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Commissioners hear public hearing on Tractor Supply brownfield plan in Benton Township
Summary
Berrien County held a public hearing on a brownfield tax-increment financing plan for a proposed Tractor Supply store on about 10 acres in Benton Township; staff described contamination, eligible remediation costs, projected tax capture and a 20-year capture term, and a member of the Brownfield Authority voiced support.
Berrien County commissioners held a public hearing on a proposed brownfield tax-increment financing plan for a Tractor Supply Company store on roughly 10 acres on the north side of Fair Plain Drive in Benton Township.
Dan Feddy, the county’s community development director, told the board the site—vacant for several years—has a history of arsenic contamination from past orchard uses and therefore meets the statutory eligibility criteria for inclusion in a brownfield plan. He summarized required “section 13” findings and said the developer will undertake response activities including removal of contaminated soil as part of construction earthwork.
Feddy described the plan’s cost estimates and financing structure: about $59,100 for Phase I/II investigations, a maximum of $876,000 for response activities (primarily earthwork and contaminated soil removal), $131,000 in contingencies, and a $20,000 administrative charge spread over 20 years. The plan lists total eligible activities at $1,036,000; county staff said the projected tax increment will not repay the full amount and that developers expect to be reimbursed for roughly half their eligible costs over the capture period.
Staff said the property’s current taxable value is about $79,000 and that a completed Tractor Supply store is modeled to have a taxable value around $931,000 based on an identical development in Lincoln Township. The brownfield capture is proposed to begin in January 2026, with most tax growth expected in 2027, and the plan duration is 20 years per Benton Township preference. The county will not capture school taxes; capture will apply to county, township and other local taxing units as stated in the plan.
During the public hearing period one attendee who identified themselves as serving on the Brownfield Authority expressed support and appreciation for the project and for county staff work. After no further public comment, commissioners moved to close the public hearing. The motion to close was made by Commissioner Warfel, supported by Commissioner Volrath, and passed on roll call (10 yes, 2 absent).
The transcript does not record a subsequent roll-call vote in this excerpt to adopt the brownfield resolution on the consent calendar. Dan Feddy noted the brownfield authority recommended the plan and that Benton Township requested the county administer the plan on the developer’s behalf; he also said no residents would be displaced and no local site remediation revolving fund will be established from this plan.
