0)

Soil: 3.0-4.0

VOCs Further assess the former long term

high risk operations and open LUST

release

Soil: In the absence of field evidence of impact, samples were collected at likely depths of product lines and USTs. Groundwater: Not encountered.

Soil: 8.0-9.0

VOCs, PNAs, PCBs, cadmium, chromium, and

lead




Page 9

Location (feet bgs)

Sample Interval



SB-18 (10.0)

Soil: 1.0-2.0

and 3.0-4.0

VOCs

Further assess the former long term

high risk operations in the area of SB-1

and SB-3

Soil: Samples were collected from the interval exhibiting the highest PID reading (3.2 ppm) and from the sandy clay/clay interface below. Groundwater: Not encountered.

SB-19 (10.0)

Soil: 1.0-2.0

and 3.0-4.0

VOCs



and SB-4

Soil: In the absence of field evidence of impact, samples were collected from the sand/sandy clay interface and below for vertical delineation. Groundwater: Not encountered.

SB-20 (10.0)

Soil: 1.0-2.0

and 3.0-4.0

VOCs, PNAs, PCBs, and

mercury



Soil: In the absence of field evidence of impact, samples were collected from the sand/clay interface and below to replicate SB-1 sample interval Groundwater: Not encountered.

SB-21 (10.0)

Soil: 1.5-2.5

and 8.0-9.0

VOCs


high risk operations in the area of SB-1,

SB-2, and SB-8

Soil: In the absence of field evidence of impact, samples were collected from the sand/clay interface at the interval similar to SB-1 and SB-2 and below from a deeper interval similar to SB-8. Groundwater: Not encountered.

SB-22 (10.0)

Soil: 2.0-3.0

and 4.0-5.0

VOCs, PNAs, PCBs, cadmium, chromium, and

lead



Soil: Samples were collected from a shallow interval and below from a deeper interval similar to SB-7 exhibiting the highest PID reading (10.4 ppm). Groundwater: Not encountered.

SB-23 (8.0)

Soil: 2.0-3.0

and .0-5.0

VOCs, PNAS, PCBS,

cadmium, chromium, and

lead


high risk operations in the area of SB-8 and SB-9 and the

sump

Soil: Samples were collected from an interval similar to SB-9 exhibiting an elevated PID reading (3.3 ppm) and a interval below exhibiting the highest PID reading (4.6 ppm). Groundwater: Not encountered.

SG-1 Soil Gas: Sub-slab

VOCs

Assess for a potential vapor

intrusion condition in the area of open

LUST release

Soil Gas: Sub-slab sample collected


VOCs


intrusion condition near SB-5/

easternmost sump





Page 10

Location (feet bgs)

Sample Interval




VOCs


intrusion condition at SB-2



VOCs





VOCs





VOCs





VOCs




bgs = below ground surface PID = photoionization detector ppm = parts per million

1.5.1 Subsurface Investigations Techniques and QA/QC Procedures

The soil borings were advanced to the desired depth using a hand auger equipped with a stainless steel bucket. Soil sampling was performed for soil classification, verification of subsurface geologic conditions, and for investigating the potential and/or extent of soil and/or groundwater contamination at the subject property. Soil samples were generally collected on a continuous basis using a hand auger equipped with a stainless-steel bucket. During drilling operations, the drilling equipment was cleaned to minimize the possibility of cross contamination. These procedures included cleaning equipment with a phosphate free solution (i.e., Alconox®) and rinsing with distilled water after each sample collection. Drilling and sampling equipment was also cleaned in this manner prior to initiating field activities. Soils collected from discrete sample intervals were screened using a photoionization detector (PID) to determine if VOCs were present. Soil from specific depths was placed in plastic bags, sealed, and allowed to volatilize. The headspace within each bag was then monitored with the PID. The PID is able to detect trace levels of organic compounds in the air space within the plastic bag. The PID utilizes a 10.6 electron volts (eV) lamp. Soil samples were collected from the soil borings based upon the highest PID reading, visual/olfactory evidence of impact, a change in geology, and/or surficial soil. The soil samples for VOC analysis were preserved with methanol in accordance with United States Environmental Protection Agency (USEPA) Method 5035 modified. The soil samples were

placed in appropriately labeled containers with Teflon lined lids and/or sanitized glass jars,




Page 11

placed in an ice-packed cooler, and transported under chain of custody procedures for laboratory analysis within applicable holding times to Merit Laboratories, Inc. in East Lansing, Michigan. The soil gas samples were collected in one liter sample canister supplied by the laboratory using dynamic flux chamber methods in accordance with the May 2013 MDEQ Guidance Document for the Vapor Intrusion Pathway. Prior to collecting the soil gas samples, the sampling apparatus was determined to be leak free utilizing the flux chamber which encompassed the sample tubing and associated connections as well as the sampling point. The chamber was charged with helium prior to purging the sampling point of a maximum of three volumes. A helium detector was then applied to the sampling line to ensure no leaks had occurred. The sample canister was regulated with a flow rate of 200 ml/minute, which was pre-set at the laboratory. The soil gas samples were collected in appropriately labeled canisters and then transported under chain of custody procedures for laboratory analysis within applicable holding times. Upon completion of the investigation, the soil borings were abandoned by removing the temporary soil gas sample materials, placing the soil cuttings back into the borehole, filling the void with bentonite chips, hydrating the chips, resurfacing and returning the area to its pre-drilling condition.

