Lansing Brownfield Redevelopment Authority LBRA

Lansing Brownfield Redevelopment Authority (LBRA) Board of Directors Meeting Friday, June 20, 2025 – 8:30 AM Lansing EDC Office - 401 S. Washington Sq. Suite 101, Lansing, MI 48933 AGENDA 1. Call to Order/Rollcall 2. Approval of LBRA Board Meeting Minutes – Friday, June 6, 2025 3. Pleasant Grove & Holmes Development Project Brownfield Plan #80 Amendment No. 1 (ACTION) 4. Presentation on Turner North Development Project Brownfield Plan #89 (DISCUSSION) 5. Brownfield Plan Policy Updates (DISCUSSION) 6. Open Forum for LBRA Board Members 7. Other Business 8. Public Comment 9. Adjournment  Page 1 of 2 Board of Directors Meeting Friday, June 6, 2025 – 8:30 A.M. REO Town Clubhouse – 1314 S. Washington Avenue, Lansing, MI 48910 MINUTES Members Present: Chair – Shelley Davis Boyd, Vice-Chair – Calvin Jones, Treasurer – Catharine Rathbun, Rawley Van Fossen, Bryan Britten, Dr. Alane Laws- Barker (arrived 8:37 A.M.), Chaz Carrillo Members Absent: Jonathan Smith Staff Present: Karl Dorshimer, Kris Klein, Aurelius Christian, Alex Watkins, Chelsea Dowler, Kahleea Washington, Shay Manawar, Kimberly Lavon, Brian Swett Guests: Tricia Walthorn, Pat Gillespie, Jason Kildea, Dave Van Haaren, Connor Zook Call to Order Chair Davis Boyd called the meeting to order at 8:30 A.M. Welcome to REO Town Clubhouse Welcome New Lansing EDC Employee Approval of LBRA Board Meeting Minutes – Friday, May 23, 2025 (ACTION) MOTION: Vice Chair Jones moved to approve the LBRA meeting minutes from the Friday, May 23, 2025, Board of Directors meeting, as presented. Member Carrillo supported the motion. YEAS: Unanimous, motion carried. 603-607 E. Michigan Avenue Redevelopment Project Brownfield Plan #88 (ACTION) MOTION: Member Van Fossen moved to approve the 603-607 E. Michigan Avenue Redevelopment Project Brownfield Plan #88, as presented. Member Britten supported the motion. YEAS: SIX (6) 2  Page 2 of 2 NAYS: NONE (0) ABSTENTIONS: ONE (1), Member Rathbun 6 YEAS, 0 NAYS, 1 ABSTENSTION, Motion carried. Approval of FY2024/2025 LBRA Budget Amendment (ACTION) MOTION: Member Van Fossen moved to approve FY2024/2025 LBRA Budget Amendment, as presented. Member Carrillo supported the motion. YEAS: Unanimous, motion carried. Approval of FY2024/2025 LBRA Budget (ACTION) MOTION: Vice Chair Jones moved to approve FY2024/2025 LBRA Budget, as presented. Member Van Fossen supported the motion. YEAS: Unanimous, motion carried. Open Forum for LBRA Board Members Carrillo Other Business None. Public Comment None. Adjournment Chair Davis Boyd adjourned the Lansing Brownfield Redevelopment Authority meeting at 9:03 A.M. ________________________________________________________ Karl Dorshimer, President & CEO Lansing Economic Development Corporation (LEDC) 3  THE LANSING BROWNFIELD REDEVELOPMENT AUTHORITY (LBRA) Resolution Recommending Approval of Plan #80 Amendment #1 Pleasant Grove & Holmes Mixed-Use Redevelopment Project At a special meeting of the Board of Directors of the Lansing Brownfield Redevelopment Authority (LBRA) City of Lansing, Michigan, held on Friday, June 20, 2025, at 8:30 a.m., pursuant to notice duly given: PRESENT: Members: ABSENT: Members: The following preamble and resolution was offered by; Member: , and seconded by Member: WHEREAS, The LBRA (Authority) staff has worked closely with representatives of Holmes and Pleasant Grove, LLC (the “Developer”) to draft Brownfield Plan #80 Amendment #1 – Pleasant Grove & Holmes Mixed-Use Redevelopment Project (Plan); and WHEREAS, The LBRA staff has duly reviewed such Plan and has found it to be in compliance with the provisions of Act 381 of Michigan Public Acts of 1996, as amended (Act), and meets the following determinations and findings: 1. The Plan constitutes a public purpose under the Act; 2. The Plan meets all of the requirements for a brownfield plan set forth in Section 13 of the Act; 3. The proposed method of financing the cost of the eligible activities, as described in the Plan, is feasible and the Authority has the ability to arrange the financing; 4. The costs of the eligible activities proposed in the Plan are reasonable and necessary to carry out the purposes of the Act; and 5. The amount of the captured taxable value estimated to result from the adoption of the Plan is reasonable; and WHEREAS, The LBRA staff recommends approval of Brownfield Plan #80 – Amendment #1 – Pleasant Grove & Holmes Mixed-Use Redevelopment Project. 4 NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF DIRECTORS OF THE LANSING BROWNFIELD REDEVELOPMENT AUTHORITY, AS FOLLOWS: 1. The Brownfield Plan described as Brownfield Plan #80 Amendment #1 – Pleasant Grove & Holmes Mixed-Use Redevelopment Project in the form filed herewith is hereby approved by the Lansing Brownfield Redevelopment Authority and recommended for consideration by the City Council of the City of Lansing pursuant to Act 381 of Michigan Public Acts of 1996, as amended. 2. The LBRA Board hereby requests that the Lansing City Council, after required notification as specified by the Act, hold a public hearing in consideration of this matter, and subsequently approve the Plan. YEAS: NAYS: ABSTENTIONS: ABSENT: STATE OF MICHIGAN ) ) SS. COUNTY OF INGHAM ) I hereby certify that the foregoing is a true and complete copy of a resolution adopted at a special meeting of the Brownfield Redevelopment Authority held on the 20th day of June 2025, and said resolution is on file in the office of the Lansing Brownfield Redevelopment Authority and is available to the public. Public notice of the said meeting was given pursuant to and in compliance with Act No. 267, Public Acts of Michigan 1976, including in the case of a special or re-scheduled meeting, notice by publication or posting of at least eighteen (18) hours prior to the time set for the meeting. In addition, said meeting was held in full compliance with the Board’s By-Laws. IN WITNESS WHEREOF, I have hereunto affixed my official signature. ________________________________ Shelley Davis-Boyd, Chair 5 6 7 8 9 10 Avenueadfadfadfadf Lansing Brownfield Redevelopment Authority Pleasant Grove & Holmes Mixed-Use Development Project Brownfield Plan #80 Amendment No. 1 2130 W. Holmes Road Lansing, Michigan 48910 PREPARED BY: Triterra 1375 S. Washington Avenue, Suite 100 Lansing, Michigan 48910 Contact Person: Dave Van Haaren and Connor Zook dave.vanhaaren@triterra.us | connor.zook@triterra.us Phone: 517-853-2152 REVIEWED BY: Lansing Brownfield Redevelopment Authority 401 S. Washington Avenue, Suite 101 Lansing, Michigan 48910 Contact Person: Karl Dorshimer karl@lansingedc.com Phone: 517-243-3512 May 21, 2025 Approved by the LBRA on ___________, 2025 Adopted by the Lansing City Council on ___________, 2025 11  Brownfield Plan #80, Amendment No. 1 Pleasant Grove & Holmes Mixed-Use Development Project May 21, 2025 Table of Contents Section Page 1. Project Summary Sheet .................................................................................................................................. 1 2. Purpose of Brownfield Plan and Past Use of the Property ................................................................. 3 2.1 Environmental ................................................................................................................. 4 2.2 Specific Housing Need ..................................................................................................... 4 2.3 Job Growth Data .............................................................................................................. 