07-27-2016 Community Redevelopment Authority Regular Meeting Packet
Community Redevelopment
Authority (CRA)
Wednesday, July 27, 2016
Regular Meeting Packet
Board Members:
Tom Gdowski - Chairman
Glen Murray – Vice Chairman
Sue Pirnie
Glenn Wilson
Krae Dutoit
4:00 PM
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Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
DIRECTOR COMMUNICATION
This is an opportunity for the Director to comment on current events, activities, and issues of interest to
the commission.
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Community Redevelopment
Authority (CRA)
Wednesday, July 27, 2016
Regular Meeting
Item A1
Agenda
Staff Contact: Chad Nabity
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AGENDA
Wednesday, July 27, 2016
4:00 p.m.
Grand Island City Hall
Open Meetings Notifications
1.Call to Order.Barry Sandstrom
This is a public meeting subject to the open meetings laws of the State of Nebraska. The
requirements for an open meeting are posted on the wall in this room and anyone that wants to
find out what those are is welcome to read through them.
The CRA may vote to go into Closed Session on any Agenda Item as allowed by State Law.
2.Approval of Minutes of July 13, 2016 Meeting.
3.Consideration of a Resolution to forward a Redevelopment Plan Amendment to the Hall
County Regional Planning Commission for Prataria Ventures, LLC, Grand Island, NE.
4.Consideration of a Resolution of intent to enter into a Site Specific Redevelopment Contract &
Approval of related actions 30 day notice to City Council for Prataria Ventures, LLC, Grand
Island, NE.
5.Budget 2016-2017.
6.Directors Report.
7.Adjournment
Next Meeting August 10, 2016
The CRA may go into closed session for any agenda item as allowed by state law.
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Community Redevelopment
Authority (CRA)
Wednesday, July 27, 2016
Regular Meeting
Item B1
Meeting Minutes
Staff Contact: Chad Nabity
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OFFICIAL PROCEEDINGS
MINUTES OF
COMMUNITY REDEVELOPMENT AUTHORITY
MEETING OF
July 13, 2016
Pursuant to due call and notice thereof, a Regular Meeting of the Community
Redevelopment Authority of the City of Grand Island, Nebraska was conducted on July
13, 2016 at City Hall 100 E First Street. Notice of the meeting was given in the July 6,
2016 Grand Island Independent.
1.CALL TO ORDER. Tom Gdowski called the meeting to order at 4:00 p.m. The
following members were present: Sue Pirnie, Krae Dutoit, and Glen Murray. Also
present were; Director, Chad Nabity; Admin Assistant, Rose Rhoads; City Administrator,
Marlan Ferguson; Finance Director, Ranae Griffiths; Accountant, Brian Schultz; Council
Liaison, Vaughn Minton; Bruce Shriner Mike Bacon, Tom Ziller, Dr. Ryan Crouch,
Cindy Johnson, Tom Middleton, Ron Dupue and Mark Otto.
Gdowski stated this was a public meeting subject to the open meeting laws of the State of
Nebraska. He noted that the requirements for an open meeting were posted on the wall
easily accessible to anyone who would like to read through them.
2.APPROVAL OF MINUTES. A motion for approval of Minutes for the June 8,
2016 meeting was made by Pirnie and seconded by Dutoit. Upon roll call vote all present
voted aye. Motion carried unanimously.
3. APPROVAL OF FINANCIAL REPORTS. Schultz reviewed the financial reports
for the period of June 1, 2016 through June 30, 2016. A motion was made by Murray
and seconded by Pirnie to approve the financial reports. Upon roll call vote all present
voted aye. Motion carried unanimously.
4. APPROVAL OF BILLS. The bills were reviewed. A motion was made by Pirnie
and seconded by Dutoit to approve the bills in the amount of $114,900.68. Upon roll call
vote all present voted aye. Motion carried unanimously to approve the payment of bills
totaling $114,900.68.
5.REVIEW OF COMMITTED PROJECTS & CRA PROPERTY.
Nabity reviewed the Committed Projects. Removing the house demo for 211 Eddy for
$15,000, there is no activity on Zoul Properties. Bosselman’s has started their façade on
the former Skagway building. Chad also discussed the possibility of paying the third and
final payment in December for Tower 217.
6. CONSIDERATION OF REDEVELOPMENT CONTRACT. Talon Apartments,
(the “Developer”) has proposed to redevelop an area within the city limits of the City of
Grand Island at the old Vanosdall ball fields. The CRA passed resolution 214 notifying
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City Council of their intent to enter into a redevelopment contract at their meeting on
May 11, 2016. The Hall County Regional Planning Commission met on June 1, 2016
and passed Resolution 2016-04 finding that this plan amendment is consistent with the
comprehensive development plan for the City of Grand Island. The Grand Island City
Council passed Resolution 2016-151 at their meeting on June 28, 2016.
Mike Bacon noted there was one revision to the TIF contract.
A motion was made by Pirnie to approve the revision of the TIF contract and was
seconded by Dutoit. Upon roll call three members present (Murray, Dutoit, and Pirnie)
voted aye and one member (Gdowski) abstained. Motion carried.
A motion to approve Resolution 219 for Talon Apartments as amended was made by
Dutoit and seconded by Murray. Upon roll call three members present (Murray, Dutoit,
and Pirnie) voted aye and one member (Gdowski) abstained. Motion carried.
7. APPROVAL. Approval of Desert Rose documents to facilitate the Talon
Apartment Development.
A motion was made by Murray to approve the Desert Rose documents for the Talon
Apartment Development and seconded by Pirnie. Upon roll call vote all present voted
aye. Motion carried unanimously.