1.6 Geology and Hydrogeology Based on review of PM’s 2019 soil boring logs, the site-specific geology generally consists of sand, clayey sand, or sandy clay to between 1.0 and 4.5 feet bgs, underlain by clay to a depth of at least 10.0 feet bgs, the maximum depth explored. Groundwater was not encountered by PM to a depth of 10.0 feet bgs, the maximum depth explored. The geology encountered by PM in 2019 is generally consistent with previous site investigations completed in 2010 and 2013, which encountered sand and clay to approximately 3.0 feet bgs, underlain by clay to a depth of at least 20.0 feet bgs, the maximum depth explored. Groundwater was not encountered to 20.0 feet bgs in 2010; however, limited, perched, and discontinuous groundwater was reportedly encountered in shallow intervals in 2013. The 2019 soil boring logs are included in Appendix C, which consist of site specific geology, PID readings, soil gas sampling point diagrams, and sample intervals. 2.0 Location of Contaminated Media on the Subject Property PM compared the soil groundwater analytical results from site investigation activities with the MDEQ Part 201 Generic Cleanup Criteria dated December 30, 2013 entitled “Cleanup Criteria Requirements for Response Activity”, in accordance with Section 20120a(1) using the Residential and Nonresidential cleanup criteria/RBSLs. PM compared soil gas analytical results to the USEPA Vapor Intrusion Screening Levels (VISLs) calculated using the November 2018 VISL calculator. The 2019 soil and soil gas analytical results are presented in Tables 1 and 2 and on Figures 3B and 4. The complete January 2019 laboratory analytical reports are included in Appendix D. Soil and groundwater analytical results from previous site investigation are summarized in Section 1.4. PM’s January 2010 analytical results are summarized on PM’s Figure 3A and in PM’s 2010




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Tables included in Appendix B. ECT’s August 2013 analytical results are including in ETC’s Figure 2 – Phase II Boring Locations Soil Sample Results table included in Appendix B, and the laboratory analytical report is included in Appendix D. The remaining previous laboratory analytical reports are on file with the MDEQ in previously submitted BEAs. 2.1 Summary of January 2019 Analytical Results

2.1.1 Soil Analytical Results The 2019 soil analytical results are summarized in Table 1 and on Figure 3B. A concentration of carbon tetrachloride was identified in the soil sample collected from SB-18 (3.0-4.0 feet bgs) above the Part 201 Residential and Nonresidential DWP cleanup criteria. Concentrations of 1,2-dichloropropane were identified in the soil samples collected from SB-19 (1.0-2.0 feet bgs) and SB-22 (4.0-5.0 feet bgs) above the Part 201 Residential and Nonresidential DWP cleanup criteria. Concentrations of PCE were identified in the soil samples collected from SB-18 (1.0-2.0 and 3.0-4.0 feet bgs) and SB-19 (1.0-2.0 and 3.0-4.0 feet bgs) above the Part 201 Residential and Nonresidential DWP and/or GSIP cleanup criteria. Concentrations of TCE were identified in the soil samples collected from SB-18 (1.0-2.0 and 3.0-4.0 feet bgs), SB-22 (2.0-3.0 and 4.0-5.0 feet bgs), and SB-23 (2.0-3.0 and 4.0-5.0 feet bgs) above the Part 201 Residential and Nonresidential DWP, GSIP, and/or SVII cleanup criteria. No other concentrations of VOCs were identified in any of the remaining soil samples collected from the subject property above laboratory MDLs and/or the most restrictive Part 201 Residential cleanup criteria. No concentrations of PNAs and PCBs were identified in any of the select soil samples collected analyzed from the subject property above laboratory MDLs. Concentrations of cadmium, chromium, and/or lead were identified in each of the select soil samples collected from the subject property above laboratory MDLs, but below the SDBLs and the most restrictive Part 201 Residential cleanup criteria. Concentrations of mercury were identified in the soil samples collected from SB-20 (1.0-2.0 and 3.0-4.0 feet bgs) above the Part 201 Residential and Nonresidential DWP and/or GSIP cleanup criteria.

2.1.2 Soil Gas Analytical Results The soil gas analytical results are summarized in Table 2 and on Figure 4. Concentrations of various VOCs were identified in the soil gas samples collected from the subject property above laboratory MDLs, but below the USEPA VISLs.




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2.2 Subject Property Facility/Site/Property Status A location where a hazardous substance is present in excess of the concentrations, which satisfy the requirements of subsection 20120a(1)(a) or (17), is a facility pursuant to Part 201. Section 20120a(1)(a) requirements are the cleanup criteria for unrestricted residential usage. Contaminant concentrations identified in soil and groundwater on the subject property indicate exceedances of the Part 201/213 Residential and Nonresidential DWP/DW, GSIP/GSI, SVII and DC cleanup criteria/RBSLs. Therefore, based on the soil and groundwater concentrations and the open LUST status, the subject property is considered a facility under Part 201 and a site under Part 213. 3.0 PROPERTY INFORMATION

3.1 Legal Description of Subject Property A copy of assessing information with the legal description is included in Appendix E.

3.2 Map of Subject Property Figure 1, Property Vicinity Map; and Figure 2, Generalized Diagram of the Subject Property and Adjoining Properties, depict the subject property/parcel boundaries.

3.3 Location and Analytical Summary Maps Figures 3A, 3B, and 4 provide scaled maps of the subject property with sampling locations and soil and soil gas analytical results from PM’s January 2010 and 2019 site investigations.

3.4 Subject Property Location Map Figure 1 provides a scaled area map depicting the subject property location in relation to the surrounding area.

3.5 Subject Property Address As indicated in Section 1.0, the subject property is located at 1450-1490 Franklin Street, Detroit, Wayne County, Michigan (Figures 1 and 2).

3.6 Subject Spatial Data As depicted in Figure 1, the subject property (Parcel IDs #07000027, #07000026, and #07000025) is located in the Township 2 South (T2S), Range 12 East (R12E) in Detroit, Wayne County, Michigan. According to the MDEQ GeoWebFace website, the center of the subject property is located at latitude 42.3329 north and a longitude of -83.0302 west.




Page 14

4.0 FACILITY/SITE/PROPERTY STATUS OF SUBJECT PROPERTY As indicated in Section 2.2, based upon documented soil and groundwater exceedances of the Part 201/213 Residential and Nonresidential DWP/DW, GSIP/GSI, SVII, and DC cleanup criteria/RBSLs and the open LUST status, the subject property is a facility under Part 201 and a site under Part 213.