6 2.4 Eligibility .......................................................................................................................... 6 3. Brownfield Project Description .................................................................................................................... 6 4. Developer Eligible Activities.......................................................................................................................... 7 5. Captured Taxable Value and Tax Increment Revenues ....................................................................... 8 6. Method of Brownfield Plan Financing ....................................................................................................... 9 7. Amount of Note or Bonded Indebtedness Incurred ............................................................................. 9 8. Duration of the Brownfield Plan.................................................................................................................. 9 9. Estimated Impact on Taxing Jurisdictions ................................................................................................ 9 10. Legal Description & Site Map .................................................................................................................... 11 11. Personal Property .......................................................................................................................................... 11 12. Displacement of Persons............................................................................................................................. 11 13. Local Brownfield Revolving Fund ............................................................................................................. 11 14. Other Information ......................................................................................................................................... 11 FIGURES Figure 1: Property Location Map Figure 2: Eligible Property Map Figure 3: Approximate Boring Location with Analytical Exceedances TABLES Table 1: Brownfield Eligible Activities Table 1b: Housing TIF Financing Gap Cap Calculation Table 2: Tax Increment Revenue Capture Estimates Table 3: Tax Increment Revenue Reimbursement Allocation Table ATTACHMENTS Attachment A: Parcel Records Attachment B: Site Plans and Renderings 12  Brownfield Plan #80, Amendment No. 1 Pleasant Grove & Holmes Mixed-Use Development Project May 21, 2025 1. Project Summary Sheet Since its original approval in 2022, the development plans outlined in Brownfield Plan #80 have been redesigned and improved. Current development plans include the construction of a new 30,000 square foot three-story mixed-use building at the intersection of W. Holmes and Pleasant Grove Roads. The proposed layout includes approximately 5,000 square feet of commercial space, and thirty (30) residential units between the first, second, and third floors. The unit breakdown of the thirty (30) planned residential apartments is as follows: fifteen (15) one-bedroom units, and fifteen (15) two-bedroom units. Project Name: Pleasant Grove & Holmes Mixed-Use Development Project (the “Project”) Developer: Holmes and Pleasant Grove, LLC (the “Developer”) 2422 Jolly Road, Suite 200 Okemos, MI 48864 Property Location: Parcel Numbers 33-01-01-29-305-123 and 33-01-01-29-305-124 which are two contiguous parcels of land, totaling 3.98 acres, located at 2130 W. Holmes Road in Lansing, Michigan 48910 (the “Property”). Type of Eligible Property: Facility and Housing Property Project Description: This is an amendment to the Lansing Brownfield Redevelopment Authority’s Pleasant Grove & Holmes Mixed-Use Development Project (Plan #80) approved by the Lansing City Council on March 14, 2022. This is the first amendment to the Brownfield Plan. The purpose of this Brownfield Plan Amendment (the “Amendment”) is to 1) update the definition of the eligible property, including parcel numbers, boundaries, and legal descriptions of the two parcels located at 2130 W. Holmes Road (herein referred to as the “Property” or “eligible property”), 2) update the development plans and developer information, 3) update/realign eligible activity costs based on current redevelopment plans at the property, and 4) adjust the proposed tax increment revenue (TIR) capture schedule based on the current/future eligible costs and taxable value for the eligible property. 1 13  Brownfield Plan #80, Amendment No. 1 Pleasant Grove & Holmes Mixed-Use Development Project May 21, 2025 Brownfield Eligible activities include Michigan Department of Environment, Great Lakes and Energy (EGLE) pre-approved activities, site preparation activities, infrastructure improvements, housing development activities in the form of gap financing, application fee, preparation and implementation of a Brownfield Plan and Act 381 Work Plan, and 5% simple interest. Total Capital Investment: Total capital investment is estimated at $9,637,106 of which $3,827,384 in eligible activities are associated with the proposed Project. Estimated Job Creation/Retention: The completed project is anticipated to create 10-15 full time equivalent jobs with an estimated average hourly wage of $15/hour. Duration of Plan: The duration of the Plan includes capture of Tax Increment Revenue (TIR) for reimbursement to the Developer for 30 years (starting in 2027). Total New Taxes Generated by Development for the Duration (30 years) of the Brownfield Plan: $5,569,193 % of New Taxes Uses Portion Captured by LBRA to Reimburse Developer $3,827,384 68.7% Passed Through to Debt Millage, 10% Local Millage, $1,032,110 18.5% 10% State School Operating and State Education Tax) Portion Captured for LBRA Plan Administration and Local $305,200 5.5% Brownfield Revolving Fund (LBRF) (10% of available Local TIR*) Portion Captured for Ingham County Land Bank 5/50 $235,039 4.3% Portion Captured for the State Brownfield Revolving Fund $169,459 3.0% TOTAL NEW TAXES GENERATED $5,569,193 100% *TIR = tax increment revenue 2 14  Brownfield Plan #80, Amendment No. 1 Pleasant Grove & Holmes Mixed-Use Development Project May 21, 2025 2. Purpose of Brownfield Plan and Past Use of the Property The City of Lansing Brownfield Redevelopment Authority (Authority or “LBRA”), duly established by resolution of the City Council of the City of Lansing, pursuant to the Brownfield Redevelopment Financing Act, Michigan Public Act 381 of 1996, MCLA 125.2651 et. seq., as amended (Act 381), is authorized to exercise its powers within the City of Lansing, Michigan. The purpose of this Plan, to be implemented by the LBRA, is to satisfy the requirements for a Brownfield Plan as specified in Act 381. Pleasant Grove & Holmes Brownfield Plan: The original Brownfield Plan (Plan #80) for this project was approved by the Lansing BRA on January 14, 2022, and by the Lansing City Council on March 14, 2022. The original plan anticipated 30 years of state and local capture to the developer totaling $3,332,618 with eligible activities and total potential capture totaling $4,524,756. Pleasant Grove & Holmes Brownfield Plan Amendment No. 1: This is the first amendment to the plan and redefines the project. The project will construct a new 30,000 square foot three-story mixed-use building at the intersection of W. Holmes and Pleasant Grove Roads. The proposed layout includes approximately 5,000 square feet of commercial space, and thirty (30) residential units between the first, second, and third floors. Total investment