8. CONSIDERATION OF RESOLUTION 220.
Gdowski pulled items 8 and 9. These were postponed and will be moved to a special
meeting to be held July 27, 2016.
Chief did a brief presentation of the proposed new area they are requesting TIF for.
Consideration of a Resolution to forward a Site Specific redevelopment plan to the Hall
County Regional Planning Commission for Prataria Ventures, LLC. The CRA received a
TIF application and staff has prepared a Site Specific redevelopment plan (the “Plan”),
for redevelopment of an area within city limits of the City of Grand Island, Hall County,
NE.
A motion was made by Pirnie and seconded by Dutoit to postpone action on Resolutions
220 and 221 until July 27, 2016. Upon roll call vote all present voted aye. Motion
carried unanimously.
9. CONSIDERATION OF RESOLUTION 221.
Gdowski pulled items 8 and 9. These were postponed and will be moved to a special
meeting to be held July 27, 2016.
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Consideration of a Resolution of intent to enter into a Site Specific Redevelopment
Contract & Approval of related actions 30 day notice to City Council for Prataria
Ventures, LLC.
10. CONSIDERATION OF RESOLUTION 222.
Consideration of a Resolution to forward a Site Specific redevelopment plan to the Hall
County Regional Planning Commission for TW Ziller Properties LLC. The CRA
received a TIF application and staff has prepared a Site Specific redevelopment plan (the
“Plan”), for redevelopment of an area within city limits of the City of Grand Island, Hall
County, NE.
A motion was made by Murray and seconded by Pirnie to approve Resolution 222. Upon
roll call vote all present voted aye. Motion carried unanimously.
11.CONSIDERATION OF RESOLUTION 223.
Consideration of a Resolution of intent to enter into a Site Specific Redevelopment
Contract & Approval of related actions 30 day notice to City Council for TW Ziller
Properties, LLC.
A motion was made by Murray and seconded by Dutoit to approve Resolution 223.
Upon roll call vote all present voted aye. Motion carried unanimously.
12.CONSIDERATION OF RESOLUTION 224.
Consideration of a Resolution to forward a Site Specific redevelopment plan to the Hall
County Regional Planning Commission for Middleton Properties II, LLC. The CRA
received a TIF application and staff has prepared a Site Specific redevelopment plan (the
“Plan”), for redevelopment of an area within city limits of the City of Grand Island, Hall
County, NE.
A motion was made by Murray and seconded by Dutoit to approve Resolution 224.
Upon roll call vote all present voted aye. Motion carried unanimously.
13.CONSIDERATION OF RESOLUTION 225.
Consideration of a Resolution of intent to enter into a Site Specific Redevelopment
Contract & Approval of related actions 30 day notice to City Council for Middleton
Properties II, LLC.
A motion was made by Murray and seconded by Pirnie to approve Resolution 225. Upon
roll call vote all present voted aye. Motion carried unanimously.
14.GRANT REQUEST.
Consideration of a grant request for South Locust/Fonner Park Business Improvement
Districts in the amount of $30,000. The CRA received a letter from Cindy Johnson,
President of the Chamber of Commerce requesting a grant to help facilitate the
improvements of the landscaping along the South Locust corridor from US Hwy 34 to
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Fonner Park Road. This would be a grant to each of the BID’s in the amount of $15,000.
This would be paid out in two fiscal years.
A motion was made by Pirnie and seconded by Dutoit to approve the grant request in the
amount of $30,000. Upon roll call vote all present voted aye. Motion carried
unanimously.
15. DISCUSSION CONCERNING PURCHASE/SALE OF REAL ESTATE. No
discussion.
16. APPROVE RESOLUTION OR RESOLUTIONS TO PURCHASE TO
PRUCHASE/SELL REAL ESTATE. No resolutions.
17.DIRECTORS REPORT. Special meeting to be held July 27, 2016 at 4:00 p.m.
This will include the 2017-2018 budget and the Prataria Ventures, LLC TIF.
18.ADJOURNMENT. Meeting was adjourned at 4:48 p.m.
The next meeting is scheduled for July 27, 2016.
Respectfully submitted
Chad Nabity
Director
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Community Redevelopment
Authority (CRA)
Wednesday, July 27, 2016
Regular Meeting
Item H1
TIF Request
Staff Contact: Chad Nabity
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Redevelopment Plan Amendment
Grand Island CRA Area 17
June 2016
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 17 within the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific project in Area 17.
Executive Summary:
Project Description
THE REDEVELOPMENT OF PROPERTY LOCATED SOUTH OF HUSKER
HIGHWAY AND WEST OF U.S. HIGHWAY 281 (THE PROJECT SITE IS
CURRENTLY PLATTED AS EWOLDT SUBDIVISION WHICH PLAT WILL BE
VACATED AND A NEW PLAT RECORDED). THE PROJECT WILL CONSIST OF
DEMOLITION OF EXISTING FARMS STRUCTURES, ALL SITE WORK AND
GRADING TO PROMOTE AND ENHANCE DRAINAGE ACROSS THE SITE,
INTALLATION OF ROADS, SEWER, WATER AND OTHER UTILITY
INFRASTRUCTURE TO SUPPORT DEVELOPMENT OF THE SITE. THE PROJECT
SHALL ALSO INCLUDE INFRASTRUCTURE IMPROVEMENTS AND
MODIFICATIONS WITHIN THE PUBLIC RIGHT-OF-WAY OF HUSKER
HIGHWAY (U.S. HIGHWAY 34) AND U.S. HIGHWAY 281 TO FACILITATE THE
TRAFFIC THE PROJECT WILL GENERATE. THE INTIAL PHASE OF THIS
DEVELOPMENT WILL CONSIST OF THE CONSTRUCTION OF A 4 STORY 64
BED HOSPITAL, A 66,000 SQUARE FOOT MEDICAL OFFICE BUILDING AND A
103 BED HOTEL WITH 7000 SQUARE FEET OF CONFERENCE/MEETING SPACE.
The use of Tax Increment Financing to aid in demolition, site clearance, and necessary
infrastructure and grading improvements to redevelop the southwest corner of Husker
Highway and U.S. Highway 281 currently platted as Ewoldt Sub in the City of Grand
Island. The use of Tax Increment Financing is an integral part of the development plan
and necessary to make this project economically feasible. The project will result in the
development of lots along this section of U.S. 281 toward U.S. Interstate 80. The
proposed anchors for the first phase of this development location include a private
hospital, medical office building and hotel with conference space. Subsequent phases of
the remainder of the site include housing, office space and retail development. The
developer has indicated that this development would not be considered nor financially
feasible for at this location without the use of TIF.
Prataria Ventures L.L.C., a wholly owned subsidiary of Chief Industries, Inc., owns the
subject property. Chief Industries was founded in 1954 and is headquartered in Grand
Island. The developer is responsible for and has provided evidence that they can secure
adequate debt financing to cover the costs associated with the site work and remodeling.
The Grand Island Community Redevelopment Authority (CRA) intends to pledge the ad
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valorem taxes generated over the 15 year period beginning January 1, 2018 towards the
allowable costs.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
Legal Descriptions: All of Ewoldt Subdivision in Grand Island, Hall County, Nebraska
and the adjacent rights-of-way for Husker Highway/U.S. Highway 34, U.S. Highway 281
and Rae Road.
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Existing Land Use and Subject Property
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This plan amendment provides for the issuance TIF Notes, the proceeds of which
will be granted to the Redeveloper. The tax increment will be captured for up to 15
tax years the payments for which become delinquent in years 2018 through 2032
inclusive or as otherwise dictated by the contract.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The incremental value for the first phase will be
created by the construction of a 64 bed private hospital, medical office building and
hotel/conference center. This area is planned for commercial development with the
Grand Island Comprehensive Plan and will need to be rezoned to either a B2
General Commercial or CD Commercial Development zone to accommodate the
planned development. In addition, the current subdivision will be vacated and a
new subdivision created to create the buildable lots of record for the first phase of
redevelopment.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution
providing for the issuance of the TIF Note, the Authority hereby provides that any ad
valorem tax on the Redevelopment Project Area for the benefit of any public body be
divided for a period of fifteen years after the effective date of this provision as set forth in
the Redevelopment Contract, consistent with this Redevelopment Plan. Said taxes shall
be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise, such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
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The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on June 9, 2015.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to rehabilitate the building for permitted uses on this property as defined by
the current and effective zoning regulations.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
This Redevelopment Plan for Area 17 does not anticipate real property acquisition by the
developer. There is no proposed acquisition by the authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan provides for the demolition and removal of
the existing abandoned farm buildings on the property.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. This property is
in private ownership and is planned for commercial uses [§18-2103(b) and §18-2111]. A
site plan of the area after the proposed redevelopment is also attached. [§18-2111(5)]
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City of Grand Island Future Land Use Map
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Proposed Site Plan as developed.
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d. Changes to zoning, street layouts and grades or building codes or ordinances or other
Planning changes.
The property is currently platted as Ewoldt Subdivision. The existing Ewoldt
Subdivision and all easements on the property will be vacated. The property will be
replatted with a new street and lot configuration. Necessary easements will be dedicated
with the new subdivision plat.
The area is zoned TA Transitional Agriculture. It is anticipated that the area for the first
phase of redevelopment will be rezoned to accommodate the development to a B2
General Commercial or CD Commercial Development Zone. These zoning districts at
this location are consistent with the Grand Island Comprehensive Development Plan. The
westerly portions of the property may be rezoned to an RO Residential Office zone that
allows apartments and office buildings and which would provide a buffer between
anticipated lakefront residential development to the west. Internal streets will be platted
to connect James Road on the north with the intersection of James Road (Prairie View
Road) and Rae Road on the south. All properties will be graded to drain appropriately
and streets will be designed based on final lot elevations. Streets, utility infrastructure
and grading will be completed for the whole development during the first phase of this
project. No changes are anticipated in building codes or ordinances. However, the CRA
intends to require enhancements to building facades as part of a public space requirement
of the redevelopment project. No other planning changes contemplated. [§18-2103(b) and
§18-2111]
e. Site Coverage and Intensity of Use
The developer is proposing to build on the site within the constraints allowed by the
proposed zoning districts. The CD zoning district allows for up to 50% of the CD zone
to be covered with buildings. The B2 zone would allow coverage of up to 100% of the
lot less required landscaping and the RO zoning district would allow up to 75% coverage.
Final zoning on the project site will have to be approved by the Grand Island City
Council prior to construction. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. Sufficient capacity exists
within these systems to support this development at completion. Sewer, water will be
extended throughout the site. The developer will be responsible for engineering and
installation of all required utilities. Said utilities are expected to become part of the city
infrastructure and will be accepted into the city systems after construction and inspection.
