BROWNFIELD REDEVELOPMENT PLAN THE VILLAGE MARKETPLACE + LOFTS 147, 159 AND 185 W. MICHIGAN AVENUE

Transcription

1 BROWNFIELD REDEVELOPMENT PLAN THE VILLAGE MARKETPLACE + LOFTS 147, 159 AND 185 W. MICHIGAN AVENUE AND 104 HENRY STREET CITY OF SALINE, MICHIGAN for WASHTENAW COUNTY BROWNFIELD REDEVELOPMENT AUTHORITY WASHTENAW COUNTY, MICHIGAN AKT PEERLESS PROJECT NO. 5181F-1-25 DECEMBER 4, 2006

2 Washtenaw County Brownfield Redevelopment Authority And City of Saline Brownfield Redevelopment Plan For The Village Marketplace + Lofts 147, 159 AND 185 W. MICHIGAN AVENUE AND 104 HENRY STREET Prepared With the Assistance of: AKT Peerless Environmental Services Orchard Lake Road Farmington, Michigan 48336

3 TABLE OF CONTENTS 1.0 INTRODUCTION DEFINITIONS AS USED IN THIS PLAN BROWNFIELD PROJECT Village Marketplace + Lofts Description of the Project and Costs to be Paid through the Brownfield Plan (MCL (1)(a)) Estimate of Captured Taxable Value and Tax Increment Revenues (MCL (1)(c)) Method of Financing and Description of Advances by the Municipality MCL (1)(d) Maximum Amount of Note or Bonded Indebtedness (MCL (1)(e)) Duration of Brownfield Plan (MCL (1)(f)) Estimated Impact of Tax Increment Financing on Revenues of Taxing Jurisdictions (MCL (1)(g)) Legal Description, Property Map and Personal Property (MCL (1)(h)) Estimates of Residents and Displacement of Families (MCL (1)(i)) Plan for Relocation of Displaced Persons (MCL (1)(j)) Provisions for Relocation Costs (MCL (1)(k)) Strategy for compliance with michigans relocation assisstance law mcl (1) (l) Description of Proposed Use of Local Site Remediation Revolving Fund MCL (1)(m) Other Material that the authority or governing body considers pertinent FIGURES FIGURE 1 FIGURE 2 TOPOGRAPHIC PROPERTY LOCATION MAP BOUNDARY MAP OF ELIGIBLE PROPERTY TABLES TABLE 1 ANNUAL TAX INCREMENT REVENUE APPENDICES APPENDIX A APPENDIX B LEGAL DESCRIPTION BASELINE ENVIRONMENTAL ASSESSMENT

4 PROJECT SUMMARY Project Name: Project Location: Type of Eligible Property: Eligible Activities: Reimbursable Costs: Years to Complete Payback: Estimated Eligible Investment: The Village Marketplace + Lofts The eligible property is located at 147, 159 & 185 W. Michigan Avenue and 104 Henry Street and includes Parcel ID Numbers , , , and Facility BEA, Due Care and Additional Response Activities $1,250, (including revolving fund and admin. costs) 4 years $10.4 million (for the portion of the project included in this Plan) Project Overview: The Property will be redeveloped and used as a mixed-use building that includes residential condominiums, retail and office space and parking for municipal and residential uses. Eligible Activities, as defined in MCL (k) will be conducted as part of the project. The overall estimated investment for the portion of the project related to this Plan is approximately $10.4 million. The Plan includes $1,250, in eligible expenses to be reimbursed through tax increment financing (TIF). Construction is anticipated to begin in early 2007 and will continue until estimated completion in summer This Brownfield Plan has been created for the purpose of facilitating the cleanup, rehabilitation and redevelopment of the Property and to allow for the utilization of Tax Increment Financing and application for a State of Michigan Brownfield Redevelopment Single Business Tax Credit.