into the project is approximately $9,637,106, of which approximately $3,827,384 is eligible for Developer reimbursement. The Amendment anticipates 30 years of state and local TIR capture for reimbursement to the Developer. Of the total amount eligible for Developer reimbursement, $1,788,710, is eligible through MSHDA gap financing. With the adoption of this amendment, the Developer is committed to income certifying select units, in accordance with MSHDA and LBRA reporting requirements for the term of the duration of this plan. The Amendment will allow the LBRA to use tax increment financing to reimburse Holmes and Pleasant Grove, LLC (the “Developer”), or a duly assigned entity, for the costs of eligible activities required to redevelop the eligible property located at 2130 W. Holmes Road in the City of Lansing, Michigan, (the “Property”). Any proposed redevelopment of the Property will only be economically viable with the support and approval of the brownfield redevelopment incentives described herein. The location of the Property is depicted in Figure 1. The Property is fully defined in the following table and in Attachment A. Eligible Property Address Tax ID Basis of Eligibility Facility and Housing 2130 W. Holmes Road 33-01-01-29-305-123 Property Facility and Housing 2130 W. Holmes Road 33-01-01-29-305-124 Property 3 15  Brownfield Plan #80, Amendment No. 1 Pleasant Grove & Holmes Mixed-Use Development Project May 21, 2025 The Property is located within the boundaries of the City of Lansing and is surrounded by active commercial and residential properties. Property layout and boundaries are depicted in Figure 2. The legal descriptions of the Property are included in Attachment A. The Property consists of two contiguous parcels of land totaling approximately 3.98-acres. The property is currently vacant/undeveloped with no structures on the property. The remainder of the Property consists of pavement and landscaping. Based on review of historical information, a school building existed on the southwestern portion of the Property in 1910. The remainder of the Property was utilized as agricultural cropland. In 1929, the original school building was razed, and another school building was constructed. In 1949, an addition was constructed to the north side of the school building to form the previous building configuration. In approximately 2006, a mobile structure existed on the east side of the Property building and was removed in approximately 2016. The subject property has been utilized as a school/office building since construction. In June of 2024, the building on the Property was demolished; currently the Property is vacant/undeveloped. 2.1 Environmental Environmental subsurface investigation activities conducted in April 2021 included the advancement of ten (10) soil borings on the subject property. The soil borings were advanced to depths of 10 to 25 feet below ground surface throughout the subject Property. Four vapor screens (SG-1 through SG-4) were also installed along the west and south Property boundaries to assess soil gas conditions. In total, six soil samples, four groundwater samples, and four soil gas samples were collected and submitted for laboratory analysis. The soil boring and sample locations are depicted in Figure 3. Groundwater contamination at the Property contains arsenic, chromium III, copper, and lead at concentrations above Part 201 Residential Generic Cleanup Criteria (GCC). Soil Boring locations and analytical result exceedances are depicted in Figure 3. 2.2 Specific Housing Need According to the Tri-County Regional Planning Commission’s 2023 draft Regional Housing Action Plan, the state housing ecosystem is identified as a priority, with a goal for the Tri-County area being to “Increase the efficiency and effectiveness of the housing ecosystem by enhancing collaboration on housing among…local governments…and the wide variety of private sector organizations that make up the housing ecosystem.” The proposed project is an outstanding example of an opportunity for collaboration between local government (the City) and the private sector (the Developer) on a housing project. Another such goal is to “Increase the supply of the full spectrum of housing that is affordable and attainable to Michigan residents.” The proposed project accomplishes this goal by providing an array of housing unit types that are affordable and attainable. The Plan further goes on to address strategies for completing each goal, one such strategy to achieve the later goal is “Advocate at the federal and state levels for increased funding, 4 16  Brownfield Plan #80, Amendment No. 1 Pleasant Grove & Holmes Mixed-Use Development Project May 21, 2025 including gap funding, to support affordable and attainable housing ranging from small- to large- scale housing development.” Although this strategy specifically outlines federal and state levels, it is also important to consider an increase in gap funding at the local and regional levels. The proposed project will utilize gap funding through tax increment financing to develop a medium-scale mixed use housing property. This plan seeks to utilize MSHDA Housing TIF (Housing TIF). If successful, the use of Housing TIF means that rent prices, for units utilizing Housing TIF, will be kept attainable to persons at or below 120% Area Median Income (AMI) for a period of 30 years or the term of the reimbursement. The City of Lansing has requested, per their upcoming policy, that 20% of units created through projects requesting/utilizing Housing TIF, be income restricted and kept attainable to persons at or below 120% AMI. Therefore, of the 30 total units being created, 6 units (20%) will be income restricted and kept attainable to persons at or below 120% AMI for a period of 30 years or the term of the reimbursement. Attainability will be verified through the annual reporting requirements set forth by the LBRA and MSHDA. Local workforce housing price points were determined by MSHDA’s annually published, Income and Rent Limits document. Below is a table of unit types, corresponding rent limits at 120% of the area median income, and projected rental rates for units subject to Housing TIF, as proposed. Type 120% AMI1 Project Rent2 Base Rent: $1,199-1,599 Utilities: $181 Pet Fees: $50 1 Bedroom $2,269 Total: $1,430–1,830 (76-97% AMI) Base Rent: $1,259-$1,599 Utilities: $251 Pet Fees: $50 2 Bedroom $2,721 Total: $1,560-$1,900 (69-84% AMI) 1 Based on MSHDA Income and Rent Limits, dated April 1, 2025. 2 Utilities, parking fees, and pet fees are estimated. Not all tenants will require additional fees. 5 17  Brownfield Plan #80, Amendment No. 1 Pleasant Grove & Holmes Mixed-Use Development Project May 21, 2025 2.3 Job Growth Data According to the Bureau of Labor Statistics, both labor force and employment have grown in the last two and a half years. From 2021 through 2022 the labor force in Lansing grew by almost 6,400 people, a 2.7% increase. Employment from 2021 through 2022 also grew by approximately 8,400 jobs, a 3.8% increase. Labor force and employment growth over the ten-year period of 2013-2022 was .09% and 3.8% respectively. The labor force and employment numbers continue to rebound since the Covid-19 pandemic (see table below) and are expected to soon surpass the pre-pandemic numbers; more housing is necessary to accommodate the growing labor force of Lansing, Michigan. Year Labor Force Employment 2018 249,927 241,099 2019 250,454 241,817 2020 243,704 225,133 2021 235,113 222,563 2022 241,500 230,991 2.4 Eligibility The Property is considered an “eligible property” as defined by Act 381, Section 2 because: (a) it is located within the City of Lansing, a qualified local governmental unit (QLGU) under MCL 125.2782(k); (b) the Property is a facility as the term is defined by Part 201 of Michigan’s Natural Resources and Environmental Protection Act (NREPA), P.A. 451 of 1994, as amended; and (c) the parcels meet the definition of a Housing property under Section 2(y)(ii). 