HomeMy WebLinkAboutResolutions - 2026.01.22 - 42679
AGENDA ITEM: The Meadows of Oxford Brownfield Plan located in the Village of Oxford
DEPARTMENT: Economic Development - Business Development
MEETING: Board of Commissioners
DATE: Thursday, January 22, 2026 6:00 PM - Click to View Agenda
ITEM SUMMARY SHEET
COMMITTEE REPORT TO BOARD
Resolution #2025-6113
Motion to adopt The Meadows of Oxford Brownfield Redevelopment Plan to be carried out within
the Village of Oxford, relating to the 147 S. Washington St. property.
ITEM CATEGORY SPONSORED BY
Brownfield/TIF Yolanda Smith Charles
INTRODUCTION AND BACKGROUND
The proposed development of the Property includes the construction of four (4) four-unit town home
buildings and two (2) eight-unit town home buildings for a total of thirty-two (32) newly constructed
residential town home units available for rent (the “Project”). The town homes will be made up of
sixteen (16) 2-bedroom units and sixteen (16) 3-bedroom units, along with on-site parking and
common space for the residents. The property is located in the Village of Oxford, Oakland County,
at 147 S. Washington Street, and it is currently a vacant, undeveloped parcel of approximately 3.86
acres. The total capital investment in the Project is expected to be approximately $9.4 million.
POLICY ANALYSIS
The Property is considered an “eligible property” as defined in Act 381 of 1996, as amended,
because it constitutes a “housing property” under Section 2(y) of the Act, which is defined as a
property where one or more units of housing are either proposed to be constructed, rehabilitated, or
used as a dwelling. The developer is seeking to utilize the new Housing TIF program and intends to
designate approximately twenty percent (20%) of the units for tenants earning 120% of the area
median income or less. There will be four (4) 2-bedrooms and three (3) 3-bedroom units set aside
for 15 years at those rates.
The developer will seek tax increment financing (“TIF”) from available local taxes, school operating
taxes, and state education tax millage for eligible activities at the property, for housing development
activities, infrastructure and site preparation work, and brownfield plan/work plan preparation and
implementation totaling $2,226,360. The duration of the Plan for the Project is estimated to be 22
years. It is estimated that development of the property will be completed by the end of 2026 and that
it will take up to 18 years to recapture the eligible activities through tax increment revenues,
including five years of capture for the Local Brownfield Revolving Fund.
Pursuant to Public Act 381 of 1996, a public hearing on the adoption of the Brownfield
Redevelopment Plan for the Meadows of Oxford Brownfield project shall be held on January 22,
2026, at 6 PM in the Oakland County Board of Commissioners Auditorium, 1200 N. Telegraph Rd.
Pontiac, Michigan.
FISCAL IMPACT: No Budget Amendment Needed
Committee members can contact Barbara Winter, Policy and Fiscal Analysis Supervisor at
248.821.3065 or winterb@oakgov.com or the department contact persons listed for additional
information.
CONTACT
Bradley Hansen, Business Development Representative Senior
Kristen Wiltfang, Administrator Trails, Transportation & Environment
ITEM REVIEW TRACKING
Aaron Snover, Board of Commissioners Created/Initiated - 1/22/2026
AGENDA DEADLINE: 01/08/2026 4:30 PM
ATTACHMENTS
1. EDI packet Meadows of Oxford Browfield Plan
COMMITTEE TRACKING
2026-01-14 Economic Development & Infrastructure - Forward to Finance
2026-01-14 Finance - Recommend to Board
2026-01-22 Full Board - Adopt
Motioned by: Commissioner Christine Long
Seconded by: Commissioner Penny Luebs
Yes: Ann Erickson Gault, Michael Gingell, Marcia Gershenson, Robert Hoffman, Brendan
Johnson, Karen Joliat, Christine Long, Penny Luebs, Gwen Markham, William Miller III, Kristen
Nelson, Angela Powell, Robert Smiley, Yolanda Smith Charles, Michael Spisz, Linnie Taylor,
David Woodward (17)
No: Charles Cavell (1)
Abstain: None (0)
Absent: Philip Weipert (1)
Passed
OAKLAND COUNTY
BROWNFIELD REDEVELOPMENT AUTHORITY
BROWNFIELD PLAN
FOR
MEADOWS OF OXFORD LLC
September 3, 2025
Prepared by:
Warner Norcross + Judd LLP
1500 Warner Building
150 Ottawa Avenue, NW
Grand Rapids, Michigan 49503
Contact Person: Jared T. Belka
Phone: 616.752.2447
Website: www.wnj.com
E-Mail: jbelka@wnj.com
TABLE OF CONTENTS
PROJECT SUMMARY.....................................................................................................2
INTRODUCTION AND PURPOSE ................................................................................3
