HomeMy WebLinkAboutResolutions - 2019.03.14 - 30991(MISC. #19039) REPORT March 14, 2019
BY: Helaine Zack, Chairperson, Finance Committee
IN RE: ECONOMIC DEVELOPMENT AND COMMUNITY AFFAIRS — RESOLUTION APPROVING THE
PROVISIONS OF A BROWNFIELD PLAN FOR THE 140 SOUTH SAGINAW — CITY OF PONTIAC
PROJECT
To the Oakland County Board of Commissioners
Chairperson, Ladies and Gentlemen:
The Finance Committee, having reviewed the above-referenced resolution on February 27, 2019, reports
with the recommendation that the resolution be adopted.
Chairperson, on behalf of the Finance Committee, I move the acceptance of the foregoing report.
Commissioner Helaine Zack, District #18
Chairperson, Finance Committee
FINANCE COMMITTEE VOTE:
Motion carried unanimously on a roll call vote.
MISCELLANEOUS RESOLUTION #19039 March 14, 2019
BY: Commissioner William Miller, Chairperson, Economic urowth and Infrastructure Committee
IN RE: ECONOMIC DEVELOPMENT AND COMMUNITY AFFAIRS - RESOLUTION APPROVING THE
PROVISIONS OF A BROWNFIELD PLAN FOR THE 140 SOUTH SAGINAW - CITY OF PONTIAC
PROJECT
To the Oakland County Board of Commissioners
Chairperson, Ladies and Gentlemen:
WHEREAS the Oakland County Board of Commissioners, pursuant to and in accordance with the
provisions of the Brownfield Redevelopment Financing Act, being Act 381 of the Public Acts of the State of
Michigan of 1996, as amended (the "Act), have established a redevelopment of Brownfields
Redevelopment Authority and Board known as The Oakland County Brownfield Redevelopment Authority
(OCBRA) to facilitate the cleanup and redevelopment of Brownfields within Oakland County's communities;
and
WHEREAS the 140 South Saginaw site in the City of Pontiac (the "Property") is defined as functionally
obsolete and blighted under state statute and a non-producing parcel; and
WHEREAS a Brownfield clean up and redevelopment plan amendment (the "Plan") has been prepared to
restore the environmental and economic viability of this parcel; and
WHEREAS pursuant to OCBRA by-laws, a local committee has been appointed, participated in discussions
regarding the proposed plan and project, reviewed the plan, and recommends its approval; and
WHEREAS the City of Pontiac has reviewed the Plan, and has been provided a reasonable opportunity to
express views and recommendations regarding the Plan in accordance with Sections 13 (13) of the Act,
and has concurred with the provisions of the Plan; and
WHEREAS the OCBRA, pursuant to and in accordance with Section 13 of the Act, has approved a
resolution (attached) adopting the Plan, and recommends the adoption of the Plan by the Oakland County
Board of Commissioners to be carried out within the City of Pontiac relating to the 140 South Saginaw
redevelopment in the City of Pontiac; and
WHEREAS the developer, 140 South Saginaw Partners, LLC, will assume Brownfield related eligible
activity development costs estimated at $2,668,835 with a potential $395,825 contingency resulting in a
total reimbursement in a not-to-exceed amount of $3,064,660. Costs include baseline environmental
assessments, due care activities, response activities, lead, asbestos and mold abatement, demolition
activities, infrastructure improvements, and site preparation; and
WHEREAS the cost of these eligible plan activities will be reimbursed to the developer by the OCBRA from
tax capture based on the incremental difference on the taxable value of the property; estimated at
$4,253,320 of total tax capture over an eighteen (18) year period ($308,634 estimated for County General
Operating and $17,945 estimated for Parks and Recreation).
Total tax capture consists of the following:
Developer Reimbursement $3,064,660
Local Brownfield Revolving Fund $ 869,476
State Revolving Fund $ 229,184
OCBRA Admin Fees $ 90,000
Total Tax Capture $4,253,320
NOW THEREFORE BE IT RESOLVED that the Oakland County Board of Commissioners does hereby
adopt the Brownfield Redevelopment Plan to be carried out within the City of Pontiac, relating to the 140
South Saginaw redevelopment.
BE IT FURTHER RESOLVED that a public hearing on the adoption of the Brownfield Plan approved by the
Oakland County Brownfield Redevelopment Authority for the 140 South Saginaw redevelopment in the City
of Pontiac shall be held on March 14, 2019, at 7:00 PM in the Oakland County Board of Commissioners'
Auditorium, 1200 North Telegraph Road, Pontiac, Michigan.
BE IT FURTHER RESOLVED no budget amendment is required as the budget already includes estimated
tax capture offsets.
ECONOMIC GROWTH AND INFRASTRUCTURE COMMITTEE VOTE:
Motion carried unanimously on a roll call vote with Spisz and Weipert absent.
1."---6..s==......=
Commissioner William Miller, Dii
Chairperson, Economic Growth and
Infrastructure Committee
Chairperson, on behalf of the Economic Growth and Infrastructure Committee, I move the adoption of the
foregoing resolution.
Hunter
Secretary, Oakland County Brownfield Redevelopment Authority
RESOLUTION TO APPROVE A BROWNFIELD REDEVELOPMENT PLAN UPDATE
FOR THE 140 SOUTH SAGINAW BROWNFIELD PROJECT
AUGUST 21,2018
WHEREAS, 140 South Saginaw in the City of Pontiac has been a environmental hazard, a "facility'
under state statute, and a non-producing parcel for many years; and,
WHEREAS, a clean up and redevelopment plan has been established to restore the environmental and
economic viability to the 140 South Saginaw parcel by the 140 South Saginaw Partners, LLC "developer"; and,
WHEREAS, the local host committee consisting of Mayor Waterman from the City of Pontiac and Mr.
Hunter from the OCBRA have met and have recommended the approval of the Brownfield plan dated April 20,
2018; and,
WHEREAS, the BRA Board has previously reviewed the proposed plan on May 7th 2018; and,
WHEREAS, the developer is requesting an update to the plan to incorporate additional eligible activity
cost and the inclusion of a new City of Pontiac tax mil levy for their youth center; now,
THEREFORE, BE IT RESOLVED, the Brownfield Plan update for the 140 South Saginaw project is
hereby approved by the OCBRA on August 21, 2018; provided that,
1, A 381 work plan is reviewed and approved by both the Michigan Department of Environmental
Quality and the Michigan Strategic Fund; and,
2. The local tax capture for the project as reflected in the approved Brownfield plan for the
approved eligible activity, in total not to exceed $1,812,365; and,
3. The Developer and the OCBRA agree upon a mutually acceptable Reimbursement Agreement,
and the OCBRA authorizes the Board Chairperson to sign the reimbursement agreement on
behalf of the OCBRA,
BE IT FURTHER RESOLVED, to recommend the adoption of this plan by the Oakland County Board
of Commissioners, and its Economic Development and Community Affairs and Finance Committees.
Yeas- Trigger, Wilson, Hunter, Lerminiaux, Williams, Woodward
Nays-
0116111111112.
Proposed Mixed-use Office Development
Brownfield Plan
For the
Southwest Corner of W. Judson Street and S. Saginaw Street
140 S. Saginaw Street
Pontiac, Oakland County, Michigan 48342
COAKLANDT
gOUNIY MICHIGAN
Brownfield Redevelopment Authority
'Prepared for Preliared By
140 South Saginaw Partners, LLC
do Walbridge
777 Woodward Avenue, Suite 300
Detroit, Michigan 48226
Attn: Mr. Adorno Piccinini, Asst. VP /Associate
Broker, Real Estate Development/Asset
Management
T (31'3) 442-1298
17 (313) 234-0614
M (313) 466-9117
E apkcinini@walbride,e.corn
PNWSKOZTAREM
EWA RONMERKI
GEM IVEVULFO
Mr. 'Nicholas G, Maloof, RPG
President and General Counsel
Associated Environmental Services, LLC
6001 North Adams Road, Suite 205
Bloomfield Hills, MI 48304
T 248).203-9898
P (248) 647-0526
M (248) 250-2525
E ngina,associatedenvironmental.n et
W www.walbridge.com W www.associatedenvironmental.net
PIan Preparation Date: April 20,201.8 (Revised on June 6; 2018 per 4yeliority Approval on gay 7, 2018)
Approved by the Brownfield Redevelopment Authority on: May 7, 2018, Final August 21, 2018
Approved by County Commission on:
TABLE OF CONTENTS
I. INTRODUCTION AND PURPOSE 1
GENERAL DEFINITIONS AS USED IN THIS PLAN 2
III. DESCRIPTION OF PROJECT 2
IV. THE PROPERTY ADDRESSED IN THIS PLAN IS ELIGIBLE PROPERTY 7
V. BROWNFIELD PLAN REQUIREMENTS OF M.C.L. § 125.2663(1) 11
A. Description of Costs to Be Paid for With Tax Increment Revenues 11
B. Brief Summary of the Eligible Activities 14
C. Estimate of Captured Taxable Value and Tax Increment Revenues 15
D. Method of Financing and Description of Advances by the Municipality 15
E. Maximum Amount of Note or Bonded Indebtedness 16
F. Duration of Brownfield Plan 16
G. Estimated Impact of Tax Increment Financing on Revenues of Taxing Jurisdictions 17
H. Legal Description, Property Map and Personal Property 17
I. Estimates of Residents and Displacement of Families 17
J. Plan for Relocation of Displaced Persons 17
K. Provisions for Relocation Costs 17
L. Strategy for Compliance with Michigan's Relocation Assistance Law 18
M. Description of Proposed Use of Local Site Remediation Revolving Fund 18
N. Other Material that the Authority or Governing Body Considers Pertinent 18
ATTACHMENTS
Attachment
Attachment
Attachment
Attachment
A Legal Description of Eligible Property
• Site Plan/General Concept Plan
• Estimated Eligible Activities and Tax Increment Revenues
• Executive Summary of Phase I ESA Report and Phase II ESA
Report Data Tables with BEA Description of Site Conditions and
Determination of "facility" Status
Page i of i
Environmental Services
Land Development
Real Estate Consulting
6001 North Adams Road, SUlte 205
!Bloomfield Hills, Michigan 48304
June 6,2018
Oakland County Brownfield Redevelopment Authority
2100 Pontiac Lake, Road
Building 41W
Waterford, MI 48328
Attn:. Mr. Brad Hansen.
Associated Environmental Services, LLC Prnject. No. 2017011601.01
RE: Proposed Mixed-use Office Development Brownfield Plan for the property located at. the. southwest corner of 'W.
Judson Street and S. Saginaw Street. Commonly known ..as 140 $.. SqtAami Street in Pontiac, Oaidand County,
Michigan 48342
Dear Mr. Hansen!
Pursuant to the revisions and claiifications requested by the OC)3RA Board when approving this Plan. on May 7, 2018,
enclosed is the revised and updated Brownfield, Plan for the above referenced redevelopment, Note that, as requested by
OCBBA, this version of the Brownfield Plan: (1) does not include the Simple interest calcalation included M the
original vel`S1011; Md. (2) includes a flat $5;000.00 annual Administrative Fee; The property is tax reverted and have
been unoccupied for an estimated tea years or more. The property has been identified as containing soil contamination
exceeding the.MDEQ Generic Residential Criteiia (GRcc) and therefore qualifies a "facility" in accordance with Part 201
of the Natural Resources and Environmental Protection Act (NREPA), P.A. 451 of .1994, as amended. Therefore, this
Brownfield Plan is based, on a 'facility" status determination,
As we discussed, please review the attached Brownfield Plan, Tables and Attachments and provide your feedbackregarding
the proposed project and capture of Tax Increment Revenue (TIE) to reimburse both the Oakland County Local Site
Remediation Revolving Fund (LBRF) and 140 South Saginaw Partners, LLC for eligible activities, The Plan incorporates:
(I) the estimated cost and expenses of the eligible activities, (2) the estimated value of new construction investment into
the City of Pontiac-, and (3) the estimated capture of Tax Increment Revenue (TIR) from the both Local and State taxing
jurisdictions.
The intent of this Brownfield Plan is to present the proposed project, outline the substantial new investment in the City of
Pontiac, Oakland County, Michigan and describe the eligible activities on behalf of the developer,. 140 South Saginaw
Partners, LLC, which has the property under contract via a Purchase Agreement with Oakland County.