5 BROWNFIELD PLAN The Village Marketplace + Lofts 147, 159 AND 185 W. MICHIGAN AVENUE AND 104 HENRY STREET City of Saline, Michigan 1.0 INTRODUCTION Washtenaw County (The County) established the Washtenaw County, Brownfield Redevelopment Authority (the Authority) in 1999 by adoption of a resolution pursuant to the Brownfield Redevelopment Financing Act, Michigan Public Act 381 of 1996, as amended (Act 381). The Michigan Department of State, Office of the Great Seal, acknowledged receipt and filing of the resolution. The County Board of Commissioners established the Authority Board and appointed its members. Act 381, authorizes the Authority to undertake all activities allowed by law. The primary purpose of Act 381 is to encourage the redevelopment of contaminated, functionally obsolete, or blighted property by providing economic incentives through tax increment financing for certain eligible activities and Brownfield Redevelopment Single Business Tax Credits. The Brownfield Plan (Plan) describes qualifying factors that determine eligible property status, for example the contamination that qualifies a property as a facility and makes it a brownfield site. The Plan also describes the new project or development that will occur upon remediation. Finally, the Plan describes the method or methods used to cleanup and revitalize the site, including the cost of the cleanup and the amount of tax dollars generated by the new development, if any, that will be used to pay for the cleanup or revitalization. The Plan, once approved by the local unit of government, the Authority and the County Board of Commissioners, acts as a guide for implementation of the project. 1

6 2.0 DEFINITIONS AS USED IN THIS PLAN All terms used in this Brownfield Plan are defined as provided in the following statutes, as appropriate: The Brownfield Redevelopment Financing Act, 1996 Mich. Pub. Acts 381, M.C.L et seq., as amended. Sections 38d and 38g of the Single Business Tax Act, 1975 Mich. Pub. Acts 228, M.C.L , as amended. Part 201 of the Natural Resources and Environmental Protection Act, 1994 Mich. Pub. Acts 451, M.C.L et seq., as amended. 2

7 3.0 BROWNFIELD PROJECT VILLAGE MARKETPLACE + LOFTS 3.1 DESCRIPTION OF THE PROJECT AND COSTS TO BE PAID THROUGH THE BROWNFIELD PLAN (MCL (1)(A)) A. Village Marketplace + Lofts Project Description Public Act 381 of 1996, as amended, defines Eligible Property as property for which eligible activities are defined under a brownfield plan that was used or is currently used for commercial, industrial or residential purposes that is either in a qualified local unit of government and is a facility, functionally obsolete, or blighted, or is not in a qualified local unit of government and is a facility, and includes parcels that are adjacent or contiguous to that property if the development of the adjacent and contiguous parcels is estimated to increase the captured taxable value of that property. Eligible property includes, to the extent included in the brownfield plan, personal property located on the property. Eligible property does not include qualified agricultural property exempt under Section 7ee of the general property tax act, 1983 PA 206, MCL 211.7ee, from the tax levied by a local school district for school operating purposes to the extent provided under Section 1211 of the revised school code, 1976 PA 451, MCL The eligible property consists of four parcels containing approximately 1.45 acres, located in the City of Saline (City) and having the addresses 147, 159, and 185 W. Michigan Avenue, and 104 Henry Street (Parcel ID Numbers , , , and ) hereinafter referred to collectively as the ( Property ). A legal description of the Property is included in Appendix A. A Topographic Location Map, and a map illustrating the designated eligible property boundary, is provided as Figures 1 and 2, respectively. The Property is located in a residential and commercial area of the City. Three unoccupied buildings and a vacant parcel are presently located on the Property. Historical operations included: manufacturing of carriages and hay/stock racks (painting and woodworking), a blacksmith shop, a gasoline station and automobile service and repair shop, and a automobile dealership. 3