3. Brownfield Project Description The Project is a complete redevelopment with construction of a new mixed-use building on the currently vacant parcel. The project will construct a new 30,000 square foot three-story mixed-use building at the intersection of W. Holmes and Pleasant Grove Roads. The proposed layout includes approximately 5,000 square feet of commercial space, and thirty (30) residential units between the first, second, and third floors. The unit breakdown of the thirty (30) planned residential apartments is as follows: fifteen (15) one-bedroom units, and fifteen (15) two-bedroom units Total capital investment is estimated at $9,637,106. This Project will result in the creation of approximately 10-15 full-time equivalent jobs with an average hourly wage of $15/hour. New jobs will stem from the creation of three commercial spaces. 6 18  Brownfield Plan #80, Amendment No. 1 Pleasant Grove & Holmes Mixed-Use Development Project May 21, 2025 4. Developer Eligible Activities The Developer will fund the improvements being made to the site. Once the development project is complete a portion of the resulting increase in property taxes will be used to reimburse the Developer for their brownfield costs to redevelop the Property. The activities that are intended to be carried out at the Property are considered “eligible activities” as defined by Section 2 of Act 381 and include EGLE pre-approved and department specific activities, site preparation activities, infrastructure improvements (public and private), housing development activities in the form of gap financing, contingency, preparation and implementation of a Brownfield Plan and Act 381 Work Plan, application fee, and 5% simple interest. A detailed breakdown of eligible activities is provided in Table 1. The costs of eligible activities included in this Plan can be reimbursed with the new local and state increment tax revenues generated by the Property’s rehabilitation and captured by the LBRA, subject to any limitations and conditions described in this Plan and the terms of a Reimbursement Agreement between the Developer and the Authority (the “Reimbursement Agreement”). The total estimated eligible activity costs estimated for Developer is $3,827,385. EGLE Eligible Activities Cost Developer Pre-Approved Activities $7,800 $7,800 Department Specific Activities $214,000 $214,000 Total Environmental Eligible Activities $221,800 $221,800 MSHDA Eligible Activities Cost Site Preparation $286,650 $286,650 Infrastructure Improvements $695,972 $695,972 Housing Development Activities $1,938,710 $1,938,710 Total Non-Environmental Eligible Activities $2,921,332 $2,921,332 Contingency (15%) * $176,846 $176,846 Brownfield Plan & Act 381 Work Plan Preparation $25,000 $25,000 Brownfield Plan & Act 381 Work Plan Implementation $15,000 $15,000 Brownfield Plan Application Fee $5,000 $5,000 Interest (5% Simple) $462,407 $462,407 Total Eligible Cost for Reimbursement $3,827,384 $3,827,384 * Pre-Approved Activities, Asbestos/Lead Surveys, Brownfield Plan and Act 381 Work Plan preparation are excluded from contingency calculation. The costs listed above are estimated and may increase or decrease depending on the nature and extent of unknown conditions encountered on the Property. If the state approves an Act 381 Workplan with less state tax capture than what was in the Plan 7 19  Brownfield Plan #80, Amendment No. 1 Pleasant Grove & Holmes Mixed-Use Development Project May 21, 2025 approved by the City, the not to exceed amount of local capture in the Plan will automatically be adjusted by the LBRA to maintain the current state to local capture ratio. 5. Captured Taxable Value and Tax Increment Revenues The costs of eligible activities included in, and authorized by, this Plan can be reimbursed with incremental local and state tax revenues generated by the Property’s rehabilitation and captured by the LBRA. The LBRA will not be obligated to reimburse the Developer for Eligible Activities completed after December 31, 2027. The taxable value of the Property according to the city is $0, which is the initial taxable value for this Plan. The new projected taxable value for 2027 is estimated at $2,000,000. Estimated taxable values were based on estimates determined by the Project’s development team. The actual taxable value will be determined by the City’s Assessor after the Project is completed. Tax increment revenue, for the Ingham County Land Bank Fast Track Authority’s (ICLB) capture, is required to start in the first year after the sale of the Property. The Property sale from the ICLB to the Developer is expected to occur by the end of the 2025 calendar year and partial tax increment revenue is expected to be available for capture by the redevelopment on the Property starting in 2026. It is estimated that the LBRA will capture tax increment revenues from 2027 through 2056 to reimburse the Developer for the cost of eligible activities, pay for the LBRA’s administration of the Plan and make deposits into the LBRA’s Local Brownfield Revolving Fund (LBRF). This Plan will pass through 10% of new local and state taxes per year for the local and state taxing jurisdictions. Additionally, up to 10% of available local TIR will be captured for the duration of the Plan for deposit into the LBRA’s Local Brownfield Revolving Fund (LBRF) and/or LBRA Administration costs. The captured incremental taxable value and associated tax increment revenue will be determined by the City Assessor. The actual increased taxable value of the land and all future taxable improvements on the Property may vary. Furthermore, the amount of tax increment revenue available under this Plan will be based on the actual millage levied annually by each local taxing jurisdiction on the increase in tax value resulting from the redevelopment project that is eligible and approved for capture. 8 20  Brownfield Plan #80, Amendment No. 1 Pleasant Grove & Holmes Mixed-Use Development Project May 21, 2025 6. Method of Brownfield Plan Financing The Developer is ultimately responsible for providing financing for the costs of eligible activities included in this Plan. The inclusion of eligible activities and estimates of cost to be reimbursed in this Plan are intended to authorize the LBRA to fund such reimbursements. Reimbursements under the Reimbursement Agreement shall not exceed the cost of eligible activities and reimbursement limits described in this Plan. Annually, the LBRA will capture up to 10% of the available new local taxes for LBRA Plan administration and/or deposits into the LBRF. 7. Amount of Note or Bonded Indebtedness Incurred None. 8. Duration of the Brownfield Plan The duration of this Plan shall not exceed 30 years total tax capture after the first year of tax capture anticipated as 2027. 9. Estimated Impact on Taxing Jurisdictions The table on the following page presents a summary of the new tax revenues generated by the taxing jurisdictions whose millage is subject to capture by the LBRA under this Plan. These are estimations based on the commercial components of the proposed redevelopment. 