ELIGIBLE PROPERTY INFORMATION ....................................................................4
PROPOSED REDEVELOPMENT ..................................................................................4
BROWNFIELD CONDITIONS .......................................................................................4
BROWNFIELD PLAN ELEMENTS
A.Description of costs to be Paid for with Tax Increment Revenues .......................4
B.Summary of Eligible Activities ............................................................................5
C.Estimate of Captured Taxable Value and Tax Increment .....................................6
D.Method of Financing and Description of Advances by the Municipality .............6
E.Maximum Amount of Note or Bonded Indebtedness ...........................................6
F.Duration of Brownfield Plan .................................................................................6
G.Estimated Impact of Tax Increment Financing on Revenues of Taxing
Jurisdictions ..........................................................................................................6
H.Legal Description, Property Map, Statement of Quality Characteristics and
Personal Property ..................................................................................................6
I.Estimates of residents and Displacement of Families ...........................................7
J.Plan for Relocation of Displaced Persons .............................................................7
K.Provision for Relocation Costs .............................................................................7
L.Strategy for Compliance with Michigan’s Relocation Assistance Law ...............7
M.Other Material that the Authority or Governing Body Considers Pertinent .........7
EXHIBITS
A.Legal Description and Maps
B.Site Plan
Tables
1. Eligible Activities
2. TIF Chart
3. Potential Rent Loss Calculation
Page 2 of 8
PROJECT SUMMARY
Project Name: Meadows of Oxford
Project Location: The eligible property is approximately 3.86 acres and is an unimproved,
vacant site located at 147 S. Washington Street, in the Village of Oxford,
Michigan. The lot has around 32 feet of frontage on Mechanic Street and
access to Washington Street via a vehicle access easement over Parcel No.
04-27-278-021 (“Property”). See Exhibit A for an aerial of, and the legal
description for, the Property.
Type of Eligible
Property: “Housing property” under Section 2(y) of the Brownfield Redevelopment
Financing Act, Michigan Public Act (PA) 381 of 1996, as amended
(MCL) 125.2651 et seq., (the “Act”).
Eligible Activities: Housing Development Activities (i.e. site preparation, infrastructure
improvements, and financing gap (potential rent loss (PRL)),
Development and Preparation of Brownfield Plan and Work Plan, Work
Plan Implementation.
Eligible Costs: $2,226,360
Estimated Capital
Investment: $9,415,318 (building and land)
Page 3 of 8
INTRODUCTION AND PURPOSE
The purpose of this plan, to be implemented by the Oakland County Brownfield Redevelopment
Authority (the “Authority”), is to satisfy the requirements for the Act.
The Plan project area is located within the Village of Oxford. The Developer is seeking to utilize
the new Housing TIF program and intends to designate approximately twenty percent (20%) of
the units for tenants earning 120% of the area median income or less. More than 52% of
households in Oakland County are overburdened by their rent, paying more than 30% of their
household income to cover gross rent; while 25% are severely overburdened, paying 50% of
their income for rent. See https://www.olhsa.org/Portals/0/files/OLHSA_CNA_Final%20(2).pdf,
p. 34. This Plan is intended to address the gap in affordable and available housing options
statewide and in Oakland County. The Michigan Statewide Housing Plan has a goal of adding at
least 75,000 new or rehabilitated housing units across the state over the next five years, including
at least 39,000 affordable rental units.
See https://www.michigan.gov/mshda/-/media/Project/Websites/mshda/developers/Statewide-
Housing-Plan/MI-Statewide-Housing-Plan_Final-
112723.pdf?rev=4f844882abac481faa8f3361138ec189&hash=9C67A0D64FF2CB5AAED6AE6
07F3B0689, p. 5. Consistent with the statewide goals described above, the Oakland County
Housing Partnership targets adding at least 5,899 rental units in Oakland County over the next
five years, including at least 56 rental units in Oxford. See https://www.michigan.gov/mshda/-
/media/Project/Websites/mshda/developers/Statewide-Housing-Plan/SHP-Partners-
Maps/Partnership-L-Data-
Document.pdf?rev=180b03eaa1ee42fda9345b4b04ed6157&hash=94C01D3579DD12036420987
332D416C2, p. 79-80.