4.1 Summary Data Tables PM compared the soil and groundwater analytical results from site investigation activities with the MDEQ Part 201 Generic Cleanup Criteria dated December 30, 2013 entitled “Cleanup Criteria Requirements for Response Activity”, in accordance with Section 20120a(1) using the Residential and Nonresidential cleanup criteria/RBSLs. PM compared the soil gas analytical results with the USEPA VISLs calculated using the November 2018 VISL calculator. The 2009/2010 and 2019 soil and soil gas analytical results are summarized in Tables 1 and 2. CAS numbers associated with each target analyte identified above the laboratory MDLs are also presented in Tables 1 and 2. ECT’s August 2013 analytical figures and tables are included in Appendix B, and the laboratory analytical report is included in Appendix D.

4.2 Laboratory Reports and Chain of Custody Documentation The soil and soil gas samples collected by PM in January 2019 were submitted for chemical analysis under chain of custody procedures and within applicable holding times to Merit. Appendix D includes the laboratory analytical reports and associated chain of custody documentation. The laboratory analytical report from ETC’s August 2013 site investigation is included in Appendix D. The remaining previous laboratory analytical reports are on file with the MDEQ in previously submitted BEAs.




Page 15

5.0 IDENTIFICATION OF BEA AUTHOR This BEA was conducted by Ms. Tonia Hack, Staff Consultant, and reviewed by Ms. Jennifer Ritchie, Regional Manager of Site Investigation Services, PM Environmental, Inc., on February 7, 2019, which is prior to or within 45 days of property ownership or occupancy. Qualification statements are provided as Appendix F. I declare that, to the best of my professional knowledge and belief, I meet the definition of Environmental Professional as defined in §312.10 of 40 CFR 312 and I have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the subject property. I have developed and performed the all appropriate inquires in conformance with the standards and practices set forth in 40 CFR Part 312.

Jennifer L. Ritchie, CPG Regional Manager – Site Investigation Services 6.0 AAI REPORT OR ASTM PHASE I ESA As indicated in Section 1.3, PM performed a Phase I ESA of the subject property dated January 25, 2019, in conformance with the scope and limitations of ASTM Practice E 1527-13 of the Industrial Warehouse Property located at 1450-1490 Franklin Street, Detroit, Wayne County, Michigan. The scope of the Phase I ESA included consideration of hazardous substances as defined in Section 20101(1)(x) of P.A 451 of 1994, as amended, and constituted the performance of an All Appropriate Inquiry in conformance with the standards and practices set forth in 40 CFR Part 312. A copy of the January 25, 2019, Phase I ESA is included in Appendix A.

ASPHALT

PAVED

CONCRETE

FRANKLIN STREET

RIOPELLE STREET

1

4

6

0

F

R

A

N

K

L

I

N

S

T

R

E

E

T

1

4

5

0

F

R

A

N

K

L

I

N

S

T

R

E

E

T

1

4

9

0

F

R

A

N

K

L

I

N

S

T

R

E

E

T

LEGEND:

FIGURE 2

INDUSTRIAL WAREHOUSE PROPERTY1450-1490 FRANKLIN STREET

DETROIT, MI

GENERALIZED DIAGRAM OF THE SUBJECTPROPERTY AND ADJOINING PROPERTIES

SUBJECT PROPERTY

APPROXIMATE FORMER/HISTORICAL SITE FEATURES

WATER

GAS

1440 FRANKLIN STREETSTEVE'S SOUL FOOD

PARKING LOT

1489-1499 FRANKLINVACANT BUILDING

1538-1560 FRANKLIN STREETRESIDENTIAL COMMUNITY

VACANT LAND

VACANT LAND

CONCRETE PAD

FORMER 15,000-GALLON AST

APPROXIMATE LOCATION OF

FORMER POTENTIAL PITS

(FIRST FLOOR)


FORMER MACHINERY STORAGE

APPROXIMATE LOCATION OF FORMER

EXTERIOR STEEL STORAGE

APPROXIMATE LOCATION

OF (2) VENT PIPES


FILL PORT


FORMER NORTHWEST BUILDING


FORMER ACID SHED


(2) FORMER 220-GALLON GASOLINE USTs

(REMOVAL DATE UNKNOWN)


300-GALLON GASOLINE UST



FORMER 100-GALLON CREOL UST



FORMER INTERIOR DISPENSER

1501-1505 FRANKLINRESIDENTIAL COMMUNITY


SUSPECT FORMER PIT


SUSPECT FORMER PIT

REMOVED CONCRETE

RESIDUAL

STAINING


SUSPECT PIT (FIRST FLOOR)

FORMER 2,500-GALLON GASOLINE TANK

(CLOSED IN PLACE, 2010)

FORMER 1,000-GALLON

GASOLINE TANK

(CLOSED IN PLACE 2010)

PARCEL / LOT BOUNDARIES

SUMP

UST UNDERGROUND STORAGE TANK

ELEVATOR SHAFT

AutoCAD SHX Text

2 STORY AND CRAWL SPACE (INACCESSIBLE)

AutoCAD SHX Text

PARCEL ID: 07000026

AutoCAD SHX Text

(CONSTRUCTED 1907)

AutoCAD SHX Text

FORMER GARAGE AREA

AutoCAD SHX Text

3 STORIES

AutoCAD SHX Text

(CONSTRUCTED ~1884-1897)

AutoCAD SHX Text

4 STORIES AND BASEMENT

AutoCAD SHX Text

PARCEL ID: 07000025

AutoCAD SHX Text

PARCEL ID: 07000027

AutoCAD SHX Text

(CONSTRUCTED 1927-1929)

AutoCAD SHX Text

S

AutoCAD SHX Text

ES

AutoCAD SHX Text

ES

AutoCAD SHX Text

S

AutoCAD SHX Text

S

AutoCAD SHX Text

S

AutoCAD SHX Text

PROJ:

AutoCAD SHX Text

CS/KS

AutoCAD SHX Text

TH

AutoCAD SHX Text

1" = 40'

AutoCAD SHX Text

FILE NAME:

AutoCAD SHX Text

CHKD BY:

AutoCAD SHX Text

SCALE:

AutoCAD SHX Text

DRN BY:

AutoCAD SHX Text

DATE:

AutoCAD SHX Text

THIS IS NOT A LEGAL SURVEY

AutoCAD SHX Text

VERIFY SCALE

AutoCAD SHX Text

40'

AutoCAD SHX Text

0

AutoCAD SHX Text

IF NOT 1" ON THIS SHEET, ADJUST SCALES ACCORDINGLY.