9 21  Brownfield Plan #80, Amendment No. 1 Pleasant Grove & Holmes Mixed-Use Development Project May 21, 2025 Projected Impact on Taxing Jurisdictions New Taxes for BRA New Taxes for Administration Land Bank and/or Capture and New Taxes to Revolving Loan Developer Total Taxing Unit Taxing Units* Fund Deposits Reimbursement New Taxes School Operating $121,384 $1,092,456 $1,213,840 State Education Tax (SET) $24,796 $392,623 $417,419 Airport Authority $4,863 $4,377 $39,390 $48,629 CADL-Library $10,846 $9,761 $87,852 $108,459 Lansing School Sinking $20,575 $18,518 $166,660 $205,753 CATA $20,798 $18,718 $168,463 $207,979 Lansing Community College $26,222 $23,600 $212,400 $262,222 Ingham Intermediate $34,352 $30,917 $278,253 $343,522 Ingham County $39,038 $35,135 $316,211 $390,384 Ingham County Sum $47,173 $42,456 $382,103 $471,732 Lansing Operating $135,244 $121,719 $1,095,474 $1,352,437 Storm Drain* $18,088 $18,088 Public Safety* $243,494 $243,494 Lansing School Debt* $285,236 $285,236 Total $1,032,110 $305,200 $4,231,883 $5,569,193 (18.5%) (5.5%) (76.0%) (100%) * Increased by investment, but not captured by the LBRA Additional information related to the impact of tax increment financing on the various taxing jurisdictions is presented in Table 2. 10 22  Brownfield Plan #80, Amendment No. 1 Pleasant Grove & Holmes Mixed-Use Development Project May 21, 2025 10. Legal Description & Site Map The Property location and boundaries are shown on Figures 1 and 2. The legal description of the Property is described below and provided in Attachment A. LEGAL DESCRIPTION OF EACH INDIVIDUAL PARCEL Parcel 33-01-01-29-305-123: COM SW COR SEC 29. TH E 283 FT, N 214.5 FT, E 267 FT, N 247.5 FT, W 550 FT TO W SEC LINE, S 462 FT TO BEG; SEC 29 T4N R2W SPLIT/COMB. ON 2/7/2025; PARENT PARCEL(S): 33-01-01-29-305-122; CHILD PARCEL(S): 33-01-01-29-305-123, 33-01-01-29-305-124; Parcel 33-01-01-29-305-124: COM SW COR SEC 29. TH E 283 FT, N 214.5 FT, E 267 FT, N 247.5 FT, W 550 FT TO W SEC LINE, S 462 FT TO BEG; SEC 29 T4N R2W SPLIT/COMB. ON 2/7/2025; PARENT PARCEL(S): 33-01-01-29-305-122; CHILD PARCEL(S): 33-01-01-29-305-123, 33-01-01-29-305-124; 11. Personal Property The subject Property includes all tangible personal property that now or in the future comes to be owned or installed on the Property by the Developer or occupants. 12. Displacement of Persons No persons will be displaced as a result of this Project. 13. Local Brownfield Revolving Fund The LBRA will capture up to ten percent of the available local tax increment revenues for deposit to the LBRF as permitted by Act 381. 14. Other Information The LBRA and the Lansing City Council, in accordance with the Act, may amend this Plan in the future in order to fund additional eligible activities associated with the Project described herein. 11 23  FIGURES Figure 1: Subject Property Location Map Figure 2: Eligible Property Boundary Map Figure 3: Approximate Boring Locations with Analytical Exceedances 24  USGS The National Map: National Boundaries Dataset, 3DEP Elevation Program, Geographic Names Information System, National Hydrography Dataset, National Land Cover Database, National Structures Dataset, and National Transportation Dataset; USGS Global Ecosystems; U.S. Census Bureau TIGER/Line data; USFS Road data; Natural 0 Earth Data; 500 U.S. 1,000 Department of State Feet HIU; NOAA National Centers for Environmental Information. Data refreshed February, 2025. 1:12000 FIGURE 1 SUBJECT PROPERTY LOCATION 2130 W. HOLMES ROAD LANSING, MICHIGAN 48910 INGHAM COUNTY T4N, R2W, SECTION 29 PROJECT NUMBER 20-2340-15 25  Residential House 3309 Pleasant Grove Road Undeveloped Approximate Eligible Property Boundary Residential House 3316 Pleasant Grove Road 2130 W. Holmes Road Parcel: 33-01-01-29-305-123 Residential House 3322 Pleasant Grove Road Undeveloped PLEASANT GROVE ROAD 2110 W. Holmes Road Brookewood South Apartments 3334 Pleasant Grove Road MALONEY STREET Residential House 2110 W. Holmes Road Bad Habits Convenience Store 2200 W. Holmes Road 2130 W. Holmes Road Parcel: 33-01-01-29-305-124 W. HOLMES ROAD Quality Dairy Store New Life Community Church SIMKEN DRIVE 2121 W. Holmes Road 2107 W. Holmes Road FIGURE 2 2130 W. HOLMES ROAD LANSING, MICHIGAN 48910 ELIGIBLE PROPERTY BOUNDARY MAP PROJECT NUMBER: 20-2340-15 DIAGRAM CREATED BY: CZ 26 DATE: 5/7/2025  Approximate Vapor Sreen Location Approximate Soil Boring Location B-8 PLEASANT GROVE ROAD B-1W 21.5-25’ (4/9/2021) B-7 Constituent mg/ L Arsenic 34 Chromium III 111 Copper 90 Lead 29 APPROXIMATE PROPERTY BOUNDARY B-5 SG-1 B-1 B-6 B-9 B-2W 19-22.5’ (4/9/2021) Constituent mg/ L B-4 Arsenic 16 B-2 B-4W 16.5-20’ (4/9/2021) SG-2 Constituent mg/ L Arsenic 11 B-3 SG-3 SG-4 B-10 Copper 17 Lead 10 50 ft. W. HOLMES ROAD Aerial Image 7/7/2018 100 ft. FIGURE 3 2130 W. HOLMES ROAD APPROXIMATE BORING LOCATIONS LANSING, MICHIGAN 48910 WITH ANALYTYCAL EXCEEEDANCES PROJECT NUMBER: 20-2340-15 DIAGRAM CREATED BY: AB 27 DATE: 5/3/2021  TABLES Table 1: Brownfield Eligible Activities Table 1b: Housing TIF Financing Gap Cap Calculation Table 2: Tax Increment Revenue Capture Estimates Table 3: Tax Increment Revenue Reimbursement Allocation Table 28  Table 1 Brownfield Eligible Activities 2130 W. Holmes Road Lansing, MI REIMBURSEMENT ALLOCATION NO. OF UNIT UNIT ESTIMATED EGLE MSHDA LOCAL‐ONLY ELIGIBLE ACTIVITIES UNITS TYPE RATE TOTAL COST ACTIVITIES ACTIVITIES ACTIVITIES EGLE ELIGIBLE ACTIVITIES Pre‐Approved Activities Phase I Environmental Site Assessments 1 LS $ 4,800 $ 4,800 $ 4,800 Baseline Environmental Assessments 1 LS $ 3,000 $ 3,000 $ 3,000 Department Specific Activities Soil Management ‐ Transportation and Disposal (Non‐Hazardous) 5,000 CY $ 40 $ 200,000 $ 200,000 Environmental Project Management and Oversight 1 LS $ 10,000 $ 10,000 $ 10,000 Due Care ‐ Soft Costs including Bidding, Contractor Procurement, Oversight 1 LS $ 4,000 $ 4,000 $ 4,000 EGLE ELIGIBLE ACTIVITIES SUB‐TOTAL $ 221,800 $ 221,800 $ ‐ $ ‐ MSHDA ELIGIBLE ACTIVITIES Site Preparation Geotechnical Investigations/Survey 1 LS $ 8,000 $ 8,000 $ 8,000 Geotechnical Engineering and Design 1 LS $ 7,000 $ 7,000 $ 7,000 Clearing & Grubbing 1 LS $ 55,000 $ 55,000 $ 55,000 Grading, Land Balancing and/or Onsite Cut and Fill Operations 1 LS $ 35,000 $ 35,000 $ 35,000 Relocation of Existing/Active Utilities 1 LS $ 110,000 $ 110,000 $ 110,000 Surveying and Staking for Site Preparation Activities 1 LS $ 8,000 $ 8,000 $ 8,000 Temporary Construction Access 1 LS $ 7,000 $ 7,000 $ 7,000 Temporary SESC ‐ Mud Mat, Silt Fencing, Sed. Bags 1 LS $ 30,000 $ 30,000 $ 30,000 Temporary Traffic Control 1 LS $ 13,000 $ 13,000 $ 13,000 Site Preparation ‐ Soft Costs 1 LS $ 13,650 $ 13,650 $ 13,650 Subtotal Site Preparation Activities $ 286,650 $ ‐ $ 286,650 $ ‐ Infrastructure Improvements Public Entrance Improvements ‐ Curbs and Gutters 1 LS $ 10,080 $ 10,080 $ 10,080 Sidewalks and Pavers 1 LS $ 203,750 $ 203,750 $ 203,750 Landscaping in Right of Way 1 LS $ 25,000 $ 25,000 $ 25,000 Public Infrastructure Improvements ‐ Soft Costs 1 LS $ 11,942 $ 11,942 $ 11,942 Private Parking Lot ‐ Grading and Pavement 1 LS $ 217,000 $ 217,000 $ 217,000 Urban Storm Water Management System 1 LS $ 207,000 $ 207,000 $ 207,000 Private Infrastructure Improvements ‐ Soft Costs 1 LS $ 21,200 $ 21,200 $ 21,200 Subtotal Infrastructure Improvement Activities $ 695,972 $ ‐ $ 695,972 $ ‐ Housing Development Activities Gap Financing for Income Qualified Housing Units 1 LS $ 1,788,710 $ 1,788,710 $ 1,788,710 