Page 4 of 8
Meadows of Oxford Project
ELIGIBLE PROPERTY INFORMATION
The Property is located in the Village of Oxford, Oakland County, at 147 S. Washington Street
and it is currently a vacant, undeveloped parcel of approximately 3.86 acres. See Exhibit A for
the legal description and maps depicting the Property.
PROPOSED REDEVELOPMENT
The proposed development of the Property includes the construction of four (4) four-unit
townhome buildings and two (2) eight-unit townhome buildings for a total of thirty-two (32)
newly constructed residential townhome units available for rent (the “Project”). The townhomes
will be made up of sixteen (16) 2-bedroom units and sixteen (16) 3-bedroom units, along with
on-site parking and common space for the residents. See Exhibit B for the site plan for the
Project. The total capital investment in the Project is expected to be approximately $9.4 million.
This Project includes housing development activities to support completion of the Project.
BROWNFIELD CONDITIONS
The Property is considered an “eligible property” as defined in Act 381 of 1996, as amended,
because it constitutes a “housing property” under Section 2(y) of the Act, which is defined as a
property “where one or more units of housing are either proposed to be constructed,
rehabilitated, or used as a dwelling, or located within a mixed-use project.”
BROWNFIELD PLAN ELEMENTS
A. A description of costs intended to be paid for with tax increment revenues (MCLA
125.2663(2)(a))
Developer will seek tax increment financing (“TIF”) from available local taxes, school
operating taxes, and state education tax millage for eligible activities at the Property, for
housing development activities, infrastructure and site preparation work, and brownfield
plan/work plan preparation and implementation totaling $2,226,360.
The table below presents estimated costs of the eligible activities for the Project which
qualify for reimbursement from TIF:
Eligible Activities – Table 1
Task Cost Estimate
1.Housing development activities
o Site Preparation
o Infrastructure
o Potential Rent Loss
$835,000
$795,000
$516,360
Eligible Activity Sub-total $2,146,360
Page 5 of 8
Eligible Activities – Table 1
Task Cost Estimate
2.Brownfield and Work Plan Preparation and Development $30,000
3.Brownfield Plan and Work Plan Implementation $50,000
ELIGIBLE ACTIVITY TOTAL $2,226,360
B.A brief summary of the eligible activities that are proposed for the eligible
property. (MCLA 125.2663(2)(b))
“Eligible activities” are defined in Act 381 of 1996, as amended (the “Act”) as meaning
one or more of the following: (i) department specific activities; (ii) relocation of public
buildings or operations for economic development purposes; (iii) reasonable cost of
environmental insurance; (iv) reasonable cost of developing, preparing and implementing
brownfield plans, combined brownfield plans, and work plans; (v) demolition of
structures that is not a response activity under Part 201 of NREPA; and (vi) lead,
asbestos, or mold abatement. In addition, in non-qualified local governmental units such
as the Village of Oxford, where a project includes housing property located in a
community that has identified a specific housing need and has absorption data or job
growth data included in the brownfield plan, the Act includes the following additional
activities under the definition of “eligible activities”: (A) housing development activities;
(B) infrastructure improvements that are necessary for housing property and support
housing development activities; and (C) site preparation that is not a response activity
and that supports housing development activities.
The cost of eligible activities is estimated in the table above and includes the following:
a.Housing development activities. To support the critical need for
attainable housing in the Village of Oxford and in Oakland County,
Developer intends to price approximately 20% of the Project’s residential
units for income qualified households (i.e., those with an annual
household income of not more than 120% of AMI) for a period of fifteen
(15) years. Reimbursement to fill Developer’s financing gap associated
with the development of those units is an eligible activity (i.e. PRL).
Activities will also include infrastructure improvements (i.e. roads and
utilities) and site preparation.
b.Brownfield Plan and Work Plan Preparation and Development. Costs
incurred to prepare and develop this Plan and Work Plan, as required per
the Act.
c.Brownfield Plan and Work Plan Implementation. Costs incurred to prepare
and develop this Plan and Work Plan, as required per the Act.
Page 6 of 8
C. An estimate of the captured taxable value and tax increment revenues for
each year of the plan from each parcel of eligible property and in the aggregate.
(MCLA 125.2663(2)(c))
An estimate of the real property tax capture for TIF is attached as Table 2.
D. 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. (MCLA 125.2663(2)(d))
The cost of the eligible activities included in the Plan and related to the Project will
initially be paid for by Developer, and they will seek reimbursement through available
local and school property tax increment revenues during the term of the Plan.
E. The maximum amount of the note or bonded indebtedness to be incurred, if
any. (MCLA 125.2663(2)(e))
None.