8 The Concannon Company hereinafter referred to as the ( Developer ) intends to redevelop the Property as a mixed-use building that includes residential condominiums, retail and office space, and parking for municipal and residential uses. Parking will include, an underground parking lot for the residents and surface parking to serve the first floor retail space and the potential second floor commercial business offices. The top floors will consist of residential lofts offering a variety of unit configurations, and will include a village roof deck plan with access to a garden area and patio. Eligible activities that are included in this Plan include: underground storage tank (UST) removal, sheet piling, contaminated soil excavation/disposal/backfill, dewatering and disposal, soil verification sampling, and related due care activities. The overall estimated investment the project that is the basis for this plan is approximately $10.4 million. Construction is anticipated to begin in early 2007 and will continue until estimated completion in summer of This Plan has been created for the purpose of facilitating redevelopment of the Property, to allow the Authority to utilize Tax Increment Financing (TIF) to reimburse itself and the Developer for the cost of certain eligible activities that each complete as part of the project, and to allow an appropriate qualified taxpayer to apply for a State of Michigan Brownfield Redevelopment Single Business Tax Credit. B. Identification of the Property as a Facility and/or adjacent or contiguous to a Facility Under Part 201, a facility is defined as any area, place, or property where a hazardous substance in excess of the concentrations which satisfy the requirements of section 20120a(1)(a)... has been released, deposited, disposed of, or otherwise comes to be located. M.C.L (1)(o). A release is defined to include spilling or leaking of a hazardous substance into the environment. In addition, a release includes the abandonment of containers or other closed receptacles containing hazardous substances. M.C.L (1)(bb). The Property is considered eligible property as defined by Act 381, Section 2 because (a) the Property was previously utilized for a commercial and industrial purpose; and (b) the Property is determined to be a facility or adjacent or contiguous as defined by Act 381. as defined by Act 381. On November 28, 2005, CTI and Associates, Inc. (CTI) completed two Baseline Environmental Site Assessments (BEA) for the Property. According to the BEA performed at 147 and 159 Michigan Avenue (Parcel ID Numbers and ) soil analyzed at the Property 4

9 contained bromomethane, dibromochloropropane, 1,3-dichloropropene, 1,1,2,2-tetrachloroethane, 1,1,2-trichloroethane, and MTBE that exceeded the MDEQ Generic Residential Cleanup Criteria (GRCC) for Drinking Water Protection Criteria (DWPC); and 1,3-dichloropropene also exceeded the GRCC for Soil Volatilization to Indoor Air Inhalation Criteria (SVIIC). In addition, groundwater collected at the Property contained dibromochloropropane that exceeded the GRCC for DWPC. According to the BEA performed at 185 Michigan Avenue (Parcel ID Number ) soil analyzed at the Property contained acrylonitrile, benzene, bromodichloromethane, 1,3 dichloropropene, dibromochloropropane, 1,2-dichloropropane, ethyl benzene, methyl-tert-butyl ether, naphthalene, n-propylbenzene, styrene, toluene, 1,1,2-trichloroethane, 1,2,4-trimethylbenzene, 1,3,5- trimethylbenzene, and total xylenes that exceeded the MDEQ GRCC for either DWPC, SVIIC, and/or Direct Contact Criteria (DCC). In addition, groundwater collected at the Property contained acrylonitrile, benzene, bromodichloromethane, 1,3 dichloropropene, dibromochloropropane, 1,2- dichloropropane, ethyl benzene, methyl-tert-butyl ether, naphthalene, n-propylbenzene, styrene, toluene, 1,1,2-trichloroethane, 1,2,4-trimethylbenzene, 1,3,5-trimethylbenzene, and total xylenes that exceeded the GRCC for either DWPC, SVIIC, and/or DCC. Therefore, based on laboratory analytical results, the Property meets the definition of a facility as defined in Part 201 of Natural Resources and Environmental Protection Act (NREPA), Michigan Public Act (PA) 451, 1994, as amended. 104 Henry Street (Parcel ID Number ) qualifies as an eligible property because it is adjacent or contiguous to portions of the Property that are a facility. C. Description of Costs to be Paid for With Tax Increment Revenues and Summary of Eligible Activities Eligible activities that will likely take place as part of this project include a supplemental Phase II site investigation, Due Care and Additional Response Activities (that may include excavation and disposal of contaminated soil and collection and disposal of contaminated groundwater). Tax increment revenue generated by the new development will be captured by the Authority and used to reimburse the Authority and the Developer for the cost of their respective eligible activities completed on the Property. The Plan constitutes a public purpose by providing new tax revenues and employment for the community. The cost of the Eligible Activities is reasonable in light of the 5