Monitoring and Reporting ‐ Income and Price 30 YR $ 5,000 $ 150,000 $ 150,000 Subtotal Gap Financing for Income Qualified Housing Units $ 1,938,710 $ 1,938,710 MSHDA ELIGIBLE ACTIVITIES SUB‐TOTAL $ 2,921,332 $ ‐ $ 2,921,332 $ ‐ MSHDA AND EGLE ELIGIBLE ACTIVITIES SUB‐TOTAL $ 3,143,132 $ 221,800 $ 2,921,332 $ ‐ Contingency (15%) $ 176,846 $ 31,500 $ 145,346 Brownfield Plan and Act 381 Work Plan Preparation 1 LS $ 25,000 $ 25,000 $ 25,000 Brownfield Plan Implementation 1 LS $ 15,000 $ 15,000 $ 15,000 Brownfield Application Fee 1 LS $ 5,000 $ 5,000 $ 5,000 Interest (5%, simple) $ 462,407 $ 85,154 $ 377,253 TOTAL ELIGIBLE COST FOR REIMBURSEMENT $ 3,827,384 $ 338,454 $ 3,488,930 $ ‐ State Brownfield Revolving Fund $ 169,459 BRA Administrative Fees and/or LBRF $ 305,200 Land Bank Fast Track Authority 5/50 $ 235,039 GRAND TOTAL $ 4,537,083 8.84% 91.16% 0.00% NOTES: These costs and revenue projections should be considered approximate estimates based on expected conditions and available information. It cannot be guaranteed that the costs and revenue projections will not vary from these estimates. Costs for Phase I ESAs, Phase II ESAs, Asbestos Surveys, Brownfield Plan are excluded from contingency calculation. 29  Table 1b Housing TIF Financing Gap Cap Calculation 2130 W. Holmes Road Lansing, MI Location (County) Type (# of Bedrooms) FMR/MR Rent Control Rent Project Rent PRL # of Units # of Months # of Years PRL Gap Cap Ingham County 1 $ 905 $ 2,263 $ 1,199 $ 1,064 2 12 30 $ 765,720 Ingham County 1 $ 905 $ 2,263 $ 1,250 $ 1,013 4 12 30 $ 1,458,000 Total Housing Subsidy 6 $ 2,223,720 Approved BRA TIF Request 6 $ 1,788,710 Other Housing Activities Allowed Under PA 90 of 2023 $ 435,010 30  Table 2 Tax Increment Revenue Capture Estimates 2130 W. Holmes Road Lansing, MI Estimated Taxable Value (TV) Increase Rate: 1% per year Calendar Year 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 Plan Year 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 Capture Year 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 Base Taxable Value (TV) $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ Estimated New TV $ 2,000,000 $ 2,020,000 $ 2,040,200 $ 2,060,602 $ 2,081,208 $ 2,102,020 $ 2,123,040 $ 2,144,271 $ 2,165,713 $ 2,187,371 $ 2,209,244 $ 2,231,337 $ 2,253,650 $ 2,276,187 $ 2,298,948 $ 2,321,938 $ 2,345,157 Incremental Difference (New TV ‐ Base TV) $ 2,000,000 $ 2,020,000 $ 2,040,200 $ 2,060,602 $ 2,081,208 $ 2,102,020 $ 2,123,040 $ 2,144,271 $ 2,165,713 $ 2,187,371 $ 2,209,244 $ 2,231,337 $ 2,253,650 $ 2,276,187 $ 2,298,948 $ 2,321,938 $ 2,345,157 School Capture Millage Rate School Operating 17.4478 $ 34,896 $ 35,245 $ 35,597 $ 35,953 $ 36,313 $ 36,676 $ 37,042 $ 37,413 $ 37,787 $ 38,165 $ 38,546 $ 38,932 $ 39,321 $ 39,714 $ 40,112 $ 40,513 $ 40,918 State Education Tax (SET) 6.0000 $ 12,000 $ 12,120 $ 12,241 $ 12,364 $ 12,487 $ 12,612 $ 12,738 $ 12,866 $ 12,994 $ 13,124 $ 13,255 $ 13,388 $ 13,522 $ 13,657 $ 13,794 $ 13,932 $ 14,071 School Total: 23.4478 32.48% $ 46,896 $ 47,365 $ 47,838 $ 48,317 $ 48,800 $ 49,288 $ 49,781 $ 50,278 $ 50,781 $ 51,289 $ 51,802 $ 52,320 $ 52,843 $ 53,372 $ 53,905 $ 54,444 $ 54,989 Local Capture Millage Rate AIRPORT AUTH 0.6990 $ 1,398 $ 1,412 $ 1,426 $ 1,440 $ 1,455 $ 1,469 $ 1,484 $ 1,499 $ 1,514 $ 1,529 $ 1,544 $ 1,560 $ 1,575 $ 1,591 $ 1,607 $ 1,623 $ 1,639 CADL‐LIBRARY 1.5590 $ 3,118 $ 3,149 $ 3,181 $ 3,212 $ 3,245 $ 3,277 $ 3,310 $ 3,343 $ 3,376 $ 3,410 $ 3,444 $ 3,479 $ 3,513 $ 3,549 $ 3,584 $ 3,620 $ 3,656 LANSING SCH SINK 2.9575 $ 5,915 $ 5,974 $ 6,034 $ 6,094 $ 6,155 $ 6,217 $ 6,279 $ 6,342 $ 6,405 $ 6,469 $ 6,534 $ 6,599 $ 6,665 $ 6,732 $ 6,799 $ 6,867 $ 6,936 CATA 2.9895 $ 5,979 $ 6,039 $ 6,099 $ 6,160 $ 6,222 $ 6,284 $ 6,347 $ 6,410 $ 6,474 $ 6,539 $ 6,605 $ 6,671 $ 6,737 $ 6,805 $ 6,873 $ 6,941 $ 7,011 LANSING COM COLLEGE 3.7692 $ 7,538 $ 7,614 $ 7,690 $ 7,767 $ 7,844 $ 7,923 $ 8,002 $ 8,082 $ 8,163 $ 8,245 $ 8,327 $ 8,410 $ 8,494 $ 8,579 $ 8,665 $ 8,752 $ 8,839 INGHAM INTERMED 4.9378 $ 9,876 $ 9,974 $ 10,074 $ 10,175 $ 10,277 $ 10,379 $ 10,483 $ 10,588 $ 10,694 $ 10,801 $ 10,909 $ 11,018 $ 11,128 $ 11,239 $ 11,352 $ 11,465 $ 11,580 INGHAM COUNTY 5.6114 $ 11,223 $ 11,335 $ 11,448 $ 11,563 $ 11,678 $ 11,795 $ 11,913 $ 12,032 $ 12,153 $ 12,274 $ 12,397 $ 12,521 $ 12,646 $ 12,773 $ 12,900 $ 13,029 $ 13,160 INGHAM CNTY SUM 6.7807 $ 13,561 $ 13,697 $ 13,834 $ 13,972 $ 14,112 $ 14,253 $ 14,396 $ 14,540 $ 14,685 $ 14,832 $ 14,980 $ 15,130 $ 15,281 $ 15,434 $ 15,588 $ 15,744 $ 15,902 LANSING OPER 19.4400 $ 38,880 $ 39,269 $ 39,661 $ 40,058 $ 40,459 $ 40,863 $ 41,272 $ 41,685 $ 42,101 $ 42,522 $ 42,948 $ 43,377 $ 43,811 $ 44,249 $ 44,692 $ 45,138 $ 45,590 Local Total: 48.7441 67.52% $ 97,488 $ 98,463 $ 99,448 $ 100,442 $ 101,447 $ 102,461 $ 103,486 $ 104,521 $ 105,566 $ 106,621 $ 107,688 $ 108,764 $ 109,852 $ 110,951 $ 112,060 $ 113,181 $ 114,313 Total Capturable Taxes: 72.1919 100.00% $ 144,384 $ 145,828 $ 147,286 $ 148,759 $ 150,246 $ 151,749 $ 153,266 $ 154,799 $ 156,347 $ 157,910 $ 159,490 $ 161,084 $ 162,695 $ 164,322 $ 165,965 $ 167,625 $ 169,301 Non‐Capturable Millages Millage Rate LANSING SCHOOL DEBT 4.1000 $ 8,200 $ 8,282 $ 8,365 $ 8,448 $ 8,533 $ 8,618 $ 8,704 $ 8,792 $ 8,879 $ 8,968 $ 9,058 $ 9,148 $ 9,240 $ 9,332 $ 9,426 $ 9,520 $ 9,615 PUBLIC SAFETY 3.5000 $ 7,000 $ 7,070 $ 7,141 $ 7,212 $ 7,284 $ 7,357 $ 7,431 $ 7,505 $ 7,580 $ 7,656 $ 7,732 $ 7,810 $ 7,888 $ 7,967 $ 8,046 $ 8,127 $ 8,208 STORM DRAIN 0.2600 $ 520 $ 525 $ 530 $ 536 $ 541 $ 547 $ 552 $ 558 $ 563 $ 569 $ 574 $ 580 $ 586 $ 592 $ 598 $ 604 $ 610 Total Non‐Capturable Taxes: 7.8600 $ 15,720 $ 15,877 $ 16,036 $ 16,196 $ 16,358 $ 16,522 $ 16,687 $ 16,854 $ 17,023 $ 17,193 $ 17,365 $ 17,538 $ 17,714 $ 17,891 $ 18,070 $ 18,250 $ 18,433 Notes: = Subject to capture for ICLB, 50% of available TIR for 5 years starting in 2026. 1 of 2 31  Table 2 Tax Increment Revenue Capture Estimates 2130 W. Holmes Road Lansing, MI Estimated Taxable Value (TV) Increase Rate: 1% Calendar Year 2044 2045 2046 2047 2048 2049 2050 2051 2052 2053 2054 2055 2056 Plan Year 22 23 24 25 26 27 28 29 30 31 32 33 34 Capture Year 18 19 20 21 22 23 24 25 26 27 28 29 30 Base Taxable Value (TV) $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ Estimated New TV $ 2,368,609 $ 2,392,295 $ 2,416,218 $ 2,440,380 $ 2,464,784 $ 2,489,432 $ 2,514,326 $ 2,539,469 $ 2,564,864 $ 2,590,513 $ 2,616,418 $ 2,642,582 $ 2,669,008 Incremental Difference (New TV ‐ Base TV) $ 2,368,609 $ 2,392,295 $ 2,416,218 $ 2,440,380 $ 2,464,784 $ 2,489,432 $ 2,514,326 $ 2,539,469 $ 2,564,864 $ 2,590,513 $ 2,616,418 $ 2,642,582 $ 2,669,008 School Capture Millage Rate Total New Taxes Pass‐Through Captured School Operating 17.4478 $ 41,327 $ 41,740 $ 42,158 $ 42,579 $ 43,005 $ 43,435 $ 43,869 $ 44,308 $ 44,751 $ 45,199 $ 45,651 $ 46,107 $ 46,568 $ 1,213,840 $ 121,384 $ 1,092,456 State Education Tax (SET) 6.0000 $ 14,212 $ 14,354 $ 14,497 $ 14,642 $ 14,789 $ 14,937 $ 15,086 $ 15,237 $ 15,389 $ 15,543 $ 15,699 $ 15,855 $ 16,014 $ 417,419 $ 24,796 $ 392,623 School Total: 23.4478 32.48% $ 55,539 $ 56,094 $ 56,655 $ 57,222 $ 57,794 $ 58,372 $ 58,955 $ 59,545 $ 60,140 $ 60,742 $ 61,349 $ 61,963 $ 62,582 $ 1,631,258 $ 146,180 $ 1,485,078 Local Capture Millage Rate AIRPORT AUTH 0.6990 $ 1,656 $ 1,672 $ 1,689 $ 1,706 $ 1,723 $ 1,740 $ 1,758 $ 1,775 $ 1,793 $ 1,811 $ 1,829 $ 1,847 $ 1,866 $ 48,629 $ 4,863 $ 43,766 CADL‐LIBRARY 1.5590 $ 3,693 $ 3,730 $ 3,767 $ 3,805 $ 3,843 $ 3,881 $ 3,920 $ 3,959 $ 3,999 $ 4,039 $ 4,079 $ 4,120 $ 4,161 $ 108,459 $ 10,846 $ 97,613 LANSING SCH SINK 2.9575 $ 7,005 $ 