F.The proposed beginning date and duration of capture of tax increment
revenues, which shall not exceed the lesser of (1) the period required to pay for the
eligible activities from tax increment revenues plus the period of capture authorized
for the local site remediation revolving fund or (2) 30 years. (MCL 125.2663(2)(f)
and MCLA 125.2663b(16)).
The duration of the Plan for the Project is estimated to be 22 years. It is estimated that
development of the Property will be completed by the end of 2026 and that it will take up
to 18 years to recapture the eligible activities through tax increment revenues, including
five years of capture for the Local Brownfield Revolving Fund (the “LBRF”), if
available. Therefore, the first year of tax increment capture will be 2027 and the Plan will
remain in place until Developer is fully reimbursed, and the Authority has completed
capture for the LBRF, if available, subject to the maximum duration provided for in
MCL 125.2663.
G. An estimate of the future tax revenues of all taxing jurisdictions in which the
Property is located to be generated during the term of the Plan. (MCLA
125.2663(2)(g))
An estimate of real property tax capture is attached as Table 2.
H. A legal description of each parcel of eligible property to which the plan
applies, a map showing the locations 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.
(MCLA 125.2663(2)(h))
1.Legal Description: See attached Exhibit A for the Property’s legal
description.
Page 7 of 8
2. The Property is an “eligible property” because it is “housing property,” as
defined under Section 2(y) of the Act.
3. Characteristics of Property: The Property is a vacant, undeveloped parcel
of approximately 3.86 acres. The Property has been vacant land since at
least 1937.
4. Personal Property: All new personal property added is included as part of
the “eligible property” to the extent it is taxable.
I. Estimates of the number 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 must 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. (MCLA 125.2663(2)(i))
There are no persons currently residing on the Property.
J. A plan for establishing priority for the relocation of persons displaced by
implementation of the plan, if applicable. (MCLA 125.2663(2)(j))
There are no persons currently residing on the Property.
K. Provision for the costs of relocating persons displaced by implementation of
the plan, and financial assistance and other reimbursement of expenses, if any.
(MCLA 125.2663(2)(k))
There are no persons currently residing on the Property.
L. A strategy for compliance with the Michigan Relocation Assistance Act, if
applicable. (MCLA 125.2663(2)(l))
There are no persons currently residing on the Property.
M. Other material that the authority or governing body considers pertinent.
(MCLA 125.2663(2)(m))
The Project will result in a significant investment by Developer of more than $9 million
in capital investment and bring much-needed housing to the Village of Oxford and
Oakland County.
Exhibit A
Legal Description and Maps
Land situated in the Village of Oxford, County of Oakland, State of Michigan, described as
follows:
Part of Lots 3, 4, 5 and 6, Block 2, Also part of Block 3, of ALBERT LINCOLN'S ADDITION
TO THE VILLAGE OF OXFORD according to the plat thereof recorded in Liber 2 of Plats,
Page 47 of Oakland County Records and Also Lot 18, of ASSESSOR'S PLAT NO. 8 OF
BLOCK 4 OF ALBERT LINCOLN’S ADDITION TO THE VILLAGE OF OXFORD according
to the plat thereof recorded in Liber 52 of Plats, Page 31 of Oakland County Records. All
described as Beginning at Southwest corner of ASSESSOR'S PLAT NO. 8 OF BLOCK 4 OF
ALBERT LINCOLN’S ADDITION TO THE VILLAGE OF OXFORD thence North 88 degrees
38 minutes 34 seconds East 647.59 feet; thence North 89 degrees 14 minutes 31 seconds East
223.67 feet; thence North 33 degrees 17 minutes 17 seconds West 428.25 feet; thence South 61
degrees 20 minutes 17 seconds West 190.34 feet; thence North 33 degrees 29 minutes 26
seconds West 1.92 feet; thence South 61 degrees 32 minutes 30 seconds West 533.69 feet;
thence South 02 degrees 14 minutes 26 seconds East 32.30 feet to Point of Beginning.