Should you have any questions or comments, please contaathe undersigned at (248) 203-989a.
Sincerely,
ASSOCIATED ENVIRONMENTAL SERVICES, LLC
Nicholas G. Maloof, RPG
Project Manager
NGM/bd
C{IheoWttlo.T.151.1pr.C1,pec INvOlollnidg<20170$1401.0104064e,1104romplicldThn,4-•17,113.13mateklPI.I'mmAlVa7Iniulga.bardlnonpnit,I 5,54Nlianv. Pon0. MIAMI 141.1 Inn iniciestduar
Tel: 248-203-9898 / Fax: 248-647-0526
email: associatedenvacomcastnet
web: www,associatederwironmentaLnet
PROJECT SUMMARY*
Project Name: Proposed 140 S. Saginaw Street project being
developed by 140 South Saginaw Partners, LLC
("Developer") c/o Walbridge LLC
Estimated Eligible Developer Reimbursable Costs: $3,064,660.00
Estimated Years to Complete LBRF/Developer Principal Payback: 15 Years
Estimated Years to Complete LBRF/Developer Interest Payback: 0 Years 1
Estimated Years to Complete LBRF Capture: 1 Partial and 3 Full Years
Estimated Total Years to Complete All Capture: 18 Years
Estimated Investment (Construction Costs plus Eligible Activities) by Developer:
$16,047,100.00
Annual Tax Revenue Before Project: •TaieS'L. Local and School Tax)-p # .‘,1,4=5,22-091..
Estimated 2018 Tax $245,081
Estimated Current Tax Revenue $0.00
Estima ted Tax Revenue in:Crease
Estimated Total Annual Local Tax Revenue Eligible for Capture After Project: $211,141.00 in
Year I (the P' year of fully completed project. See Table 3
of the 'FIR Tables in Appendix C for a complete breakdown
between the districts)
Estimated Tut Capture for Developer Principal:
Estimated Developer Interest Capture:
Estimated BRA Administrative Capture:
Estimated State BRF Capture:
Estimated Capture for BRA LBRF:
Estimated Total TIR Capture:
$3,064,660.00
0.001
$ 90,000.00
$ 229,184.00
$ 869,476.00
$4,253,319.00 *
1Interest is riot being supported by OCBRA or City of Pontiac
*Due to the calculation decimal point rounding operations of the TIR Tables ; the totals of some estimated values may not
match exactly
Page loll
Project Overview
The property is located at 140 South Saginaw Street (the "Property"), which is part of the interior of the
Woodward Loop thoroughfare, the area that makes up the downtown district of the City of Pontiac. The
Property is comprised of one legal parcel that is approximately 1.3 acres in size and its predominant
architectural feature is a tax reverted and unoccupied seven-story building formerly used for commercial
purposes. The Property is a prominent feature and southern gateway into downtown Pontiac.
The proposed project being developed by 140 South Saginaw Partners, LLC (the "Developer") would
completely transform the Property by mitigating known environmental issues, rehabilitating
infrastructural elements, and completing renovating the seven-story commercial building into a state-of-
the-art mixed-use office development (the "Project"). Once completed, the proposed Project would
return one of Pontiac's key architectural assets to the tax rolls, create jobs and activate a largely vacant
part of downtown Pontiac serving as a catalyst for additional development. These goals also are
supported by "Congress for New Urbanism (CNU) — Legacy Charrette "Vision for Revitalized and
Transit Ready Downtown Pontiac" Published Spring 2016 ("CNU Report'), as that report specifically
includes the Property in District 4, the southern gateway to downtown Pontiac.
The proposed Project would requires mitigation of numerous environmental conditions on the Property,
including: petroleum hydrocarbon and heavy metal contamination, asbestos containing materials, lead-
based paint, several types of hazardous mold, and electrical equipment that may contain polychlorinated
biphenyl (PCBs).
The historic record shows that the Property initially consisted of multiple parcels, and that the northern
and eastern areas-were used for gasoline and service station put -poses from the mid-1920s through the
1950s. The scope of the environmental impact due to this past use is not clear—more investigation will
be necessary to determine the full scope of impact. In 1972, the multiple parcels were combined, and
the seven-story 145,000 square foot building currently on the Property was constructed. The Property
has been vacant for over a decade and is currently tax reverted property owned by Oakland County.
A Phase I ESA conducted in accordance with ASTM E1527-13 and All Appropriate Inquiry (AAI)
requirements was conducted by Atwell, LLC on behalf of the Developer. As prospective owner of the
Property, the Developer intended to explore the possibility of redeveloping the Property for mixed-use.
Atwell's Phase I ESA identified several previous environmental assessments filings with the both the
applicable state (MDEQ) and federal (EPA) environmental agencies.
The MDEQ records showed two past Baseline Environmental Assessments (BEAs): Filed by LFR
Levine Frank (LFR) dated November II, 2005 and McDowell and Associates (McDowell) dated April
22, 2008. Also, the Property held an EPA RCRA Non-Generator Facility classification between 1991-
2005,
Taken together, these records indicate that: (1) USTs were historically present on the Property; (2)
historic uses of the Property warranted subsurface investigation (which revealed soil/groundwater
contamination; further testing was recommended); and (3) the Property was a listed RCRA Facility
between 1991 and 2005.
Page i of iv
In addition, a Phase II ESA Subsurface Investigation conducted by Hillman Environmental Group dated
October 6, 2004 indicates that the subsurface soil and groundwater at the Property are impacted by
elevated concentrations of Volatile Organic Compounds (VOCs) and metals exceeding the MDEQ
Generic Residential Cleanup Criteria (GRCC) and therefore the site qualifies as a "facility" under Part
201 of the NREPA, P.A. 451 of 1994, as amended.
Developer has undertaken, and is in the process of undertaking, Additional Due Care Phase II
Environmental Site Assessment (ESA) activities to assess soil, groundwater and vapor phase
contamination as part of the redevelopment process.
The Property also would qualify as "functionally obsotetel" as well as "blighted 2" under the Brownfield
Redevelopment Financing Act. P.A. 381 of 1996, as amended, due to the generally poor condition of the
Property, aspects of the infrastructure, as well as mechanical aspects of the building itself, as stated in a
Property Condition Assessment Report prepared for the Developer by Atwell, LLC under date of
November 30, 2015.
The Project will serve to revitalize the City of Pontiac's downtown district by reducing vacancy in the
heart of the City. The seven-story commercial building on the Property is a key architectural feature of
Pontiac's downtown district and is generally one of the first images visitors see as they approach Pontiac
via northbound Woodward Avenue. The project will also significantly increase the tax base of the City
of Pontiac by placing a blighted and vacant piece of prime real estate back on the tax rolls, as well as
providing employment opportunities for many of the local residents.
The eligible activities described in this Brownfield Plan are related to the specific activities necessary to
complete the proposed re-development. The Developer is seeking reimbursement through Tax
Increment Financing (TIP) for specific Brownfield activities that pose a substantial impediment to the
redevelopment of the Property and the development of the Project.
The Project will involve a complete renovation of the seven-story commercial building. In addition, the
building and improvements will be used to encapsulate the known existing petroleum hydrocarbon and
heavy metal contamination and act as engineering controls to prevent contact with the soil, soil vapor
I Under MCLA §126.2652(s) "Functionally obsolete" means, 'tat the properly is unable to be used to adequately perform the function for which it was intended due to a
substantial loss in value resulting from factors such as overcapacity, changes in technology, deficiencies or superadequacies in design, or other similar factors that affect
the property itself or the property's relationship with other surrounding property."
2 Under MCLA §125,2652(c) 'Blighted" means property that meets any of the following criteria as determined by the governing body:
(i) Has been declared a public nuisance in accordance with a local housing, building, plumbing, fire, or other related code or ordinance.
(ii) Is an attractive nuisance to children because of physical condition, use, or occupancy.
(iii) Is a fire hazard or is otherwise dangerous to the safety of persons or properly.
(iv) Has had the unies, plumbing, heating, or sewerage permanently disconnected, destroyed, removed, or rendered ineffective so that the property Is unlit
for its intended use.
(v) is tax reverted properly owned by a qualified local governmental unit, by a county, or by this state The sale, lease, or transfer of tax reverted property by e
qualified local governmental unit, county, or this state after the property's inclusion in a brownfleid plan shall not result in the loss to the properly of the status
as blighted' property for purposes of this act.
(vi) Is property owned by or under the control of a land bank fast track authority, whether or not located within a qualified local governmental unit. Property
Included within a brownfield plan prior to the date it meets the requirements of this subdivision to be eligible property shall be considered to become eligible
property as of the date the property Is determined to have been or becomes qualified as, or is combined with, other eligible property. The sale, lease, or
transfer of the property by a land bank fast track authority after the property's inclusion Ins brownlield plan shall net result lathe loss to the property of the
status as blighted property for purposes of this act
(vii) Has substantial burled subsurface demolition debris present so that the property is unfit for its intended use.
Page ii of iv
and groundwater contamination. Appropriate environmental measures will be implemented to prevent
exposure of hazardous materials to human health, safety, and the environment.
The renovation activities will be undertaken after completion of the necessary soil mitigation activities,
infrastructure improvements and site preparation activities,
Estimated Amount of Investment
The Developer estimate that total investment for the environmental due diligence, soil mitigation
infrastructure improvements, site remediation/engineering controls, site development, building
renovation, and addition of fixtures will exceed $16,047,100.00 comprised of a minimum of
$12,982,500.00 of Construction Costs plus an estimated $3,064,600.00 of Eligible Activities. This
capital investment will be necessary to completely renovate the Property's seven-story commercial
building, provide maintenance for the adjacent parking lot, and provide continuous and on-going
maintenance for the engineering controls, as necessary.
The interior of the building is in such a state of disrepair that a total renovation will be necessary to make
the Property suitable for use. According to a Property Condition Assessment prepared by Atwell,
virtually all interior mechanical components of the building will need to be replaced.
Full-time Jobs
According to Developer, the proposed redevelopment will create up to an estimated 400 new Full Time
Equivalent (FTE) jobs within the City of Pontiac described as follows:
Phase of
Operation
•
Job
Classification
Typical
Hourly
Rate
Typical
Hems
Worked
(Weekly)
Typical
Annual ,..
Salary, . „
L
"Number of:
Direct •
Jobs
Related to
project
(Average
per year)
Total Annual
Payroll Related
to Project. . •
Duration
of Jobs
Created by
Project
Total Project
Related Payroll
(salary/wages
only)
Project
Completion
Office workers,
building
management,
grounds
keeping,
security and
other jobs
$30.00 40 $62,400,00 400 $24,960,000.00 Permanent $24,960,000.00
:ff,-7.,, ;'.;!? -,13 ' .4 A:), , sw,..:.:1,- .• liefe#W Or ,,,..::::::•,,1„.,i1,..:',.4,,,,,,,,,c,:-.,. '• 1,:,-,:1;H:.,=_.. ;:''S .: l''•;q•,',,-,,.i....--'••:-.3--,e, milifoitt•iti - •,..,...,,,,..A.,,,,,,,..,..
... Ili. at ''`h .O o S at f A4,14.•( OF:9,-1
Wig - ' . .. -.''' l' 9 tk" il(i7..' .q.:T-, • ' • - ,
!,
::,"'• .
Page iii of iv
The proposed job creation will benefit the City of Pontiac as the current reported LI3 unemployment rate
for Pontiac is 8.1% as of September 2017 compared to 4.7% for Michigan overall, 5.1% for the
Detroit/Dearborn/Livonia SMSA and 4.1% nationally as of January 2018.