AutoCAD SHX Text

1/22/2019

AutoCAD SHX Text

01-10433-0-002F00R00

AutoCAD SHX Text

N

AutoCAD SHX Text

S

AutoCAD SHX Text

ES

ASPHALT

PAVED

CONCRETE

FRANKLIN STREET

RIOPELLE STREET

1

4

6

0

F

R

A

N

K

L

I

N

S

T

R

E

E

T

1

4

5

0

F

R

A

N

K

L

I

N

S

T

R

E

E

T

1

4

9

0

F

R

A

N

K

L

I

N

S

T

R

E

E

T

LEGEND:

FIGURE 3A


DETROIT, MI

SOIL BORING / SOIL GAS SAMPLE LOCATION MAPWITH 2009 AND 2010 SOIL ANALYTICAL RESULTS

SUBJECT PROPERTY

APPROXIMATE FORMER/HISTORICAL

SITE FEATURES

WATER

GAS


SUMP

SOIL BORING


ELEVATOR SHAFT


PARKING LOT


VACANT LAND

VACANT LAND

CONCRETE PAD



OF BASEMENT SUMP

APPROXIMATE LOCATION OF ELEVATOR

SHAFTS AND ROOF ROOMS


OF FILL PORT


FORMER NW BUILDING


FORMER ACID SHED


(2) 220-GALLON GASOLINE USTs



FORMER 300-GALLON

GASOLINE UST




(2009 GPR SURVEY INDICATES NO

LONGER

PRESENT)


OF

INTERIOR DISPENSER


OF FORMER POTENTIAL

PITS

(GROUND FLOOR)



(FIRST FLOOR)


SUSPECT FORMER PIT

REMOVED CONCRETE

RESIDUAL

STAINING


OF (2) VENT PIPES



FORMER 1,000-GALLON

GASOLINE TANK


FLUORANTHENE

VALUE EXCEEDS APPLICABLE CRITERIA

REFER TO TABLES FOR SPECIFIC

COMPOUNDS ANALYZED

ug/Kg (UNLESS NOTED)

METHOD DETECTION LIMIT

VOLATILE ORGANIC COMPOUNDS

POLYNUCLEAR AROMATIC COMPOUNDS

1,2,3-TRIMETHYLBENZENE

trans-1,2-DICHLOROETHYLENE

cis-1,2-DICHLOROETHYLENE

sec-BUTYLBENZENE

n-BUTYLBENZENE

TETRACHLOROETHENE

TRICHLOROETHENE

n-PROPYLBENZENE

ISOPROPYLBENZENE

CHLOROFORM



ETHYLBENZENE

PHENANTHRENE

NAPHTHALENE

2-METHYLNAPHTHALENE

INDENO(1,2,3,CD)PYRENE

XYLENES

TOLUENE

BENZENE

PYRENE

BENZO(k)FLUORANTHENE

BENZO(g,h,i)PERYLENE

BENZO(b)FLUORANTHENE

BENZO(a)PYRENE

BENZO(a)ANTHRACENE

ANTHRACENE

FLUORENE

ZINC

SELENIUM

SILVER

CHROMIUM

CADMIUM

COPPER

MERCURY

LEAD

ARSENIC

BARIUM

AutoCAD SHX Text


AutoCAD SHX Text

PARCEL ID: 07000026

AutoCAD SHX Text

(CONSTRUCTED 1907)

AutoCAD SHX Text

FORMER GARAGE AREA

AutoCAD SHX Text

3 STORIES

AutoCAD SHX Text


AutoCAD SHX Text


AutoCAD SHX Text

PARCEL ID: 07000025

AutoCAD SHX Text

PARCEL ID: 07000027

AutoCAD SHX Text


AutoCAD SHX Text

S

AutoCAD SHX Text

ES

AutoCAD SHX Text

ES

AutoCAD SHX Text

SB-1

AutoCAD SHX Text

SB-3

AutoCAD SHX Text

SB-4

AutoCAD SHX Text

SB-2

AutoCAD SHX Text

SB-5

AutoCAD SHX Text

SB-15

AutoCAD SHX Text

SB-16

AutoCAD SHX Text

SB-6

AutoCAD SHX Text

SB-8

AutoCAD SHX Text

SB-9

AutoCAD SHX Text

SB-10

AutoCAD SHX Text

SB-11

AutoCAD SHX Text

SB-7

AutoCAD SHX Text

SB-13

AutoCAD SHX Text

SB-14

AutoCAD SHX Text

SB-17

AutoCAD SHX Text

SB-18

AutoCAD SHX Text

SB-19

AutoCAD SHX Text

SB-20

AutoCAD SHX Text

SB-21

AutoCAD SHX Text

SB-22

AutoCAD SHX Text

SB-23

AutoCAD SHX Text

S

AutoCAD SHX Text

S

AutoCAD SHX Text

S

AutoCAD SHX Text

SG-1

AutoCAD SHX Text

SG-2

AutoCAD SHX Text

SG-3

AutoCAD SHX Text

SG-4

AutoCAD SHX Text

SG-5

AutoCAD SHX Text

SG-6

AutoCAD SHX Text

SG-7

AutoCAD SHX Text

SB-12

AutoCAD SHX Text

PROJ:

AutoCAD SHX Text

CS/KS

AutoCAD SHX Text

TH

AutoCAD SHX Text

1" = 40'

AutoCAD SHX Text

FILE NAME:

AutoCAD SHX Text

CHKD BY:

AutoCAD SHX Text

SCALE:

AutoCAD SHX Text

DRN BY:

AutoCAD SHX Text

DATE:

AutoCAD SHX Text


AutoCAD SHX Text

VERIFY SCALE

AutoCAD SHX Text

40'

AutoCAD SHX Text

0

AutoCAD SHX Text


AutoCAD SHX Text

1/22/2019

AutoCAD SHX Text

01-10433-0-002F00R00

AutoCAD SHX Text

N

AutoCAD SHX Text

S

AutoCAD SHX Text

ES

AutoCAD SHX Text

UNITS

AutoCAD SHX Text

SB-1

AutoCAD SHX Text

12/22/2009

AutoCAD SHX Text

3.0 ~ 4.0'

AutoCAD SHX Text

ug/Kg

AutoCAD SHX Text

Chl

AutoCAD SHX Text

150

AutoCAD SHX Text

PCE

AutoCAD SHX Text

100

AutoCAD SHX Text

TCE

AutoCAD SHX Text

1,510

AutoCAD SHX Text

OTHER VOCs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

UNITS

AutoCAD SHX Text

SB-2

AutoCAD SHX Text

12/22/2009

AutoCAD SHX Text

1.0 ~ 2.0'

AutoCAD SHX Text

ug/Kg

AutoCAD SHX Text

PCE

AutoCAD SHX Text

3,380

AutoCAD SHX Text

TCE

AutoCAD SHX Text

110

AutoCAD SHX Text

OTHER VOCs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

UNITS

AutoCAD SHX Text

SB-3

AutoCAD SHX Text

12/22/2009

AutoCAD SHX Text

5.0 ~ 6.0'

AutoCAD SHX Text

ug/Kg

AutoCAD SHX Text

VOCs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

UNITS

AutoCAD SHX Text

SB-4

AutoCAD SHX Text

12/22/2009

AutoCAD SHX Text

1.0 ~ 2.0'

AutoCAD SHX Text

ug/Kg

AutoCAD SHX Text

PCE

AutoCAD SHX Text

120

AutoCAD SHX Text

OTHER VOCs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

UNITS

AutoCAD SHX Text

SB-5

AutoCAD SHX Text

12/22/2009

AutoCAD SHX Text

2.0 ~ 3.0'

AutoCAD SHX Text

ug/Kg

AutoCAD SHX Text

cis-1,2-DCE

AutoCAD SHX Text

2,050

AutoCAD SHX Text

PCE

AutoCAD SHX Text

580

AutoCAD SHX Text

TCE

AutoCAD SHX Text

70

AutoCAD SHX Text

OTHER VOCs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

UNITS

AutoCAD SHX Text

SB-6

AutoCAD SHX Text

12/22/2009

AutoCAD SHX Text

7.0 ~ 8.0'

AutoCAD SHX Text

ug/Kg

AutoCAD SHX Text

n-BUTYLB

AutoCAD SHX Text

4,000

AutoCAD SHX Text

sec-BUTYLB

AutoCAD SHX Text

2,000

AutoCAD SHX Text

2-M

AutoCAD SHX Text

115,000

AutoCAD SHX Text

OTHER VOCs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

UNITS

AutoCAD SHX Text

SB-7

AutoCAD SHX Text

12/22/2009

AutoCAD SHX Text

4.0 ~ 5.0'

AutoCAD SHX Text

ug/Kg

AutoCAD SHX Text

PCE

AutoCAD SHX Text

230

AutoCAD SHX Text

TCE

AutoCAD SHX Text

170

AutoCAD SHX Text

OTHER VOCs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

UNITS

AutoCAD SHX Text

SB-8

AutoCAD SHX Text

12/22/2009

AutoCAD SHX Text

8.0 ~ 9.0'

AutoCAD SHX Text

ug/Kg

AutoCAD SHX Text

PCE

AutoCAD SHX Text

120

AutoCAD SHX Text

TCE

AutoCAD SHX Text

190

AutoCAD SHX Text

OTHER VOCs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

UNITS

AutoCAD SHX Text

SB-9

AutoCAD SHX Text

12/22/2009

AutoCAD SHX Text

2.0 ~ 3.0'

AutoCAD SHX Text

ug/Kg

AutoCAD SHX Text

n-BUTYLB

AutoCAD SHX Text

4,000

AutoCAD SHX Text

E

AutoCAD SHX Text

26,000

AutoCAD SHX Text

p-ISOPT

AutoCAD SHX Text

7,000

AutoCAD SHX Text

1,2,3-TMB

AutoCAD SHX Text

9,000

AutoCAD SHX Text

1,2,4-TMB

AutoCAD SHX Text

25,000

AutoCAD SHX Text

1,3,5-TMB

AutoCAD SHX Text

8,000

AutoCAD SHX Text

X

AutoCAD SHX Text

112,000

AutoCAD SHX Text

OTHER VOCs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

UNITS

AutoCAD SHX Text

SB-10

AutoCAD SHX Text

12/22/2009

AutoCAD SHX Text

4.0 ~ 5.0'

AutoCAD SHX Text

ug/Kg

AutoCAD SHX Text

VOCs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

UNITS

AutoCAD SHX Text

SB-11

AutoCAD SHX Text

12/22/2009

AutoCAD SHX Text

3.5 ~ 4.5'

AutoCAD SHX Text

ug/Kg

AutoCAD SHX Text

TCE

AutoCAD SHX Text

120

AutoCAD SHX Text

OTHER VOCs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

UNITS

AutoCAD SHX Text

SB-12

AutoCAD SHX Text

12/22/2009

AutoCAD SHX Text

2.0 ~ 3.0'

AutoCAD SHX Text

ug/Kg

AutoCAD SHX Text

VOCs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

UNITS

AutoCAD SHX Text

SB-13

AutoCAD SHX Text

12/22/2009

AutoCAD SHX Text

3.0 ~ 4.0'