Electric infrastructure will be extended throughout the site according to typical
commercial installation requirements. Natural gas and communications infrastructure
will be installed according to the agreements formed with the private companies that
provide those services. The City of Grand Island will secure all necessary easements for
utility infrastructure with the platting and development processes. Public façade
easements will be acquired in all buildings constructed as part of the project. The
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Redeveloper will be required to enhance the building exteriors and façades as provided in
the redevelopment contract as a part of the public space development in the project over
and above Commercial Development Zone building requirements. The façade
improvements are required to ensure long-term durability of the buildings to prevent the
recurrence of blighted conditions, with such façade improvements protected with a grant
of an easement to the City by the Redeveloper.
[§18-2103(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. No individuals or businesses
will be relocated due to this development. [§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106] No members of the
authority or staff of the CRA has any interest in this property.
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
The developer owns this property. The developer has identified the following expenses
shown as exhibit B as potentially eligible for TIF based on the costs for the first phase
development and site preparation/grading, streets and utility infrastructure for the full 96
acre site at $28,910,839. Additional TIF may be generated and used for complete
development of the remainder of the site for site acquisition, planning, architecture, legal
and other eligible activities.
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No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
b. Statement of proposed method of financing the redevelopment project.
The developer will provide all necessary financing for the project. The Authority will
assist the project by granting the sum of $28,708,000 from the proceeds of the TIF
Indebtedness issued by the Authority. This indebtedness will be repaid from the Tax
Increment Revenues generated from the project. TIF revenues shall be made available to
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Comment [CN]: We do need to decide
which year the project begins 2017 or
2018? This will impact the amount of
increment based on what improvements
have been completed.
repay the original debt and associated interest after January 1, 2017 through December
2031. The developer will use the TIF Note to secure debt financing in an amount not to
exceed $28,708,000 to be paid to the note holder during the term of the financing.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan.
7. Section 18-2113 of the Act requires:
Prior to recommending a redevelopment plan to the governing body for approval, an
authority shall consider whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of accomplishing, in
conformance with the general plan, a coordinated, adjusted, and harmonious development
of the city and its environs which will, in accordance with present and future needs,
promote health, safety, morals, order, convenience, prosperity, and the general welfare, as
well as efficiency and economy in the process of development, including, among other
things, adequate provision for traffic, vehicular parking, the promotion of safety from
fire, panic, and other dangers, adequate provision for light and air, the promotion of the
healthful and convenient distribution of population, the provision of adequate
transportation, water, sewerage, and other public utilities, schools, parks, recreational and
community facilities, and other public requirements, the promotion of sound design and
arrangement, the wise and efficient expenditure of public funds, and the prevention of the
recurrence of insanitary or unsafe dwelling accommodations or conditions of blight.
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan. This
will have the intended result of preventing recurring elements of blighted and substandard
conditions within the area.
8. Time Frame for Development
Development of this project is anticipated to be completed between September of 2016
and December of 2018. Excess valuation should be available for this project for 15 years
beginning with the 2017 tax year. Additional projects may be brought forward for
separate consideration on parcels located outside of this initial phase.
9. Justification of Project
Demolition, extension of utilities, substantial site grading and installation of streets are
necessary to facilitate redevelopment of this site. The redevelopment of this property by
Prataria Ventures, LLC, will result in increased employment opportunities in the medical
sector within Grand Island as well as expanded medical choices. This is a first step in
extending development south along U.S. Highway 281 toward U.S. Interstate 80. The
Grand Island City Council has made it clear with previous decisions that they support
development toward the I-80/281 interchange.
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Comment [CN]: Again we need to
confirm the start date for the contract.10. Cost Benefit Analysis The CRA will engage consultants to prepare a cost benefit
analysis. The results of the analysis will be included as an appendix to this plan
amendment.
Time Frame for Development
Development of this project is anticipated to be completed between September of 2016
and December of 2018. The base tax year should be calculated on the value of the
property as of January 1, 2017. Excess valuation should be available for this project for
15 years beginning in 2017 with taxes due in 2018. Excess valuation will be used to pay
the TIF Indebtedness issued by the CRA per the contract between the CRA and the
developer for a period not to exceed 15 years or an amount not to exceed $28,708,000 the
projected amount of increment based upon the anticipated value of the project and current
tax rate.
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Prataria Ventures, LLC
COMMUNITY REDEVELOPMENT AUTHORITY
OF THE CITY OF GRAND ISLAND, NEBRASKA
RESOLUTION NO. 220
RESOLUTION OF THE COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY
OF GRAND ISLAND, NEBRASKA, SUBMITTING A PROPOSED
REDEVELOPMENT PLAN TO THE HALL COUNTY REGIONAL PLANNING
COMMISSION FOR ITS RECOMMENDATION
WHEREAS, this Community Redevelopment Authority of the City of Grand
Island, Nebraska ("Authority"), pursuant to the Nebraska Community
Development Law (the "Act"), prepared a proposed redevelopment plan (the
"Plan") a copy of which is attached hereto as Exhibit 1, for redevelopment of an
area within the city limits of the City of Grand Island, Hall County, Nebraska; and
WHEREAS, the Authority is required by Section 18-2112 of the Act to submit
said to the planning board having jurisdiction of the area proposed for redevelopment
for review and recommendation as to its conformity with the general plan for the
development of the City of Grand Island, Hall County, Nebraska;
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
The Authority submits to the Hall County Regional Planning Commission the
proposed Plan attached to this Resolution, for review and recommendation as to its
conformity with the general plan for the development of the City of Grand Island, Hall
County, Nebraska.
Passed and approved this ___ day of ___________, 2016.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF
GRAND ISLAND, NEBRASKA.