Construction Related Jobs
According to the General Contractor for Developer, in addition to the full-time jobs created by the
project, the proposed redevelopment will create up to 90 FTE construction jobs within the City of Pontiac
comprised as follows:
Phase of
Construction
Job
Classification
Typical
Hourly
Rate
'
Typical
Hours
Worked
(Weekly)
Typical
Annual
Salary
Number
of Jobs
Related
to Project
(Average
per year)
Total
Annualized
Payroll Related
to Project
Duration of
Jobs in Years
Created by
Project (in
years based
on # months
construction)
Total Project
Related Payroll
(salary/wages &
benefits only)
,
Site
Preparation
& Vertical
Construction
Construction
Tradesmen and
affiliated
workers
$55.00 40 $114,400.00 90 $10,296,000.00 1.3 $13,384,800.00
Construction
Phase Total
90 $10,296,000.00 1.3 $13,384,800,00
Brownfield Incentives
This Plan has been prepared to provide for Tax Increment Financing, from Local and State School Tax
Capture, for reimbursement of eligible activities necessary to redevelop the Property. This Plan also
incorporates collection of TIR by the Oakland County Local Remediation Revolving Fund (LBRF) after
repayment to Developer for the eligible activities. The eligible activities including but not limited to
Phase I ESA, Phase II ESA, BEA, 7a Due Care Plan, Additional Due Care Phase II ESA activities,
remediation and engineering controls, Post-development 7a Due Care Plan, Brownfield and Act 381
Work Plan preparation and development related Hazardous Materials (Asbestos, Lead Paint, Mold,
PCBs, etc.) Abatement, Demolition, Site Preparation and Infrastructure. The Developer will advance
the entire cost of the eligible activities being performed on the Property under this Plan. All T1R
generated by the Property through the Plan will be used to (1) reimburse Developer for all eligible
activities, (2) pay up to 10% of the TIR toward BRA Management Fees and up to five (5) years of Local
Brownfield Revolving Fund (LBRF) TIR Capture. Developer reserves the right to apply for additional
incentives including Oakland County and MDEQ Grants & Loans, Oakland County PACE, Community
Revitalization Program (CRP) grants & loans and other programs/ sources that may lessen the total TIR
required to be captured.
Page iv of iv
I. INTRODUCTION AND PURPOSE
Oakland County, Michigan has established a Brownfield Redevelopment Authority pursuant to
the provisions of the Brownfield Redevelopment Financing Act, M.C.L. §125.2651 et seq. Based
upon a referral from the City of Pontiac to the Oakland County Brownfield Redevelopment
Authority (hereinafter the "Authority"), this Brownfield Plan ("Plan") applies to the proposed
Mixed-use Office Redevelopment Project within the boundaries of the City of Pontiac, Oakland
County, Michigan (the "Project"). The proposed Project is being developed by 140 South Saginaw
Partners, LLC ("Developer"), c/a Walbridge, LLC; Attn: Mr. Adorn° Piccinini.
The Property is located at 140 South Saginaw Street in Pontiac, Oakland County, Michigan 48342
and is generally located west of S. Saginaw Street, north of Whittemore Street, east of Woodward
Avenue, and South of W. Judson Street ("Property"). The Property is comprised of one tax parcel
identified as Tax Parcel No.: 63-14-32-235-001.
Historic records show that the northern and eastern portions of the Property were used for gasoline
and automotive service station purposes between the mid-1920s through the 1950s. The parcels
comprising the Property were combined in 1972, at which point a seven-story commercial building
was constructed. The Property has been vacant and unoccupied for over a decade as of early-2018
and is currently tax reverted and owned by Oakland County. Developer has entered into a Real
Estate Purchase Agreement and a Development Agreement with Oakland County to acquire and
redevelop the Property.
As part of the redevelopment process, the Developer conducted preliminary environmental due
diligence activities comprised of a Phase I Environmental Site Assessment (ESA), Asbestos, Lead
Based Paint and Mold Assessment and Property Condition Assessment (PCA).
Based on the results, the Property is contaminated at concentrations exceeding the MDEQ Generic
Residential Cleanup Criteria (GRCC). In addition, two prior BEAs were filed with the MDEQ:
McDowell and Associates (dated April 22, 2008) and LFR Levine Frank (dated November 11,
2005).
The parcel information obtained from Oakland County Records is outlined below:
Parcel Addressl:L.' , , Parcel Number ' ',.:';':: • ..,':.::f:::-', ' ..,...,....;::'', Faiitypei Part 201?
140 S. Saginaw 64-14-32-235-001 Yes
Please see Attachment A for Legal Description information and Attachment B for Location Maps
and Aerial Site Plan/General Concept Plans.
As the parcel qualifies as a "facility", the entire development is eligible for Tax Increment
Financing (TIP) reimbursement of eligible activities as a "Brownfield" under P.A. 381 of 1996, as
amended. See MCLA 125.2663(13)(1) Brownfield plan; provisions.
It is anticipated that 2018 will be the base year of the Brownfield Plan with tax increment revenue
("TIR") capture expected to coimnence in 2019. However, Developer reserves the right to delay
capture as allowed under P.A. 381 of 1996, as amended.
Page 1 of 18
The purpose of this Plan, to be implemented by the Authority, is to satisfy the requirements for a
Brownfield Plan as specified in the Brownfield Redevelopment Financing Act, P.A. 381 of 1996,
as amended, to authorize tax increment financing ("TIF") of eligible activities and the collection
of tax increment revenue ("TIR"), and to authorize the application for Michigan Community
Revitalization Program ("CRP") incentive and other available incentives for eligible properties, if
available, at the option of Developer.
II. GENERAL DEFINITIONS AS USED IN TIES PLAN
All terms used in this Brownfield Plan are dewed as provided in the following statutes, as
appropriate:
• The Brownfield Redevelopment Financing Act, 1996 Mich. Pub. Acts 381, M.C.L.
§ 125.2651 et seq., as amended.
• The Natural Resources and Environmental Protection Act, 1994 Mich. Pub. Acts 451,
M.C.L. § 324.20101 et seq., as amended.
III. DESCRIPTION OF PROJECT
The property is located at 140 South Saginaw Street (the "Property"), which is part of the interior
of the Woodward Loop thoroughfare—the area that makes up the downtown district of the City of
Pontiac. The Property is comprised of one legal parcel that is approximately 1.3 acres in size and
its predominant architectural feature is a tax reverted and unoccupied seven-story building
formerly used for commercial purposes. The Property is a prominent feature and southern gateway
into downtown Pontiac.
The current very poor condition of the Property is an impediment to its redevelopment, The
Property is contaminated at concentrations exceeding the MDEQ GRCC, in addition, the building
interior and exterior envelope are in very poor condition with severe interior damage due to water
intrusion, vandalism, the illicit removal of interior mechanical and plumbing systems, asbestos,
mold and other hazardous materials, making it unusable in its current condition. Many of the
building's metal fixtures have been removed illegally and haphazardly by trespassers. Incentives
are necessary to equalize the costs of re-developing the Property (versus developing a Greenfield
site) and "level the playing field" to make redevelopment of the Property feasible.
The proposed Project being developed by Developer includes the complete renovation of the
building and building systems as well as the paved parking and landscaped areas. As part of the
proposed Project, necessary remedial activities will be undertaken by Developer to install
engineering controls to encapsulate the known existing petroleum hydrocarbon and heavy metal
contamination and/or remove contaminated soils and groundwater to prevent contact with the soil,
soil vapor and/or groundwater contamination to render the site safe for its intended use.
Facility Status of Property
Based on the Phase I ESA Report prepared by Atwell, LLC (Atwell) under date of December 4,
2015, Atwell identified the following:
Page 2 of 18
▪ Information gathered during the site investigation and a review of aerial photographs, fire
insurance maps, historical address indexes and municipal records, Atwell concluded that
the subject site has been developed with the current commercial office building since 1972.
Prior to 1972, the subject site was developed with multiple structures (including filling
stations, automobile repair businesses, residential dwellings, and restaurants) back to at
least 1888 (as depicted in the Sanborn Maps).
• Several subsurface investigations (identified below) have been completed by other
consultants to address the historical filling station operations at the subject site and north
adjoining property. Review of previous subsurface investigation reports and extensive
ground penetrating radar (GPR) studies indicates that the historical on-site USTs were
likely removed as part of site redevelopment activities.
• During the course of this Phase I ESA, Atwell was provided the opportunity to review
several previous environmental reports completed for the subject site, including: (1) BEA
completed by McDowell & Associates (McDowell), dated April 22, 2008; (2) BEA
completed by LFR Levine Fricke (LFR), dated November 11, 2005; Phase II Subsurface
Investigation report completed by Hillman Environmental Group, LLC (Hillman), dated
October 6, 2004. RECs identified for the subject site by other consultants include: (1)
historical gas station and automobile service/repair operations on the northern and eastern
portions of the property from the 1920s through 1950s; (2) historical battery shop, auto
repair shop, and paint/linoleum store on the eastern portion of the property from the 1920s
through 1950s; (3) a historical UST depicted at the east adjacent property in the 1924
Sanborn Map; historical UST depicted at the east adjacent property in the 1924 Sanborn
Map; and (4) elevated levels of VOCs and metals identified in soil and groundwater at
concentrations exceeding applicable criteria following the completion of several
subsurface investigations.
• Based on the demonstrated soil and groundwater contamination, the subject site qualifies
as a "facility" as defined in Part 201 of the Natural Resources and Environmental Protection
Act (NREPA), 1994.
According to the Atwell Phase I ESA, the, "...testing completed during previous subsurface
investigations did not include a full list of parameters typically associated with automobile
service/repair stations... at each soil boring location; thus did not adequately address historical uses
of the subject site." Additional soil, groundwater and soil vapor investigative activities will be
required as part of pre-development due diligence activities for the Project to determine the full
extent of the contamination and determine the specific remedial measures necessary to render the
site safe for its intended use.
In addition, appropriate environmental precautions will be implemented to prevent exposure of
hazardous materials to human health, safety, and the environment during the renovation process.
A. Community Impact / Public Benefit
The public benefit of incentivizing the project include the revitalization of the City of Pontiac's
downtown district. The proposed project involves a minimum capital investment of
$16,047,100.00 including construction costs and Eligible Activities and will result in a dramatic
increase to the City's tax revenue once the project is complete. In addition, a project on the scale
Page 3 of 18
of the Developer's proposal will offer employment opportunities for city residents, arid likely
attract new residents, which would boost to the City's housing market.
The Project will serve to revitalize the City of Pontiac's downtown district by reducing vacancy in
the heart of the City. The seven-story commercial building on the Property is a key architectural
feature of Pontiac's downtown district and is generally one of the first images visitors see as they
approach Pontiac via northbound Woodward Avenue. The project will also significantly increase
the tax base of the City of Pontiac by placing a blighted and vacant piece of prime real estate back
on the tax rolls, as well as providing employment opportunities for many of the local residents.
The Property is a key architectural piece of the heart City of Pontiac, as well as the gateway of the
City for northbound Woodward Ave. commuters, and yet has been vacant over a decade. The
Developer's proposed Project is designed to revitalize the south end of the downtown district of
the City of Pontiac and contribute to the character by enhancing the community's prestige overall,
in addition to the multiple tax benefits the project will yield to the City. The proposed project
places a high-profile, but difficult to develop, property back on the tax rolls, which will provide
benefits to local residents.
The proposed project will also contribute to a significant increase in the population density of the
downtown area. This will be a key factor in both the Developer's ability to attract tenants, as well
as the City's ability to attract new development. The proposed project, coupled with other
redevelopment projects currently underway in downtown Pontiac, will not only provide
revitalization to the individual properties, but to the downtown area as a whole.
The proposed redevelopment project will be an integral component in the overall effort to build a
more vibrant and developed downtown Pontiac—a goal that every resident can get behind. In fact,
the Property is referenced in the "Congress for New Urbanism (GNU) – Legacy Charrette "Vision
for Revitalized and Transit Ready Downtown Pontiac" Published Spring 2016 ("GNU Report').
According to the CNU Report, the Property is located in the area designated as "District 4: South
District" by the CNU study, which describes the area as follows:
• This District is comprised of two office towers, community buildings and vacant lots, cut-
off from Downtown.
• Development Proposals included infill business and residential development, new node
and improved connections to Saginaw and Transportation Center.
• The recommended development approach: Principally a private venture (private developer
and private users).
• The area has the potential to be a southern gateway into Downtown.
• A mix of uses would be appropriate, including retail, offices, light industrial and some
residential.
Short-term goals are described as:
• Improve pedestrian connections west to the Transportation Center and north to Saginaw;
• Facilitate easy vehicular access from Woodward Avenue into the District; and
• Create a new node at the intersection of S. Saginaw and Whittemore St.
Long-term goals are described as:
Page 4 of 18
• In conjunction with the reestablishment of Saginaw and downgrading of the Woodward
Loop redirect traffic through the South District; and
* Infill blocks with a mix of uses and building types, and retrofit existing buildings
The proposed Project fulfills several of these short and long term goals simultaneously by
revitalizing one of the two existing office towers in the District, using a private developer with
both private capital and public funding (Brownfield TIP, etc.), improving the pedestrian
connections to Saginaw Street and across Woodward Avenue to the west to the existing
Transportation Center and stimulating demand in the zoned Downtown District.