10 resulting benefit and necessity to facilitate redevelopment. activities are shown in the table below: The estimated cost of the eligible ESTIMATED COST OF ELIGIBLE ACTIVITIES Funding Source TIF to Total Estimated reimburse the Item/Activity Cost Developer developer Further Assessment Activities (Supplemental Phase II, Brownfield Plan, etc.) Supplemental Phase II $20, (EPA Grant) Brownfield Plan $4, $4,500 Act 381 Work Plan $5, $5, $5, MDEQ Admin Fee $1, $1, Sub-total $30, $9,500 $6, Additional Response Activities (UST Removal, Sheet Pile activities, Contaminated soil and groundwater removal, due care activities, etc.) Sheet Pile $500, $500, $500, Soil Excavation, Disposal and Backfill $370, $370, $370, Dewatering and Disposal $50,000 $50,000 $50,000 Lab/Analytical Data $12, $12, $12, Section 7a Compliance Analysis (Due Care Plan) $10, $10, $10, Sub-total $942, $942, $942, Consulting Services Washtenaw Co. BRA Fee $1, $1, Environmental Consulting (Field Oversight and $40, $40, $40, Project Management) Sub-total $41, $41, $40, Projected Totals Project Totals $988, % Contingency on Eligible Activities $147,300 Total Cost of Eligible Activities to be Funded through TIFF $1,095, The costs listed in the table above are estimated costs and may increase or decrease depending on the nature and extent of unknown conditions encountered on the Property. If necessary, this Plan may be 6

11 amended to add or delete eligible activities and the estimated cost of each. No additional eligible activities will be performed and no additional costs will be incurred on the Property before the City, Authority, the County Board of Commissioners, and the State approve amendments to the Plan for additional eligible activities. 3.2 ESTIMATE OF CAPTURED TAXABLE VALUE AND TAX INCREMENT REVENUES (MCL (1)(C)) The total estimated cost of the eligible activities and other costs (including administrative fees and local site remediation revolving fund) to be reimbursed through the capture of tax increment revenue is $1,250, Only actual costs will be reimbursed, not to exceed the $1,250, unless an amendment to the Plan is approved. The Developer shall invest approximately $10.4 million in personal and real property improvements on the Property. The current taxable value of the property is $528, Redevelopment of the Property is expected to initially generate incremental taxable value in 2009 with the first significant increase in taxable value of approximately $5,694,100 beginning in It is estimated that the Authority will capture the 2009 through 2012 tax increment revenues to reimburse the cost of eligible activities completed at the Property and that the Authority will also capture 10% of the total MDEQ eligible activity costs in TIF for the 2012 tax increment revenues for the local site revolving fund, generated by the increase in taxable value, resulting from redevelopment of the Property. The total estimated tax increment revenue captured by The Authority is summarized in the table below and is presented in detail in Table 1. ESTIMATED TAX INCREMENT REVENUE CAPTURED BY THE AUTHORITY Year Incremental Taxable Tax Increment Value Revenue 2009 $7,303,950 $308, $7,382,278 $311, $7,461,388 $314, $7,541,290 $318,351 7

12 Year Incremental Taxable Tax Increment Value Revenue TOTAL $1,253, The captured incremental taxable value and associated tax increment revenue will be based on the actual increased taxable value from all taxable improvements on the Property and the actual millage rates levied by the various taxing jurisdictions during each year of the plan. 3.3 METHOD OF FINANCING AND DESCRIPTION OF ADVANCES BY THE MUNICIPALITY MCL (1)(D) Washtenaw County, using funding from their USEPA Petroleum Assessment Grant will finance $20, of the costs related to completion of the Supplemental Phase II ESA to define the extent of the contamination at the Property. The Developer shall finance all remaining costs of eligible activities under this Plan. There will be no advances by the City related to this Plan. 3.4 MAXIMUM AMOUNT OF NOTE OR BONDED INDEBTEDNESS (MCL (1)(E)) The maximum amount of note or bonded indebtedness related to this Plan is $10.4 million consisting solely of the private financing arranged by the Developer. 3.5 DURATION OF BROWNFIELD PLAN (MCL (1)(F)) It is anticipated that the Plan will remain in effect through However, the Plan will remain in effect for as many years as is required to fully reimburse the developer for the approved eligible expenses. 3.6 ESTIMATED IMPACT OF TAX INCREMENT FINANCING ON REVENUES OF TAXING JURISDICTIONS (MCL (1)(G)) The following table presents a summary of the tax increment revenues, generated by the taxing jurisdictions, whose millage is subject to capture by the Authority under this Plan. 8