By___________________________
Chairperson
ATTEST:
__________________________
Secretary
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Prataria Ventures, LLC
COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY
OF GRAND ISLAND, NEBRASKA
RESOLUTION NO. 221
RESOLUTION OF THE COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY
OF GRAND ISLAND, NEBRASKA, PROVIDING NOTICE OF INTENT TO ENTER INTO
A REDEVELOPMENT AFTER THE PASSAGE OF 30 DAYS AND OTHER MATTERS
WHEREAS, this Community Redevelopment Authority of the City of Grand
Island, Nebraska ("Authority"), has received an Application for Tax Increment
Financing under the Nebraska Community Development Law (the “Act”) on a
project within Redevelopment Area 17, from Prataria Ventures, LLC, (The "Developer") for redevelopment of an area within the city limits of the City of Grand
Island as set forth in Exhibit 1 attached hereto area; and
WHEREAS, this Community Redevelopment Authority of the City of Grand
Island, Nebraska ("Authority"), is proposing to use Tax Increment Financing on a project within Redevelopment Area 17;
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
Section 1. In compliance with section 18-2114 of the Act, the Authority hereby
gives the governing body of the City notice that it intends to enter into the
Redevelopment Contract, attached as Exhibit 1, with such changes as are deemed
appropriate by the Authority, after approval of the redevelopment plan amendment
related to the redevelopment project described in the Redevelopment Contract, and
after the passage of 30 days from the date hereof.
Section 2. The Secretary of the Authority is directed to file a copy of this
resolution with the City Clerk of the City of Grand Island, forthwith.
Passed and approved this ___ day of __________, 2016.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF
GRAND ISLAND, NEBRASKA.
By ___________________________
Chairperson
ATTEST:
___________________
Secretary
Grand Island Regular Meeting - 7/27/2016 Page 35 / 44
Community Redevelopment
Authority (CRA)
Wednesday, July 27, 2016
Regular Meeting
Item K1
Budget
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 7/27/2016 Page 36 / 44
July 20, 2016
From: Chad Nabity, AICP Director
To:CRA Board
Re: 2016-2017 Budget
Enclosed you will find a draft of the 2016-2017 CRA Budget.
The 2016-2017 CRA Budget is presented with projected revenue from taxes of $746,000
the levy from last year is being retained and includes about $548,000 for CRA purposes
including grants, façade improvements, committed projects and staffing as well as
$198,000 for Lincoln Park Pool. This budget does project $100,000 of revenue for
property sales during the upcoming year but has enough flexibility to accomplish all of
budgeted activities without this occurrence.
The budget includes $200,000 for façade improvement. I am anticipating some
significant requests on a couple of different projects. I am suggesting we budget $80,000
for property acquisitions. This budget also includes $200,000 for downtown life safety
improvements along with a carryover of $65,000 of funds that have not yet been
designated for this year. (We have an application for $200,000 of grant funds for the
Hedde Building that will be considered for the August CRA meeting.) This program was
intended to run for 5 years with $100,000 contributed annually from both the CRA and
the City. I am suggesting that we put $100,000 in the other projects line. This money
could be shifted to property purchase, grants or façade improvements depending on the
need. Budgeting money in other projects makes it possible for the CRA to consider
purchases like heating the sheep barn at Fonner Park or helping pay for the demolition of
the Aurora Coop buildings.
The CRA made substantial commitments to façade projects at the end of the 2015 fiscal
year and the budget for this fiscal year reflects those commitments and fully funds the
payout of those obligations.
We did change the line item for Building Improvement to Committed Projects Carryover
to more accurately describe what this line contains. I am anticipating that we will payout