Estimated Amount of Investment
Developer estimates that total investment for environmental due diligence, soil mitigation
infrastructure improvements, site rernediation/engineering controls, site development, and
building renovations will exceed $16,047,100.00. The total of $16,047,100.00 is based upon
Developer' preliminary construction budget, given the projected scope of the project (not including
land cost).
As projected by Developer, it is anticipated that the proposed new development will be
constructed at an estimated cost that will exceed $16,047,100.00, comprised of a minimum of
$12,982,500.00 of Construction Costs plus an estimated $3,064,600.00 of Eligible Activities.
Allocated on a per square foot basis for the estimated 160,000 square foot building, the cost
exceeds $97.62 per square foot, not including soft costs and currently unknown additional
estimated environmental and site preparation costs. The estimated total investment of
approximately $15,107,316.00 to re-develop the Property will result in an increase in the existing
assessed and taxable values, as presented in the table below,, as calculated by the millage rates
provided by the Oakland County Equalization Office,
aiCel.A.ddri '.
. .
a.iC.111n14.iii. • . :.....,
„ ,.. . „ :1003 4,S,$.0,d:' 4aei '.
, ,.
..14.?.n:T4,0,/* ' 41141JS'' '
,,, ...
;•;:2O20.:**40.c,0:
P*,(3*Ofiiil r0: 'ii&ililiii•Lkn't l'
, • , ...„,„
.t.2.0.A0,4":!.i.ii!PI,.:,''.
**e:!*vc.!°i'4,4, ''.4,21`&iiiii'th)'...:,.." '
$3,894,750 140 S. Saginaw 63-14-32-235-001 $0 $0 $12,982,500
„. ''',,•••:!•'`.:,'....:‘.'• ” :: ......: :;•. TOTAL • ,, ::•: ••.:$0...•:1:'.:., ,.::::',10 • • - ,. '' •$1.2,982,00 .j..: .:',],:'•i$3,894,70.•':•::••'•':'
'Values provided by the Oalcland County Equalization on .Tan nary 30, 2018 based on a Deco fiber 31,2018 re-valuatiou and are subject
to further vercation.
Assessed Value: The Assessed Value Is determined by a property's inadocl value. Thu Assessed Vete represents 50%ol the Market Value or True Cash Verve. Sot by the assessor, the Assessed Value, when
multiplied by two will We an :approximate market value el the properly. The assessor Is cons Uhillonally required lo sot ihe assessed vakie at 50% of the usual selling/ price or due cash value [4LN:overly.
Assessed Voluo Ls generally the soma as Sloth Equaixed Value unless en equsizetion factor has been applied by the county In which the property is located or the Slate.
Stele Equalized Value (SEV): SEV Is Si' assesses:1valve thet has Iteon adjusted following county and elate equalization, The Calmly Scud of Commissioners and the Mehigan Slate Tex Cosindsslan sulat review
local assess rriez re and adjust (equalize) them II they are above or balm the Witt h.tonal al% level of a sse ssm enL Stale Equalized Value Is g onereliy on half {11.2) attic property's True Cash Value.
True cash Vellum The fair market valuer 1:q !bayousl selling pries ol property,
Taxable Value; A property's [mare value lithe values/sad for determining the properly creme r's au Wily. Multiplying the TeXabie Value by the kraal rn in age rate WI! deturngno your tax lability. Taxable Value Increases fuss year to yew by ilia role ofInnallon or 5%, whichever Is lower, Transfers of ownership and improvements to the property will Increase the tumble value more than the sale of Inflation but never more
than the assessed value. Taxable wive may not be the s eme as the potporlys True Cash Value, Assessed Value, or State Equalized Value, but may not be greater than tho properly's Assessed Value or State
Equalized Value,
Note that in order to be conservative when calculating the estimated Tax Increment Revenue
(TIR) payback period, AES further revised this value. The estimated 16 year Plan duration
is based on the estimated investment being $12,982,500.00 and calculating a Taxable Value
by taking fifty percent (50%) of the estimated investment and using a sixty percent (60%)
valuation reduction factor to adjust for the Pontiac market. Based on that formula,
($12,982,500.00/2)9.6 = $3,894,750.00 was used to calculate the real property taxes using
Page 5 of 18
City of Pontiac millage rates obtained from Oakland County Equalization. Based on the
estimated new Tax Increment Revenue (TIR) and the total value of Eligible Activities, fixed
BRA Management Fee of $5,000.00 annually and estimated Local Brownfield Revolving
Fund (LBRF) capture, 16 years are needed to fully reimburse the Developer and allow 1
partial and 3 years of LBRF capture.
Full-time Jobs
According to Developer, the proposed redevelopment will create up to an estimated 400 new Full
Time Equivalent (FTE) jobs within the City of Pontiac described as follows:
13 ii a s c of .,:
Operation. .
Job .
Classification .
' •
•
Typical
Hourly ,
Rate
Typical
Hours
Worked
(Weekly)
Typical
Annual
Salary , .
Number of
Direct
Jobs
Related to
Project
(Average
per year)
Total Annual
Payroll Related . :
to Project ' .
'.
Duration
of Jobs
Created by
Project ,
Total Project •
Related Payroll
(salary/wages
only)
Project
Completion
Office workers,
buddingmallas;ment,
grounds
keeping,
security and
other jobs
$30.00 40 $62,400.00
.
400 $24,960,000.00 Permanent $24,960,000.00
'-' " --1.';!'; ' .'(•=1. ',.'4,C. ,-,,V ,:m. . , ,' ;,, , ., ' ' .4 4661 , ' ",: 'i 0 bitiOillCi
..,--7„.- P.
k, h:P`Z:7--!..-; a Y)zon :,.-; .,
1 ,,,,... i :,.
The proposed job creation will benefit the City of Pontiac as the current reported U3
unemployment rate for Pontiac is 8.1% as of September 2017 compared to 4.7% for Michigan
overall, 5.1% for the Detroit/Dearborn/Livonia SMSA and 4.1% nationally as of January 2018.
Construction Related Jobs
According to the General Contractor for Developer, in addition to the full -time jobs created by the
project, the proposed redevelopment will create up to 90 FTE construction jobs within the City of
Pontiac comprised as follows:
Phase of ''.
Construction .,
. •
Job
Classification .....
Typical
Hourly
Rate . ..
Typical
Hours
Worked
(Weekly) .
Typical
Annual
Salary .
Number
of Jobs
Related
to Project
(Average,
per year).
Total .'
Annualized
Payroll Related ..
to Pi ojeet ;
Duration of
Jobs in Years
Created by
Project (in
years based
on final* ths
construction)
Total Project
Related Payroll
(salary/wages &
benefits only)
,
Site
Preparation
& Vertical
Construction
Construction
Tradesmen and aft
workers
$55.00 40 $114,400.00 90 $10,296,000.00 1.3
,
$13,384,800.00
Construction
Phase 'Total
90 ,$10,296,000.00 . . , .. ... ,• •
.
1.3.... .. $13,384,800.00
Page 6 of 18
IV. THE PROPERTY ADDRESSED IN THIS PLAN IS ELIGIBLE PROPERTY
The Brownfield Redevelopment Financing Act, Public Act 381 of 1996, as amended, is:
"AN ACT to authorize municipalities to create a brownfield redevelopment authority to facilitate
the implementation of brownfleidplans; to create brownfield redevelopment zones; to promote the
revitalization, redevelopment, and reuse of certain property, including, but not limited to, tax
reverted, blighted, or functionally obsolete property; to prescribe the powers and duties of
brownfield redevelopment authorities; to permit the issuance of bonds and other evidences of
indebtedness by an authority; to authorize the acquisition and disposal of certain property; to
authorize certain finds; to prescribe certain powers and duties of certain state officers and
agencies; and to authorize and permit the use of certain tax increment financing."
M.C.L. §125.2652(p) of the Brownfield Redevelopment Financing Act defines "eligible property"
to include "property for which eligible activities are identified under a brownfield plan that was
used or is currently used for commercial, industrial, public, or residential purposes, including
personal property located on the property, to the extent included in the brownfield plan, and that
is I or more of the following:
(i) Is in a qualified local governmental unit and is a facility or a site or property as those
terms are defined in part 213, historic resource, functionally obsolete, or blighted and
includes parcels that are adjacent or contiguous to that property if the development of the
adjacent and contiguous parcels is estimated to increase the captured taxable value of that
property.
(ii) Is not in a qualified local governmental unit and is a facility or a site or property as
those terms are defined in part 213, and includes parcels that are adjacent or contiguous to
that property if the development of the adjacent and contiguous parcels is estimated to
increase the captured taxable value of that property," M.C.L. §125.2652(o). Eligible
property includes "personal property located on the property." Id.
(iii) Is tax reverted property owned or under the control of a land bank fast track authority.
(iv) Is a transit-oriented development or transit-oriented property.
(v) Is located in a qualified local governmental unit and contains a targeted redevelopment
area.
(vi) Is undeveloped property that was eligible property in a previously approved brownfield
plan abolished under section 14(8).
(vii) Eligible property does not include qualified agricultural property exempt under section
7ee of the general property tax act, 1893 PA 206, MCL 211.7ee, from the tax levied by a
local school district for school operating purposes to the extent provided under section
1211 of the revised school code, 1976 PA 451, MCL 380.1211.
Page 7 of IS
M.C.L. § 125.2652(0 "Facility" means that term as defined in section 20101 of the natural
resources and environmental protection act, 1994 PA 451, MCL 324.20101.
M.C.L § 324.20101(s) "Facility" means any area, place, parcel or parcels of property, or
portion of a parcel ofproperty where a hazardous substance in excess of the concentrations
that satisA) the cleanup criteria for unrestricted residential use (emphasis added) has been
released, deposited, disposed of, or otherwise comes to be located. Facility does not include
any area, place, parcel or parcels of property, or portion of a parcel of property where any
of the following conditions are satisfied:
(i) Response activities have been completed under this part or the comprehensive
environmental response, compensation, and liability act, 42 USC 9601 to 9675, that
satisfy the cleanup criteria for unrestricted residential use.
(ii) Corrective action has been completed under the resource conservation and
recovery act, 42 USC 6901 to 6992k, part 111, or part 213 that satisfies the cleanup
criteria for unrestricted residential use.
(iii) Site-specific criteria that have been approved by the department for application
at the area, place, parcel of property, or portion of a parcel of property are met or
satisfied and hazardous substances at the area, place, or property that are not
addressed by site-specific criteria satisfy the cleanup criteria for unrestricted
residential use.
(iv) Hazardous substances in concentrations above unrestricted residential cleanup
criteria are present due only to the placement, storage, or use of beneficial use by-
products or inert materials at the area, place, or property in compliance with part
115.
(v) The property has been lawfully split, subdivided, or divided from a facility and
does not contain hazardous substances in excess of concentrations that satisfy the
cleanup criteria for unrestricted residential use.
(vi) Natural attenuation or other natural processes have reduced concentrations of
hazardous substances to levels at or below the cleanup criteria for unrestricted
residential use.
M.C.L. § 125.2652(o) "Eligible activities" or "eligible activity" means 1 or more of the following:
(i) For all eligible properties, eligible activities include all of the following:
(A) Department specific activities.
(B) Relocation of public buildings or operations for economic development purposes.
(C) Reasonable costs of environmental insurance.
(D) Reasonable costs incurred to develop and prepare brownfield plans, combined
brownfield plans, or work plans for the eligible property, including legal and consulting
fees that are not in the ordinary course of acquiring and developing real estate.
(E) Reasonable costs of brownfield plan and work plan implementation, including, but not
limited to, tracking and reporting of data and plan compliance and the reasonable costs
Page 8 of 12
incurred to estimate and determine actual costs incurred, whether those costs are incurred
by a municipality, authority, or private developer.
(F) Demolition of structures that is not a response activity.
(G) Lead, asbestos, or mold abatement.
(FI) The repayment of principal of and interest on any obligation issued by an authority to
pay the costs of eligible activities attributable to an eligible property.
(ii) For eligible properties located in a qualified local unit of government, or an economic
opportunity zone, or that is a former mill, eligible activities include:
(A) The activities described in subparagraph (I).