13 TAXES CAPTURED BY TAXING JURISDICTION Taxing Jurisdiction Total School Operating $168, State Education Tax 178, Combined County 134, Community College 110, Library 58, Intermediate School District (ISD) 117, Combined Local 424, Recreation (Saline) 24,675 Refuse 36,815 Total $1,253, Additional information related to the impact of tax increment financing on the various taxing jurisdictions is presented in Table LEGAL DESCRIPTION, PROPERTY MAP AND PERSONAL PROPERTY (MCL (1)(H)) A legal description of the Property is provided in Appendix A, a Topographic Location Map, and a Boundary Map of the Property is provided as Figure 1 and Figure 2. The value of Personal Property associated with the development is included in this Plan for the purpose of calculating incremental taxable value and tax increment revenue. Furthermore, Personal Property is included as part of the Eligible Property, and the value of the Personal Property is eligible investment for the purpose of calculating the amount of the Brownfield Redevelopment Single Business Tax Credit for this project. 3.8 ESTIMATES OF RESIDENTS AND DISPLACEMENT OF FAMILIES (MCL (1)(I)) There are no persons residing on the Property to which this Plan applies, and therefore there are no families to be displaced. 9

14 3.9 PLAN FOR RELOCATION OF DISPLACED PERSONS (MCL (1)(J)) There are no persons residing on the Property to which this Plan applies, and therefore there is no need for a relocation plan PROVISIONS FOR RELOCATION COSTS (MCL (1)(K)) There are no persons residing on the Property to which this Plan applies, and therefore there is no need for the provision of relocation costs STRATEGY FOR COMPLIANCE WITH MICHIGANS RELOCATION ASSISSTANCE LAW MCL (1) (L) There are no persons residing on the Property to which this Plan applies, and therefore there is no need for compliance with Act No. 227 of the Public Acts of 1972, being Sections to of the Michigan Compiled Laws DESCRIPTION OF PROPOSED USE OF LOCAL SITE REMEDIATION REVOLVING FUND MCL (1)(M) No funds from the Washtenaw County Local Site Remediation Revolving Fund will be used for this project OTHER MATERIAL THAT THE AUTHORITY OR GOVERNING BODY CONSIDERS PERTINENT None 10