7,075 $ 7,146 $ 7,217 $ 7,290 $ 7,362 $ 7,436 $ 7,510 $ 7,586 $ 7,661 $ 7,738 $ 7,815 $ 7,894 $ 205,753 $ 20,575 $ 185,177 CATA 2.9895 $ 7,081 $ 7,152 $ 7,223 $ 7,296 $ 7,368 $ 7,442 $ 7,517 $ 7,592 $ 7,668 $ 7,744 $ 7,822 $ 7,900 $ 7,979 $ 207,979 $ 20,798 $ 187,181 LANSING COM COLLEGE 3.7692 $ 8,928 $ 9,017 $ 9,107 $ 9,198 $ 9,290 $ 9,383 $ 9,477 $ 9,572 $ 9,667 $ 9,764 $ 9,862 $ 9,960 $ 10,060 $ 262,222 $ 26,222 $ 236,000 INGHAM INTERMED 4.9378 $ 11,696 $ 11,813 $ 11,931 $ 12,050 $ 12,171 $ 12,292 $ 12,415 $ 12,539 $ 12,665 $ 12,791 $ 12,919 $ 13,049 $ 13,179 $ 343,522 $ 34,352 $ 309,170 INGHAM COUNTY 5.6114 $ 13,291 $ 13,424 $ 13,558 $ 13,694 $ 13,831 $ 13,969 $ 14,109 $ 14,250 $ 14,392 $ 14,536 $ 14,682 $ 14,829 $ 14,977 $ 390,384 $ 39,038 $ 351,345 INGHAM CNTY SUM 6.7807 $ 16,061 $ 16,221 $ 16,384 $ 16,547 $ 16,713 $ 16,880 $ 17,049 $ 17,219 $ 17,392 $ 17,565 $ 17,741 $ 17,919 $ 18,098 $ 471,732 $ 47,173 $ 424,559 LANSING OPER 19.4400 $ 46,046 $ 46,506 $ 46,971 $ 47,441 $ 47,915 $ 48,395 $ 48,878 $ 49,367 $ 49,861 $ 50,360 $ 50,863 $ 51,372 $ 51,886 $ 1,352,437 $ 135,244 $ 1,217,193 Local Total: 48.7441 67.52% $ 115,456 $ 116,610 $ 117,776 $ 118,954 $ 120,144 $ 121,345 $ 122,559 $ 123,784 $ 125,022 $ 126,272 $ 127,535 $ 128,810 $ 130,098 $ 3,391,116 $ 339,112 $ 3,052,005 Total Capturable Taxes: 72.1919 100.00% $ 170,994 $ 172,704 $ 174,431 $ 176,176 $ 177,937 $ 179,717 $ 181,514 $ 183,329 $ 185,162 $ 187,014 $ 188,884 $ 190,773 $ 192,681 $ 5,022,375 $ 485,292 $ 4,537,083 Non‐Capturable Millages Millage Rate LANSING SCHOOL DEBT 4.1000 $ 9,711 $ 9,808 $ 9,906 $ 10,006 $ 10,106 $ 10,207 $ 10,309 $ 10,412 $ 10,516 $ 10,621 $ 10,727 $ 10,835 $ 10,943 $ 285,236 $ 285,236 $ ‐ PUBLIC SAFETY 3.5000 $ 8,290 $ 8,373 $ 8,457 $ 8,541 $ 8,627 $ 8,713 $ 8,800 $ 8,888 $ 8,977 $ 9,067 $ 9,157 $ 9,249 $ 9,342 $ 243,494 $ 243,494 $ ‐ STORM DRAIN 0.2600 $ 616 $ 622 $ 628 $ 634 $ 641 $ 647 $ 654 $ 660 $ 667 $ 674 $ 680 $ 687 $ 694 $ 18,088 $ 18,088 $ ‐ Total Non‐Capturable Taxes: 7.8600 $ 18,617 $ 18,803 $ 18,991 $ 19,181 $ 19,373 $ 19,567 $ 19,763 $ 19,960 $ 20,160 $ 20,361 $ 20,565 $ 20,771 $ 20,978 $ 546,818 $ 546,818 $ ‐ $ 5,569,193 $ 1,032,110 $ 4,537,083 2 of 2 32  Table 3 Tax Increment Revenue Reimbursement Allocation Table 2130 W. Holmes Road Lansing, MI Developer School & Local‐Only Projected Proportionality Total Administrative Fees & Loan Funds* Local Taxes Taxes Reimbursement State 32.4% $ 1,240,896 $ ‐ $ 1,240,896 State Brownfield Revolving Fund $ 169,459 Estimated Total Years of Plan: 34 Local 67.6% $ 2,586,489 $ ‐ $ 2,586,489 BRA Administrative Fees $ 305,200 TOTAL $ 3,827,384 $ ‐ $ 3,827,384 Local Brownfield Revolving Fund $ 160,316 EGLE 8.8% $ 338,454 * During the life of the Plan MSHDA 91.2% $ 3,488,930 Calendar Year 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 Plan Year 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 Capture Year 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 Available Tax Increment Revenue (TIR) Total State Tax Capture Available $ 46,896 $ 47,365 $ 47,838 $ 48,317 $ 48,800 $ 49,288 $ 49,781 $ 50,278 $ 50,781 $ 51,289 $ 51,802 $ 52,320 $ 52,843 $ 53,372 $ 53,905 $ 54,444 $ 54,989 Capture for State Brownfield Revolving Fund (3 mills of SET) (25‐Yrs) $ 6,000 $ 6,060 $ 6,121 $ 6,182 $ 6,244 $ 6,306 $ 6,369 $ 6,433 $ 6,497 $ 6,562 $ 6,628 $ 6,694 $ 6,761 $ 6,829 $ 6,897 $ 6,966 $ 7,035 State Tax Increment to Taxing Unit (10%) ("Pass‐Through") $ 4,090 $ 4,130 $ 4,172 $ 4,213 $ 4,256 $ 4,298 $ 4,341 $ 4,385 $ 4,428 $ 4,473 $ 4,517 $ 4,563 $ 4,608 $ 4,654 $ 4,701 $ 4,748 $ 4,795 Capture of State TIR for LBFTA 5/50 $ 18,403 $ 18,587 $ 18,773 $ 18,961 $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ State TIR Available for Reimbursement to Developer $ 18,403 $ 18,587 $ 18,773 $ 18,961 $ 38,301 $ 38,684 $ 39,070 $ 39,461 $ 39,856 $ 40,254 $ 40,657 $ 41,063 $ 41,474 $ 41,889 $ 42,308 $ 42,731 $ 43,158 Total Local Tax Capture Available $ 97,488 $ 98,463 $ 99,448 $ 100,442 $ 101,447 $ 102,461 $ 103,486 $ 104,521 $ 105,566 $ 106,621 $ 107,688 $ 108,764 $ 109,852 $ 110,951 $ 112,060 $ 113,181 $ 114,313 Local Tax Increment to Taxing Unit (10%) ("Pass‐Through") $ 9,749 $ 9,846 $ 9,945 $ 10,044 $ 10,145 $ 10,246 $ 10,349 $ 10,452 $ 10,557 $ 10,662 $ 10,769 $ 10,876 $ 10,985 $ 11,095 $ 11,206 $ 11,318 $ 11,431 Capture for BRA Administrative Fees and/or LBRF (10% of available Local TIR) $ 8,774 $ 8,862 $ 8,950 $ 9,040 $ 9,130 $ 9,221 $ 9,314 $ 9,407 $ 9,501 $ 9,596 $ 9,692 $ 9,789 $ 9,887 $ 9,986 $ 10,085 $ 10,186 $ 10,288 Capture of Local TIR for LBFTA 5/50 $ 39,483 $ 39,878 $ 40,276 $ 40,679 $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ Local TIR Available for Reimbursement to Developer $ 39,483 $ 39,878 $ 40,276 $ 40,679 $ 82,172 $ 82,993 $ 83,823 $ 84,662 $ 85,508 $ 86,363 $ 87,227 $ 88,099 $ 88,980 $ 89,870 $ 90,769 $ 91,676 $ 92,593 Total State & Local TIR Available for Reimbursement to Developer $ 57,886 $ 58,465 $ 59,049 $ 59,640 $ 120,472 $ 121,677 $ 122,894 $ 124,123 $ 125,364 $ 126,618 $ 127,884 $ 129,163 $ 130,454 $ 131,759 $ 133,076 $ 134,407 $ 135,751 Beginning DEVELOPER Balance $ 3,827,384 $ 3,769,498 $ 3,711,034 $ 3,651,985 $ 3,592,345 $ 3,471,873 $ 3,350,196 $ 3,227,302 $ 3,103,179 $ 2,977,815 $ 2,851,198 $ 2,723,314 $ 2,594,151 $ 2,463,697 $ 2,331,938 $ 2,198,862 $ 2,064,455 $ 1,928,704 MSHDA Eligible Activities $ 3,488,930 $ 3,436,163 $ 3,382,869 $ 3,329,041 $ 3,274,675 $ 3,164,856 $ 3,053,939 $ 2,941,913 $ 2,828,766 $ 2,714,488 $ 2,599,067 $ 2,482,492 $ 2,364,752 $ 2,245,833 $ 2,125,726 $ 2,004,418 $ 1,881,896 $ 1,758,149 State Tax Reimbursement $ 1,131,164 $ 16,776 $ 16,943 $ 17,113 $ 17,284 $ 34,914 $ 35,263 $ 35,615 $ 35,972 $ 36,331 $ 36,695 $ 37,062 $ 37,432 $ 37,806 $ 38,185 $ 38,566 $ 38,952 $ 39,342 Local Tax Reimbursement $ 2,357,767 $ 35,991 $ 36,351 $ 36,715 $ 37,082 $ 74,905 $ 75,654 $ 76,411 $ 77,175 $ 77,947 $ 78,726 $ 79,514 $ 80,309 $ 81,112 $ 81,923 $ 82,742 $ 83,570 $ 84,405 EGLE Eligible Activities $ 338,454 $ 333,335 $ 328,165 $ 322,943 $ 317,670 $ 307,016 $ 296,256 $ 285,389 $ 274,413 $ 263,327 $ 252,130 $ 240,822 $ 229,400 $ 217,864 $ 206,212 $ 194,444 $ 182,559 $ 170,554 State Tax Reimbursement $ 109,732 $ 1,627 $ 1,644 $ 1,660 $ 1,677 $ 3,387 $ 3,421 $ 3,455 $ 3,490 $ 3,524 $ 3,560 $ 3,595 $ 3,631 $ 3,668 $ 3,704 $ 3,741 $ 3,779 $ 3,816 Local Tax Reimbursement $ 228,722 $ 3,491 $ 3,526 $ 3,562 $ 3,597 $ 7,266 $ 7,339 $ 7,412 $ 7,487 $ 7,561 $ 7,637 $ 7,713 $ 7,791 $ 7,868 $ 7,947 $ 8,027 $ 8,107 $ 8,188 TOTAL ANNUAL DEVELOPER REIMBURSEMENT $ 57,886 $ 58,465 $ 59,049 $ 59,640 $ 120,472 $ 121,677 $ 122,894 $ 124,123 $ 125,364 $ 126,618 $ 127,884 $ 129,163 $ 130,454 $ 131,759 $ 133,076 $ 134,407 $ 135,751 1 of 2 33  Table 3 Tax Increment Revenue Reimbursement Allocation Table 2130 W. Holmes Road Lansing, MI 2044 2045 2046 2047 2048 2049 2050 2051 2052 2053 2054 2055 2056 TOTALS 22 23 24 25 26 27 28 29 30 31 32 33 34 18 19 20 21 22 23 24 25 26 27 28 29 30 Available Tax Increment Revenue (TIR) Total State Tax Capture Available $ 55,539 $ 56,094 $ 56,655 $ 57,222 $ 57,794 $ 58,372 $ 58,955 $ 59,545 $ 60,140 $ 60,742 $ 61,349 $ 61,963 $ 62,582 Capture for State Brownfield Revolving Fund (3 mills of SET) (25‐Yrs) $ 7,106 $ 7,177 $ 7,249 $ 7,321 $ 7,394 $ 7,468 $ 7,543 $ 7,618 $ 169,459 State Tax Increment to Taxing Unit (10%) ("Pass‐Through") $ 4,843 $ 4,892 $ 4,941 $ 4,990 $ 5,040 $ 5,090 $ 5,141 $ 5,193 $ 6,014 $ 6,074 $ 6,135 $ 6,196 $ 6,258 $ 146,180 Capture of State TIR for LBFTA 5/50 $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ 74,724 State TIR Available for Reimbursement to Developer $ 43,590 $ 44,025 $ 44,466 $ 44,910 $ 45,359 $ 45,813 $ 46,271 $ 46,734 $ 54,126 $ 54,668 $ 55,214 $ 55,766 $ 56,324 Total Local Tax Capture Available $ 115,456 $ 116,610 $ 117,776 $ 118,954 $ 120,144 $ 121,345 $ 122,559 $ 123,784 $ 125,022 $ 126,272 $ 127,535 $ 128,810 $ 130,098 Local Tax Increment to Taxing Unit (10%) ("Pass‐Through") $ 11,546 $ 11,661 $ 11,778 $ 11,895 $ 12,014 $ 12,135 $ 12,256 $ 12,378 $ 12,502 $ 12,627 $ 12,753 $ 12,881 $ 13,010 $ 339,112 Capture for BRA Administrative Fees and/or LBRF (10% of available Local TIR) $ 10,391 $ 10,495 $ 10,600 $ 10,706 $ 10,813 $ 10,921 $ 11,030 $ 11,141 $ 11,252 $ 11,364 $ 11,478 $ 11,593 $ 11,709 $ 305,200 Capture of Local TIR for LBFTA 5/50 $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ ‐ $ 160,316 Local TIR Available for Reimbursement to Developer $ 93,519 $ 94,454 $ 95,399 $ 96,353 $ 97,316 $ 98,290 $ 99,272 $ 100,265 $ 101,268 $ 102,280 $ 103,303 $ 104,336 $ 105,380 Total State & Local TIR Available for Reimbursement to Developer $ 137,109 $ 138,480 $ 139,865 $ 141,263 $ 142,676 $ 144,103 $ 145,544 $ 146,999 $ 155,394 $ 156,948 $ 158,518 $ 160,103 $ 161,704 DEVELOPER $ 1,791,595 $ 1,653,115 $ 1,513,251 $ 1,371,988 $ 1,229,312 $ 1,085,209 $ 939,666 $ 792,666 $ 637,272 $ 480,324 $ 321,807 $ 161,704 $ (0) MSHDA Eligible Activities $ 1,633,165 $ 1,506,931 $ 1,379,435 $ 1,250,663 $ 1,120,604 $ 989,245 $ 856,571 $ 722,571 $ 580,919 $ 437,849 $ 293,349 $ 147,404 $ (0) State Tax Reimbursement $ 39,735 $ 40,132 $ 40,534 $ 40,939 $ 41,348 $ 41,762 $ 42,179 $ 42,601 $ 49,340 $ 49,833 $ 50,332 $ 50,835 $ 51,343 $ 1,131,164 Local Tax Reimbursement $ 85,249 $ 86,102 $ 86,963 $ 87,832 $ 88,711 $ 89,598 $ 90,494 $ 91,399 $ 92,313 $ 93,236 $ 94,168 $ 95,110 $ 96,061 $ 2,357,767 EGLE Eligible Activities $ 158,430 $ 146,184 $ 133,816 $ 121,324 $ 108,708 $ 95,965 $ 83,094 $ 70,095 $ 56,354 $ 42,475 $ 28,457 $ 14,299 $ (0) State Tax Reimbursement $ 3,855 $ 3,893 $ 3,932 $ 3,971 $ 4,011 $ 4,051 $ 4,092 $ 4,133 $ 4,786 $ 4,834 $ 4,883 $ 4,931 $ 4,981 $ 109,732 Local Tax Reimbursement $ 8,270 $ 8,353 $ 8,436 $ 8,520 $ 8,606 $ 8,692 $ 8,779 $ 8,866 $ 8,955 $ 9,045 $ 9,135 $ 9,226 $ 9,319 $ 228,722 $ ‐ TOTAL ANNUAL DEVELOPER REIMBURSEMENT $ 137,109 $ 138,480 $ 139,865 $ 141,263 $ 142,676 $ 144,103 $ 145,544 $ 146,999 $ 155,394 $ 156,948 $ 158,518 $ 160,103 $ 161,704 $ 4,537,083 2 of 2 34 Attachment A Parcel Records 35 36 37 38  Attachment B Site Plans and Renderings 39 40  177' - 4" 23' - 0" 15' - 8" 42' - 2" 15' - 8" 42' - 2" 15' - 8" 23' - 0" A-201 4 DN F.F.E. = 2' - 4" F.F.E. = 2' - 4" F.F.E. = 2' - 4" CORRIDOR CORRIDOR 6' - 0" 102 101 ELECTRICAL METERS UNIT TYPE A (ADA) UNIT TYPE B1 W/D . PROPOSED TENANT WALL CORRIDOR 100 A-201 3 PROPOSED TENANT WALL D W REF REF A 53' - 0" 65' - 0" 2 A-201 REF REF TENANT 'C' TENANT 'B' TENANT 'A' 2228 SF 1869 SF 1675 SF W FINISHED FLOOR = 0" FINISHED FLOOR = 0" FINISHED FLOOR = 0" D W/D . PROPOSED MECH. SHAFT UNIT TYPE D (ADA) UNIT TYPE C GAS METERS WATER RM. 6' - 0" 1 A-201 PROPOSED FIRST FLOOR PLAN 1 SCALE : 1/8" = 1'-0" 10,086 SQ. FT. N UNIT SCHEDULE GROSS BUILDING AREA UNIT DATA UNIT QUANTITY FLOOR LEVEL RETAIL RESIDENTIAL COMMON TOTAL BUILDING # OF BEDROOMS FIRST FLOOR 5,990 SQ. FT. 3,219 SQ. FT. 877 SQ. FT. 10,086 SQ. FT. UNIT AREA SECOND FLOOR -- 8,895 SQ. FT. 1.014 SQ. FT. 9,909 SQ. FT. 1st FLOOR 2nd FLOOR 3rd FLOOR FIRST FLOOR -- 9,024 SQ. FT. 885 SQ. FT. 9,909 SQ. FT. UNIT TYPE (SQUARE FEET) TOTAL TOTAL BUILDING 5,990 SQ. FT. 21,138 SQ. FT. 2,776 SQ. FT. 29,904 SQ. FT. TYPE A (ADA) 1 731 1 -- -- 1 TYPE B1 / B2 2 727 1 2 -- 3 TYPE B1L / B2L 2 871 -- -- 2 2 TYPE C 2 839 1 1 1 3 UNIT NAMING KEY TYPE D (ADA) 2 892 1 -- -- 1 TYPE E1 / E2 1 625 -- 4 4 8 UNIT A1L TYPE F 1 561 -- 1 1 2 UNIT DESIGNATION TYPE G1 / G2 1 678 -- 4 3 7 UNIT ORIENTATION TYPE G1L 1 819 -- -- 1 1 1 - RIGHT 2 - LEFT TYPE H 2 829 -- 1 1 2 TOTAL UNIT COUNT 4 13 13 30 L (WHERE OCCURS) DESIGNATES LOFT 1-BEDROOM UNITS: 19 2-BEDROOM UNITS: 11 4/30/2025 4:09:56 PM Project Number: Date Issued: 25005064A 05/01/2025 7050 West Saginaw Hwy. Drawing Number: HOLMES & PLEASANT GROVE Suite 200 A-101 Lansing, MI 48917 FIRST FLOOR PLAN www.collierseng.com 41  177' - 4" 23' - 0" 15' - 8" 42' - 2" 15' - 8" 42' - 2" 15' - 8" 23' - 0" A-201 4 6' - 0" W/D . UNIT TYPE G2 UNIT TYPE G1 UNIT TYPE G2 UNIT TYPE G1 W/D . UNIT TYPE B2 UNIT TYPE B1 CORRIDOR CORRIDOR CORRIDOR W/D . W/D . W/D . W/D . A-201 3 202 201 200 REF REF REF REF REF REF 53' - 0" 65' - 0" 2 A-201 REF REF REF REF REF W/D . W/D . W/D . W/D . REF W/D . REF UNIT TYPE H W/D . UNIT TYPE E2 UNIT TYPE E1 UNIT TYPE F UNIT TYPE E2 UNIT TYPE E1 UNIT TYPE C W/D . 6' - 0" 1 A-201 SECOND FLOOR PLAN 1 SCALE : 1/8" = 1'-0" 9,909 SQ. FT. N 4/30/2025 4:09:58 PM Project Number: Date Issued: 25005064A 05/01/2025 7050 West Saginaw Hwy. Drawing Number: HOLMES & PLEASANT GROVE Suite 200 A-102 Lansing, MI 48917 SECOND FLOOR PLAN www.collierseng.com 42  177' - 4" 23' - 0" 15' - 8" 42' - 2" 15' - 8" 42' - 2" 15' - 8" 23' - 0" A-201 4 6' - 0" UNIT TYPE G2 UNIT TYPE G2 UNIT TYPE G1 W/D . UNIT TYPE B2L UNIT TYPE G1L UNIT TYPE B1L W/D . CORRIDOR CORRIDOR CORRIDOR W/D . W/D . W/D . W/D . A-201 3 302 301 300 REF REF REF REF REF REF 53' - 0" 65' - 0" 2 A-201 REF REF REF REF REF W/D . W/D . W/D . W/D . REF W/D . REF UNIT TYPE H W/D . W/D . UNIT TYPE E2 UNIT TYPE E1 UNIT TYPE F UNIT TYPE E2 UNIT TYPE E1 UNIT TYPE C 6' - 0" 1 A-201 PROPOSED THIRD FLOOR PLAN 1 SCALE : 1/8" = 1'-0" 9,909 SQ. FT. N 4/30/2025 4:09:59 PM Project Number: Date Issued: 25005064A 05/01/2025 7050 West Saginaw Hwy. Drawing Number: HOLMES & PLEASANT GROVE Suite 200 A-103 Lansing, MI 48917 3RD FLOOR PLAN www.collierseng.com 43  T.O. BLOCKING (HIGH) 40' - 0" T.O. BLOCKING (LOW) 37' - 8" METAL COPING GALVANIZED STEEL RAILNG, PAINTED VINYL WINDOW W/ INSULATED GLASS 03 - THIRD FLOOR 24' - 10" FIBER CEMENT LAP SIDING FIBER CEMENT SHIP-LAP SIDING 2ND FLOOR 14' - 0" FIBER CEMENT SHIP-LAP SIDING (ACCENT) CAST STONE CAP BRICK 1ST FLOOR (RESIDENTIAL) 2' - 4" 1ST FLOOR (COMMERCIAL) 0" SOUTH ELEVATION (HOLMES RD.) 1 SCALE : 1/8" = 1'-0" T.O. BLOCKING (HIGH) T.O. BLOCKING (HIGH) 40' - 0" 40' - 0" T.O. BLOCKING (LOW) T.O. BLOCKING (LOW) 37' - 8" 37' - 8" METAL COPING FIBER CEMENT LAP SIDING VINYL WINDOW W/ VINYL WINDOW W/ INSULATED GLASS INSULATED GLASS 03 - THIRD FLOOR 03 - THIRD FLOOR 24' - 10" 24' - 10" FIBERCAP SHIP-LAP SIDING FIBER CEMENT SHIP-LAP SIDING GALVANIZED STEEL GALVANIZED STEEL RAILINGS PAINTED RAILINGS, PAINTED 2ND FLOOR 2ND FLOOR 14' - 0" 14' - 0" FIBER CEMENT LAP SIDING (ACCENT) FABRIC AWNING FIBER CEMENT LAP SIDING ALUMINUM STOREFRONT CAST STONE CAP INSULATED GLASS BRICK CAST STONE CAP BRICK 1ST FLOOR (RESIDENTIAL) 2' - 4" 1ST FLOOR (COMMERCIAL) 1ST FLOOR (COMMERCIAL) 0" 0" WEST ELEVATION (PLEASANT GROVE) EAST ELEVATION (DRIVEWAY) ELECTRICAL METERS 3 SCALE : 1/8" = 1'-0" 2 SCALE : 1/8" = 1'-0" GAS METERS T.O. BLOCKING (HIGH) 40' - 0" T.O. BLOCKING (LOW) 37' - 8" METAL COPING VINYL WINDOW W/ INSULATED GLASS 03 - THIRD FLOOR 24' - 10" FIBER CEMENT LAP SIDING FIBERCAP SHIP-LAP SIDING GALVANIZED STEEL RAILINGS PAINTED 2ND FLOOR FABRIC AWNING 14' - 0" ALUMINUM STOREFRONT W/ INSULATED GLASS CAST STONE CAP BRICK 1ST FLOOR (RESIDENTIAL) 2' - 4" 1ST FLOOR (COMMERCIAL) 0" NORTH ELEVATION (PARKING LOT) 4 SCALE : 1/8" = 1'-0" 4/30/2025 4:11:17 PM Project Number: Date Issued: 25005064A 05/01/2025 7050 West Saginaw Hwy. Drawing Number: HOLMES & PLEASANT GROVE Suite 200 PROPOSED EXTERIOR A-201 Lansing, MI 48917 ELEVATIONS www.collierseng.com 44