(B) Infrastructure improvements that directly benefit eligible property.
(C) Site preparation that is not a response activity.
(iii) For eligible properties that are owned by or under the control of a land bank fast track
authority, or a qualified local unit of government or authority, eligible activities include:
(A) The eligible activities described in subparagraphs (i) and (ii).
(B) Assistance to a land bank fast track authority in clearing or quieting title to, or selling
or otherwise conveying, property owned by or under the control of a land bank fast track
authority or the acquisition of property by the land bank fast track authority if the
acquisition of the property is for economic development purposes.
(C) Assistance to a qualified local governmental unit or authority in clearing or quieting
title to, or selling or otherwise conveying, property owned by or under the control of a
qualified local governmental unit or authority or the acquisition of property by a qualified
local governmental unit or authority if the acquisition of the property is for economic
development purposes.
(iv) For eligible activities on eligible property that is included in a transformational brownfield
plan, any demolition, construction, restoration, alteration, renovation, or improvement of buildings
or site improvements on eligible property, including infrastructure improvements that directly
benefit eligible property.
Under MCL §125.2652(1), "Department specific activities" means baseline environmental
assessments, due care activities, response activities, and other environmentally related actions that
are eligible activities and are identified as a part of a brownfield plan that are in addition to the
minimum due care activities required by part 201, including, but not limited to:
(i) Response activities that are more protective of the public health, safety, and welfare and
the environment than required by section 20107a, 20114, or 21304c of the natural resources
and environmental protection act, 1994 PA 451, MCL 324.20107a, 324.20114, and
324.21304c.
(ii) Removal and closure of underground storage tanks pursuant to part 211 or 213.
(iii) Disposal of solid waste, as defined in part 115 of the natural resources and
environmental protection act, 1994 PA 451, MCL 324.11501 to 324.11554, from the
eligible property, provided it was not generated or accumulated by the authority or the
developer.
(iv) Dust control related to construction activities.
(v) Removal and disposal of lake or river sediments exceeding part 201 criteria from, at,
or related to an economic development project where the upland property is either a facility
or would become a facility as a result of the deposition of dredged spoils.
(vi) Industrial cleaning.
Page 9 of 18
(vii) Sheeting and shoring necessary for the removal of materials exceeding part 201
criteria at projects requiring a permit pursuant to part 301, 303, or 325 of the natural
resources and environmental protection act,
1994 PA 451, MCL 324.30101 to 324.30113, MCL 324.30301 to 324.30328, or MCL
324.32501 to 324.32515a.
(viii) Lead, mold, or asbestos abatement when lead, mold, or asbestos pose an imminent
and significant threat to human health.
The Activities Identified In the Plan Are Eligible Activities. The eligible activities are identified in
Section V(B) of this Plan.
The Property Was Used for Commercial Purposes. Based on information gathered during the site
investigation, interviews with appropriate parties, review of aerial photographs, review of Sanborn
maps, review of historical address listings, and review of municipal records, the subject property
was developed for commercial use sometime around 1926. Historical use includes gas
station/service stations on the eastern and northern parts of the parcel. There is the known use,
storage and handling of petroleum products and other hazardous materials at the eastern portion of
the site including fuel oil ASTs, petroleum USTs and dispenser islands, and in-ground hydraulic
hoists. Previous site assessment conducted at the site confirmed subsurface contamination at
concentrations greater than the MDEQ Generic Residential Cleanup Criteria (GRCC) qualifying
the subject site as a "facility" as that term is defined under Part 201.
Information obtained from the historical records review shows that the Property initially consisted
of multiple parcels,, and that the northern and eastern areas were used for gasoline and service
station purposes from the mid-1920s through the 1950s. Uses identified for the subject site
include: (1) historical gas station and automobile service/repair operations on the northern and
eastern portions of the property from the 1920s through 1950s; (2) historical battery shop, auto
repair shop, and paint/linoleum store on the eastern portion of the property from the 1920s through
1950s; and (3) a historical UST depicted at the east adjacent property in the 1924 Sanborn Map;
historical UST depicted at the east adjacent property in the 1924 Sanborn Map. In 1972, the
multiple parcels were combined, and the seven-story 145,000 square foot building currently on the
Property was constructed. The Property has been vacant for over a decade and is currently tax
reverted property owned by Oakland County.
The Property has been deemed to pain, as a 'facility" due to the presence of petroleum
hydrocarbon and heavy metal contamination exceeding the MDEQ GRCC. A copy of the Phase
II ESA Report is attached as Attachment D.
Based upon the foregoing, the Property identified by this Plan is therefore eligible under P.A. 381,
as amended, for reimbursement of the planned activities.
Page 10 of 18
V. BROWNFIELD PLAN REQUIREMENTS OF M.C.L. § 125.2663
M.C.L. §125.2663 requires several items to be included in a Brownfield Plan. These items are
addressed below.
A. Description of Costs to Be Paid for With Tax Increment Revenues
A description of the costs of the plan intended to be paid for with the tax increment revenues.
§ 125.2663(2)(a).
Cost Summary. The following summary lists potential costs based on initial preliminary due
diligence and site investigation results. This plan seeks approval of the following activities, which
include, but not limited to: (a) Phase I ESA, BEA and Due Care Plan; (b) Additional Due Care
Phase II ESA activities; (c) Remediation/Soil Vapor Mitigation; (d) Asbestos, Lead and Mold
Abatement; (e) Demolition; (f) Site Preparation and Infrastructure Related activities; (g)
Brownfield Plan Preparation; (h) Health and Safety Plan Preparation; and (i) Response Activities.
Please see Tables 1 and 2 for a detailed listing of eligible activities, All reimbursements are
proposed to be obtained from tax increment revenues derived from Local and State School Taxes.
Tax increment revenues will be used to reimburse the Developer for the eligible activities
generally described in (a) through (i), above, all eligible activities permitted under the Brownfield
Redevelopment Financing Act. The activities would generally be implemented in a phased
approach, in the following order:
a. As much as $34,800.00 may be spent conducting Baseline Environmental
Assessment (BEA) activities conductirig due diligence for the project (Phase I ESA, Phase II ESA
Consulting, BEA, Preliminary Section 7a Due Care Plan, and other environmental due diligence
activities).
b. As much as $2,800.00 may be spent preparing a Revised Section 7a Due Care Plan
for the project;
c. As much as $30,000.00 may be spent preparing the Brownfield Plan, Act 381 Work
Plan and Supporting Documents plus Related Consulting, and integral documents, including
applications, for the project.
d. As much as $33,500.00 may be spent for completion of the Additional Due Care
Phase II ESA Activities/Additional Due Care Phase II ESA Reporting Activities for the project;
e. As much as $50,000.00 may be spent for Pump & Treat of Contaminated
Groundwater During Construction for the project;
f. As much as $25,000,00 may be spent for Soil Verification Sampling for the project;
g. As much as $2,500,00 may be spent for Health & Safety Plan for the project;
Page II of 18
h. As much as $15,000.00 may be spent on Project Management activities managing the
eligible activities;
1. As much as $3,000.00 may be spent for Remediation related Soil Erosion Measures
for the project;
j. As much as $30,00.00 may be spent for Remediation Greenspace Encapsulation
Incremental Costs and related Engineering/Deed Restrictions/institutional Controls for the project;
k. As much as $50,000,00 may be spent for Remediation — Encapsulation of Building
and Parking Lot Areas Incremental Costs and related Engineering/Deed Restrictions/Institutional
Controls for the project;
1. As much as $35,000.00 may be spent for Soil Vapor Assessment and Pilot Test
activities for the project;
m. As much as $250,000.00 may be spent for Soil Vapor Barriers/Sub-slab
Depressurization System and related engineering for the project;
n. As much as $5,000,00 may be spent for Due Care related Engineering Control
Work Plans, Engineering Specifications and Reports;
o. As much as $15,000.00 may be spent for Hoist, Trench, and former equipment
Removal Related Activities for the project;
p. As much as $25,000.00 may be spent for UST Removal and Closure Related
Activities for the project;
q. As much as $12,000.00 may be spent for UST Removal and Closure Observation
Related Activities for the project;
r. As much as $4,500,00 may be spent for Additional Response related Work Plans,
Engineering, Specifications and Reports for the project;
s. A contingency of $88,965.00 for MDEQ eligible activities approximating 15% of
estimated project costs is established to address unanticipated conditions that may be discovered
during the implementation of site activities as required under P.A. 381 of 1996, as amended.
t. As much as $250,000.00 may be spent for Engineering, Design and Planning
related to the HMEA, Hazardous Materials Abatement (ACM, LBP, Mold, PCBs, etc.), Air
Monitoring, and Demolition activities and management;
u. As much as $10,000.00 may be spent for Bid Specs and Bid Evaluation for the
project;
v. As much as $35,000.00 may be spent for Pre Demolition Hazardous Materials
Environmental Assessment (HMEA) for the project;
Page 12 Of 18
w. As much as $15,000.00 may be spent on site security that may include fencing,
security guards or other necessary measures to help prevent site access during the Hazardous
Materials Abatement activities;
x. As much as $617,490.00 may be spent for Pre Demolition Asbestos, Lead and Mold
(Hazardous Materials) Abatement for the project;
y. As much as $977,245,00 may be spent for Demolition of Building (Interior and
Exterior including demolition and disposal, utility disconnect and removal) for the project;
z. As much as $61,000,00 may be spent for Demolition Engineering, Design and
Management, Project Management, Bid Specs, Bidding and Bid Evaluation, and Health Safety
Plan for the project;
aa. As much as $50,000.00 may be spent for Utility Connection and Installation for the
project;
bb. As much as $5,000.00 may be spent for Geotechnical Testing & Evaluation for the
project;
cc. As much as $25,000.00 may be spent for Soil Mitigation Infrastructure related
activities (testing) for the project;
dd. A contingency of $306,860.00 for MEDC eligible activities approximating 15% of
estimated project costs is established to address unanticipated conditions that may be discovered
during the implementation of site activities as required under P.A. 381 of 1996, as amended.
ee. Certain expenses incurred before approval of the Plan may be reimbursed, at the
discretion of the Authority, including BEA and other due diligence related activities. Based on
conversations, emails and meetings with Mr. Brad Hansen of the Authority, pre-plan approval
expenses have already been incurred. The Authority has agreed that all eligible activities incurred
prior to Plan approval shall be included in the Plan and for those eligible activities to be reimbursed
by the Authority.
ff. Reasonable and actual administrative and operating expenses of the Authority
permitted to be reimbursed pursuant to Section 13b(7) of the Brownfield Redevelopment
Financing Act or otherwise. For purposes of this Plan, the Authority has elected to collect an
annual fixed Administrative Fee of Five Thousand Dollars and No Cents ($5,000.00) of the local
TIR for the life of the Plan,
Activities related to Geotechnically Non-viable Soil Removal, Parking Structure, and Site
Preparation (excavation, rough and finished grading, etc.) were removed from this Plan at the
request of the Authority and, if such activities and costs are necessary for the Project, the
Authority has requested Developer to prepare an amended Plan reflecting any such activities and
costs for review and possible approval.
Page 13 of 18
All activities are eligible activities necessary to render the Property safe for its intended use as a
Mixed-use Office Building are intended to he "eligible activities" under the Brownfield
Redevelopment Financing Act.
The estimated costs outlined in a-ff, above, may increase or decrease depending on the nature and
extent of any unknown or unanticipated conditions on the Property. As long as the total costs,
including being adjusted by the 15% contingency factor, have not exceeded the total estimated
eligible activities amount of $3,064,660.00, the line item costs of the Eligible Activities outlined
above may be adjusted between the Eligible Activities after the date this Plan is approved without
the need for any additional approval from the City of Pontiac, Oakland County or the Authority,
to the extent those adjustments do not violate the terms of any MDEQ or MEDC/MSF approved
work plan, if any. If necessary, this Plan may also be amended to add eligible activities and their
respective costs.
The actual cost of eligible activities in this Plan that will qualify for reimbursement from tax
increment revenues (TIR) generated from the Property and shall be governed by the terms of the
Reimbursement Agreement between the Developer and the Authority (the "Reimbursement
Agreement"). No costs of eligible activities will be qualified for reimbursement except to the
extent permitted by the Brownfield Plan in accordance with the terms and conditions of the
Reimbursement Agreement. The Reimbursement Agreement and this Plan will dictate the total
cost of eligible activities subject to payment, 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 above by more than 15% without requiring an amendment to this Plan.