$475,000 of committed projects during this fiscal year and $935,000 during the next year.
Please let me know if you have any additional feedback on the budget as presented.
Grand Island Regular Meeting - 7/27/2016 Page 37 / 44
As of 6/30/16
2015-2016 2016 REMAINING EXPECTED 2017
YEAR TO DATE BUDGET BALANCE YEAR END BUDGET
CONSOLIDATED
Beginning Cash 841,354 841,354 841,354 841,354 901,546
REVENUE:
Property Taxes - CRA 383,509 534,000 150,491 534,000 548,641
Property Taxes - Lincoln Pool 124,262 198,050 73,788 198,050 198,050
Property Taxes -TIF's 439,377 2,041,892 1,680,042 770,556 1,809,856
Loan Income (Poplar Street Water Line)640 - - 7,500 8,000
Interest Income - CRA 121 300 179 300 300
Interest Income - TIF'S 8 - - 23,720 23,720
Land Sales - 100,000 100,000 - 250,000
Other Revenue - CRA 17,316 130,000 112,684 130,000 130,000
Other Revenue - TIF's - - - - -
TOTAL REVENUE 965,235 3,004,242 2,117,183 1,664,126 2,968,567
TOTAL RESOURCES 1,806,589 3,845,596 2,958,537 2,505,480 3,870,113
EXPENSES
Auditing & Accounting - 5,000 5,000 5,000 5,000
Legal Services 1,005 3,000 1,995 2,000 3,000
Consulting Services - 5,000 5,000 - 5,000
Contract Services 51,478 65,000 13,522 75,000 75,000
Printing & Binding - 1,000 1,000 - 1,000
Other Professional Services 8,698 16,000 7,302 9,000 16,000
General Liability Insurance - 250 250 - 250
Postage 71 350 279 100 200
Life Safety - 285,000 285,000 - 265,000
Legal Notices 144 2,000 1,856 1,500 500
Licenses & Fees 53 - - - -
Travel & Training - 1,000 1,000 - 1,000
Other Expenditures - - - - -
Office Supplies 926 400 - 1,100 1,000
Supplies - 300 300 50 300
Land - 200,000 200,000 - 50,000
Bond Principal - Lincoln Pool 175,000 - - 175,000 175,000
Bond Interest 22,088 - - 22,088 20,863
Façade Improvement - 350,000 350,000 - 200,000
Building Improvement 350,855 368,972 18,117 475,000 835,148
Other Projects 525 450,000 449,476 15,525 50,000
Bond Principal-TIF's 339,755 1,290,022 1,006,141 777,245 1,815,774
Bond Interest-TIF's 22,663 31,070 8,949 45,326 17,463
Interest Expense - - - - -
TOTAL EXPENSES 973,259 3,074,364 2,355,187 1,603,934 3,537,497
INCREASE(DECREASE) IN CASH (8,024) (70,122) (238,004) 60,192 (568,930)
ENDING CASH 833,330 771,232 603,350 901,546 332,615
CRA CASH 534,449 634,140 62,683
Lincoln Pool Tax Income Balance 176,208 249,996 252,183
TIF CASH 122,673 17,410 17,749
Total Cash 833,330 901,546 332,615
COMMUNITY REDEVELOPMENT AUTHORITY
16-17 BUDGET
Grand Island Regular Meeting - 7/27/2016 Page 38 / 44
As of 6/30/16
2015-2016 2016 REMAINING EXPECTED 2017
YEAR TO DATE BUDGET BALANCE YEAR END BUDGET
COMMUNITY REDEVELOPMENT AUTHORITY
16-17 BUDGET
CRA
GENERAL OPERATIONS:
Property Taxes - CRA 383,509 534,000 150,491 534,000 548,641
Property Taxes - Lincoln Pool 124,262 198,050 73,788 198,050 198,050
Interest Income 121 300 179 300 300
Loan Income (Poplar Street Water Line)640 - - 7,500 8,000
Land Sales - 100,000 100,000 - 250,000
Other Revenue & Motor Vehicle Tax 17,316 130,000 112,684 130,000 130,000
-
TOTAL 525,850 962,350 437,141 869,850 1,134,991
GENTLE DENTAL
Property Taxes 5,084 - - 3,598 3,598
Interest Income 1 - - 404 404
TOTAL 5,085 - - 4,002 4,002
PROCON TIF
Property Taxes 28,188 19,162 - 15,601 15,601
Interest Income 3 - - 4,101 4,101
TOTAL 28,191 19,162 - 19,702 19,702
WALNUT HOUSING PROJECT
Property Taxes 34,977 74,472 39,495 55,257 55,257
Interest Income 4 - 19,215 19,215
TOTAL 34,981 74,472 39,495 74,472 74,472
BRUNS PET GROOMING
Property Taxes 13,809 13,500 - 13,500 13,500
TOTAL 13,809 13,500 - 13,500 13,500
GIRARD VET CLINIC
Property Taxes 5,113 14,500 9,387 14,500 14,500
TOTAL 5,113 14,500 9,387 14,500 14,500
GEDDES ST APTS-PROCON
Property Taxes 28,334 30,000 1,667 30,000 30,000
TOTAL 28,334 30,000 1,667 30,000 30,000
SOUTHEAST CROSSING
Property Taxes 9,754 15,000 5,246 15,000 18,000
TOTAL 9,754 15,000 5,246 15,000 18,000
POPLAR STREET WATER
Property Taxes 5,751 6,000 249 7,500 8,000
TOTAL 5,751 6,000 249 7,500 8,000
CASEY'S @ FIVE POINTS
Property Taxes 4,655 10,000 5,345 10,000 10,000
TOTAL 4,655 10,000 5,345 10,000 10,000