Tax Parcel Number: 04-27-278-020
EXHIBIT B
Site Plan
TABLE 2
Tax Increment Table
Tax Increment Revenue Capture Estimates
Meadows of Oxford LLC
Village of Oxford, Michigan
September 3, 2025
Estimated Taxable Value (TV) Increase Rate: 2% per year
Plan Year 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 TOTAL
Calendar Year 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048
Base Taxable Value 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$ 105,090$
Estimated New TV 105,090$ 105,090$ 2,945,432$ 3,004,341$ 3,064,427$ 3,125,716$ 3,188,230$ 3,251,995$ 3,317,035$ 3,383,376$ 3,451,043$ 3,520,064$ 3,590,465$ 3,662,274$ 3,735,520$ 3,810,230$ 3,886,435$ 3,964,164$ 4,043,447$ 4,124,316$ 4,206,802$ 4,290,938$ 4,376,757$ 4,464,292$ 4,464,292$
Incremental Difference (New TV - Base TV)-$ -$ 2,840,342$ 2,899,251$ 2,959,337$ 3,020,626$ 3,083,140$ 3,146,905$ 3,211,945$ 3,278,286$ 3,345,953$ 3,414,974$ 3,485,375$ 3,557,184$ 3,630,430$ 3,705,140$ 3,781,345$ 3,859,074$ 3,938,357$ 4,019,226$ 4,101,712$ 4,185,848$ 4,271,667$ 4,359,202$ 4,359,202$
School Capture Millage Rate
State Education Tax (SET)6.0000 -$ -$ 17,042$ 17,396$ 17,756$ 18,124$ 18,499$ 18,881$ 19,272$ 19,670$ 20,076$ 20,490$ 20,912$ 21,343$ 21,783$ 22,231$ 22,688$ 23,154$ 23,630$ 24,115$ 24,610$ 25,115$ 25,630$ 26,155$ 468,572$
School Operating Tax 17.4324 -$ -$ 49,514$ 50,541$ 51,588$ 52,657$ 53,747$ 54,858$ 55,992$ 57,148$ 58,328$ 59,531$ 60,758$ 62,010$ 63,287$ 64,589$ 65,918$ 67,273$ 68,655$ 70,065$ 71,503$ 72,969$ 74,465$ 75,991$ 1,361,389$
School Total 23.4324 -$ -$ 66,556$ 67,936$ 69,344$ 70,781$ 72,245$ 73,740$ 75,264$ 76,818$ 78,404$ 80,021$ 81,671$ 83,353$ 85,070$ 86,820$ 88,606$ 90,427$ 92,285$ 94,180$ 96,113$ 98,084$ 100,095$ 102,147$ 1,829,961$
Local Capture Millage Rate
Oak Cty Oper 3.9539 14%-$ -$ 11,230$ 11,463$ 11,701$ 11,943$ 12,190$ 12,443$ 12,700$ 12,962$ 13,230$ 13,502$ 13,781$ 14,065$ 14,354$ 14,650$ 14,951$ 15,258$ 15,572$ 15,892$ 16,218$ 16,550$ 16,890$ 17,236$ 308,785$
Oxford Operating 11.1200 39%-$ -$ 31,585$ 32,240$ 32,908$ 33,589$ 34,285$ 34,994$ 35,717$ 36,455$ 37,207$ 37,975$ 38,757$ 39,556$ 40,370$ 41,201$ 42,049$ 42,913$ 43,795$ 44,694$ 45,611$ 46,547$ 47,501$ 48,474$ 868,431$
Oakland ISD 3.1541 11%-$ -$ 8,959$ 9,145$ 9,334$ 9,527$ 9,725$ 9,926$ 10,131$ 10,340$ 10,553$ 10,771$ 10,993$ 11,220$ 11,451$ 11,686$ 11,927$ 12,172$ 12,422$ 12,677$ 12,937$ 13,203$ 13,473$ 13,749$ 246,324$
Oakland Com Coll 1.4836 5%-$ -$ 4,214$ 4,301$ 4,390$ 4,481$ 4,574$ 4,669$ 4,765$ 4,864$ 4,964$ 5,066$ 5,171$ 5,277$ 5,386$ 5,497$ 5,610$ 5,725$ 5,843$ 5,963$ 6,085$ 6,210$ 6,337$ 6,467$ 115,864$
Oakland Cty Pk & Rec 0.6500 2%-$ -$ 1,846$ 1,885$ 1,924$ 1,963$ 2,004$ 2,045$ 2,088$ 2,131$ 2,175$ 2,220$ 2,265$ 2,312$ 2,360$ 2,408$ 2,458$ 2,508$ 2,560$ 2,612$ 2,666$ 2,721$ 2,777$ 2,833$ 50,763$