AutoCAD SHX Text

ug/Kg

AutoCAD SHX Text

cis-1,2-DCE

AutoCAD SHX Text

630

AutoCAD SHX Text

trans-1,2-DCE

AutoCAD SHX Text

80

AutoCAD SHX Text

TCE

AutoCAD SHX Text

6,850

AutoCAD SHX Text

X

AutoCAD SHX Text

310

AutoCAD SHX Text

OTHER VOCs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

UNITS

AutoCAD SHX Text

SB-14

AutoCAD SHX Text

12/22/2009

AutoCAD SHX Text

6.0 ~ 7.0'

AutoCAD SHX Text

ug/Kg

AutoCAD SHX Text

VOCs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

ANT

AutoCAD SHX Text

500

AutoCAD SHX Text

B(a)ANTH

AutoCAD SHX Text

1,700

AutoCAD SHX Text

B(a)PYR

AutoCAD SHX Text

1,600

AutoCAD SHX Text

B(b)FLA

AutoCAD SHX Text

1,400

AutoCAD SHX Text

B(k)FLA

AutoCAD SHX Text

1,300

AutoCAD SHX Text

B(g,h,i)PER

AutoCAD SHX Text

600

AutoCAD SHX Text

CHRYSENE

AutoCAD SHX Text

1,600

AutoCAD SHX Text

FL

AutoCAD SHX Text

3,000

AutoCAD SHX Text

I(1,2,3-CD)PY

AutoCAD SHX Text

700

AutoCAD SHX Text

Ph

AutoCAD SHX Text

1,700

AutoCAD SHX Text

Py

AutoCAD SHX Text

2,800

AutoCAD SHX Text

OTHER PNAs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

Py

AutoCAD SHX Text

400

AutoCAD SHX Text

OTHER PNAs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

PNAs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

ACETHY

AutoCAD SHX Text

400

AutoCAD SHX Text

ANT

AutoCAD SHX Text

900

AutoCAD SHX Text

B(a)ANTH

AutoCAD SHX Text

2,200

AutoCAD SHX Text

B(a)PYR

AutoCAD SHX Text

1,900

AutoCAD SHX Text

B(b)FLA

AutoCAD SHX Text

2,100

AutoCAD SHX Text

B(k)FLA

AutoCAD SHX Text

1,700

AutoCAD SHX Text

B(g,h,i)PER

AutoCAD SHX Text

800

AutoCAD SHX Text

CHRYSENE

AutoCAD SHX Text

2,200

AutoCAD SHX Text

FL

AutoCAD SHX Text

4,600

AutoCAD SHX Text

I(1,2,3-CD)PY

AutoCAD SHX Text

800

AutoCAD SHX Text

Ph

AutoCAD SHX Text

2,700

AutoCAD SHX Text

Py

AutoCAD SHX Text

4,100

AutoCAD SHX Text

OTHER PNAs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

2-M

AutoCAD SHX Text

300

AutoCAD SHX Text

PNAs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

ACE

AutoCAD SHX Text

1,400

AutoCAD SHX Text

F

AutoCAD SHX Text

2,900

AutoCAD SHX Text

Ph

AutoCAD SHX Text

7,900

AutoCAD SHX Text

OTHER PNAs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

2-M

AutoCAD SHX Text

27,800

AutoCAD SHX Text

ANT

AutoCAD SHX Text

500

AutoCAD SHX Text

B(a)ANTH

AutoCAD SHX Text

1,300

AutoCAD SHX Text

B(a)PYR

AutoCAD SHX Text

1,200

AutoCAD SHX Text

B(b)FLA

AutoCAD SHX Text

1,200

AutoCAD SHX Text

B(k)FLA

AutoCAD SHX Text

900

AutoCAD SHX Text

B(g,h,i)PER

AutoCAD SHX Text

500

AutoCAD SHX Text

CHRYSENE

AutoCAD SHX Text

1,200

AutoCAD SHX Text

FL

AutoCAD SHX Text

2,800

AutoCAD SHX Text

I(1,2,3-CD)PY

AutoCAD SHX Text

500

AutoCAD SHX Text

Ph

AutoCAD SHX Text

1,700

AutoCAD SHX Text

Py

AutoCAD SHX Text

2,300

AutoCAD SHX Text

OTHER PNAs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

PNAs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

NAPH

AutoCAD SHX Text

1,300

AutoCAD SHX Text

OTHER PNAs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

2-M

AutoCAD SHX Text

700

AutoCAD SHX Text

PNAs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

PNAs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

PNAs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

PNAs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

PNAs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

As

AutoCAD SHX Text

Ba

AutoCAD SHX Text

Cd

AutoCAD SHX Text

Cr

AutoCAD SHX Text

Cu

AutoCAD SHX Text

Pb

AutoCAD SHX Text

Hg

AutoCAD SHX Text

Se

AutoCAD SHX Text

Ag

AutoCAD SHX Text

Zn

AutoCAD SHX Text

5,750

AutoCAD SHX Text

80,700

AutoCAD SHX Text

330

AutoCAD SHX Text

6,970

AutoCAD SHX Text

40,000

AutoCAD SHX Text

295,000

AutoCAD SHX Text

2,062

AutoCAD SHX Text

530

AutoCAD SHX Text

230

AutoCAD SHX Text

181,000

AutoCAD SHX Text

PCBs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

As

AutoCAD SHX Text

3,450

AutoCAD SHX Text

Ba

AutoCAD SHX Text

46,200

AutoCAD SHX Text

Cd

AutoCAD SHX Text