Grand Island Regular Meeting - 7/27/2016 Page 39 / 44
As of 6/30/16
2015-2016 2016 REMAINING EXPECTED 2017
YEAR TO DATE BUDGET BALANCE YEAR END BUDGET
COMMUNITY REDEVELOPMENT AUTHORITY
16-17 BUDGET
SOUTH POINTE HOTEL PROJECT
Property Taxes 45,061 90,000 44,939 90,000 90,000
TOTAL 45,061 90,000 44,939 90,000 90,000
TODD ENCK PROJECT
Property Taxes 3,410 6,000 2,590 6,000 6,000
TOTAL 3,410 6,000 2,590 6,000 6,000
JOHN SCHULTE CONSTRUCTION
Property Taxes 2,632 6,000 3,368 6,000 6,000
TOTAL 2,632 6,000 3,368 6,000 6,000
PHARMACY PROPERTIES INC
Property Taxes 5,995 11,000 5,005 11,000 11,000
TOTAL 5,995 11,000 5,005 11,000 11,000
KEN-RAY LLC
Property Taxes 42,273 34,000 - 85,000 85,000
TOTAL 42,273 34,000 - 85,000 85,000
TOKEN PROPERTIES RUBY
Property Taxes 1,559 1,458 - 1,500 1,500
TOTAL 1,559 1,458 - 1,500 1,500
GORDMAN GRAND ISLAND
Property Taxes 9,770 40,000 30,230 40,000 40,000
TOTAL 9,770 40,000 30,230 40,000 40,000
BAKER DEVELOPMENT INC
Property Taxes 3,504 3,000 - 3,000 3,000
TOTAL 3,504 3,000 - 3,000 3,000
STRATFORD PLAZA INC
Property Taxes 12,454 35,000 22,546 35,000 35,000
TOTAL 12,454 35,000 22,546 35,000 35,000
COPPER CREEK 2013 Houses
Property Taxes 40,644 - - 80,000 80,000
TOTAL 40,644 - - 80,000 80,000
FUTURE TIF'S
Property Taxes - 882,800 882,800 - 900,000
TOTAL - 882,800 882,800 - 900,000
CHIEF INDUSTRIES AURORA COOP
Property Taxes 19,737 - (19,737) 40,000 40,000
TOTAL 19,737 - (19,737) 40,000 40,000
Grand Island Regular Meeting - 7/27/2016 Page 40 / 44
As of 6/30/16
2015-2016 2016 REMAINING EXPECTED 2017
YEAR TO DATE BUDGET BALANCE YEAR END BUDGET
COMMUNITY REDEVELOPMENT AUTHORITY
16-17 BUDGET
TOKEN PROPERTIES KIMBALL ST
Property Taxes 1,382 - (1,382) 2,700 2,700
TOTAL 1,382 - (1,382) 2,700 2,700
GI HABITAT OF HUMANITY
Property Taxes 2,180 - (2,180) 4,200 8,000
TOTAL 2,180 - (2,180) 4,200 8,000
AUTO ONE INC
Property Taxes 6,002 - (6,002) 11,000 11,000
TOTAL 6,002 - (6,002) 11,000 11,000
EIG GRAND ISLAND
Property Taxes 26,539 - (26,539) 50,000 50,000
TOTAL 26,539 - (26,539) 50,000 50,000
TOKEN PROPERTIES CARY ST
Property Taxes 3,959 - (3,959) 8,000 8,000
TOTAL 3,959 - (3,959) 8,000 8,000
WENN HOUSING PROJECT
Property Taxes 2,179 - (2,179) 4,200 4,200
TOTAL 2,179 - (2,179) 4,200 4,200
COPPER CREEK 2014 Houses
Property Taxes 60,846 - (60,846) 100,000 200,000
TOTAL 60,846 - (60,846) 100,000 200,000
TC ENCK BUILDERS
Property Taxes - - - 3,000 TOTAL - - - 3,000
SUPER MARKET DEVELOPERS
Property Taxes - - - 20,000
TOTAL - - - 20,000
MAINSTAY SUITES
Property Taxes 12,961 (12,961) 25,000 25,000
TOTAL 12,961 - (12,961) 25,000 25,000
TOWER 217
Property Taxes 626 (626) 3,000 12,000
TOTAL 626 - (626) 3,000 12,000
TOTAL REVENUE 965,235 3,004,242 1,664,126 2,968,567
Grand Island Regular Meeting - 7/27/2016 Page 41 / 44
As of 6/30/16
2015-2016 2016 REMAINING EXPECTED 2017
YEAR TO DATE BUDGET BALANCE YEAR END BUDGET
COMMUNITY REDEVELOPMENT AUTHORITY
16-17 BUDGET
EXPENSES - - - -
CRA
GENERAL OPERATIONS:
Auditing & Accounting - 5,000 5,000 5,000 5,000
Legal Services 1,005 3,000 1,995 2,000 3,000
Consulting Services - 5,000 5,000 - 5,000
Contract Services 51,478 65,000 13,522 75,000 75,000
Printing & Binding - 1,000 1,000 - 1,000
Other Professional Services 8,698 16,000 7,302 9,000 16,000
General Liability Insurance - 250 250 - 250
Postage 71 350 279 100 200
Lifesafety Grant - 285,000 285,000 265,000 Legal Notices 144 2,000 1,856 1,500 500 Travel & Training - 1,000 1,000 - 1,000
Office Supplies 926 400 - 1,100 1,000
Supplies - 300 300 50 300
Land - 200,000 200,000 - 50,000
Bond Principal - Lincoln Pool 175,000 - - 175,000 175,000
Bond Interest - Lincoln Pool 22,088 - - 22,088 20,863
PROJECTS
Façade Improvement - 350,000 350,000 200,000
Building Improvement 350,855 368,972 18,117 475,000 835,148
Other Projects 525 450,000 449,476 15,525 50,000
TOTAL CRA EXPENSES 610,841 1,753,272 1,340,097 781,363 1,704,261
GENTLE DENTAL
Bond Principal 3,660 - 7,319 3,917
Bond Interest 542 - 1,085 285
TOTAL GENTLE DENTAL 4,202 - - 8,404 4,202
PROCON TIF
Bond Principal 15,325 13,355 - 30,649 16,416
Bond Interest 3,837 5,807 1,970 7,675 2,747