Huron-Clinton Pk 0.2062 1%-$ -$ 586$ 598$ 610$ 623$ 636$ 649$ 662$ 676$ 690$ 704$ 719$ 733$ 749$ 764$ 780$ 796$ 812$ 829$ 846$ 863$ 881$ 899$ 16,103$
Oakland Transit 0.9464 3%-$ -$ 2,688$ 2,744$ 2,801$ 2,859$ 2,918$ 2,978$ 3,040$ 3,103$ 3,167$ 3,232$ 3,299$ 3,367$ 3,436$ 3,507$ 3,579$ 3,652$ 3,727$ 3,804$ 3,882$ 3,961$ 4,043$ 4,126$ 73,910$
Ox Twp Operating 0.8776 3%-$ -$ 2,493$ 2,544$ 2,597$ 2,651$ 2,706$ 2,762$ 2,819$ 2,877$ 2,936$ 2,997$ 3,059$ 3,122$ 3,186$ 3,252$ 3,319$ 3,387$ 3,456$ 3,527$ 3,600$ 3,674$ 3,749$ 3,826$ 68,537$
Ox Twp Pk & Rec 0.9626 3%-$ -$ 2,734$ 2,791$ 2,849$ 2,908$ 2,968$ 3,029$ 3,092$ 3,156$ 3,221$ 3,287$ 3,355$ 3,424$ 3,495$ 3,567$ 3,640$ 3,715$ 3,791$ 3,869$ 3,948$ 4,029$ 4,112$ 4,196$ 75,176$
Ox Fire/EMS/ALS 5.2500 18%-$ -$ 14,912$ 15,221$ 15,537$ 15,858$ 16,186$ 16,521$ 16,863$ 17,211$ 17,566$ 17,929$ 18,298$ 18,675$ 19,060$ 19,452$ 19,852$ 20,260$ 20,676$ 21,101$ 21,534$ 21,976$ 22,426$ 22,886$ 410,000$
Local Total 28.6044 -$ -$ 81,246$ 82,931$ 84,650$ 86,403$ 88,191$ 90,015$ 91,876$ 93,773$ 95,709$ 97,683$ 99,697$ 101,751$ 103,846$ 105,983$ 108,163$ 110,386$ 112,654$ 114,968$ 117,327$ 119,734$ 122,188$ 124,692$ 2,233,894$
Non-Capturable Millages Millage Rate
School Debt 7.9000 -$ -$ 22,439$ 22,904$ 23,379$ 23,863$ 24,357$ 24,861$ 25,374$ 25,898$ 26,433$ 26,978$ 27,534$ 28,102$ 28,680$ 29,271$ 29,873$ 30,487$ 31,113$ 31,752$ 32,404$ 33,068$ 33,746$ 34,438$ 616,953$
Zoo Authority 0.0941 -$ -$ 267$ 273$ 278$ 284$ 290$ 296$ 302$ 308$ 315$ 321$ 328$ 335$ 342$ 349$ 356$ 363$ 371$ 378$ 386$ 394$ 402$ 410$ 7,349$
Art Institute 0.1937 -$ -$ 550$ 562$ 573$ 585$ 597$ 610$ 622$ 635$ 648$ 661$ 675$ 689$ 703$ 718$ 732$ 748$ 763$ 779$ 795$ 811$ 827$ 844$ 15,127$
Ox Library 1&2 1.2865 -$ -$ 3,654$ 3,730$ 3,807$ 3,886$ 3,966$ 4,048$ 4,132$ 4,218$ 4,305$ 4,393$ 4,484$ 4,576$ 4,671$ 4,767$ 4,865$ 4,965$ 5,067$ 5,171$ 5,277$ 5,385$ 5,495$ 5,608$ 100,470$
Ox Twp Parks Debt 0.1900 -$ -$ 540$ 551$ 562$ 574$ 586$ 598$ 610$ 623$ 636$ 649$ 662$ 676$ 690$ 704$ 718$ 733$ 748$ 764$ 779$ 795$ 812$ 828$ 14,838$
Total Non-Capturable Taxes 9.6643 -$ -$ 27,450$ 28,019$ 28,600$ 29,192$ 29,796$ 30,413$ 31,041$ 31,682$ 32,336$ 33,003$ 33,684$ 34,378$ 35,086$ 35,808$ 36,544$ 37,295$ 38,061$ 38,843$ 39,640$ 40,453$ 41,283$ 42,129$ 754,737$
Total Tax Increment Revenue (TIR) Available for Capture -$ -$ 147,802$ 150,868$ 153,994$ 157,184$ 160,437$ 163,755$ 167,139$ 170,591$ 174,113$ 177,704$ 181,368$ 185,104$ 188,916$ 192,804$ 196,769$ 200,814$ 204,939$ 209,148$ 213,440$ 217,818$ 222,284$ 226,839$ 4,063,855$
Footnotes:
Assumes proposed buildout with 2% inflation thereafter
Assumes millages rates remain the same
Tax Increment Revenue Reimbursement Allocation Table
Meadows of Oxford LLC
Village of Oxford, Michigan
September 3, 2025
Developer
Maximum
Reimbursement Proportionality
School & Local
Taxes
Local-Only
Taxes Total Estimated Capture 3,234,045$
State 45.4%1,011,219$ -$ 1,011,219$ Administrative Fees 250,000$