15 FIGURES

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18 TABLES

19 The Village Marketplace + Lofts Totals Current Taxable Value $ 528,800 $ 528,800 $ 528,800 $ 528,800 $ 528,800 $ 528,800 Weighted Current Taxable Value (Residential) $ Weighted Current Taxable Value (Commercial) $ Residential True Market Value (increases by 1% per year) $ 11,115,000 $ 11,226,150 $ 11,338,412 $ 11,451,796 Residential Taxable Value (Discounted 5%) $ 5,279,625 $ 5,332,421 $ 5,385,745 $ 5,439,603 Residential Tax Increment Value $ 5,006,542 $ 5,059,339 $ 5,112,663 $ 5,166,520 Commercial True Market Value (increases by 1% per year) $ 5,375,000 $ 5,428,750 $ 5,483,038 $ 5,537,868 Commercial Taxable Value (Discounted 5%) $ 2,553,125 $ 2,578,656 $ 2,604,443 $ 2,630,487 Commercial Tax Increment Value $ 2,297,408 $ 2,322,939 $ 2,348,725 $ 2,374,770 Description of Eligible Activities 1. MDEQ Work Plan Preparation 2. State Work Plan Review Fee 3. Due Care and Additional Response Activities 4. Contingency Eligible Activities to be funded by TIF 6. Authority Administrative Costs Local Site Remediation Revolving Fund Estimated Cost $ 5,000 $ 1,000 $ 942,000 $ 147,300 $ 1,095,300 $ 45,344 $ 109,530 Tax Increment Financing (Estimated Reimbursements) Residential Developer Reimbursement School Taxes - Millage. Authority Administrative Costs Local Site Remediation Revolving Fund State Educ Tax $ 30,039 $ 30,356 $ 30,676 $ 30,999 $ 122,070 TOTAL Local Taxes - Millage Community College $ 18,565 $ 18,761 $ 18,959 $ 19,158 $ 75,444 Assumptions: Intermediate School District (ISD) $ 19,899 $ 20,108 $ 20,320 $ 20,534 $ 80,861 Increase in taxable value of 1% City of Saline General $ 71,543 $ 72,298 $ 73,060 $ 73,830 $ 290,731 $3, was subtracted from the total amt. captured because the revolving loan only allows for 10% of total MDEQ capture Washtenaw County Operating $ 22,730 $ 22,969 $ 23,211 $ 23,456 $ 92,367 Library $ 9,824 $ 9,928 $ 10,033 $ 10,138 $ 39,923 Refuse $ 6,208 $ 6,274 $ 6,340 $ 6,406 $ 25,228 Taxes Captured by Taxing Jurisdiction Recreation (Saline) $ 4,161 $ 4,205 $ 4,249 $ 4,294 $ 16,909 Combined Total for Residential Taxing Jurisdiction Total School Operating $168, State Education Tax 178, Taxes Generated but Not Captured by WBRA Combined County 134, School Debt $ 35,046 $ 35,415 $ 35,789 $ 36,166 $ 142,415 Community College 110, Library 58, Intermediate School District (ISD) 117, Combined Local 424, Commercial Recreation (Saline) 24,675 School Taxes - Millage. Refuse 36,815 School Operating $ 41,353 $ 41,813 $ 42,277 $ 42,746 $ 168,189 Total $1,253, State Educ Tax $ 13,784 $ 13,938 $ 14,092 $ 14,249 $ 56,063 Local Taxes - Millage Community College $ 8,519 $ 8,614 $ 8,710 $ 8,806 $ 34,649 Intermediate School District (ISD) $ 9,131 $ 9,233 $ 9,335 $ 9,439 $ 37,137 City General $ 32,830 $ 33,195 $ 33,563 $ 33,935 $ 133,523 Washtenaw County $ 10,430 $ 10,546 $ 10,663 $ 10,781 $ 42,421 Library $ 4,508 $ 4,558 $ 4,609 $ 4,660 $ 18,335 Refuse $ 2,849 $ 2,880 $ 2,912 $ 2,945 $ 11,586 Recreation (Saline) $ 1,909 $ 1,931 $ 1,952 $ 1,974 $ 7,766 Combined Total for Commercial $ $ 1,095,300 $45,344 $109,530 1,250,174 Taxes Generated but Not Captured by DBRA School Debt $ 16,082 $ 16,261 $ 16,441 $ 16,623 $ 65,407 Total Yearly Incremental Taxes Captured $ 308,284 $ 311,606 $ 314,962 $ 318,351 $ 1,250,174 WCBRA Administrative Fees (5% of Eligible Costs up to $75,000 per year) $ 11,155 $ 11,275 $ 11,396 $ 11,518 $ 45,344 Yearly Taxes Captured for Reimbursement $ 297,129 $ 300,331 $ 303,566 $ 306,833 $ 1,095,300 Cumulative Taxes Captured for Reimbursement $ 297,129 $ 597,460 $ 901,026 $ 1,095,300 $ 1,095,300 Captured Taxes for Revolving Fund (10% of the total TIF for the cost of MDEQ activities) $ 109,530 $ 109,530 Cumulative Taxes Captured for Revolving Fund Reimbursed MDEQ Expenses $ 297,129 $ 300,331 $ 303,566 $ 194,274 School Taxes $ 85,177 $ 86,107 $ 87,045 $ 55,714 Local Taxes $ 211,952 $ 214,225 $ 216,520 $ 138,560 Unreimbursed MDEQ Expenses $ 1,095,300 $ 798,171 $ 497,840 $ 194,274 $ Orchard Lake Road Farmington, MI Phone Fax

20 APPENDICES

21 APPENDIX A

22 Legal Description of Eligible Property LAND IN THE CITY OF SALINE, COUNTY OF WASHTENAW, STATE OF MICHIGAN, AND DESCRIBED AS FOLLOWS: ALL OF LOT 45, LOT 50, EXCEPT THE WESTERLY 52 FEET OF THE SOUTHERLY 28 FEET, ALL OF LOTS 51, 52, 53, LOT 55, EXCEPT THE SOUTHEASTERLY FEET OF THE SOUTHERLY 15 FEET OF ASSESSOR S PLAT No. 6 A PART OF THE NE. FRACTIONAL ¼ OF SECTION 1, T.4S., R. 5E, AND A REPLAT OF SECTIONS 3, 4, 10 & 11, ORIGINAL TOWN, IN THE CITY OF SALINE, WASHTENAW COUNTY, MICHIGAN, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN LIBER 9, OF PLATS PAGE 43, WASHTENAW COUNTY RECORDS. SITE CONTAINING 63,125 S.F. OR 1.45 AC. OF LAND

23 APPENDIX B

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