TOTAL PROCON TIF 19,162 19,162 1,970 38,324 19,163
WALNUT HOUSING PROJECT
Bond Principal 56,188 49,209 - 112,376 60,041
Bond Interest 18,284 25,263 6,979 36,567 14,431
TOTAL WALNUT HOUSING 74,472 74,472 6,979 148,944 74,472
BRUNS PET GROOMING
Bond Principal 7,315 13,500 6,185 13,000 13,500
TOTAL BRUNS PET GROOMING 7,315 13,500 6,185 13,000 13,500
GIRARD VET CLINIC
Bond Principal 418 14,500 14,082 10,000 14,500
TOTAL GIRARD VET CLINIC 418 14,500 14,082 10,000 14,500
GEDDES ST APTS - PROCON
Bond Principal 28,334 30,000 1,667 30,000 30,000 TOTAL GEDDES ST APTS - PROCON 28,334 30,000 1,667 30,000 30,000
Grand Island Regular Meeting - 7/27/2016 Page 42 / 44
As of 6/30/16
2015-2016 2016 REMAINING EXPECTED 2017
YEAR TO DATE BUDGET BALANCE YEAR END BUDGET
COMMUNITY REDEVELOPMENT AUTHORITY
16-17 BUDGET
SOUTHEAST CROSSINGS
Bond Principal 8,451 15,000 6,549 18,000 18,000
TOTAL SOUTHEAST CROSSINGS 8,451 15,000 6,549 18,000 18,000
POPLAR STREET WATER
Bond Principal 2,124 6,000 3,876 10,000 8,000
TOTAL POPLAR STREET WATER 2,124 6,000 3,876 10,000 8,000
CASEY'S @ FIVE POINTS
Bond Principal 380 10,000 9,620 8,600 10,000 TOTAL CASEY'S @ FIVE POINTS 380 10,000 9,620 8,600 10,000
SOUTH POINTE HOTEL PROJECT
Bond Principal 45,061 90,000 44,939 88,000 90,000
TOTAL SOUTH POINTE HOTEL PROJECT 45,061 90,000 44,939 88,000 90,000
TODD ENCK PROJECT
Bond Principal 279 6,000 5,721 8,800 6,000
TOTAL TODD ENCK PROJECT 279 6,000 5,721 8,800 6,000
JOHN SCHULTE CONSTRUCTION
Bond Principal 2,723 6,000 3,277 6,000 6,000
TOTAL JOHN SCHULTE CONSTRUCITON 2,723 6,000 3,277 6,000 6,000
PHARMACY PROPERTIES INC
Bond Principal 5,995 11,000 5,005 11,500 11,000 TOTAL PHARMACH PROPERTIES INC 5,995 11,000 5,005 11,500 11,000
KEN-RAY LLC
Bond Principal 42,273 34,000 - 45,000 85,000
TOTAL KEN-RAY LLC 42,273 34,000 - 45,000 85,000
TOKEN PROPERTIES RUBY
Bond Principal 127 1,458 1,331 1,500 1,500
TOTAL COUNTY FUND #8598 127 1,458 1,331 1,500 1,500
GORDMAN GRAND ISLAND
Bond Principal 9,770 40,000 30,230 40,000 40,000
TOTAL GORDMAN GRAND ISLAND 9,770 40,000 30,230 40,000 40,000
BAKER DEVELOPMENT INC
Bond Principal 1,817 3,000 1,183 3,400 3,000
TOTAL BAKER DEVELOPMENT INC 1,817 3,000 1,183 3,400 3,000
STRATFORD PLAZA LLC
Bond Principal 12,454 35,000 22,546 35,000 35,000
TOTAL STRATFORD PLAZA LLC 12,454 35,000 22,546 35,000 35,000
COPPER CREEK 2013 Houses
Bond Principal 34,993 - - 80,000 80,000
TOTAL COPPER CREEK 34,993 - - 80,000 80,000
Grand Island Regular Meeting - 7/27/2016 Page 43 / 44
As of 6/30/16
2015-2016 2016 REMAINING EXPECTED 2017
YEAR TO DATE BUDGET BALANCE YEAR END BUDGET
COMMUNITY REDEVELOPMENT AUTHORITY
16-17 BUDGET
CHIEF INDUSTRIES AURORA COOP
Bond Principal 1,612 (1,612) 36,500 40,000
TOTAL CHIEF IND AURORA COOP 1,612 (1,612) 36,500 40,000
TOKEN PROPERTIES KIMBALL STREET
Bond Principal 1,382 (1,382) 2,600 2,700
TOTAL TOKEN PROPERTIES KIMBALL ST 1,382 (1,382) 2,600 2,700
GI HABITAT FOR HUMANITY
Bond Principal 178 (178) 4,000 8,000
TOTAL BLANK 178 (178) 4,000 8,000
AUTO ONE INC
Bond Principal 490 (490) 11,000 11,000
TOTAL AUTO ONE INC 490 (490) 11,000 11,000
EIG GRAND ISLAND
Bond Principal 2,168 (2,168) 26,000 50,000
TOTAL BLANK 2,168 (2,168) 26,000 50,000
TOKEN PROPERTIES CARY STREET
Bond Principal 3,959 (3,959) 7,600 8,000
TOTAL TOKEN PROPERTIES CARY ST 3,959 (3,959) 7,600 8,000
WENN HOUSING PROJECT
Bond Principal 2,179 (2,179) 4,200 4,200
TOTAL WENN HOUSING PROJECT 2,179 (2,179) 4,200 4,200
COPPER CREEK 2014 Homes
Bond Principal 48,992 (48,992) 100,000 200,000
TOTAL COPPER CREEK 2014 Homes 48,992 (48,992) 100,000 200,000
TC ENCK BUILDERS
Bond Principal - - 3,000
TOTAL TC ENCK BUILDERS - - 3,000
SUPER MARKET DEVELOPERS
Bond Principal - - 20,000
TOTAL SUPER MARKET DEVELOPERS - - 20,000
MAINSTAY SUITES
Bond Principal 1,059 (1,059) 25,000 25,000
TOTAL MAINSTAY SUITES 1,059 (1,059) 25,000 25,000
TOWER 217
Bond Principal 51 (51) 1,200 12,000
TOTAL TOWER 217 51 (51) 1,200 12,000
FUTURE TIF'S
Bond Principal - 162,000 162,000 900,000
TOTAL FUTURE TIF'S - 162,000 162,000 900,000
TOTAL EXPENSES 973,259 3,074,364 1,603,934 3,537,497
Grand Island Regular Meeting - 7/27/2016 Page 44 / 44