Developer estimates that it will incur up to $712,065.00 for MDEQ eligible activities and
$2,352,595.00 for MEDC/MSF eligible activities, including the 15% contingency required under
the statute.
Capture of School Taxes. This Plan provides for the capture of taxes levied for school operating
purposes (State Education Tax (SET) and School Operating Tax) from the Property. However, as
the approval of School Tax Capture is at the discretion of the MDEQ and MEDC/MSF, all eligible
activities shall be reimbursable from Local Taxes unless School Tax Capture is approved by the
agency responsible for the eligible activity(ies), then reimbursement will be from a combination
of both Local and School Taxes.
B. Brief Summary of the Eligible Activities
A brief summary of the eligible activities that are proposed for each eligible property..." § 125.2663(2)(h).
The eligible activities will include the activities identified in a-ff, above, and are generally
summarized as: (a) Phase I ESA, BEA and Due Care Plan; (b) Additional Due Care Phase II ESA
activities; (c) Remediation/Soil Vapor Mitigation; (d) Site Preparation and Infrastructure Related
activities; (e) Brownfield Plan Preparation; (f) Health and Safety Plan Preparation; and (g)
Additional Response activities. All reimbursements are proposed to be obtained from tax
increment revenues derived from Local and State School Taxes
Page 14 of 18
C. Estimate of Captured Taxable Value and Tax Increment Revenues
An estimate of the captured taxable value and tax increment revenues for each year of the plan from the eligible
property. The plan may provide for the use of part or all of the captured taxable value, including deposits in the local
brownfield revolving fund, but the portion intended to be used shall be clearly stated in the plan. The plan shall not
provide either for an exclusion from captured taxable value of a portion of the captured taxable value or for an
exclusion of the tax levy of I or more taxing jurisdictions unless the tax levy is excluded from tax increment revenues
in section 2(ss), or unless the tax levy is excluded from capture under section 15. M.C.L. § I 25.2663(2)(c).
See Attachment C for spreadsheets depicting estimated tax increment revenues for each year of
the plan. Please note that these summaries are based on the renovation of one 145,000 square foot
building and site improvements and the final projected value for tax purposes will depend upon
the determination of the City of Pontiac and Oakland County Equalization Office.
The final site plans, engineering drawings and permits are subject to approval by the City of
Pontiac. This Plan will be interpreted to incorporate any required or requested changes to the final
site plan, costs and expenses, etc. without necessitating any other approval or amendment to this
Plan.
The initial taxable value of the eligible property shall be based on the 2018 taxable value as
base year for initial value, currently identified as follows:
ai.eel AddieS . ''.. " Parcel Isluiiiba'i• ..... ,,... 40182iiiied Value ..:
140 S. Saginaw 64-14-32-235-001 $0 , ::::*';'... - • -..'• .::,..:.:.,
'Values provided by the Oakland County Equalization on January 30, 2018.
D. Method of Financing and Description of Advances by the Municipality
The method by which the costs of the plan will be financed, including a description of any advances made or
anticipated to be made for the costs of the plan from the municipality. M.C.L. § 125.2663(2)(d).
It is anticipated that the Authority will authorize the Plan to capture TIR from the project to
reimburse the Developer for the actual costs of the eligible activities, as well as up to 5 years of
T1R Capture for deposit into the LBRF. In addition, it is anticipated that the Authority will also
collect a $5,000.00 annual fixed fee for Administrative Costs.
The Developer, Authority and LBRF will be reimbursed for the eligible costs solely from tax
increment revenues from the eligible property pursuant to the terms of the Reimbursement
Agreement(s) and/or Loan Agreement(s) between the Developer, LBRF and Authority. The
Authority will reimburse for the actual costs only. Although allowed under M.C.L. §
125.2663(13b)(11)-(14) Brownfield plan; provisions, payment of interest is not being supported
by the Authority or City of Pontiac.
The Authority's obligation to reimburse the eligible costs is subject to receipt of tax increment
revenues. If there are insufficient tax increment revenues generated on the eligible property to
reimburse for the cost of all of the eligible activities during the life of the Plan, the Authority shall
not be obligated to reimburse the eligible costs beyond the amount of tax increment revenues which
have been received. To the extent that TIR is not sufficient to pay for the eligible activities in any
Page 15 of 18
given year, the balance owing the Developer will be paid from TIR collected in subsequent years
until the balance is paid in full with no time limit placed an the collection and payment of eligible
activities, other than the statutory maximum. Should it be necessary, the Developer, LBRF or
Authority may apply to amend the Plan at a later date to include additional eligible activities or to
extend the TIR collection period or to amend the collection and deposit of TIR into the Local
Brownfield Revolving Fund ("LBRF") pursuant to Section 8 of the Brownfield Redevelopment
Financing Act (M.C.L. § 125.2658). The approval of any such Plan amendment is at the
reasonable discretion of the Authority,
E. Maximum Amount of Note or Bonded Indebtedness
The maximum amount of note or bonded indebtedness to be incurred, if any, § 125.2663(2)(e).
No bonded indebtedness will be incurred by the City of Pontiac, Oakland County or the Authority
in connection with this project. The repayment of eligible activities will be governed by the
Reimbursement Agreement by and between the Developer and the Authority.
F. Duration of Brownfield Plan
A brownfield plan shall not authorize the capture of tax increment revenue from eligible property after the year in
which the total amount of tax increment revenues captured is equal to the sum of the costs permitted to be funded with
tax increment revenues under this act or 30 years from the beginning date of the capture of the tax increment revenues
for that eligible property, whichever occurs first, except that a brownfield plan may authorize the capture of additional
local and school operating tax increment revenue from an eligible property if 1 or more of the following apply:
(a) During the time of capture described in this subsection for the purpose of paying the costs permitted
under subsection (4) or section 13b(4).
(b) For not more than 5 years after the date specified in subdivision (a), for payment to the local brownfield
revolving fund created under section 8, MCI. § 125.2663(5),
The brownfield plan shall include a proposed beginning date of capture, The beginning date of capture of tax increment
revenues shall not be later than 5 years following the date of the resolution including the eligible property in the
brownfield plan. The authority may amend the beginning date of capture of tax increment revenues for a particular
eligible property to a date not later than 5 years following the date of the resolution including the eligible property in
the brownfield plan. The authority may not amend the beginning date of capture of tax increment revenues for a
particular eligible property if the authority has begun to reimburse eligible activities from the capture of tax increment
revenues from that eligible property. Any tax increment revenues captured from an eligible property before the
beginning date of capture of tax increment revenues for that eligible property shall revert proportionately to the
respective tax bodies. If an authority amends the beginning date for capture of tax increment revenues that includes
the capture of tax increment revenues for school operating purposes, then the authority shall notify the department or
the Michigan strategic fund, as applicable, within 30 days after amending the beginning date, M.C,L, *125.26636(16).
The duration of the Plan as proposed is estimated to be eighteen (18) years, with 2019 being
the proposed start of capture. This duration is based on the estimated investment being
$12,982,500.00 and calculating a Taxable Value by taking fifty percent (50%) of the estimated
investment and using a sixty percent (60%) valuation reduction factor to adjust for the Pontiac
market. Based on that formula, ($12,982,500.00/2)*0.6 $3,894,750.00 was used to calculate the
real property taxes using City of Pontiac millage rates obtained from Oakland County
Equalization. Based on the estimated new Tax Increment Revenue (TIR) and the total value of
Eligible Activities, estimated BRA Management Fee of $5,000.00 annually and estimated Local
Brownfield Revolving Fund (LBRF) capture, 18 years are needed to fully reimburse the
Developer and allow 1 partial and 3 full years of LBRF capture. The Plan duration may exceed
18 years if necessary to fully reimburse the approved eligible activities and LBRF capture.
Page 16 of 15
G. Estimated Impact of Tax Increment Financing on Revenues of Taxing Jurisdictions
An estimate of the impact of the future tax revenues of all taxing jurisdictions in which the eligible property is located.
M.C.L. § 125,2602)(g).
See Attachment C for an estimate of the impact on all relevant taxing jurisdictions.
H. Legal Description, Property Map and Personal Property
A legal description of the eligible property to which the plan applies, a map showing the location and dimensions of
each eligible property, a statement of the characteristics that qualify the property as eligible property, and a statement
of whether personal property is included as part of the eligible property, lithe project is on property that is functionally
obsolete, the taxpayer shall include, with the application, an affidavit signed by a level 3 or level 4 assessor, that states
that it is the assessor's expert opinion that the property is functionally obsolete and the underlying basis for that
opinion. M.C.L. § 125.2663(2)(h).
A legal description of the eligible property is included in Attachment A. Site maps are shown. in
Attachment B.
The characteristics that qualify the property as eligible property are set forth in Section IV of this
Plan.
The eligible property will include personal property to be located within the new facility.
I. Estimates of Residents and Displacement of Families
Estimates of the Timber of persons residing on each eligible property to which the plan applies and the number of
families and individuals to be displaced. If occupied residences are designated for acquisition and clearance by the
authority, the plan shall include a demographic survey of the persons to be displaced, a statistical description of the
housing supply in the community, including the number of private and public units in existence or under construction,
the condition of those in existence, the number of owner-occupied and renter-occupied units, the annual rate of
turnover of the various types of housing and the range of rents and sale prices, an estimate of the total demand for
housing in the community, and the estimated capacity of private and public housing available to displaced families
and individuals.M.C.L. § 125,2663(2)(1).
There are no persons residing at the property that would be redeveloped under the Plan and there
will be no families or individuals displaced as result of development under the Plan. No occupied
residences are involved in the development.
J. - Plan for Relocation of Displaced Persons
A plan for establishing priority for the relocation of persons displaced by implementation of the plan, IVI.C.L. §
125.2663(2)(j).
No persons will be displaced as a result of implementation of the Plan.
K. Provisions for Relocation Costs
Provision for the costs of relocating persons displaced by implementation of the plan, and financial assistance and
reimbursement of expenses, including litigation expenses and expenses incident to the transfer of title, in accordance
Page 17 of 18
with the standards and provisions of the federal uniform relocation assistance and real property acquisition policies
act of 1970, Public Law 91-646. § 125.2663(2)(k).
No persons will be displaced as result of this development, and therefore, no relocation costs will
be incurred.
L. Strategy for Compliance with Michigan's Relocation Assistance Law
A strategy for compliance with 1972 PA 227, MCL 213.321 to 213.332. M,C.L. § 125.2663(2)(1).
No persons will be displaced as result of this development.
M. Description of Proposed Use of Local Site Remediation Revolving Fund
For not more than 5 years after the date specified—for payment to the local brownfield revolving fund created under
section 8. M.C.L. § 125.2663(5)(b).
As discussed above, as allowed pursuant to Section 8 of the Brownfield Redevelopment Financing
Act (M.C.L. § 125.2658), the Authority has elected to capture up to four (4) years of TIR for
deposit into the LBRF.
N. Other Material that the Authority or Governing Body Considers Pertinent
Other material that the authority or governing body considers pertinent to the brownfield plan. M.C.L. §
125.2663(2)(m).
At this time, other than the above, there are no other materials that the Authority or governing
body considers pertinent.
It is the intention of the Michigan Legislature to encourage redevelopment of Brownfields using
the Michigan Community Revitalization Program ("CRP") and MDEQ Grant & Loan Program
incentives for eligible properties. Both the CRP and MDEQ Grant & Loan Program can be
approved as a Grant or a Loan to pay for eligible investment or part thereof. It is the specific
intention of the OCBRA to authorize and support the application for a CRP and/or MDEQ Grant
and/or Loan and other available incentives, including PACE, related to the Eligible Investments
made by Developer as part of this Project.