220

AutoCAD SHX Text

Cr

AutoCAD SHX Text

4,580

AutoCAD SHX Text

Cu

AutoCAD SHX Text

26,900

AutoCAD SHX Text

Pb

AutoCAD SHX Text

74,300

AutoCAD SHX Text

Hg

AutoCAD SHX Text

573

AutoCAD SHX Text

Zn

AutoCAD SHX Text

53,400

AutoCAD SHX Text

OTHER METALs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

As

AutoCAD SHX Text

1,540

AutoCAD SHX Text

Ba

AutoCAD SHX Text

42,100

AutoCAD SHX Text

Cr

AutoCAD SHX Text

2,810

AutoCAD SHX Text

Cu

AutoCAD SHX Text

12,800

AutoCAD SHX Text

Pb

AutoCAD SHX Text

16,700

AutoCAD SHX Text

Hg

AutoCAD SHX Text

67

AutoCAD SHX Text

Zn

AutoCAD SHX Text

9,590

AutoCAD SHX Text

OTHER METALs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

As

AutoCAD SHX Text

3,800

AutoCAD SHX Text

Ba

AutoCAD SHX Text

42,200

AutoCAD SHX Text

Cd

AutoCAD SHX Text

230

AutoCAD SHX Text

Cr

AutoCAD SHX Text

12,400

AutoCAD SHX Text

Cu

AutoCAD SHX Text

20,800

AutoCAD SHX Text

Pb

AutoCAD SHX Text

94,400

AutoCAD SHX Text

Hg

AutoCAD SHX Text

298

AutoCAD SHX Text

Zn

AutoCAD SHX Text

67,600

AutoCAD SHX Text

OTHER METALs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

Ag

AutoCAD SHX Text

210

AutoCAD SHX Text

As

AutoCAD SHX Text

2,400

AutoCAD SHX Text

Ba

AutoCAD SHX Text

33,700

AutoCAD SHX Text

Cd

AutoCAD SHX Text

240

AutoCAD SHX Text

Cr

AutoCAD SHX Text

2,970

AutoCAD SHX Text

Cu

AutoCAD SHX Text

9,760

AutoCAD SHX Text

Pb

AutoCAD SHX Text

17,400

AutoCAD SHX Text

Hg

AutoCAD SHX Text

73

AutoCAD SHX Text

Zn

AutoCAD SHX Text

15,900

AutoCAD SHX Text

OTHER METALs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

As

AutoCAD SHX Text

1,050

AutoCAD SHX Text

Ba

AutoCAD SHX Text

37,900

AutoCAD SHX Text

Cd

AutoCAD SHX Text

270

AutoCAD SHX Text

Cr

AutoCAD SHX Text

3,520

AutoCAD SHX Text

Cu

AutoCAD SHX Text

10,900

AutoCAD SHX Text

Pb

AutoCAD SHX Text

12,600

AutoCAD SHX Text

Hg

AutoCAD SHX Text

110

AutoCAD SHX Text

Zn

AutoCAD SHX Text

13,900

AutoCAD SHX Text

OTHER METALs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

Cd

AutoCAD SHX Text

310

AutoCAD SHX Text

Cr

AutoCAD SHX Text

4,000

AutoCAD SHX Text

Pb

AutoCAD SHX Text

141,000

AutoCAD SHX Text

Cd

AutoCAD SHX Text

230

AutoCAD SHX Text

Cr

AutoCAD SHX Text

4,090

AutoCAD SHX Text

Pb

AutoCAD SHX Text

255,000

AutoCAD SHX Text

Cd

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

Cr

AutoCAD SHX Text

2,680

AutoCAD SHX Text

Pb

AutoCAD SHX Text

10,300

AutoCAD SHX Text

Cd

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

Cr

AutoCAD SHX Text

1,650

AutoCAD SHX Text

Pb

AutoCAD SHX Text

8,280

AutoCAD SHX Text

Cd

AutoCAD SHX Text

260

AutoCAD SHX Text

Cr

AutoCAD SHX Text

6,130

AutoCAD SHX Text

Pb

AutoCAD SHX Text

29,200

AutoCAD SHX Text

Cd

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

Cr

AutoCAD SHX Text

1,920

AutoCAD SHX Text

Pb

AutoCAD SHX Text

6,760

AutoCAD SHX Text

Cd

AutoCAD SHX Text

220

AutoCAD SHX Text

Cr

AutoCAD SHX Text

4,910

AutoCAD SHX Text

Pb

AutoCAD SHX Text

18,100

AutoCAD SHX Text

Cd

AutoCAD SHX Text

310

AutoCAD SHX Text

Cr

AutoCAD SHX Text

2,070

AutoCAD SHX Text

Pb

AutoCAD SHX Text

18,900

AutoCAD SHX Text

UNITS

AutoCAD SHX Text

SB-15

AutoCAD SHX Text

1/18/2010

AutoCAD SHX Text

7.0 ~ 8.0'

AutoCAD SHX Text

ug/Kg

AutoCAD SHX Text

B

AutoCAD SHX Text

16,700

AutoCAD SHX Text

n-BUTYLB

AutoCAD SHX Text

1,000

AutoCAD SHX Text

2-M

AutoCAD SHX Text

33,000

AutoCAD SHX Text

n-PROP

AutoCAD SHX Text

2,000

AutoCAD SHX Text

1,2,4-TMB

AutoCAD SHX Text

4,000

AutoCAD SHX Text

OTHER VOCs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

ACETHY

AutoCAD SHX Text

1,000

AutoCAD SHX Text

F

AutoCAD SHX Text

2,000

AutoCAD SHX Text

NAPH

AutoCAD SHX Text

2,000

AutoCAD SHX Text

Ph

AutoCAD SHX Text

6,000

AutoCAD SHX Text

OTHER PNAs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

2-M

AutoCAD SHX Text

27,000

AutoCAD SHX Text

UNITS

AutoCAD SHX Text

SB-16

AutoCAD SHX Text

1/19/2010

AutoCAD SHX Text

8.0 ~ 9.0'