Local 54.6%1,215,141$ -$ 1,215,141$ 22 State Brownfield Fund 159,658$
TOTAL 2,226,360$ LBRF 521,848$
MSHDA - Developer 97.8%2,176,360$ -$ 2,176,360$
MSHDA - Authority 2.2%50,000$ -$ 50,000$
2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 TOTAL
Total State Incremental Revenue -$ -$ 66,556$ 67,936$ 69,344$ 70,781$ 72,245$ 73,740$ 75,264$ 76,818$ 78,404$ 80,021$ 81,671$ 83,353$ 85,070$ 86,820$ 88,606$ 90,427$ -$ -$ -$ -$ 1,247,056$
State Brownfield Redevelopment Fund (50% of SET)-$ -$ (8,521)$ (8,698)$ (8,878)$ (9,062)$ (9,249)$ (9,441)$ (9,636)$ (9,835)$ (10,038)$ (10,245)$ (10,456)$ (10,672)$ (10,891)$ (11,115)$ (11,344)$ (11,577)$ -$ -$ -$ -$ (159,658)$
State TIR Available for Reimbursement -$ -$ 58,035$ 59,239$ 60,466$ 61,719$ 62,996$ 64,299$ 65,628$ 66,983$ 68,366$ 69,776$ 71,215$ 72,682$ 74,178$ 75,705$ 77,262$ 78,850$ -$ -$ -$ -$ 1,087,398$
Total Local Incremental Revenue -$ -$ 81,246$ 82,931$ 84,650$ 86,403$ 88,191$ 90,015$ 91,876$ 93,773$ 95,709$ 97,683$ 99,697$ 101,751$ 103,846$ 105,983$ 108,163$ 110,386$ 112,654$ 114,968$ 117,327$ 119,734$ 1,986,989$
BRA Administrative Fee (15%)-$ -$ (12,000)$ (12,000)$ (12,000)$ (12,000)$ (12,000)$ (13,000)$ (13,000)$ (13,000)$ (13,000)$ (13,000)$ (15,000)$ (15,000)$ (15,000)$ (15,000)$ (15,000)$ (10,000)$ (10,000)$ (10,000)$ (10,000)$ (10,000)$ (250,000)$
Local TIR Available for Reimbursement -$ -$ 69,246$ 70,931$ 72,650$ 74,403$ 76,191$ 77,015$ 78,876$ 80,773$ 82,709$ 84,683$ 84,697$ 86,751$ 88,846$ 90,983$ 93,163$ 100,386$ 102,654$ 104,968$ 107,327$ 109,734$ 1,736,989$
Total State & Local TIR Available -$ -$ 127,281$ 130,170$ 133,116$ 136,122$ 139,187$ 141,314$ 144,503$ 147,757$ 151,075$ 154,459$ 155,912$ 159,433$ 163,025$ 166,688$ 170,425$ 179,237$ 102,654$ 104,968$ 107,327$ 109,734$ 2,824,387$
DEVELOPER Reimbursement Balance 2,226,360$ 2,226,360$ 2,226,360$ 2,099,079$ 1,968,909$ 1,835,792$ 1,699,670$ 1,560,483$ 1,419,169$ 1,274,665$ 1,126,909$ 975,834$ 821,375$ 665,463$ 506,030$ 343,005$ 176,317$ 5,892$ -$ -$ -$ -$ -$ -$
MSHDA Housing Activities Costs - Developer $2,176,360 2,176,360$ 2,176,360$ 2,176,360$ 2,051,937$ 1,924,691$ 1,794,564$ 1,661,499$ 1,525,438$ 1,387,297$ 1,246,039$ 1,101,601$ 953,919$ 802,928$ 650,518$ 494,666$ 335,302$ 172,357$ 5,760$ -$ -$ -$ -$ -$
State Tax Reimbursement 98%-$ -$ 56,732$ 57,908$ 59,108$ 60,333$ 61,581$ 62,855$ 64,154$ 65,479$ 66,830$ 68,209$ 69,615$ 71,050$ 72,512$ 74,005$ 75,527$ 2,611$ -$ -$ -$ -$ 988,509$
Local Tax Reimbursement -$ -$ 67,691$ 69,338$ 71,018$ 72,732$ 74,480$ 75,286$ 77,104$ 78,959$ 80,851$ 82,781$ 82,795$ 84,803$ 86,851$ 88,940$ 91,071$ 3,149$ -$ -$ -$ -$ 1,187,851$
Total MSHDA Reimbursement Balance 0.98$ 2,176,360$ 2,176,360$ 2,051,937$ 1,924,691$ 1,794,564$ 1,661,499$ 1,525,438$ 1,387,297$ 1,246,039$ 1,101,601$ 953,919$ 802,928$ 650,518$ 494,666$ 335,302$ 172,357$ 5,760$ -$ -$ -$ -$ -$ -$