Page 18 of 18
Attachment A
Legal Description of the Eligible Property
Legal Description:
T3N, R10E, SEC 32 ASSESSOR'S PLAT NO 65 ALL THAT PART OF LOTS 9 & 10
LYING SLY OF RELOCATED JUDSON ST, ALSO LOTS 13 TO 17 INCL EXC THAT
PART TAKEN FOR WIDE TRACK DR, ALSO LOTS 76, 77, 127 & 128 OF
'ASSESSOR'S PLAT NO 116' EXC THAT PART TAKEN FOR WIDE TRACK DR, ALSO
VAC PART OF SAGINAW ST ADJ TO SAME, ALSO ALL OF VAC CHASE ST LYING
SLY OF RELOCATED JUDSON ST & ELY OF WIDE TRACK DR
Property Address: 140 S Saginaw, Pontiac, MI 48342
Tax Parcel No.: 14-32-235-001
Attachment B
Site Maps, Photographs and Site Plan/General Concept Plan
1
TE--L0eXTIOP
-Izt;71
REFERENCE
TJSGS 7,5 MIN TOPOOAAPRIC QUADRANOLE
PONTIAC, MICI-UGAII: QUADRANGLE
DATED:1997
SCALE: 24000
-DCIATETO
.• IRO ' MENITAIE1 PROJECT: 2017011601,01
DATE: 311/18
PREPARED BY: TAP
Erivirdhmental Services .
Land Demelopment • Real
Estate Consulting MSRAZIO --SFSLIi .4
FIGURE 1: SITE LOCATION MAP
Mixed-use Commercial Building
140 South Saginaw Street
Pontiac, Oakland County, Michigan
6001 North Adams Road, Site 205
Bloornfield Hills, Michigan 48304
Tel (248)203-9898: Fat(245) 647-0526
associatedenvecomesst. net
Web: lvwmassociatedenvironmental.na
Sub eetSite, - 1S-ISOC-ItATIE:12r IENVIRONNEENE PROJECT: 2017011601.01 DATE- PREPARED BY: NGM SOO North Adams Road, Site 205 Blom6eldBitis Mithigoo 48364 • Is4: {24S) 2f139898 Fax: (245) 647;0526 Email: ossociateclenvOeorne.st net wpnvarAciatedenviroornentil net FIGURE 2: AER1ALSIT MAP Proposed Office/Mixed-use Development 140 South Saginaw Street Pontiac, Oakland Cminty, Michigan NOTES: Property is currently tax reverted and unoccupied. Mold, Asbestos and Water Damaged interior. Scrappers have damaged most building systems. Site is contaminated and qualifies as a "'facility- as that term is defined in part 201 of NREPA, as amended, Environmental Se/view • Land Development • Rea; Estate Consulting
.10 1:1
kEY
AREA.OF FOCUS
DOWNTOWN PONTIAC
(F9
PHOENIX CENTER
la
LOTS SITE
e CIVIC QUARTER
SOUTH DISTRICT
(-)• LAFAYETTE SQUARE
0 TrailEITG,Coggi,„
O HOSPITAL
0 CENTRAL SCHOOL
o LApAyETTE mARRET
▪ LOCAL EtJS STATION
OAKLAND PRESS NEWSPAPER
POLICE STATION
100 CITY HALL
ScHooLoisThicrAo.miN. ElLoG
.0 DISTRICT COURT '
65 OTTAWA TOWERS i-&2
0 GREAT LAKESACADEMY
• PHOENIX PLACEAPARTMENTS
• 0 VACANT BUILDING
6 BUILDING OF HISTORICAL
IMPORTANCE.
MEDIA ART &TECHNOLOGY
• ACADEMY•OF PONTIAC.
ei LIBRARY
CONTEXT
Aerial Image of Existing Conditions
CNU Legacy Cbarrette I Dolgtitown Pontiac 17
I 6th Floor - Water Damage (1)
•:3 6th Floor -Water Damage (6)
2 : 6th Floor Water Damage (2)
4 ; 7th Floor Water Damage (1)
5.: 7th FloorWater Damage (2)
NMI
6 ; Oasement-- livAC
10: Basement - Block Wall Cracking (1) 9 : Basement - ft/AC (4)
11 : Basement Electrical (1) 12 :. Basement- Electrioel (2.)
7 : Basement HVAC (2) 8: Basement ft/AC (3)
2
18: Basement- Ho Water Supply (1)
Basement -.Electrical (5)
17: Basement - Gas Meter (2)
IQ,: Basement Gas Meter (1)
13: Basement Electrical - (3) 14 Basement - Electrical (4)
19 casement - Hot Water Supply (2) 20 : Basement - Hot Water Supply (3)
21 : Basement - Life & Safety (1)
23: Basement -Vise (1)
•-n
22: Basement Life & Safety (2)
24: Basement - Miso (2)
4
27: Basement - Misc (6)
29: Basement Water Supply (2)
25: BaSernont.- P&P (3) 26 : Basement Mise ..(4)
28 : BaseMent -Water Supply (1)
3Q: li3oement - Water Supply (3)
5
31 : Basement Access Well (1)
33 Building Entrance - East (2)
32 : Building Entrance- East (1)
.34: Building Entrance - North (1)
35 : Building Entrance - North (2) 36 Building Facade CI)
37': Building Facade (2)_
39 : Canopy Water Damage (2)
38: Canopy Water Damage (1)
40 : Elevator Equipment (2)
41 ; Elevator Equipment (3) 42 4 Elevator Equipment (1):
7
43: Exterior Cracking & Patching (1)
45: Exterior Cracking & Patching (3)
44: Exterior Cracking & Patching (2)
46.: Exterior Exposed Reber (1)
47 Exterior Exposed Reber (2) 48 : Exterior Exposed Re bar (3)
8
Attachment C
Estimated Tax Increment Revenues
(These estimates are based on the attached cost estimates to rehabilitate and
redevelop a seven-story commercial building (totaling 145,000 square feet) into a
state-of-the-art mixed-use office development with an estimated new investment of
$16,047,160.00 or more. This also assumes that the all final City, County and State
of Michigan approvals, if any, will not substantially change the project and the
project will be developed with substantially the same characteristics as
contemplated by Developer.
July 31, 2018
TABLE 1 - TOTAL PROPOSED MDEQ ELIGIBLE ACTIVITY COSTS
BROWNFIELD PLAN
PROPOSED 140 S. SAGINAW STREET REDEVELOPMENT
CITY OF PONTIAC, OAKLAND COUNTY, MICHIGAN _ .
•_Eligible Activity Description Brownfield Properq Cost "" 7
DEPARTMENT SPECIFIC ACTIVITIES (MCL §125.2652(2)(1)) ELIGIBLE ACTIVITY COSTS :
BanOiri'e.'01r.olifitentiilASsciisi.44s,Mq.,:§11A165*(1)•.' ..Captate.:Oirly...
.:StafC aii'diLoC4'
. TOTAL
Phase I Environmental Site Assessment $0 $3,500 $3,500
Phase II Environmental Site Assessment $0 $25,000 $25,000
Baseline Environmental Assessment $0 $4,500 $4,500
7a Due Care Plan $0 $1,800 $1,800
Due Kr.4.1.2262(2)(1) vi,nii.4 .i.
.. .;. ...;- , . , , _,.:. :-;
Section 7aCA Due Care Plan - Revisions $0 $2,800 $2,800
Additional Due Care Phase II ESA Environmental Due Diligence Activities $0 $30,000 $30,000
Additional Due Care Phase II ESA Envirenmental,Due Diligence Reporting Activities $0 $3,500 $3,500
Pump & Treatment/Disposal of Contaminated .GroundwaterDuring Construction (if necessary) $0 $50,000 $50,000
Soil Verification Sampling (ifnecessary) $0 $25,000 $25,000
Health & Safety Plan $0 $2,500 $2,500
Project Management $0 $15,000 $ 5,000
Soil Erosion Measines $0 $3,000 $3,000
Incremental Costs for Greenspace Encapsulation (as necessaiy) $Q $30,000 $30,000
=remittal Costs for Encapsulation (Engineering controls for Building and Parking) $0 $50,000 $56,000
Soil Vapor Assessment and Pilot Test $0 $35,000 $35,000
Soil Vapor Barrier! Sub-slab Depressurization System $0 $250,000 $250,000
Work Plans,Engineering, Specifications and Reports $0 $5,000 $5,000
Ri)iiis'e-.4:-.40,614(101414-002:.01S.ia0:61j(i):M.iiij)'..::.
Hoist, Tren.ch. and Other former Equipment Removal.Related Activities (if present) $0 $15,000 $15,000
ST Remove and Closure (if identified .during excavation) $0 $25,000 $25,000
ST Removal Observation, Sampl ing and Report (if identified during exeavalicin) $0 $12,000 $ 2,000
Work Plans, Engineering, Specifications and Reports $0 $4,500 $4,500
EN VIRONAIENTA L COSTS SUBTOTAL $0 $593,100 $593,100
TOTAL ELIGIBLE ACTIVITY COSTS PLUS CONTINGENCY ANDADMINISTRATIVE COSTS , ,.. . . ontingeney ;. ,1;!:.
Contingency (15% of Subtotal NOT including completed BEA. Activities) $0.00 $88,965 $88,965
Brownfield Plan, Act 581 Work Plan and Related Documents (14ICL §125,2652(2)(o)(1)(0)) $30,000 $30,009
EuGiBa-iien: I'! TI COSTS SUBTOTAL $0 $712,065 $712;065
AgeneyAilirrirtiSka:iii!.ejti'Oili i . ,
State Act 38] Work Plan Review (No longer charged by State $0 $0 $0
Ck: . 44,-441,44t a n--' a4,41aPiKiikiLwaairar4t4-2.4pg&gi1tM0-'4i.1441': ..,,ctiflAP $0 $90,000
GRAND TOTAL $90,000 $712,065 $802,065
liNfiliki2168611.1M oomtiFI-31111.3
July 31, 2018 TABLE 2- TOTAL PROPOSED MSF ELIGIBLE ACTIVITY COSTS PROPOSED 140 S. SAGINAW STREET REDEVELOPMENT CITY OF PONTIAC, OAKLAND COUNTY, MICHIGAN 1E , Eligible Activity Description Brownfield Property Cost 1 i ' . I 1 1 ELIGIBLE ACTIVITIES (MCL 125.2652(2)(o)) MSF ELIGIBLE ACTIVITY COSTS -44-;'**00ii,..*iirif..&.10:4;_ -44-44*--OCI'S40.4:4(0)1tx0 _ Pre Demolition Hazardous Materials Environmental Assessment (EMEA) $35,000 Bid Specs and Bid Evaluation (for HazMat Abaternent) $10,000 Lead, Asbestos and Mold Abatement Con,sulting, Management, Design and Planning, Air Monitoring $250,000 Site Security (HazMat Abatement and Demolition) $15,000 Pre Demolition Asbestos, Lead and Hazardous:Materials Abatement - $617;490 - DlekinleitIOiti ACtiViti• 0E1125 ..2652('IRO(ii) ' Demolition Engineering, Design and Managiuent, Bid Specs and Evaluation $61,000 Demolition ofBnilding (Interior and Exterior, IneI Demo & Disp, utility disconnect and removal) $977,245 ThiffraStrnetiftelinpk. oilinients MCL §125:2652(2) "X.Bk::,.. Utility Connection & Installation $50,000 Parking Structure (Developer will determine the necessity, and if so, quantify cost for BP _Amendment) $0 Site Preparation CL' 1251682(2)(0)(14)(0)) GeotechnicaI Testing & Evaluation (Site Prep/Soil Mitigation/Non-viable Soils) $5,000 Soil Mitigation activities, $25,000 Geotechnically Non-viable Soils Removal (Developer will identify the necessity and, if so, quantify cost for BP Amendment) $0 Site Preparation (Exc., Grading, Utility Removal/ •Re-install, etc.) (Developer will identify and, if present, quantify cost for BP Amendment) $0 MSF EL1G113LE ACTIVITY COSTS SUBTOTAL $2,045,735 TOTAL ELIGIBLE ACTIVITY COSTS PLUS CONTINGENCY Contingency (15% of Subtotal) $306,860 GRAND TOTAL $2,352,595 &-_,L.„ er,.t1_,•__;11 ENIMONIVI UNE