AutoCAD SHX Text

ug/Kg

AutoCAD SHX Text

B

AutoCAD SHX Text

10,600

AutoCAD SHX Text

2-M

AutoCAD SHX Text

36,000

AutoCAD SHX Text

n-PROP

AutoCAD SHX Text

3,000

AutoCAD SHX Text

1,2,4-TMB

AutoCAD SHX Text

6,000

AutoCAD SHX Text

OTHER VOCs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

ACETHY

AutoCAD SHX Text

2,000

AutoCAD SHX Text

F

AutoCAD SHX Text

3,000

AutoCAD SHX Text

NAPH

AutoCAD SHX Text

3,000

AutoCAD SHX Text

Ph

AutoCAD SHX Text

8,000

AutoCAD SHX Text

OTHER PNAs

AutoCAD SHX Text

<MDL

AutoCAD SHX Text

2-M

AutoCAD SHX Text

35,000

AutoCAD SHX Text

Pb

AutoCAD SHX Text

75,300

AutoCAD SHX Text

Pb

AutoCAD SHX Text

81,000

AutoCAD SHX Text

FL

AutoCAD SHX Text

NOTES:

AutoCAD SHX Text

MDL

AutoCAD SHX Text

UNITs

AutoCAD SHX Text

VOCs

AutoCAD SHX Text

PNAs

AutoCAD SHX Text

trans-1,2-DCE

AutoCAD SHX Text

cis-1,2-DCE

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sec-BUTYLB

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n-BUTYLB

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n-PROP

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B(k)FLA

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B(g,h,i)PER

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B(a)PYR

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B(a)ANTH

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ANT

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Zn

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F

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Cr

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As

ASPHALT

PAVED

CONCRETE

FRANKLIN STREET

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LEGEND:

FIGURE 3B


DETROIT, MI

SOIL BORING / SOIL GAS SAMPLE LOCATION MAPWITH 2019 SOIL ANALYTICAL RESULTS

SUBJECT PROPERTY


WATER

GAS


PARKING LOT



VACANT LAND

VACANT LAND

CONCRETE PAD




(FIRST FLOOR)






OF (2) VENT PIPES


FILL PORT




FORMER ACID SHED










APPROXIMATE

LOCATION OF

FORMER INTERIOR

DISPENSER



SUSPECT FORMER PIT


SUSPECT FORMER PIT

REMOVED CONCRETE

RESIDUAL

STAINING





FORMER 1,000-GALLON

GASOLINE TANK



SUMP

SOIL BORING


ELEVATOR SHAFT



COMPOUNDS ANALYZED



POLYCHLORINATED BIPHENYLS

POLYNUCLEAR AROMATIC COMPOUNDS


TETRACHLOROETHENE

1,2-DICHLOROPROPANE

CHROMIUM

CADMIUM

LEAD

CARBON TETRACHLORIDE

1,1,1-TRICHLOROETHANE

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PARCEL ID: 07000026

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(CONSTRUCTED 1907)

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FORMER GARAGE AREA

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3 STORIES

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PCBs

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Cd

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Cr

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6.730

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FIGURE 4


DETROIT, MI

SOIL BORING / SOIL GAS SAMPLE LOCATION MAPWITH SOIL GAS ANALYTICAL RESULTS

SUBJECT PROPERTY


WATER

GAS


PARKING LOT



VACANT LAND

VACANT LAND

CONCRETE PAD




(FIRST FLOOR)




OF (2) VENT PIPES

APPROXIMATE LOCATION OF FILL PORT




FORMER ACID SHED











FORMER INTERIOR DISPENSER



SUSPECT FORMER PIT


SUSPECT FORMER PIT

REMOVED CONCRETE

RESIDUAL

STAINING





FORMER 1,000-GALLON

GASOLINE TANK



SUMP

SOIL BORING


ELEVATOR SHAFT

³

³

³

³

³

³

³



COMPOUNDS ANALYZED




TETRACHLOROETHENE

TRICHLOROETHENE


BENZENE

CARBON TETRACHLORIDE

1,1,1-TRICHLOROETHANE



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PARCEL ID: 07000026

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(CONSTRUCTED 1907)

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FORMER GARAGE AREA

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3 STORIES

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ACETONE

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380

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44

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38

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150

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13

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24

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ETHANOL

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160

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49

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55

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340

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27

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470

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170

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260

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91

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190

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97

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cis-1,2-DCE

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B

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1,1,1-TCA

Exhibit A



ATTACHMENT I

Incentive Information

Incentive Information Chart: 1450, 1460, 1490 Franklin Street, Detroit

1. What is the plan for hiring Detroiters? The development team will present at local trades sessions to solicit bidders and garner opportunities to employ Detroit residents. If the D2D program is available within the necessary timeframes, the developer will utilize this as an additional procurement source as needed. Banyan Investments, LLC has a policy of non-discrimination in its hiring practices, as is required by prevailing non-discrimination laws. As long as Banyan remains in compliance with these policies and laws, Detroit-based worker hiring will be encouraged, both permanent and temporary. 2. Please give a detailed description of the jobs available as listed in the above chart, i.e: job type, job qualifications, etc. Available construction jobs include demolition, asbestos abatement, underground storage tank removal, earthwork, site utilities, concrete, masonry, carpentry, steel work, architectural woodwork, roofing, window glass and glazing, framing, painting, flooring, tiling, plumbing and HVAC and electrical. The Developer anticipates the creation of 2 full time equivalent permanent jobs at the new project associated with property maintenance. Additional tenant created jobs are anticipated to include opportunities in property management, retail/food & beverage outlets and the new theatre employees.

Project Type Incentive Type Investment Amount District

Commercial/Residential – Mixed Use

Brownfield TIF, PA255, and NEZ

$31 Million Hard Cost Investment

East Riverfront

Jobs Available

Construction Post Construction Professio

nal Non-

Professional Skilled Labor

Non-Skilled Labor

Professional

Non-Professional

Skilled Labor

Non-Skilled Labor

0 0 200 0 0 2 0 0

3. Will this development cause any relocation that will create new Detroit residents? The development is anticipated to create an estimated 48 new residential units in the City of Detroit.

4. Has the developer reached out to any community groups to discuss the project and/or any potential jobs? Yes. Both the Detroit River Front Conservancy and the Rivertown Business Association are supportive of this project. Written letters of support are being obtained and will be provided as soon as possible. 5. When is construction slated to begin? Construction is slated to commence in spring 2020 6. What is the expected completion date of construction? Approximately two years following project commencement.