MSHDA Housing Activities Costs - Authority 50,000$ 50,000$ 50,000$ 50,000$ 47,141$ 44,218$ 41,229$ 38,172$ 35,046$ 31,872$ 28,627$ 25,308$ 21,915$ 18,447$ 14,945$ 11,365$ 7,703$ 3,960$ 132$ -$ -$ -$ -$ -$
State Tax Reimbursement 0$ -$ -$ 1,303$ 1,330$ 1,358$ 1,386$ 1,415$ 1,444$ 1,474$ 1,504$ 1,535$ 1,567$ 1,599$ 1,632$ 1,666$ 1,700$ 1,735$ 60$ -$ -$ -$ -$ 22,710$
Local Tax Reimbursement 1$ -$ -$ 1,555$ 1,593$ 1,632$ 1,671$ 1,711$ 1,730$ 1,771$ 1,814$ 1,857$ 1,902$ 1,902$ 1,948$ 1,995$ 2,043$ 2,092$ 72$ -$ -$ -$ -$ 27,290$
Total MSHDA Reimbursement Balance 0.02 50,000$ 50,000$ 47,141$ 44,218$ 41,229$ 38,172$ 35,046$ 31,872$ 28,627$ 25,308$ 21,915$ 18,447$ 14,945$ 11,365$ 7,703$ 3,960$ 132$ -$ -$ -$ -$ -$ -$
Local Only Costs -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$
Local Tax Reimbursement -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$
Total Local Only Reimbursement Balance -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$
-$
Total Annual Developer Reimbursement -$ -$ 127,281$ 130,170$ 133,116$ 136,122$ 139,187$ 141,314$ 144,503$ 147,757$ 151,075$ 154,459$ 155,912$ 159,433$ 163,025$ 166,688$ 170,425$ 5,892$ -$ -$
LBRF Deposits *-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 0$ -$ 97,166$ 102,654$ 104,968$ 107,327$ 109,734$ 521,848$
State Tax Capture -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$
Local Tax Capture -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 0$ -$ 97,166$ 102,654$ 104,968$ 107,327$ 109,734$ 521,848$
Total LBRF Capture
* Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from EGLE & Local TIR only.
Footnotes:
Assumes millages rates remain the same
Estimated Total
Years of Plan:
DEVELOPER
Beginning
Balance
LOCAL BROWNFIELD REVOLVING FUND
June 2017
TABLE 3
Rent Loss Gap Calculation
Housing TIF Financing Gap Cap Calculation - Multifamily Rental
Project: Meadows of Oxford
*MSHDA Control Rent Calculation
FORMULA Developer AMI
Commitment Location Type Control
Rent*-Project
Rent**=PRL x No. of
Units x No. of
Months x No. of
Years =PRL GAP CAP Per Unit
MSHDA Control Rents 120%Oakland 2 bedroom $3,445 -$2,751 =$694 x 4 x 12 x 15 =$499,680 $124,920
MSHDA Control Rents 120%Oakland 3 bedroom $4,220 -$3,078 =$1,142 x 3 x 12 x 15 =$616,680 $205,560
**Includes Utility Allowance 7 $1,116,360 $159,480
$516,360 BRA Approved PRL
Other Housing Activities Allowed $1,713,640
Infrastructure $795,000
Site Preparation $835,000
BF/WP Prep and Development $30,000
BF/WP Implementation 50,000$
$2,226,360
TOTAL Housing Subsidy
Total Housing Subsidy Requested for Approval
Meadows of Oxford
Site Preparation
Mass Grading/Land Balancing 125,000$
Cut and fill 85,000$
Temp site security/fencing 20,000$
Infrastructure Improvements
Utilities
Storm 225,000$
Sanitary 375,000$
Water 268,000$
Gas 102,000$
Paving
Concrete for Roads 385,000$
Ingress/Egress Work 45,000$
1,630,000$