5.9009 23,369 $ 70;106 $ 93;474 $ 18.0000 24)31790 041,901 totel I Stare Education Tax (SET) 2 School Operating-7as 18,4935 t000s 4.0420 0.7349 0.2129 11813 2.8701) 1-9431. 31.5757 g Oty Operating 0-Alai.' County Transit Authority o OakialtitCounty Operatint 6 Oakland aenty-p.i. 7 Huron CEntuniuletrogalitanlestherfty S Oakland Count5153 9 5480pg Fund 10 Oakland County Ceminunity Coi lege 541641, Rite, 72.028 $ -3195 $ 15,2305 11.5 5 '529 5 12,780 5 2,2,173 $ 3019 9 1231.69 9 M01;89 Rat 04009 3.145 01982 0.6927 .1,595 758 382 5 2,638 $ 553684 21 Massa ludgment 12 Oakland costrgy otA Oak1309 1200415260 Total N ow-Capturable Takes To3'A85111.9 (Per Oakland county Equallzatia TaE Increment Revenue Capture Estimates 140 5046 Sagime Partners, LLD 1.409outh SagirawSireet Pontiac; MicIfIRarr February 23,2016 56 7 .24,1277 5 72,230 $ 96,306 $ 741317 $ 77,952 $ 97,269 $ 14.561 5 73;682 9 98,242 5 24,803 74;418 $ 99,225 $ 25,054 $ .25863 5 100,217 S. 75,305 .$ 75,014 $ 1E0,519 J.S:ss :5 76,673 _9. 802,231 $ 25,613 $ 77,440 5 103253 5 26,071 78,214 194;236 74.952 4,053 16,374 952 3E3 13.299 11.532_ r6.254 123,370 9 75,702 ▪ 4.09T 9 $ 14537 9 • 992$ ▪ 871 $ 9 1.3,432 $ • 12,743$ 9 9,51.7-9 $ 129,662 $ 1,621. 5 788 $ 393 $ 2,597 $ 1.637 .$ 796 S. 439 5 2,030 $ 2,504 $ 104 $ 406 5 2,864 .$ 2170 5 312' $ 410 9 2,893 $ 74,210 4,013 $ 16,212 $ 943 $ esa 13867 $ 11,517 _9 6,132 "5 3-17407 S. 1.355 $' 780 S. S. 2,750 5' 75439 4,734 16,703 971 130 13,568 11,566 6,380 110,013 7. 4,175 . 16,870 981 Sas 1.1,762 11,984 5,444 132;268 73375 5 4:260 $-37,259 .5 :LOGI -5- 907 13;977 $ 12.225 5 5,673 5 134;927 $ 1,704 $ -828 $ 418 -5 2,951 $ 79193 5 4,392 9 17.351 5 Un- 5 915 14;117- 14341- 5, 5,599 5 -136;276 5 2,722 S $ 422 $ 2,988 .5 00,359 4,345 17,565 1,021 -326 14,255 72,471. 6,705 137,639 1.738 345 427' 3,310 22,330 $ 73,515 $ 93,393 73,475 3,973 16.051 933 846 .1,3,037 11,403 6;131 129,2•9 zsas $ 773 S 255 9: 2,752 $ 27:993 $ 4447$ 17,039 $ 931 $ 1920 $ itai5 $ 3.2.3)sa 5 .3,$50 $ 3.33,551 $ 1,687 $ 820_ .5 414 $ 2,921 3 23,602 5 70,1307 S., 94,409 9 73.743: 9 3,934 45,652.2 9.1- 9- 83/9. szscs 71,290 $ 5170 9. .124.503 5 1.373 $ 765 $ 2,725 $ C4te444rYe.lr *BRI-e7alealgeVaItre Estimated Newly $ Incremental Difference (New 7sf - Base 7V) $ Estimated ta9461, trains DIEI Mama. Rate: peryear Plan Yearl 0 (Base Year) I 1 I TABLE 3 10 11. 12. 2028 2029 .2039 9003: $091I $0.00, 4;259,631 5 4,362237 3 4,345,249 4,259,631 $ .3,1172,227 $ 3,345,249 2018 2019 2020 2021 2922 2023 2024 2025 2026 2027 50.00 S11001 $0.00 50.00 $930 50.00 $0.110 $0.00 sass • -' 9 3,994,750 5 3,933,698 $ 3,972.034 $ 4,332,763 5 44052392 $ 4,093,421 9 4,134,355 5 4475.699 $ 4,217,456 5 - S. 3339,759 $ 3,933190 $ 3,973,034 $ 4,018,763 $ 4,092192 5 8,093,421 9 4,134,353 $ 4,175,699 9 0,217,453 9 14 7444176.3 Imre Men/ ReVenue 0113)AVallable fo r Capture 14 7444176.3 Imre Men/ ReVenue 0113)AVallable fo r Capture $ 201,159 $ 247,210 $ 264,222 5 200475 9 206489 9 210,824 5 212.729 5 213,958 5 357,157 5 219,379 5 .221,523 $ 223,589 $ 201,159 $ 247,210 $ 264,222 5 200475 9 206489 9 210,824 5 212.729 5 213,958 5 357,157 5 219,379 5 .221,523 $ 223,589 July 31, 2018
7ax/ncrement Revenue.Ca Ware Estimates 140 South SagirraW Partners, LLC 74430000 Saginaw Street, Pontiac, Michigan 4e0ruaiy73,2019 Ed/mated Ta5ab1e Valet rrej Increase Rate: M00emen110 Difference :7;eilli7C.;7:ft;e77.7.77.I.7i.'7...7 ::-...".'41'"..,'Ilfige Plan Yearf C.a[endar Year '13a.de Taxable Value Eatmaied iliw TV 13 I 14 I 15 I 16 17 I 18 01 TOTAL 2.035 2032 2033 5 2.034 $0.40 4,521,684 2035 Scud 5 4,566,901 2036 $9.05 5 4,388,797 $0.00 5 4,432639 3 40,90 4,476,915 So.co; 5 4,612,570 tliew1V -Rase TV) Fthie7.7. $ 4;388,702 $ 4,413,589 $ 4,476,915 $ 4,521,084 5 4,545,551 $ 4,612,670 State Education Tax (5ETJ 6-0000 $ 26,332 5 0406 5 26.351 5 27,130 5 . 27,401. $ 27,675 $ 458,363 School070000018T001 78.0000 $ 78,997 $ 79,737 5 88,584 5 51.333 5 82204 $ 04,420 4 1,375,102 School TotaF 740000 .,...M11.61.5,'.1.] 5 106,329 5 106,382 $ 155,446 4 008.520 $ 109,685 4 110,702 $ 1833,409 'Ca'gii-C'a:iill'il:,..•1!... :..:'..'-'..:";:'].., my opa,adne 0.8.490 $ 81,102 1 05,974 $ 132794 5 03,572-0 84.458 0 53,333 5 1,412,803 . Oalaand Courily Trans-A Anthoity 10000 rs 4,083 $ 4,433 5 4:417 :5 4,572 0 4,567 5 5,613 $ 75,395 Oakiand eounly Operatiag 40400 5 37;930 5 17,969 . .. 5 18.087 -$ 113:368 .6 18,450 $ 16,635 $ 308,534 t3alda nd 0-aunty Parks 0,2249 $ 1,031 5 20341 . _ 5 5,453 5 1062 5 1,073 5' Lasa 4 17:945 thiro4C5nton MoromeliMa Ae4h§rity 33110 $ 934 5 944 .5 933 $ 963 -5 972 5 987 5 1.6,294 Oakland Co-m*11530 3 7511 5 .14,401. $ 14,543 -5 14,690 ,5 1.4,357 S .14580. 4 _ 1-5,134 $ 750,073 Sinking Fund 2:8700 S 12,596 20 02,722 5 .5o040 5 12,977 $ 14107 5 13338 4 219,252 Oakland CcUntrcommunity Oefiege 14433 S 5,772. 3 6,840 4 6,9413 4 6,977 19 7,047 $.7,11.5 5 11.7,884 Local7otal 316757 8 134513 4 140,405 .5 14109 0 143,2213 5 .144;860 $ 146,106 5 2,414,850' Messa lvdginent 0,400e 5 1:755 $ 1,773 $ vsi 5 1,969 ,5 1.327 $ 1.640 5 50,556 Oakland County CIA 0.1945 $ 954 $ 002 9 371 4 479 S. 999 0- 897 S 14,959 Oakland county 20. 1-6141 Non-Capiumbre Takes TOTAL MILLS (Per OaltIaad C04039 64631301110 0.03132 $ .433 $ 435 5 440 $ 444 $ 443. 5 453 $ 7,307. 0.5527 58:3484 $ .2040 .5 3,070 5 3,101 5 3,132 5 3.163 -5 3,195 $ 52.913 Total Tax Increment Rennue Available for Capture 0 226,178. $ 22.8A90 5 230,825 -5 233,183 $ 235,565 $ 237,970 $ asmoas TABLE 3 lufy 31, 2018
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t s '$-Evsor S sem- $ reSor S wet& S stet.; $ I atm szcz I sax ars STOZ lEsr,s1/1 56n51.1150.5 ragsstoultss on 311.$11.1.1.5.1...t,5541.0501,1 65951v011.0fipprautasi0906ja8 mammy Vualmanuilms. to 31SVI,
Tan Increment Raven., ReIrrammenuntAtlerntion Table 140 SeutLiSacings/Parmers„ Lir 050 Sa0lems Stmet Pan 00Lfand County, 1,11dipan March 31, 2018 f =es Telal Stale Incremental Revenue. $ 114.702 State Browpfleld Rtdeveopierakind Mal 5E73 S 13,630 $5115 TIR AvAaLle for Rennbenemant $ 00,504 Teta Local Incremental Went. $ 141300 BRA 14tratnInn Eva Fee [111 Keel $ $000 LemITIR Available ter kelinbursamesit $ 141.106 TOTAL I $ S,S38,469 3 210,204 5 3.0eek755 $ Z4197150 $ 90003 $ 2,329,0$0 Y.4.151..k*7414:1.11,140:::1::'': ''' — '5 5 DEMO? ER . $ ., . 3,,,ibil,660" CIEVELOPERRereatruKtaleniTabince :Iyer.PAYMENTTODEVEWER • 0.45.FFSon-Envar•NICosts $ 2.352.55$ $ 961,320 S 1.391.267 StateTax Reftranrse0ient IntatTakfielmEnsem•nt Tend 6461 Rena= green! Balance 5 - AVAIIAILETIRAFTEROnmkotellembarsemmtry Ki...•_1,-..WCorel $ 732065 $ 290937 $ came SlaleTan Illanhemement Laval TatRehlainnement Tel.] MDECtRembursemenrBaSen e - ABATIABLE7111(AFTERtteveteeerRthWenenlenT1 amil.L_Cts 7 Local Tax Reba tenement Total 1000 Only RarracOeMent $410•44 1 $ ' f kiii:9:04.71**044. 1.,k114.16,inTil ..::.,o1 $ 3,064,660 AVAIIAOLEM(AFIERVevatoperliebnAmment) LOCAL BRDWNEltai REVOLVING FIJNb LBW Dapants . $ 237,970 0 144.474 58014135 Capttnn II $ 97,241 $ 354.20 $ 514,147 $ 015.470 LocatTass Captare $ .149,730 $ 840,475 Total LBW 0445800 • Up To Sive yeaefeT mpttim f or UHF IDeposits after el Res Brad Harnen,Mannecr, 000r0A l OCBRA na9el• OLBRA Administrative Fee Is a Faced fee-01550CW° 6 TABLE 4 July 31.2013
37/9/1
Resolution #19039 March 14, 2019
Moved by Miller seconded by Kowall the resolutions on the amended Consent Agenda be adopted (with
accompanying reports being accepted).
AYES: Jackson, Kochenderfer, KowaII, Kuhn, Long, Luebs, Markham, McGillivray, Middleton,
Miller, Nelson, Powell, Quarles, Spisz, Taub, Weipert, Woodward, Zack, Gershenson,
Hoffman. (20)
NAYS: None. (0)
A sufficient majority having voted in favor, the resolutions on the amended Consent Agenda were adopted
(with accompanying reports being accepted).
GERALD D. POISSON
CHIEF DEPUTY COUNTY EXECUTIVE
ACTING PURSUANT TO tiiQL 4559A(7)
STATE OF MICHIGAN)
COUNTY OF OAKLAND)
I, Lisa Brown, Clerk of the County of Oakland, do hereby certify that the foregoing resolution is a true and
accurate copy of a resolution adopted by the Oakland County Board of Commissioners on March 14, 2019,
with the original record thereof now remaining in my office.
In Testimony Whereof, I have hereunto set my hand and affixed the seal of the County of Oakland at
Pontiac, Michigan this 14th day of March, 2019.
)9x€4)
Lisa Brown, Oakland County